HomeMy WebLinkAboutLand Use Case.110 W Main St.A090-00
CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A090-00
2735-124-61112
Hotel Aspen Minor PUD and GMQS Exemption
110 W. Main Sl.
Nick lelack
Minor PUD, and GMQS Exemption
Hotel Aspen Condo Assoc.lBob Morris
Herb Klein
3-12-01
Ord 9-2001
08/04/04
D Driscoll
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Page 1 of2
Subject: RE: Hotel Aspen
Date: Wed, 5 May 200412:14:17 -0600
Thread-Topic: Hotel Aspen
Thread-Index: AcQyzHxmxUdh YmlNSmeWFTJuwkDT8AAAEgkQ
From: "Ron Garfield" <rgarfield@garfieldhecht.com>
To: "Chris Bendon" <chrisb@ci.aspen.co.us>
X-MX-Spam: final~0.0038770821; heupO.5000000000(-6600); stat~0.0090000000; spamtraq-heupO.3000000000
(2004050502)
X-MX-MAIL-FROM: <rgarfield@garfieldhecht.com>
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Thanks, Chris.
-----Original Message-----
From: Chris Bendon [mailto:chrisb@ci.asjJen.co.us]
Sent: Wednesday, May 05, 2004 12: 16 PM
To: Ron Gartield
Subject: Re: Hotel Aspen
Ron: The project was approved through an ordinance, ord. 9 or 2001. All
reviews have been completed but the entitlements have not been perfected
through recordation of a final plat and PUD plans and a PUD agreement. The
deadline for filing these documents was extended to January 15,2004, and
has lapsed.
The period of vested rights has expired. This expired on March 12,
2004. The approvals remain valid although the growth allotments granted to
the project have expired - the project relies on these allotments. City
Council can extend the vested rights for the project through a process we
can explain in greater detail if we need to.
Chris.
At 11:33 AM 5/5/2004 , you wrote:
>Chris,
>
> This is a follow up to a brief discussion we had a few weeks ago about
>Hotel Aspen. I represent Vectra Bank, the lender, and we are trying to
>ascertain the status of the entitlements for this property. According to
>Augie Reno, all requisite approvals have been obtained for eight
>free-market hotel rooms and two affordable housing units, but the
>applicant has not taken any of these approvals (other than HPC conceptual)
>to the point of resolutions or ordinances signed by the P&Z or City and
>duly recorded. Augie said there is some survey work, etc. that needs to
>be followed up on. My questions are as follows:
>
> I. Is Augie correct about the approvals?
>
>2. What exactly remains to be done?
>
>3. Most importantly, are these approvals in any jeopardy oflapsing and,
>if so, when would that occur?
>
>
>Ron Garfield, Esq.
>Garfield & Hecht, P.c.
>601 East Hyman Avenue
>Aspen, Colorado 81611
file://C:\DOCUME-l \chrisb\LOCALS-l \Temp\eud37.htm
5/5/2004
Page 2 of2
>(970) 925-1936 ext. 200 telephone
>(970) 925-3008 facsimile
>www.garfieldh~cbt.com
>garfield@garfieldhecht.com
>
>NOTlCE: This e-mail message and all attachments transmitted with it may
>contain legally privileged and confidential information intended solely for
>the use of the addressee. Ifthe reader of this message is not the intended
>recipient, you are hereby notified that any reading, dissemination,
>distribution, copying, or other use of this message or its attachments is
>strictly prohibited. If you have received this message in error, please
>notify the sender immediately by telephone (970-925-1936) and delete this
>message and all copies and backups thereof. Thank you.
>
Cheers.
Chris Bendon, AICP
Senior Long Range Planner
City of Aspen
920.5072
chrisb@ci.aspen.co.us
www.aspenpitkin.com
Long Range Planning Information:
http://www.aspenpitkin.com/deots/41/olan longrange.cfm
file://C:\DOCUME-l \chrisb\LOCALS-l \ Temp\eud3 7.htm
5/5/2004
130 S. GalenaSt.
Aspen CO 81611
(970) 920-5090
(970) 920-5439 FAX
www.aspenpitkin.com
Aspen Community
Development
Department
Fax
To: From: (AM
Fax: Pages: l-t(o
Phone: Date:
1
Re: CC:
o Urgent
o For Review
o Please Comment 0 Please Reply
o Please Recycle
. Comments:
"
, ,
ORDINANCE NO._9
(SERIES OF 2001)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN
APPROVING THE HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT,
110 WEST MAIN STREET, LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY
AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID #2735-124-61-112
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium DeI].sity
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties In
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a duly
noticed public hearing, comments from the general public, a recommendation from the
Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the Aspen/Pitkin County
Building Department, the AspenlPitkin County Housing Authority, and the Community
Development Department reviewed the Project and recommended approval with
conditions; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a four to zero (4-0) vote, the growth management
allotment eight (8) lodge units and two (2) affordable housing units to be included in the
Hotel Aspen expansion; and,
Ordinance No. _, Series of2001
Page 1
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a four to zero (4-0) vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein; and,
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, has
reviewed and considered the recommendation of the Planning and Zoning Commission, the
Community Development Director, the applicable referral agencies, and has taken and
considered public comment at a public hearing; and,
WHEREAS, the City Council finds that the development proposal meets or
exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area
Community Plan; and,
WHEREAS, the City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF ASPEN, COLORADO as follows:
Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Hotel Aspen Minor Planned Unit Development, consisting of an eight (8) lodge unit
and two (2) affordable housing unit addition to the existing lodge, is approved subject to
the conditions of approval described hereinafter.
Section 2:
The Official Zone District Map of the City of Aspen shall be, and is hereby, amended by
the Community Development Director to reflect Lots F, G, H, I, P, Q, R, and S, Block 58,
City and Townsite of Aspen, as assigned with a Planned Unit Development (PUD)
Overlay.
Section 3:
Conditions of Approval:
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C).
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
Ordinance No. _, Series of 200 1
Page 2
...-....
,
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2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights-of-way, and location of utility
pedestals. If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
granted if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
formal.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on-site during and
after construction. If a ground recharge system is required, a soil percolation
report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
3. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the Final PUD Plans.
b) Gain final approval from the Historic Preservation Commission.
c) Deed restrict the two one-bedroom employee units to Category 2, or lower, with
the AspenlPitkin County Housing Authority.
d) Deed restrict the two one-bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PM 1 0 mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy of the final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
b) The conditions of approval placed on the project by for Planning and Zoning
Commission, City Council, and the Historic Preservation Commission
approvals printed on the cover page of the building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
Ordinance No. , Senes of 200 I
Page 3
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights-of-way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
h) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
b) All tap fees, impacts fees, and building permit fees shall be paid.
6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off-site guest parking. The details
of this ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. All construction vehicles, materials, and debris shall be maintained on-site and not
within public rights-of-way unless specifically approved by the Director of the Streets
Department. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Department. The applicant shall inform the contractor ofthis
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member of the Aspen/Pitkin County Housing Authority shall
inspect the units to determine if the units comply with the representations made in the
application.
11. Before issuance of a building permit, the applicant shall record the Planning and Zoning
Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza
Building. There is a per page recordation fee. In the alternative, the applicant may pay
this fee to the City Clerk who will record the resolution.
Section 4:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
Ordinance No. _, Series of2001
Page 4
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 5:
This 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 6:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
Section 7:
Pursuant to Section 26.304.070 of the Municipal Code, the City Clerk shall cause notice of
this Ordinance to be published in a newspaper of general circulation within the City of
Aspen no later than fourteen (14) days following final adoption hereof.
Section 8:
A public hearing on the was held on the 12th day of March, 2001, at 5:00 in the City Council
Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a
public notice of the same was published 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 26th day of February, 2001.
Attest:
~
FINALLY, adopted, passed and approved this ~z.. day of ~ 2001.
Approved as to form:
Approved as to content:
Ordinance No. _, Series of 200 1
Page 5
,
1
/111 ~
'. .' t/(I(?/ ['
-;
CIty Attorney
Attest:
C: lhome\Chris\CASESlHotel_ Aspen\Ordinance .doc
Ordinance No. , Senes of2001
Page 6
,~
'"--""
NOTICE OF DECISION
TO:
Hotel Aspen Condominium Association clo Augie Reno, Reno Smith
Architects
FROM:
Julie Ann Woods, City of Aspen Community Development Director
Chris Bendon, Senior Planner ~
Extension for Recordation of PUD Documents Request- Hotel Aspen
PUD
RE:
DATE:
October 17, 2003
SUMMARY
The Hotel Aspen Condominium Association requests an extension (to January 15,2004)
in order to record the necessary PUD Plans and PUD 1 Subdivision Agreements with the
Pitkin County Clerk and Recorder's office for the Hotel Aspen PUD project. Minor
modifications of the plans have been initially discussed at a staff level and staff prefers
any pre-development changes be reflected on the recorded plans. Staff has not formally
reviewed the potential modifications and this extension shall not entitle the modified
plans.
BACKGROUND
The Hotel Aspen PUD received final PUD approval from the Aspen City Council on
March 12, 2001. In addition, the Hotel Aspen received final HPC development approval
on July 11,2001 pursuant to Historic Preservation Commission Resolution No. 30, Series
of 200 1. The Applicant has yet to record their PUD agreement or plat and their original
deadline of January 11,2002, was extended to October 23, 2003.
Minor modifications to the approved PUD are expected and have been initially discussed.
These modifications may be administrative amendments or may require additional Board
review. Staff recommends any pre-development changes to the plans be reflected in the
recorded PUD Plan set and recommends delaying the recordation until the project design
is finalized.
According to Section 26.445.070(A) of the Land Use Code, the Community
Development Director has the authority to extend the recordation deadline if the request
is within the vesting timeline and if there is a community interest for providing for such
an extension.
ST AFF FINDINGS
Staff believes that the request to extend the recordation deadline is within the vesting
period, which ends July 12th, 2004 (three (3) years after final HPC approval). The
applicant is actively pursuing the project and staff prefers delaying the recordation of the
.........
,
PUD Plans until all amendments are approved and depicted. Staff feels that allowing for
the requested extension is within the best interest of the community.
COMMUNITY DEVELOPMENT DIRECTOR APPROVAL
I hereby extend the recordation deadline for the Hotel Aspen PUD project to January 15,
2004, tinding that the request has been made within the vesting timeline and there is a
community interest for providing such an extension. This extension shall not indicate
approval of the potential project revisions outline in the extension request letter and such
revisions shall require additional review.
to (~u IO?::>
Date .
A TT ACHMENTS:
Exhibit A - Letter of Extension Request
OCT.17.2003 12:34PM
RENO SMITH ARCHITECTS LLC
October 17, 2003
Mr. Chris Bendon
Aspen Pitkin County Community Development
130 South Galena
Aspen, CO 81611
RE: The Hotel Aspen, 110 West Main Street
Dear Chris,
On behalf of1he Owners, we respectfully, request an extension of six (6)
weeks for the recordation of1he Minor Pilm Unit Development. This
extension would obligate us to record no l1ilthAn December 3, 2003.
-....:!Q ,.. I r;;; zq;,tf
As we discussed during our last telephone co versation ]:e are a number
of minor revisions the Owners would like to make. We anticipate per our
discussions, that these minor revisions will be able to be addressed at 1he
administrative level. The owner does not want to go before the Planning
and Zoning CommiSllion, 1he Historic Preservation Committee or 1he
Aspen City Council.
The revisions that we are working on are:
1. Reconfiguration of the seven (7) unitB at the third (3T<l) floor
South (Main Street) parcel. These revisions will create only
four (4) unitB,
The addition of an elevator,
The enlargement of four (4) hotel rooms.
The addition of two (2) hotel rooms at 1he North parcel in lieu
of the two (2) employee unitB. The employee unitB will b,
located at the Ullr, which is located on Main Street.
I" 11r'"t.. IV~C\? -<- 2.
3.
'v..h\1 ~ ~4.
~t \lIlt- l}'.1'~ ?
We would like to set up a meeting with you to go over these proposed
revisions.
Please send us a letter confirming 1he extension to 1he December 3, 2003
date.
If you have any questions, plellSe contact me. ThlUlk you for your help
and guidance on this matter.
Respectfully yours,
-~
A~O,A.I.A.
CC: T. Brown, N. Gronkowski, A. Dubroff, 1. Warm, M, Hoffinan, Esq.
NO.B33
P.l
AUGUST
RENO
AlA
SCOTT
SMITH
AlA
RENO' SMITH
'Aa.ClIlTEC'fS. L.L.C,'
III
605 W. MAIN STREET
NO 002
ASPEN
COWl\ADO
816\!
970.925.5968
FACSIMilE
970.925.5993
EMAll
gffic:e@renosmtth,com
0371 SOUTH51DE DRIVE
BASALT
COLOl\AOO
8\621
970,927.6834
FACSIMILE
970.927.6840
09/22/2003 05:46
9709276840
1'"
RENO SMITH BASALT
PltOBCl': Hotel A8peD, A8peD, CO
DATE: 9122103 START TIME: 9;30 BID STOP TIME: 10:00 LID.
ATl'ENDEES: JeffWann (RS) Ie. Chris Bendon (City of Aspen)
NOTES:
1.
Chris Bcndon 81M: kffWann a set of drawinp for the Hotel Aapen
Minor PIAIII.I'lj Unit Development (PUD) Second llepdll18 ofOrdllllulce
No.9 Series 2001, which shows an lIlIcUtion of(S) IIllW Iodgc units and
(2) new Employee Units.
If the OWlD' WIIlts to cbInae the mnnber ofunits at the new 3"'11oor
tbl:n a new 1loor plan Deeds to be submkted to the City of Aspen for
review.
Any changes to the 3"'11oor can be DI8de admiDiItratively as lona as the
exterior fiI9ade If"''';',. the same. Any exterior fiI9ade cheages along
Main Street and OlllUW..b. Street to the -ned Alley - Block 5S, will
require 1ppI'Ova11iom HPC.
The owner can purchase off-site Employee Units for the Hotel Aspen,
The requiml ratio between off-site vs. on-site is 1/1.
The owner is stil1 required to sip. a Deed RcstJiction for the ofMite
property. Each oft"-sIte Employee Unit sbIID coqiy with the minimum
requil~l:iCdts set forth by the Housing Authority.
CIuu1g..... to Employee Units can be made lIdnrinilltrative!y. Approval
may be requiml by P&.Z deP.endlne on the administrative MVicw.
Cballges IDIIdc to the new 3011100r can be IppI'Owd ...I...:..:.dntively. The
rcvkw proc.ess will take approximately I to 2 weeks.
Chris Bendon rec:om.l""'Dds tbat all ciJaID&ea be made before the Final
PUD Plat is ""Iwnltted in order to help alleviate any future COD8i&:ts,
and/or delays to the rnlew proc:ess.
Any rnlew requiml by P&.Z wiD. take approximately 4 to 6 weeks.
2.
3.
4.
5.
6.
7.
8.
9.
Gr.. ...~~
Jeffw..-m, .' ~-r/Arl;hitect
Copies To: T. Brown, (Owner)
A Reno, (RSA)
C. Bendon (City of Aspen)
-If there are any discrepancies to the above t"!formati01l. please contact
ReM Smith Archltect& tmmediately.
PAGE 02
AUOUST
JUNO
AlA
SCOTT
SMITH
AlA
RENO' SMITH
.AlCHITiC1'S. L,t,C.'
III
60S W. MAIN STREET
NO 002
ASPEN
COLOMOO
81611
970.925.5%8
fACSIMILE
970.9~H'1'13
EMAll
oHic~"",,"jth,com
0371 SOUTHSIDE DRIVE
MSALT
COLOJlADO
81621
970,927,6834
FACSIMilE
970.927.68i0
-
-
~....,.-
-
MEMORANDUM
'1'1 ~
TO:
Mayor and City Council
THRU: Steve Barwick, City Manager
John Worcester, City Attorney
FROM: Julie Ann Woods, Community Development Director ~/~
Chris Bendon, Senior Planner ~ 71
RE: Hotel Aspen Minor Planned Unit Development (PUD)
Second Reading of Ordinance No, 9, Series 0f2001/Jw'
DATE: March 12,2001 _ _ ~.
SUMMARY:
The Hotel Aspen Condominium Association is requesting approval for a Minor PUD
and LP program expansion to construct eight (8) additional lodge rooms and two (2)
additional affordable housing units. The project is in the Main Street Historic District
and has received Conceptual approval from the HPC.
GMQS Allotments for the LP Program have been granted by the Planning and Zoning
Commission. Seven of the eight lodge units are one-bedroom units of approximately
285-450 square feet. The eighth lodge unit is a suite of approximately 700 square
feet. The two proposed affordable housing units are one-bedroom units of
approximately 490 square feet. The new affordable housing units are required to be
deed restricted to Category 2.
This application exemplifies staff s expectations of the revised Lodge Preservation
(LP) Program. The hotel is providing additional lodge rooms, mitigating employee
generation impacts far in excess of that required, addressing neighborhood
compatibility through the PUD process, and respecting the character ofthe Main
Street Historic District through the HPC process.
The Minor PUD process requires adoption of an Ordinance by the City Council after
a recommendation from the Commission is forwarded. This applicant is requesting
dimensional requirements be established for the parcel and staff is in support of the
proposed PUD. The P&Z recommended approval of this PUD request by a 4-0 vote.
Staff has highlighted four Main Issues for this review, below.
Staff recommends City Council adopt Ordinance No.9, Series of 2001.
MAIN ISSUES:
Affordable Housing:
The application is proposing 8 lodge units and 2 employee units. There are no
codified formulas for determining employee generation for lodge units and staff
1
"..,.^___.~~~_._-"_.-c~,.
,...
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"
typically requests lodge operators submit their existing stafftotals and an estimate of
the expected staffing needs after the expansion.
The Hotel currently staffs 12.14 FTE's, or approximately .27 FTE's per lodge room.
This is consistent with an analysis of small lodge employee generation produced by
the Planning Department. The proposed employee housing provides housing for 3.5
employees, according to the Housing Guidelines. Using the .27 figure, this housing
mitigates for 162% of the employees generated, significantly more affordable housing
than the 60% requirement. The Housing Office and the Planning Department support
the proposed employee mitigation. The P&Z approved this mitigation and granted
the affordable housing allotments for this project.
Garmisch Street Parking:
The existing head-in parking along Garmisch Street is entirely within the public right-
of-way and no encroachment license exists between the City and the Hotel. This
parking is available to the general public and is not posted as private parking for
guests. The Hotel is mitigating their additional parking needs on-site and no other
changes are affecting this head-in parking. A reconfiguration of Garmisch Street is
not required and the applicant is not proposing any changes.
The preference of the Community Development staff and the City Engineer is for
redeveloping the parking in a parallel configuration with a wide planting strip. A
generous planting strip along this street with street trees and a detached sidewalk
would improve the pedestrian experience and general aesthetics ofthe area. Concerns
about the aesthetics of this head-in parking and the benefit of converting this parking
to parallel have been raised by neighbors. Please see attached letter from Tim
Semrau, President of Victorians at Bleeker homeowners association.
This change, however, must be balanced with the impacts of reducing the amount of
public parking in the area and spaces traditionally available to hotel guests. There are
currently 21 parking spaces in the head-in area. Developing this entire street to
parallel parking would reduce this to 9 or 10 spaces. The P&Z did not suggest any
modification to the existing parking configuration.
During first reading, City Council suggested additional investigation on two possible
street edge conditions: 1) conversion to parallel parking for the north-half of the
block; and, 2) provision oflandscape "islands" between parking spaces. (Also see
attached graphic.)
Converting the north half of the block would reduce the available parking spaces by
five (5) spaces. This would reflect the condition on the east side of Garmisch where
head-in parking is provided for the commercial use and parallel parking is provided
for the residential use. This provides a transition to the residential area, additional
street trees, and a detached sidewalk. A drainage pan exists approximately where a
new curb would be provided and the street would not require re-crowning.
2
-----,---~'^'~-~.~-- -
"....
....'"
.-...
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The provision of landscape islands or piers between autos could also improve
aesthetics of the area. Ideally, each island would be 12-15 feet wide island, providing
for pedestrian access, loading areas, and a street tree. Providing narrower islands
would not allow for a street tree and not address the aesthetic concerns. In addition,
narrow islands can be hidden with snow and result in autos straddling the island.
Each of these islands would equal roughly 1.5 parking spaces and two would be
appropriate for this length of street. This would reduce the available parking by three
(3) spaces. Again, re-crowning of the street would not be necessary.
Staff believes the aesthetic benefits outweigh the loss of available parking. The first
scenario, parallel for the north half of the block, is the most desirable of the
reconfiguration options as the pedestrian amenity is maximized. City Council should
specify which reconfiguration scenario, if any, is preferred. This issue relates to
conditions 2(f) and 4(f) of the proposed Ordinance. The City Engineer will also be
present during the meeting to address specific questions.
Loading Zone:
The applicant has proposed an area for shuttles, taxis, etc. to load visitors along Main
Street in a new pull-out area. This area is currently signed as a loading zone with no
pull-out area. The City Engineer believes the additional pull-out area will address
safety concerns and supports the concept. The Community Development
Department believes a loading area would be a nice amenity to the hotel use but is
concerned about the proposed location on Main Street. This area includes bus stops
on either side and additional traffic maneuvers could create additional confusion.
This curb cut could also create a precedent for additional cuts along Main Street.
If, however, City Council prefers the reconfiguration ofthe Garmisch Street parking,
a better location for the loading area could easily be accommodated and still serve the
intended function. If, for example, one significant landscape island was provided,
taxi parking could be provided along the street-side of the island.
On-Site Parking:
The Hotel Aspen currently has a shortage of parking according to the prescribed
requirement of the Land Use Code. This parking situation, however, has been
managed well and vacant parking spaces can be found during the winter season.
Under the LP Ordinance, the existing parking deficit can be carried forward and it is
only the new units that are subject to new parking space requirements.
The proposed expansion requires 7.6 spaces and the applicant is proposing 8 new
parking spaces on site. In addition, the applicant is proposing a series of parking
management techniques to lessen the impact ofthe reduced parking ratio including
marketing, taxi vouchers, and provision of free bicycles. Staff has included these
techniques in the proposed Ordinance. In addition, the Ordinance requires two spaces
be signed for residents of the affordable housing units, a request by the Housing
Authority.
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ApPLICANT:
Hotel Aspen Condominium Association; Robert Morris, Manager.
Represented by Herb Klein, Esq., Attorney, and Augie Reno, Architect.
LOCATION:
11 0 West Main Street.
ZONING:
South half (Main Street) Office-Lodge Preservation Overlay (O-LP).
North half (Bleeker) Medium Residential-Lodge Preservation Overlay (R6-LP)
No changes to this current zoning are proposed.
LOT SIZE:
26,891 square feet.
LOT AREA (FOR PURPOSES OF FAR CALCULATION):
26,891 square feet.
FAR:
Existing
Proposed
-- The parcel lies in two zone districts and the FAR for the lodge use
shall be calculated for the portion of the parcel lying in the office
zone. 10,125 square feet
-- .882: 1 = 23,722 square feel.
-- 1.09: 1 = 29,237 square feet.
Allowable
CURRENT LAND USE:
Lodge. 45 rooms, 45 bedrooms. Two registered employee units. 10 on-site parking
spaces with 21 head-in spaces adjacent to property.
PROPOSED LAND USE:
Lodge. 53 rooms, 53 bedrooms (addition of 8 lodge rooms). Four employee units
(addition oftwo). 18 on-site parking spaces (addition of8 spaces) with 21 head-in
spaces adjacent to property.
PREVIOUS ACTION:
The project is within the Historic District and has received Conceptual approval from
the HPC. Final HPC approval is necessary. The P&Z reviewed this application and
granted the Lodge Preservation allotments for the lodge and affordable housing units.
The P&Z recommended approval of the PUD to City Council. City Council approved
the first reading of this Ordinance February 26th.
REVIEW PROCEDURE:
Minor PUD. At a duly noticed public hearing, the City Council shall approve,
approve with conditions, or deny the application, after reviewing a recommendation
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from the Planning and Zoning Commission and the Community Development
Director.
BACKGROUND:
The Hotel Aspen is in the Main Street Historic District and the project has received
conceptual approval from the HPC. The project must still receive final approval from
the HPC after the PUD is established. This has been included as a proposed condition
of approval.
A recent newspaper article reported the applicant requesting a higher number of lodge
and affordable housing units. The application has been amended (at the applicant's
direction, not at staffs request) to the 8 lodge units and 2 employee units.
STAFF COMMENTS:
The LP Program seeks to maintain and bolster the quality small lodge experience that
differentiates Aspen from other resort communities and the character of dispersed
lodges in the town's neighborhoods. In staffs opinion, after aiding the elected and
appointed officials in the adoption of the LP Program, this project meets the spirit and
intent ofthe Program and promotes the goals of the AACP. In fact, this project
represents what staff envisioned as a product the LP Program.
Review criteria and Staff Findings have been included as Exhibit "A." A letter from
Tim Semrau is attached as Exhibit "B." The application was distributed for first
reading and has not been duplicated.
RECOMMENDATION:
Staff recommends City Council adopt Ordinance No.9, Series of2001.
RECOMMENDED MOTION:
"I move to adopt Ordinance No.9, Series of200l, approving the Hotel Aspen Lodge
Preservation expansion."
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Comments
Exhibit B -- Tim Semrau Letter
Development Application included with first reading packet (February 26th)
C:\homeIChrisICASESIHotel_ AspenlCC _ MEMO. DOC
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ORDINANCE NO.9
(SERIES OF 2001)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN
APPROVING THE HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT,
110 WEST MAIN STREET, LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY
AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID #2735-124-61-112
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium Density
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties in
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the AspenlPitkin County
Building Department, the Aspen/Pitkin County Housing Authority, and the Community
Development Department reviewed the Project and recommended approval with
conditions; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a four to zero (4-0) vote, the growth management
allotment of eight (8) lodge units and two (2) affordable housing units to be included in
the Hotel Aspen expansion; and,
Ordinance No.9, Series of2001
Page I
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WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a four to zero (4-0) vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein; and,
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, has
reviewed and considered the recommendation of the Planning and Zoning Commission, the
Community Development Director, the applicable referral agencies, and has taken and
considered public comment at a public hearing; and,
WHEREAS, the City Council finds that the development proposal meets or
exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area
Community Plan; and,
WHEREAS, the City Council finds that this Ordinance furthers and is necessary
for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF ASPEN, COLORADO as follows:
Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Hotel Aspen Minor Planned Unit Development, consisting of an eight (8) lodge unit
and two (2) affordable housing unit addition to the existing lodge, is approved subject to
the conditions of approval described hereinafter.
Section 2:
The Official Zone District Map of the City of Aspen shall be, and is hereby, amended by
the Community Development Director to reflect Lots F, G, H, I, P, Q, R, and S, Block 58,
City and Townsite of Aspen, as assigned with a Planned Unit Development (PUD)
Overlay.
Section 3:
Conditions of Approval:
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C).
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
Ordinance No.9, Series of200l
Page 2
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2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights-of-way, and location of utility
pedestals. If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
granted if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
format.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A geometric design of the Garmisch Street parking reconfiguration with a
signature line for the City Engineer.
g) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on-site during and
after construction. If a ground recharge system is required, a soil percolation
report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
3. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the Final PUD Plans.
b) Gain final approval from the Historic Preservation Commission.
c) Deed restrict the two one-bedroom employee units to Category 2, or lower,
rental price restrictions with the AspenlPitkin County Housing Authority and in
a manner acceptable to the City Attorney to ensure the units remain permanently
affordable.
d) Deed restrict the two one-bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PMl 0 mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy ofthe final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
Ordinance No.9, Series of2001
Page 3
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b) The conditions of approval placed on the project by City Council and the
Historic Preservation Commission approvals printed on the cover page of the
building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights-of-way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) Construction drawings for improvements to the Garmisch Street right-of-way
for approval by City Engineering.
h) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
i) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
b) All tap fees, impacts fees, and building permit fees shall be paid.
6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off-site guest parking. The details
ofthis ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. All construction vehicles, materials, and debris shall be maintained on-site and not
within public rights-of-way unless specifically approved by the Director of the Streets
Department. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Department. The applicant shall inform the contractor ofthis
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member of the Aspen/Pitkin County Housing Authority shall
Ordinance No.9, Series of2001
Page 4
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inspect the units to determine ifthe units comply with the representations made in the
application.
Section 4:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 5:
This 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 6:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
Section 7:
Pursuant to Section 26.304.070 of the Municipal Code, the City Clerk shall cause notice of
this Ordinance to be published in a newspaper of general circulation within the City of
Aspen no later than fourteen (14) days following fmal adoption hereof.
Section 8:
A public hearing on the was held on the 12th day of March, 2001, at 5:00 in the City Council
Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a
public notice of the same was published 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 26th day of February, 2001.
[signatures on following page]
Attest:
Kathryn S. Koch, City Clerk
Rachel E. Richards, Mayor
Ordinance No.9, Series of2001
Page 5
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FINALLY, adopted, passed and approved this _ day of
,2001.
Approved as to form:
Approved as to content:
City Attorney
Rachel E. Richards, Mayor
Attest:
Kathryn S. Koch, City Clerk
C:\home\Chris\CASES\Hotel_ Aspen\Ordinance.doc
Ordinance No.9, Series of2001
Page 6
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Exhibit A
Hotel Aspen LP Expansion
STAFF COMMENTS: Minor Planned Unit Development - Section 26A45
26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD.
A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor
PUD shall comply with the following standards and requirements. Due to the limited issues
associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain
standards shall not be applied as noted. The burden shall rest upon an applicant to show the
reasonableness of the development application, and its conformity to the standards and
procedures of this Chapter and this title.
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area Community
Plan.
Staff Finding:
The Lodge Preservation Program was adopted for the specific purpose of preserving small lodges
and aiding in their development and re-development as lodges in response to the 2000 AACP.
"The community must find ways to maintain these small lodges and the experience they offer to
our guests."- CommerciallRetail section philosophy statement Staff believes this project is
consistent with and promotes the goals of the AACP.
2. The proposed development shall be consistent with the character of existing land
uses in the surrounding area.
Staff Finding:
The Hotel Aspen is located in a primarily commercial neighborhood with some residential to the
north. The LP Overlay Zone District, however, allows these small lodges to continue and expand
when compatible with the neighborhood. Staff believes the hotel expansion is compatible with
the neighborhood.
3. The proposed development shall not adversely affect the future development of
the surrounding area.
Staff Finding:
The development is not expected to adversely affect the surrounding area.
4. The proposed development has either been granted GMQS allotments, is exempt
from GMQS, or GMQS allotments are available to accommodate the proposed
development and will be considered prior to, or in combination with, fiual PUD
development plan review.
Staff Finding:
The Lodge units were exempted by the Planning and Zoning Commission, subject to PUD
approval. There are sufficient allotments for LP and affordable housing development to
accommodate this proposal.
Hotel Aspen Comments Page 1
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B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish tbe dimensional requirements for
all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensional requirements of the underlyiug zoue district
shall be used as a guide in determining the appropriate dimensions for the PUD.
During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized. The
proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the property:
a) The character of, and compatibility with, existing and expected future land
uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area such
as steep slopes, waterways, shade, and significant vegetation and landforms.
d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding:
Staff believes the proposed dimensions of this PUD to be appropriate and compatible with the
surrounding area. There are no natural hazards or site conditions that make this level of
development difficult, unsightly, or undesirable. In fact, this addition will benefit the existing
development and help ensure the continued desirability of this lodge.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to the
character of the proposed PUD and of the surrounding area.
Staff Finding:
The HPC has worked with the applicant to reduce the massing of the project and staff believes the
results have been positive. The quantity of open space is appropriate for the character of the
neighborhood.
3. The appropriate number of off-street parking spaces shall be established
based ou the following considerations:
a) The probable number of cars used by tbose using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking
is proposed.
c) The availability of public transit and other transportation facilities,
including those for pedestrian access andlor the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Staff Finding:
The existing parking situation is somewhat odd and staff requested an explanation of the existing
parking be provided in the application. There are 21 parking spaces serving the existing
development that are located in the public right-of-way but serve as de-facto spaces for the hotel.
Hotel Aspen Comments Page 2
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The applicant is proposing 8 additional on-site spaces be developed in the rear of the lot to
mitigate for the expansion and mitigation measures to address the existing parking deficit. Staff
believes these mitigation measures will work and be a benefit to the project. These have been
included in the proposed Ordinance.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding:
There are no infrastructure capacity issues that would prohibit the amount of development being
considered. Staff does not recommend any reductions in the development being proposed.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rock falls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical natural features of the site.
Staff Finding:
There are no known natural hazards or site limitations that prohibit the amount of development
being considered. Staff does not recommend any reductions to the proposed development based
on this standard.
6. The maximum allowable density within a PUD may be increased if there
exists a significant community goal to be achieved through such increase and
the development pattern is compatible with its surrouuding developmeut
patterns and with the site's physical constraiuts. Specifically, the maximum
density of a PUD may be iucreased if:
a) The increase iu density serves one or more goals of the commuuity as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density aud
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.
Hotel Aspen Comments Page 3
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c) The increase in maximnm density resnlts in a development pattern
compatible witb, and complimentary to, the snrronnding existing and
expected development pattern, land nses, and cbaracteristics.
Staff Finding:
The addition of the lodge rooms and the provision of affordable housing on-site both promote
goals expressed in the AACP. The LP Overlay allows the lodge use in addition to the uses
allowed in the Office and R-6 Zone Districts. There is technically no increase in density
necessary for the lodge units, only an increase in FAR to accommodate additional units.
C. Site Design.
Tbe pnrpose of this standard is to ensnre the PUD enhances pnblic spaces, is
complimentary to the site's natnral and man-made featnres and tbe adjacent
pnblic spaces, and ensnres tbe pnblic's health and safety. Tbe proposed
development shall comply with the following:
1. Existing natnral or man-made featnres of the site which are uniqne, provide
visnal interest or a specific reference to the past, or contribnte to the identity of
the town are preserved or enhanced in an appropriate manner.
Staff Finding:
The addition is proposed in a location to preserve the pool and center courtyard area. This
placement maintains the visual interest of the property and adds to its identity. This is a feature
of many of the lodges of this era and should be encouraged as an appropriate character of the
small lodge experience.
2. Strnctnres have been clustered to appropriately preserve significaut open
spaces and vistas.
Staff Finding:
This standard has been met.
3. Structnres are appropriately oriented to pnblic streets, contribnte to the nrban
or rural context wbere appropriate, and provide visnal interest and engagement
of vehicnlar and pedestrian movement.
Staff Finding:
The placement of the addition does not affect the orientation to public streets. The possible
redevelopment of the Garmisch Street right-of-way would significantly improve the pedestrian
orientation of the project.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding:
There is a new access way proposed from the alleyway. The Fire Marshall reported no present
difficulties in servicing this site and requested no additional improvements to the older portion of
the building. The new portion will need to be equipped with a sprinkler system and an alarm.
5. Adeqnate pedestrian and bandicapped access is provided.
Staff Finding:
The site plan provides a sufficient amount of pedestrian access. The applicant is responsible for
demonstrating compliance with accessibility requirements. Staff believes these requirements can
be met with the proposed plans.
Hotel Aspen Comments Page 4
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6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding properties.
Staff Finding:
The City Engineer has requested a drainage plan and report be prepared, accepted, and recorded
with the Final PUD Plans. This drainage will need to be accommodated on-site according to a
two-year storm frequency design.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The interior courtyard surrounds an outdoor pool area and the space has been designed to
accommodate that use. This criteria loosely applies because the pool is already developed
and is intended to remain. Staff believes this standard has been met.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed
development shall comply with the following:
1. The landscape plan exhibits a well designated treatment of exterior spaces,
preserves existing significant vegetation, and provides an ample quantity and
variety of ornamental plant species suitable for the Aspen area climate.
Staff Finding:
The existing landscape of the parcel provides a variety of species in an attractive manner. The
addition is proposed in a location where some of this existing vegetation will need to be removed.
The remaining portion of the lot, however, will primarily retain the existing vegetation and no
additional landscape treatment is being recommended. Staff believes this criteria has been met
with the landscape plan suggested in the application.
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.
Staff Finding:
The swimming pool is probably the only site feature that falls under this criteria. This outdoor
pool does provide some uniqueness to this lodge and is being preserved with this proposal. Staff
believes this criteria has been met.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding:
Staff does not foresee any significant existing vegetation that will need to be protected from
construction activities.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
Hotel Aspen Comments Page 5
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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 buildiugs, use of materials, aud 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 massiug of nearby historical and cultural resources.
Staff Finding:
The architecture proposed for the addition is in the same style as the existing building
and is appropriate. The building is not a historic resource but is located in the Main
Street Historic District. The HPC has granted the project conceptual approval. Staff
believes this criteria has been met.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by use of
non- or less-intensive mechanical systems.
Staff Finding:
This standard is somewhat difficult to achieve on additions to existing buildings. To
the extent practical, the applicant has oriented the structure in a manner conducive to
solar heating and the mechanical system of the existing building will serve the new
addition. Staff believes this standard has been met, to the extent practical.
3. accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Staff Finding:
The roof pitches of the proposed additions are flat and will probably not shed snow.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous interference
of any kind to adjoining streets or lands. Lighting of site features, structures,
and access ways is proposed in an appropriate manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting Standards
unless otherwise approved and noted in the final PUD documents. Up-lighting
of site features, buildings, landscape elemeuts, and lighting to call inordinate
attentiou to the property is prohibitted for residential development.
Hotel Aspen Comments Page 6
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Staff Finding:
The applicant is required to utilize lighting that will be down directional and in compliance with
the City's lighting code.
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 ofthe common park, open space,
or recreation area enhances the character of the proposed development,
considering existing and proposed structures and natural landscape features
of the property, provides visual relief to the property's built form, and is
available to the mutual benefit of the various land uses and property users of
the PUD.
Staff Finding:
The courtyard area serves as open space and as a recreation area to the benefit of the property
users. This amount, location, and design of this area is beneficial to the overall project and
provides a desirable visual relief from the mass of buildings. Staff believes this criteria has been
accomplished.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the PUD or ownership is proposed in a similar
manner.
Staff Finding:
The interest in the courtyard area is not proposed to be divided and will remain as a
general common elemenl.
3. There is proposed an adeqnate assnrance through a legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and
shared facilities together with a deed restriction against future residential,
commercial, or industrial development.
Staff Finding:
Due to the undivided nature of this courtyard and the nature of this use, staff does not
believe there should be required a separate legal instrument to ensure the continued
maintenance ofthe space. This is primarily due to the fact that the long-term viability of
the hotel will depend upon the visual attractiveness of the courtyard and common
grounds. An additional legal instrument requiring the applicant to maintain this space
would not serve any significant benefit.
H. Utilities and Public facilities.
The pnrpose 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:
Hotel Aspen Comments Page 7
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1. Adequate public infrastructure facilities exist to accommodate the
development.
Staff Finding:
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
Staff Finding:
The applicant is required to fund his fair share of utility expenses as required.
3. Oversized utilities, public facilities, or sUe improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding:
No oversized utility stubs were requested by utility providers for this development and
none have been proposed.
L Access and Circulation. (Only standards 1 &2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to pnblic or private use.
Staff Finding:
The structure and all uses on the lot have adequate access to the public street system.
2. The proposed development, vehicular access points, and parking arrangement
do not create traffic congestion on the roads surrounding the proposed
development, or such surrounding roads are proposed to be improved to
accommodate the development.
Staff Finding:
The City Engineer and staff prefer a reconfiguration of the Gannisch Street parking to
better provide for pedestrian amenity.
J. Phasing of Development Plan.
Staff Finding:
Not applicable.
Hotel Aspen Comments Page 8
2/19/01
To: City Council Members
From: Timothy Semrau
President-Victorians at Bleeker Homeowner's Association
RE; Hotel Aspen Approvals-Pedestrian Right of Way
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Dear Council Member;
Although myself and my fellow owners generally support the Hotel Aspen addition, I ask
you to carefully consider as part of the approvals having the Hotel Aspen restore the city
right of way on the west side of Garmisch street to pedestrian use.
Please note the following;
-The two blocks of Garmisch street north of Main has been markedly improved for
pedestrian use the last few years. When I received approvals for the Victorians at
Bleeker project, both engineering and community development required me to eliminate
the head in parking on the city right of way and build at my expense a sidewalk and
landscape buffer. This has definitely enhanced the pedestrian experience in the
neighborhood. (See attached approvals for Victorians at Bleeker).
-The park project at the Yellow Brick has also restored sidewalk in the portion of the city
right of way on the west side of Garmisch street.
-Engineering and community development both request the Hotel Aspen project do the
same in the city right of way on their side of the street.
-The Hotel Aspen claims there is insufficient parking to lose the few spaces that would
be lost if parallel parking was returned to the street. Please note the attached
photographs taken at 7 a.m on president's day weekend, presumably a busier time for the
hotel. The parking in front of the hotel is not completely full, Bleeker street on the other
side of the hotel is completely empty, and Garmish street farther south is completely
empty.
Weare all trying to diminish the stranglehold automobiles have on the city. This is a
small opportunity to restore more pedestrian scale to a neighborhood that deserves it.
Please follow planning and engineering's recommendations to restore the city right
of way to parallel parking, sidewalks, and landscaping in front of the Hotel Aspen.
Thank you,
Timothy Semrau
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IYfEMORANDUM
To: Dave Michaelson, Planning Office
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From: Chuck Roth, Engineering Department Ci2-
Date:
February 29, 1996
Re:
Victorians at Bleeker Rezoning & ConceptuaVFinai pun
-
(101 East Bleeker St.; Lots A & B, Block 66, Original Aspen Townsite; P:JIcel ID No. 2735-124-
38-012)
Having reviewed the above referenced aDDlic:1tion. and havimr made a site visit. the Enginee:ing
-- .... ..... - -
Department has the following comments:
1. Draina~e - The application does not discuss site drainage. Storm nmoff design must be
provided that meets the requirements of Section 26.88.040.C.J.(f) of the City Code. Tue building
permit appiication must also indicate storm runoff mitigmion during construction so thm no runoff
enters pubiic rights-ot~way.
2. Utilities - There is an existing utiliry pedestal which is located in the public right-of-',vav
adjacent to the parcel. It should be a condition of approvai thar the pedestal be relocated onto an
easement on the applicant's property at the time of development and that any new surface urilir:!
needs for pedestals or other equipment be insmlled on an easemem provided by the applicant and
not in the oublic right-of-wav
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3. Trash & Utility Area - Tue site improvement survey does not indicate the location of the
dumpster. The site visit revealed that the dumpster is in the street public right-ofway. Tne
developmem plans do not indicate the trash storage area. which must not be in the public right-of-
wav. The fmal development plan must indicme trash storage areas which should be indicated as
trash and recycle areas. Any trash and recycle areas that include utiliry meters or other utility.
equipment must provide that the utiliry equipment not be blocked by trash and recycle containers.
4. Access - We have discussed access with the applicant. but the conversation is not ret1ected in w.'1e
application. A vehicle cannot negotiate a ninety degree turn from an eleven foot wide driveway
into a garage immediately adjacent to the driveway. We discussed the necessity of the applicant
obtaining an access easement from the adjacent property o','mer. The tinal development plan must
provide functioning access to the garages.
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5. LandscapinO' in the Public Rigbt-of-wav - The final development plan must indicate proposed
landscaping in the public right-of-way which must conform with City Code as discussed below.
6. Sidewalk. Curb and Gutter - The site is located on the fringe of the West End where the
Pedestrian Walkway and Bikeway System Plan may not be specific about sidewalks. There is
however an existing sidewalk on Bleeker Street at the U.S. West offices and on the west side of
Aspen Street. There is also sidewalk in front of the medical building on Gannisch Street. ~
Therefore, sidewalk should be re uired on both street fro velo ment. This sidewalk
WI serve both the future residents 0 the project as well as pedestrian traffic to the Yellow Brick
School and other neighboring properties.
Any damaged sections of curb and gutter will be required to be replaced prior to issuance of
a certificate of occupancy.
7. Street Li~hts - There is an existing street light mounted on a formet wooden utility pole at the
corner of Gannisch and Bleeker adjacent to the applicant's properr;'. It should be a =equireme::t
that it be reo laced with an antiaue street light.
, ,-
8. Development of Public RjO'ht-of-wav - City staff ",ill need to discuss this appiic:llion in me
Development Review Comminee to determine how the puolic right-or. way :ldjace:1t to [he
development must be reconstructed by me applicant. It may be prerer:lbie [0 remove the existing
he:ld-in parking and install parailel parking in orde= to lmprove [he stree[sc:l,e and the
neighborhood character.
9. Easements - The fin:ll plat :nust ~ndic:lte easements or ~ecord based on a cctr:'e:1t :iI:e polic::
Tne site improvement survey appe::lrs (0 indic::uc e8.Seme:1!S ~hat might aifec! site design.
10. Final Plat - The final plat must meet the requiremetlts or :he Clry Code.
Ii. Work in the Public RjO'ht-0f-wav - Given me continuous problems of unappro';e:: work a11d
development in public rights-or'-way adjacent to private property. we advise me :l,plic:lnt as
follows:
The applicant must receive :lpproval from city engineering (920-5088) ror design oI
improvements. including landscaping, withm public rights-of-way. parks
department (920-5120) lor vegetation species, and streets department (920-51301 ror
meet and alley cuts. and shall obtain permits for any work or development.
including landsc:lping, within public rights-of-way from me CIty commullity
development department.
cc:
Tim Simrau (F A.,.'( 925-6437)
,\.[96.68
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TO:
MEMORANDUM
Mayor and City Council /
Amy Margerum, City Manag~
Dave Michaelson, Deputy Director
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G~kA~\r ~
THRU:
FROM:
DATE:
April 22, 1996
RE:
Secoud Reading, Ordinance 11, Series of 1996 - Victorians at Bleeker
Affordable Housing Project - Rezoning to AHl/PtJD, Conceptual and Finai
PUD, GMQS Exemption
SU1\flylARY: The "Victorians at Bleeker" is a proposed affordable housing project located at
the southeast corner of Bleeker and Garmisch Streets. The applicant proposes to demolish an
existing four-plex and replace it with 2 free market units, 2 resident occupied (RO) units, 2
Category 4 stUdios, and 1 Category 4 I-bedroom unit. The free market and RO units are located
on the primary building fronting on Bleeker, and the three AH units are located above a single
structure froming the alley, which includes four garages. A project summary, vicinity map,
existing unprovement survey, adjacent land use map, and proposed site p Ian and elevations are
attached as Exhibit A.
Ordinance 55, Series of 1995 establishing the requirements and review criteria for the AHI!PlJD
zone district are attached as ExhibiT B. A color schematic of the Bleeker Street elevation was
provided with the March 25, 1996 staff memorandum.
APPLICANT: Larry Sa1iterman, re?resenred by Tim Semrau, Semrau Building and Design
LOCATION/ZONING: Lots A and B, Block 66, Ciry and Townsite of Aspen (101 E. Bleeker
Street). Tne parcel is approximately 6.600 square feet, including a portion of a vacated alley.
The property is currently zoned R-6. The alley accounts for 600 sJ. (lO'x 60'), reducing the lot
area to 6,000 s.f. for the purposes of allowable FAR.
SURROUNDING NEIGB:BORHOOD: The proposed lot is surrounded by commercial uses
including the U.S. West facility to the east, Design Workshop and the Medical Building to the
south and east. The Hotel Aspen is located on the west side of Gannisch, the Yellow Brick
School on the northwest corner of Bleeker and Garmisch, and residential uses are located
opposiTe the project on the north side of Bleeker. An adjacent land use map is included within in
Exhibit A.
REQUEST: The applicant is requesting Conceptual and Final POO approval and a rezoning to
AHIIPOO, based on the AHIIPUD amendments recently adopted by Council (see AH1IPUD
zone text as Exhibit B). A summary sheet of development information (unitlbedroom mix,
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Maximum distance between buildings = NI A
Maximum Height = 23' (1/3 up rake)
Front Yard Setback = 10' from Bleeker, IS' to front facade
Side Setback = 5'
Rear setback = II'
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For comparative purposes, the R-6 zone district, located to the north and east, requires a 10'
front and rear setback, and a side yard of 5' . The LP zone district to the west (across
Garmisch) has the same requirements. The Office zone to the south requires a front setback of
10', side yard of 5', and a rear yard of 15'. The proposed dimensional requirements for the
project do not represent a radical departure from the requirements of adjacent properties.
8. Off-street parking. The number of off-street parking spaces may be varied from that
required in the underlying zone district based on the following considerations:
a. The probable number of cars used by those using the proposed
development.
b. The parking need of any nonresidential units.
c. The varying time periods of use, whenever joint use of common parking
is proposed.
.
d. The availability of public transit and other transporration facilities,
including those for pedesrrian ac~ess and/or the cDmmirment to ulili=e automobile
disincentive techniques in the proposed deveiopment.
e. The proximity of the proposed development to the commercial core or
public recreational facilities in the city
Response: The off-street parking STandards are eSTablished by Special Review, with the
maximum number of patking spaces to be required not to exceed 2 spaces per dwelling unit for
free market units. Parking spaces for affotdable units shall not exceed 1 space per bedroom or :2
spaces per dwelling unit~ whichever is less. Based on this standard~ required parking for the twO
:2-bedroom free market units would require a maximum of 4 spaces, the two 3-bedroom RO
units would require a maximum of 4 spaces, and the three ,>.11 units (two studios and one 1-
bedroom) would require a maximum of 3 spaces. Total parking based on the standards within
the AHI/PUD zone district would therefore allow a ma.ximum of II off-street spaces.
Tne proposal provides a single car garage for each of the free market and RO units, and :2
uncovered spaces are provided east and west of the garages, for a total of 6 off-street spaces
accessing off the alley from Garmisch. Staff and the Planning and Zoning Commission
recommend to Council that additional parking spaces be satisfied using the Residential Permit
parking program with is currently in effect on the portion of Garmisch adjacent to the project.
The Residential Permit allows an applicant to purchase a permit with proof that the vehicle is in
compliance with the Pitkin County clean air program, and proof of residency in the applicable
residential parking zone. Tnere is precedence for such a waiver, specifically the West Hopkins
Project (based on a conversation with Dave Tolen). Parking associated with this project was
allowed on-street using the residential parking program.
8
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The conversion of the existing on-street parking to a parallel configuration would still allow for 5
spaceS' in the 85 feet within the public right-of-way, allowing for a 15' clear zone at the
intersection with Bleeker Street. In addition, parallel parking is a safer configuration from an
engineering perspective, and provides a transition to the residential uses that continue north from
the alley.
There are currently no off-street parking available for the existing multi-family unit, and
residents utilize the head-in parking located within the existing ROW. In addition, the project is
located in close proximity to transit, the central core, and recreational facilities. AH units
typically generate less demand for vehicles than commercial or free-market residential uses.
The additional area between the n w arlsin,.g c~n~r.l!tio!l,..?J19.U!~_c_b~, lan,gscaoed. and a
Sl a installed alon the Gannisch fronta e 0 provide a buffer between the travel lanes and
par ing. The applicant has agreed to participate in the landscaping between the west lot line and
the Gannisch right-of-way. All striping and signing within the right-of-way would be the
obligation of the City. The sidewalk installation on both street frontages would the responsibiiity
of the applicant. A schematic of the existing and proposed configuration is shown on the
following page.
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9. Onen 'inace. The Open Space requirement shall be that of the underlying =one disrric!.
However, a variation in minimum open space may be permirted if such variation would nor be
detrimental 10 rhe characrer ofrhe proposed PUTJ. and if the proposed developmenr shall include
open space Jor the mucual benefir oj all developmenr in the proposed P C'D rhrough a common
park or recrearion area.
Response: Tnere is no open space requirement in the R-6 diStrict, and the AHliPl:D zone
district does not establish an open space requirement. Based on the current definition of Open
Space, the site plan depicts approximately 30 percent open space. Staff fmds that this is
appropriate for both the site and the surrounding neighborhood.
10. Land,cape Plan. There shall be a approved as part of rhe final developmenr plan a
landscape plan. which exhibits a well designated treatment oj exterior spaces. 1r shall provide
an ample quantity and variety of ornamenral plant species that are regarded as suirable for the
Aspen area climare.
Response: The Parks Deparnnent has reviewed the project, and Planning staff has incorporated
these suggestions in the proposed conditions of approval.
11. Architectural Sire Plan. There shall be approved as part of the final developmenr plan
an architectural site plan, which ensures architectural consistency with the proposed
development. architectural character, building design. and the preservation of the visual
character of the City.
9
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Existing Parking Configuration
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Proposed Parking Configuration
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Landscaping ~ · ~Sidewalk
1 J' to edge of pavement
Response: The proposed elevations (Exhibit A) depict a two-story Victorian design with a wrap-
around front porch on the Bleeker facade. The Gannisch facade also includes a first-story wrap-
around porch design, with second-story porches for all four units. Tne provision of first- and
second-story porches and the proposed enrry configuration are an appropriate design to encourage
interaction with both streets, and is consiS!ent with the intent of Ordinance 30. In comparison to
the existing strUcture, the proposed architectural site plan is superior and enhances the visual
character of the neighborhood.
12. Li'lhcin-; All lighting shall be arranged so as to prevent direct glare or ha::ardous
interference of any kind co adjoining srreecs or lands.
Response: The applicant proposes a single 60 watt Victorian fixture at each front door and
exterior stairwell. No additional exterior lighting is proposed.
13. Clusterin-;. Clustering of Dwelling Units is encouraged.
10
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RECEIVED
F[8 2 0 200/
COMM()tfl/ / PIII(IN
. DEVELOPMEIi/
2/19/01
To: City Council Members
From: Timothy Semrau
President-Victorians at Bleeker Homeowner's Association
RE; Hotel Aspen Approvals-Pedestrian Right of Way
Dear Council Member;
Although myself and my fellow owners generally support the Hotel Aspen addition, I ask
you to carefully consider as part of the approvals having the Hotel Aspen restore the city
right of way on the west side of Garmisch street to pedestrian use.
Please note the following;
-The two blocks of Garmisch street north of Main has been markedly improved for
pedestrian use the last few years. When I received approvals for the Victorians at
Bleeker project, both engineering and community development required me to eliminate
the head in parking on the city right of way and build at my expense a sidewalk and
landscape buffer. This has definitely enhanced the pedestrian experience in the
neighborhood. (See attached approvals for Victorians at Bleeker).
-The park project at the Yellow Brick has also restored sidewalk in the portion of the city
right of way on the west side of Garmisch street.
-Engineering and community development both request the Hotel Aspen project do the
same in the city right of way on their side of the street.
- The Hotel Aspen claims there is insufficient parking to lose the few spaces that would
be lost if parallel parking was returned to the street. Please note the attached
photographs taken at 7 a.m on president's day weekend, presumably a busier time for the
hotel. The parking in front of the hotel is not completely full, Bleeker street on the other
side of the hotel is completely empty, and Garmish street farther south is completely
empty.
We are all trying to diminish the stranglehold automobiles have on the city. This is a
small opportunity to restore more pedestrian scale to a neighborhood that deserves it.
Please follow planning and engineering's recommendations to restore the city right
of way to parallel parking, sidewalks, and landscaping in front of the Hotel Aspen.
Thank you,
Timothy Semrau
.-
~-.-,
MEMORANDUM
To: Dave Michaelson, Planning Office
From: Chuck Roth, Engineering Department Ci2--
Date: February 29, 1996
Re: Victorians at Bleeker Rezoning & Conceptual/Finai PUD
(101 East Bleeker St.; Lots A & B, Block 66, Original Aspen Townsite; Parcel ID No. 2735-124-
38-012)
Having reviewed the above referenced application, and having made a site visit. the Engineering
Department has the following comments:
1. Drainage - The application does not discuss site drainage. Storm runoff design must be
provided that meets the requirements of Section 26.88.040.C.4(f) of the City Code. The building
permit application must also indicate storm runoff mitigation during construction so that no runoff
enters public rights-of-way.
2. Utilities - There is an existing utility pedestal which is located in the public right-of-way
adjacent to the parcel. It should be a condition of approval that the pedestal be relocated onto an
easement on the applicant's property at the time of development and that any new surface utility
needs for pedestals or other equipment be installed on an easement provided by the applicant and
not in the public right-ot:way.
3. Trash & Utility Area - The site improvement survey does not indicate the location of the
dumpster. The site visit reveClled that the dumpsler is in the street public right-ot:way. The
development plans do nO! indicate the trash storage areCl. which must not be in the public right-of-
way. The final development plan must indicate trash storage areas which should be indicated as
trash and recycle areas. Any trash and recycle areas that include utility meters or other utility
equipment must provide that the utility equipment not be blocked by trash and recycle containers.
4. Access - We have discussed access with the applicant. but the conversation is not retlected in the
application. A vehicle cannot negotiale a ninety degree turn from an eleven foot wide driveway
into a garage immediately adjacent to the driveway. We discussed the necessity of the applicant
obtaining an access easement from the adjacent property owner. The final development plan must
provide functioning access to the garages.
1
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5. Landscaping in the Public Right-of-way - The fina1 development plan must indicate proposed
landscaping in the public right-of-way which must conform with City Code as discussed below.
6. Sidewalk. Curb and Gutter - The site is located on the fringe of the West End where the
Pedestrian Walkway and Bikeway System Plan may not be specific about sidewalks. There is
however an existing sidewalk on Bleeker Street at the U.S. West offices and on the west side of
Aspen Street. There is also sidewalk in front of the medical building on Garmisch Street.
Therefore, sidewalk should be required on both street frontages of this development. This sidewalk
will serve both the future residents of the project as well as pedestrian traffic to the Yellow Brick
School and other neighboring properties.
Any damaged sections of curb and gutter will be required to be replaced prior to issuance of
a certificate of occupancy.
7. Street Li"hts - There is an existing street light mounted on a former wooden utility pole at the
comer of Gannisch and Bleeker adjacent to the applicant's property. It should be a requirement
that it be replaced with an antique street light.
8. Development of Public Right-of-wav - City staff will need to discuss this application in the
Development Review Comminee to determine how the public right-of-\vay adjacent to the
development must be reconstructed by the applicant. It may be preferable to remove the existing
head-in par~g and install parallel parking in order to improve the streetscape and the
neighborhood character.
9. Easements - The final plat must indicate easements of record based on a current tide policy.
The site improvement survey appears to indicate easements that might affect site design.
10. Final Plat - The fmal plat must meet the requirements of the Ciry Code.
11. Work in the Public Ri~ht-of-wav - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property. we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5088) for design of
improvements. including landscaping, within public rights-of-way, parks
department (920-5120) for vegetation species. and streets department (920-5130) for
street and alley cuts, and shall obtain permits for any work or development.
including landscaping, within public rights-of-way from the ciry community
development department.
cc: Tim Simrau (FA.X 925-6437)
M96.68
2
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TO:
MEMORANDUM
Mayor and City Council /
Amy Margerum, City Manag~
Dave Michaelson, Deputy Director
THRU:
FROM:
DATE:
April 22, 1996
RE:
Second Reading, Ordinance 11, Series of 1996 - Victorians at Bleeker
Affordable Housing Project - Rezoning to AH1/PUD, Conceptual and Final
PUD, GMQS Exemption
SUMMARY: The "Victorians at Bleeker" is a proposed affordable housing project located at
the southeast corner of Bleeker and Garmisch Streets. The applicant proposes to demolish an
existing four-plex and replace it with 2 free market units, 2 resident occupied (RO) units, 2
Category 4 studios, and I Category 4 I-bedroom unit. The free market and RO units are located
on the primary building fronting on Bleeker, and the three AH units are located above a single
structure fronting the alley, which includes four garages. A project summary, vicinity map,
existing unprovement survey, adjacent land use map, and proposed site plan and elevations are
attached as Exhibit A.
Ordinance 55, Series of 1995 establishing the requirements and review criteria for the AHl/PUD
zone district are attached as Exhibit B. A color schematic of the Bleeker Street elevation was
provided with the March 25, 1996 staff memorandum.
APPLICANT: Larry Saliterman, represented by Tim Semrau, Semrau Building and Design
LOCATION/ZONING: Lots A and B, Block 66, City and Townsite of Aspen (101 E. Bleeker
Street). The parcel is approximately 6,600 square feet, including a portion of a vacated alley.
The property is currently zoned R-6. The alley accounts for 600 d. (lO'x 60'), reducing the lot
area to 6,000 s.f. for the purposes of allowable FAR.
SURROUNDING NEIGHBORHOOD: The proposed lot is surrounded by commercial uses
including the U.S. West facility to the east, Design Workshop and the Medical Building to the
south and east. The Hotel Aspen is located on the west side of Garmisch, the Yellow Brick
School on the northwest corner of Bleeker and Garmisch, and residential uses are located
opposite the project on the north side of Bleeker. An adjacent land use map is included within in
Exhibit A.
REQUEST: The applicant is requesting Conceptual and Final PUD approval and a rezoning to
AHl/PUD, based on the AHI/PUD amendments recently adopted by Council (see AHl/PUD
zone text as Exhibit B). A summary sheet of development information (unitlbedroom mix,
~__.::.S:.:;:::.?!'-i-..;.c.:...~,-"~,;,:,:~"",,,~;;":"~"-~~~-....~,>-;; --,..;. ......::-~.:..'~.," ~.~ . r, -~..,,"'..#..- _...,~ .--- .....~_.-. ~ ----.-~." ""
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Maximum distance between buildings = N/ A
Maximum Height = 23' (1/3 up rake)
Front Yard Setback = 10' from Bleeker, 15' to front facade
Side Setback = 5'
Rear setback = II'
.r
For comparative purposes, the R-6 zone district, located to the north and east, requires a ] 0'
front and rear setback, and a side yard of 5'. The LP zone district to the west (across
Gannisch) has the same requirements. The Office zone to the south requires a front setback of
10', side yard of 5', and a rear yard of ]5'. The proposed dimensional requirements for the
project do not represent a radical departure from the requirements of adjacent properties.
8. Off-street parking. The number of off-street parking spaces may be varied from that
required in the underlying zone district based on the following considerations:
a. The probable number of cars used by those using the proposed
development.
b. The parking need of any nonresidential units.
c. The varying time periods of use, whenever joint use of common parking
is proposed.
.
d. 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.
e. The proximity of the proposed development to the commercial core or
public recreational facilities in the city.
Response: The off-street parking standards are established by Special Review, with the
maximum number of parking spaces to be required not to exceed 2 spaces per dwelling unit for
free market units. Parking spaces for affordable units shall not exceed 1 space per bedroom or 2
spaces per dwelling unit, whichever is less. Based on this standard, required parking for the two
2-bedroom free market units would require a maximum of 4 spaces, the two 3-bedroom RO
units would require a maximum of 4 spaces, and the three AH units (two studios and one 1-
bedroom) would require a maximum of 3 spaces. Total parking based on the standards within
the AH1IPUD zone district would therefore allow a maximum of 1] off-street spaces.
The proposal provides a single car garage for each of the free market and RO units, and 2
uncovered spaces are provided east and west of the garages, for a total of 6 off-street spaces
accessing off the alley from Gannisch. Staff and the Planning and Zoning Commission
recommend to Council that additional parking spaces be satisfied using the Residential Permit
parking program with is currently in effect on the portion of Garmisch adjacent to the project.
The Residential Permit allows an applicant to purchase a permit with proof that the vehicle is in
compliance with the Pitkin County clean air program, and proof of residency in the applicable
residential parking zone. There is precedence for such a waiver, specifically the West Hopkins
Project (based on a conversation with Dave Tolen). Parking associated with this project was
allowed on-street using the residential parking program.
8
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The conversion of the existing on-street parking to a parallel configuration would still allow for 5
spaces' in the 85 feet within the public right-of-way, allowing for a 15' clear zone at the
intersection with Bleeker Street. In addition, parallel parking is a safer configuration from an
engineering perspective, and provides a transition to the residential uses that continue north from
the alley.
There are currently no off-street parking available for the eXlstmg multi-family unit, and
residents utilize the head-in parking located within the existing ROW. In addition, the project is
located in close proximity to transit, the central core, and recreational facilities. AH units
typically generate less demand for vehicles than commercial or free-market residential uses.
The additional area between the new parking configuration should be landscaped, and a
sidewalk installed along the Garmisch frontage to provide a buffer between the travel lanes and
parking. The applicant has agreed to participate in the landscaping between the west lot line and
the Garmisch right-of-way. All striping and signing within the right-of-way would be the
obligation of the City. The sidewalk installation on both street frontages would the responsibility
of the applicant. A schematic of the existing and proposed configuration is shown on the
following page.
9. ODen Space. The Open Space requirement shall be that of the underlying zone district.
However, a variation in minimum open space may be permitted if such variation would not be
detrimental to the character of the proposed PUD, and if the proposed development shall include
open space Jor the mutual benefit of all development in the proposed P UD through a common
park or recreation area.
Response: There is no open space requirement in the R-6 district, and the AHllPUD zone
district does not establish an open space requirement. Based on the current definition of Open
Space, the site plan depicts approximately 30 percent open space. Staff finds that this is
appropriate for both the site and the surrounding neighborhood.
10. Land,cane Plan. There shall be a approved as part of the final development plan a
landscape plan, which exhibits a well designated treatment of exterior spaces. 1t shall provide
an ample quantity and variety of ornamental plant species that are regarded as suitable for the
Aspen area climate.
Response: The Parks Department has reviewed the project, and Planning staff has incorporated
these suggestions in the proposed conditions of approval.
11. Architectural Site Plan. There shall be approved as part of the final development plan
an architectural site plan, which ensures architectural consistency with the proposed
development, architectural character, building design, and the preservation of the visual
character of the City.
9
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Existing Parking Configuration
Bleeker Sl.
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15' to edge of Pavement
Parallel Parking
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Proposed Parking Configuration
Bleeker St.
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Landscaping ~ . ~ Sidewalk
1)' to edge of pavement
Response: The proposed elevations (Exhibit A) depict a two-story Victorian design with a wrap-
around front porch on the Bleeker facade. The Gannisch facade also includes a first-story wrap-
around porch design, with second-story porches for all four units. The provision of first- and
second-story porches and the proposed entry configuration are an appropriate design to encourage
interaction with both streets, and is consistent with the intent of Ordinance 30. In comparison to
the existing structure, the proposed architectural site plan is superior and enhances the visual
character of the neighborhood.
12. Lifhtinf All lighting shall be arranged so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands.
Response: The applicant proposes a single 60 watt Victorian fixture at each front door and
exterior stairwell. No additional exterior lighting is proposed.
13. Clustering. Clustering of Dwelling Units is encouraged.
10
,
, "'" a-
MEMORANDUM
TO:
Mayor and City Council
RE:
Steve Barwick, City Manager
John Worcester, City Attorney
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director ~
Chris Bendon, Senior Planner ~}
Hotel Aspen Minor Planned Unit Develiment (PUD)
First Reading of Ordinance No. , Series 00001.
THRU:
FROM:
DATE:
February 26,2001
The Hotel Aspen Condominium Association is requesting approval for a Minor PUD
and LP program expansion to construct eight (8) additional lodge rooms and two (2)
additional affordable housing units. The project is in the Main Street Historic District
and has received Conceptual approval from the HPC.
GMQS Allotments for the LP Program have been granted by the Planning and Zoning
Commission. Seven of the eight lodge units are one-bedroom units of approximately
285-450 square feet. The eighth lodge unit is a suite of approximately 700 square
feet. The two proposed affordable housing units are one-bedroom units of
approximately 490 square feet. The new affordable housing units are required to be
deed restricted to Category 2.
The Minor PUD process requires adoption of an Ordinance by the City Council after
a recommendation from the Commission is forwarded. This applicant is requesting
dimensional requirements be established for the parcel and staff is in support of the
proposed PUD. The P&Z recommended approval of this PUD request by a 4-0 vote.
Staff has highlighted four Main Issues for this review, below.
Staff recommends City Council adopt Ordinance No. cr ,Series of 2001, upon
first reading.
MAIN ISSUES:
Affordable Housing:
The application is proposing 8 lodge units and 2 employee units. There are no
codified formulas for determining employee generation for lodge units and staff
typically requests lodge operators submit their existing staff totals and an estimate of
the expected staffing needs after the expansion.
1
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The Hotel currently staffs 12.14 FTE's, or approximately .27 FTE's per lodge room.
This is consistent with an analysis of small lodge employee generation produced by
the Planning Department. The proposed employee housing provides housing for 3.5
employees, according to the Housing Guidelines. Using the .27 figure, this housing
mitigates for 162% of the employees generated, significantly more affordable housing
than the 60% requirement. The Housing Office and the Planning Department support
the proposed employee mitigation. The P&Z approved this mitigation and granted
the affordable housing allotments for this project.
Garmisch Street:
The existing head-in parking along Garmisch Street is entirely within the public right-
of-way and no encroachment license exists between the City and the Hotel. This
parking is available to the general public and is not posted as private parking for
guests. The Hotel is mitigating their additional parking needs on-site and no other
changes are affecting this head-in parking.
The City Engineer's preference is for redeveloping the parking in a parallel
configuration with a wide planting strip. After discussing the above points with the
applicant, the City Engineer is not requiring a reconfiguration and the applicant is not
proposing any changes.
Staff does believe, however, there are aesthetic benefits to converting this parking to
parallel and is recommending this be accomplished by the applicant. A generous
planting strip along this street with street trees and a detached sidewalk would
improve the pedestrian experience and provide for proper snow storage. This change,
however, must be balanced with the impacts of reducing the amount of public parking
in the area and spaces traditionally available -to hotel guests. There are currently 21
parking spaces in the head-in area. Developing this as parallel parking would reduce
this to 9 or 10 spaces.
Concerns about the aesthetics of this head-in parking and the benefit of converting
this parking to parallel have been raised by neighbors. Please see attached letter from
Tim Semrau, President of Victorians at Bleeker homeowners association.
The P&Z did not suggest any modification to the existing parking configuration.
Staff will present a few options during the first reading to determine if further analysis
is needed. The City Engineer will also be present during the meeting to address
specific questions.
Loading Zone:
The applicant has proposed an area for shuttles, taxis, etc. to load visitors along Main
Street in a new pull-out area. This area is currently signed as a loading zone with no
pull-out area. The City Engineer believes the additional pull-out area will address
safety concerns and supports the concept. Staff believes the loading area will be a
significant improvement and necessary for the daily operation of the lodge.
2
,
"
If, however, the applicant redevelops the Garmisch Street parking, a better location
for the loading area could easily be accommodated and still serve the intended
function.
On-Site Parking:
The Hotel Aspen currently has a shortage of parking according to the prescribed
requirement ofthe Land Use Code. This parking situation, however, has been
managed well and vacant parking spaces can be found during the winter season.
Under the LP Ordinance, the existing parking deficit can be carried forward and it is
only the new units that are subject to new parking space requirements.
The proposed expansion requires 7.6 spaces and the applicant is proposing 8 new
parking spaces on site. In addition, the applicant is proposing a series of parking
management techniques to lessen the impact of the reduced parking ratio including
marketing, taxi vouchers, and provision offree bicycles. Staff has included these
techniques in the proposed Ordinance. In addition, the Ordinance requires two spaces
be signed for residents of the affordable housing units, a request by the Housing
Authority.
ApPLICANT:
Hotel Aspen Condominium Association; Robert Morris, Manager.
Represented by Herb Klein, Esq., Attorney, and Augie Reno, Architect.
LOCATION:
110 West Main Street.
ZONING:
South half (Main Street) Office-Lodge Preservation Overlay (O-LP).
North half (Bleeker) Medium Residential-Lodge Preservation Overlay (R6-LP)
LOT SIZE:
26,891 square feet.
LOT AREA (FOR PURPOSES OF FAR CALCULATION):
26,891 square feet.
FAR:
Allowable
Existing
Proposed
-- The parcel lies in two zone districts and the FAR for the lodge use
shall be calculated for the portion of the parcel lying in the office
zone. 10,125 square feet
-- .882:1 = 23,722 square feet.
-- 1.09: 1 = 29,237 square feet.
3
, ,
CURRENT LAND USE:
Lodge. 45 rooms, 45 bedrooms. Two registered employee units. 10 on-site parking
spaces with 21 head-in spaces adjacent to property.
PROPOSED LAND USE:
Lodge. 53 rooms, 53 bedrooms (addition of 8 lodge rooms). Four employee units
(addition of two). 18 on-site parking spaces (addition of8 spaces) with 21 head-in
spaces adjacent to'property.
PREVIOUS ACTION:
The project is within the Historic District and has received Conceptual approval from
the HPC. Final HPC approval is necessary. The P&Z reviewed this application and
granted the Lodge Preservation allotments for the lodge and affordable housing units.
The P&Z recommended approval of the PUD to City Council. City Council has not
previously considered this application.
REVIEW PROCEDURE:
Minor PUD. At a duly noticed public hearing, the City Council shall approve,
approve with conditions, or deny the application, after reviewing a recommendation
from the Planning and Zoning Commission and the Community Development
Director.
BACKGROUND:
The Hotel Aspen is in the Main Street Historic District and the project has received
conceptual approval from the HPC. The project must still receive final approval from
the HPC after the PUD is established.
A recent newspaper article reported the applicant requesting a higher number of lodge
and affordable housing units. The application has been amended (at the applicant's
direction, not at staff s request) to the 8 lodge units and 2 employee units.
STAFF COMMENTS:
The LP Program seeks to maintain and bolster the quality small lodge experience that
differentiates Aspen from other resort communities and the character of dispersed
lodges in the town's neighborhoods. In staff s opinion, after aiding the elected and
appointed officials in the adoption of the LP Program, this project meets the spirit and
intent of the Program and promotes the goals of the AACP. In fact, this project
represents what staff envisioned as a product the LP Program.
Review criteria and Staff Findings have been included as Exhibit "A." A letter from
Tim Semrau is attached as Exhibit "B." The application has been included as Exhibit
"C."
4
./
.
RECOMMENDATION:
Staff recommends City Council adopt Ordinance No.~, Series of200l, upon first
reading and schedule the second reading and public hearing for March 12th.
RECOMMENDED MOTION: d
"I move to adopt Ordinance No. ----.L, Series of200l, upon first reading."
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A --
Exhibit B
Exhibit C --
Review Criteria and Staff Comments
Tim Semrau Letter
Development Application
5
,
'-,
, C1
ORDINANCE NO, -+
(SERIES OF 2001)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN
APPROVING THE HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT,
110 WEST MAIN STREET, LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY
AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO,
Parcel In #2735-124-61-112
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium Density
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties in
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the Aspen/Pitkin County
Building Department, the Aspen/Pitkin County Housing Authority, and the Community
Development Department reviewed the Project and recommended approval with
conditions; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a four to zero (4-0) vote, the growth management
allotment eight (8) lodge units and two (2) affordable housing units to be included in the
Hotel Aspen expansion; and,
Ordinance No. _, Series of2001
Page 1
/"._'....
....."
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a four to zero (4-0) vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein; and,
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, has
reviewed and considered the recommendation of the Planning and Zoning Commission, the
Community Development Director, the applicable referral agencies, and has taken and
considered public comment at a public hearing; and,
WHEREAS, the City Council finds that the development proposal meets or
exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area
Community Plan; and,
WHEREAS, the City Council finds that this Ordinance furthers and is necessary
for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF ASPEN, COLORADO as follows:
Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Hotel Aspen Minor Planned Unit Development, consisting of an eight (8) lodge unit
and two (2) affordable housing unit addition to the existing lodge, is approved subject to
the conditions of approval described hereinafter.
Section 2:
The Official Zone District Map of the City of Aspen shall be, and is hereby, amended by
the Community Development Director to reflect Lots F, G, H, I, P, Q, R, and S, Block 58,
City and Townsite of Aspen, as assigned with a Planned Unit Development (PUD)
Overlay.
Section 3:
Conditions of Approval:
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C).
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
Ordinance No. _, Series of200l
Page :2
;JII"C',
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2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights-of-way, and location of utility
pedestals. If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
grankd if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
format.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on-site during and
after construction. If a ground recharge system is required, a soil percolation
report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
3. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the final PUD Plans. 'r\R~
b) Gain final approval from the Historic Preservation Commission. ~\ ~;tL tpM
c) Deed restrict the two one-bedroom employee units to Category 2;;;;;:'wer. with, \
the AspenlPitkin County Housing Authority. y l'e v 4v -\\oy" ~> bv\ ir' '.' \,
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d) Deed restrict the two one-bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PMlO mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy of the final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
b) The conditions of approval placed on the project by for Planning and Zoning
Commission, City Council, and the Historic Preservation Commission
approvals printed on the cover page of the building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
Ordinance No. _, Series of 200 I
Page 3
,r',,"
........
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights-of-way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
h) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
b) All tap fees, impacts fees, and building permit fees shall be paid.
6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off-site guest parking. The details
of this ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. All construction vehicles, materials, and debris shall be maintained on-site and not
within public rights-of-way unless specifically approved by the Director of the Streets
Department. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Department. The applicant shall inform the contractor of this
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member of the AspenlPitkin County Housing Authority shall
inspect the units to determine if the units comply with the representations made in the
application.
11. Before issuance of a building permit, the applicant shall record the Planning and Zoning
Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza
Building. There is a per page recordation fee. In the alternative, the applicant may pay
this fee to the City Clerk who will record the resolution.
Ordinance No. _, Series of200l
Page 4
'"
"
Exhibit A
Hotel Aspen LP Expansion
STAFF COMMENTS: Minor Planned Unit Development - Section 26.445
26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD.
A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor
PUD shall comply with the following standards and requirements. Due to the limited issues
associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain
standards shall not be applied as noted. The burden shall rest upon an applicant to show the
reasonableness of the development application, and its conformity to the standards and
procedures of this Chapter and this title. .
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area Community
Plan.
Staff Finding:
The Lodge Preservation Program was adopted for the specific purpose of preserving small lodges
and aiding in their development and re-development as lodges in response to the 1993 AACP.
'The community must find ways to maintain these small lodges and the experience they offer to
our guests."- Commercial/Retail section philosophy statement '93 AACP. Staff believes this
project is consistent with and promotes the goals of, the AACP.
2. The proposed development shall be consistent with the character of existing land
uses in the surrounding area.
Staff Finding:
The Hotel Aspen is located in a primarily commercial neighborhood with some residential to the
north. The LP Overlay Zone District, however, allows these small lodges to continue and expand
when compatible with the neighborhood. Staff believes the hotel expansion is compatible with
the neighborhood.
3. The proposed development shall not adversely affect the future development of
the surrounding area.
Staff Finding:
The development is not expected to adversely affect the surrounding area.
4. The proposed development has either been granted GMQS allotments, is exempt
from GMQS, or GMQS allotments are available to accommodate the proposed
development and will be considered prior to, or in combination with, final PUD
development plan review.
Staff Finding:
The Lodge units may be exempted by the Planning and Zoning Commission and the application
is requesting that action be taken. There are sufficient allotments for LP and affordable housing
development to accommodate this proposal.
Hotel Aspen Comments Page I
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for
all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensional requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the PUD.
During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized. The
proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the property:
a) The character of, and compatibility with, existing and expected future land
uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area such
as steep slopes, waterways, shade, and significant vegetation and landforms.
d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding:
Staff believes the proposed dimensions of this PUD to be appropriate and compatible with the
surrounding area. There are no natural hazards or site conditions that make this level of
development difficult, unsightly, or undesirable. In fact. this addition will benefit the existing
development and help ensure the continued desirability of this lodge.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to the
character of the proposed PUD and of the surrounding area.
Staff Finding:
The HPC has worked with the applicant to reduce the massing of the project and staff believes the
results have been positive. The quantity of open space is appropriate for the character of the
neighborhood.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking
is proposed.
c) The availability of public transit and other transportation facilities,
including those for pedestrian access andlor the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Staff Finding:
The existing parking situation is somewhat odd and staff requested an explanation of the existing
parking be provided in the application. There are 21 parking spaces serving the existing
development that are located in the public right-of-way but serve as de-facto spaces for the hotel.
Hotel Aspen Comments Page 2
The applicant is proposing additional on-site spaces be developed in the rear of the lot to mitigate
for the expansion and mitigation measures to address the existing parking deficit. Staff believes
these mitigation measures will work and be a benefit to the project. These have been included in
the propose Ordinance.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructnre capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding:
There are no infrastructure capacity issues that would prohibit the amount of development being
considered. Staff does not recommend any reductions in the development being proposed.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rock falls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical natural features of the site.
Staff Finding:
There are no known natural hazards or site limitations that prohibit the amount of development
being considered. Staff does not recommend any reductions to the proposed development based
on this standard.
6. The maximum allowable density within a PUD may be increased if there
exists a significant community goal to be achieved through such increase and
the development pattern is compatible with its surrounding development
patterns and with the site's physical constraints. Specifically, the maximum
density of a PUD may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified
in subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
Hotel Aspen Comments Page 3
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c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
Staff Finding:
The addition of the lodge rooms and the provision of affordable housing on-site both promote
goals expressed in the AAep. The LP Overlay allows the lodge use in addition to the uses
allowed in the Office and R-6 Zone Districts. There is technically no increase in density
necessary for the lodge units, only an increase in FAR to accommodate additional units.
C Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features of the site which are unique, provide
visual interest or a specific reference to the past, or contribute to the identity of
the town are preserved or enhanced in an appropriate manner.
Staff Finding:
The addition is proposed in a location to preserve the pool and center courtyard area. This
placement maintains the visual interest of the property and adds to its identity. This is a feature
of many of the lodges of this era and should be encouraged as an appropriate character of the
small lodge experience.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
Staff Finding:
This standard has been met.
3. Structures are appropriately oriented to public streets, contribute to the urban
or rural context where appropriate, and provide visual interest and engagement
of vehicular and pedestrian movement.
Staff Finding:
The placement of the addition does not affect the orientation to public streets. The possible
redevelopment of the Garmisch Street right-of-way would significantly improve the pedestrian
orientation of the project.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding:
There is a new access way proposed from the alleyway. The Fire Marshall reported no present
difficulties in servicing this site and requested no additional improvements to the older portion of
the building. The new portion will need to be equipped with a sprinkler system and an alarm.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The site plan provides a sufficient amount of pedestrian access. The applicant is responsible for
demonstrating compliance with accessibility requirements. Staff believes these requirements can
be met with the proposed plans.
Hotel Aspen Comments Page 4
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6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding properties.
Staff Finding:
The City Engineer has requested a drainage plan and report be prepared, accepted, and recorded
with the Final PUD Plans. This drainage will need to be accommodated on-site according to a
two-year storm frequency design.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The interior courtyard surrounds an outdoor pool area and the space has been designed to
accommodate that use. This criteria loosely applies because the pool is already developed
and is intended to remain. Staff believes this standard has been met.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, .and
with existing and proposed features of the subject property. The proposed
development shall comply with the following:
1. The landscape plan exhibits a well designated treatment of exterior spaces,
preserves existing significant vegetation, and provides an ample quantity and
variety of ornamental plant species suitable for the Aspeu area climate.
Staff Finding:
The existing landscape of the parcel provides a variety of species in an attractive manner. The
addition is proposed in a Io'cation where some of this existing vegetation will need to be removed.
The remaining portion of the lot, however, will primarily retain the existing vegetation and no
additional landscape treatment is being recommended. Staff believes this criteria has been met
with the landscape plan suggested in the application.
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.
Staff Finding:
The swimming pool is probably the only site feature that falls under this criteria. This outdoor
pool does provide some uniqueness to this lodge and is being preserved with this proposal. Staff
believes this criteria has been met.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding:
Staff does not foresee any significant existing vegetation that will need to be protected from
construction activities.
E. Arcllitectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
Hotel Aspen Comments Page 5
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while promoting efficient use of resources. Architectural character is based
upon tbe 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.
Staff Finding:
The architecture proposed for the addition is in the same style as the existing building
and is appropriate. The HPC has granted the project conceptual approval. Staff
believes this criteria has been met.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by use of
non- or less-intensive mechanical systems.
Staff Finding:
This standard is somewhat difficult to achieve on additions to existing buildings. To
the extent practical, the applicant has oriented the structure in a manner conducive to
solar heating and the mechanical system of the existing building will serve the new
addition. Staff believes this standard has been met, to the extent practical.
3. accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Staff Finding:
The roof pitches of the proposed additions are flat and will probably not shed snow.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous interference
of any kind to adjoining streets or lands. Lightiug of site features, structures,
and access ways is proposed in an appropriate manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting Standards
unless otherwise approved and noted in the final PUD documents. Up-lighting
of site features, buildings, landscape elements, and lighting to call inordinate
attention to the property is prohibitted for residential development.
Hotel Aspen Comments Page 6
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Staff Finding:
The applicant is required to utilize lighting that will be down directional and in compliance with
the City's lighting code.
G, Common Park, Open Space, or Recreation Area.
If tbe proposed development includes a common park, open space, or recreation
area for tbe mutual benefit of all development in tbe proposed PUD, tbe
following criteria sball be met:
L Tbe proposed amount,location, and design oftbe common park, open space,
or recreation area enbances tbe cbaracter of tbe proposed development,
considering existing and proposed structures and natural landscape features
oftbe property, provides visual relief to tbe property's built form, and is
available to tbe mutual benefit of tbe various land uses and property users of
the PUD,
Staff Finding:
The courtyard area serves as open space and as a recreation area to the benefit of the property
users. This amount, location, and design of this area is beneficial to the overall project and
provides a desirable visual relieffrom the mass of buildings. Staff believes this criteria has been
accomplished.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to eacb lot or
dwelling unit owner within the PUD or ownersbip is proposed in a similar
manner.
Staff Finding:
The interest in the courtyard area is not proposed to be divided and will remain as a
general common element.
3. Tbere is proposed an adequate assurance through a legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and
shared facilities togetber witb a deed restriction against future residential,
commercial, or industrial development.
Staff Finding:
Due to the undivided nature of this courtyard and the nature of this use, staff does not
believe there should be required a separate legal instrument to ensure the continued
maintenance of the space. This is primarily due to the fact that the long-term viability of
the hotel will depend upon the visual attractiveness of the courtyard and common
grounds. An additional legal instrument requiring the applicant to maintain this space
would not serve any significant benefit.
H. Utilities and Public facilities.
Tbe purpose of tbis standard is to ensure tbe development does not impose an
undue burden on the City's infrastructure capabilities and tbat tbe public does
not incur an unjustified financial burden. Tbe proposed utilities and public
facilities associated witb tbe development sball comply witb tbe following:
L Adequate public infrastructure facilities exist to accommodate tbe
development.
Hotel Aspen Comments Page 7
Staff Finding:
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
Staff Finding:
The applicant is required to fund his fair share of utility expenses as required.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding:
No oversized utility stubs were requested by utility providers for this development and
none have been proposed.
L Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or private use.
Staff Finding:
The structure and all uses on the lot have adequate access to the public street system.
2. The proposed development, vehicular access points, and parking arrangement
do not create traffic congestion on the roads surrounding the proposed
development, or such surrounding roads are proposed to be improved to
accommodate the development.
Staff Finding::
The City Engineer has accepted, in concept, the loading area on Main Street. This
improvement shall be at the sole cost of the developer. Detailed plans for constructing
this improvement will need to be approved by the City Engineer.
J. Phasing of Development Plan.
Staff Finding:
No applicable
Hotel Aspen Comments Page 8
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING AN EXEMPTION FROM THE SCORING AND COMPETITION
PROCEDURES OF GROWTH MANAGEMENT EIGHT LODGE UNITS AND
TWO AFFORDABLE HOUSING UNITS TO BE LOCATED IN AN ADDITION TO
THE HOTEL ASPEN AND RECOMMENDING CITY COUNCIL APPROVE THE
HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT, 110 WEST MAIN
STREET LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY AND TOWNSITE
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID #2735-124-61-112
Resolution # 2001-2
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium Density
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties in
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the Aspen/Pitkin County
Building Department, the AspenlPitkin County Housing Authority, and the Community
Development Department reviewed the P.roject and recommended approval with
conditions; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a four to zero (4-0) vote, the growth management
P&Z Reso 2001-02
Page I
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allotment eight (8) lodge units and two (2) affordable housing units to be included in the
Hotel Aspen expansion; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a four to zero (4-0) vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Hotel Aspen expansion to include eight lodge units and two affordable housing
units is hereby approved, subject to the following conditions, and that the Aspen City
Council should approve the Hotel Aspen Minor Planned Unit Development subject to the
following conditions:
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C).
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
2. A Final PUD Plan shall be recorded within 180 days ofthe final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights-of-way, and location of utility
pedestals. If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
granted if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
format.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on-site during and
after construction. If a ground recharge system is required, a soil percolation
P&Z Reso 2001-02
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report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
3. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the final PUD Plans.
b) Gain final approval from the Historic Preservation Commission.
c) Deed restrict the two one-bedroom employee units to Category 2, or lower, with
the AspenlPitkin County Housing Authority.
d) Deed restrict the two one-bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PMl 0 mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy of the final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
b) The conditions of approval placed on the project by for Planning and Zoning
Commission, City Council, and the Historic Preservation Commission
approvals printed on the cover page of the building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights-of-way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
h) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
i) Construction drawings for improvements to the Garmisch Street right-of-way
for approval by City Engineering.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
b) All tap fees, impacts fees, and building permit fees shall be paid.
P&Z Reso 2001-02
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6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off-site guest parking. The details
of this ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. All construction vehicles, materials, and debris shall be maintained on-site and not
within public rights-of-way unless specifically approved by the Director of the Streets
Department. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Department. The applicant shall inform the contractor of this
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member of the Aspen/Pitkin County Housing Authority shall
inspect the units to determine if the units comply with the representations made in the
application.
11. Before issuance of a building permit, the applicant shall record this Planning and
Zoning Resolution with the Pitkin County Clerk and Recorder located in the
Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the
applicant may pay this fee to the City Clerk who will record the resolution.
APPROVED by the Commission at its regular meeting on January 16, 2001.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
City Attorney
Robert Blaich, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
C: lhome\Chris\CASESlHotel_ Aspen\pz _reso.doc
P&Z Reso 2001-02
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
THRU,
Julie Ann Woods, Community D~"e~ment Director
Joyce Ohlson, Deputy Directo~
Chris Bendon, Senior Planner ~W)
FROM:
PROJECT: Hotel Aspen LP Expansion & Minor PUD
REQUEST: 8 Lodge Units
2 Affordable Housing Units
8 Additional Parking Spaces
PUBLIC HEARING: Yes (continued from Jan. 2, 2001)
DATE: January 16,2001
PROCESS: LP Unit GMQS Exemption: Final at P&Z
LP Affordable Housing: Final at P&Z
Minor PUD: Recommendation to City Council
RECOMMENDATION: Approval with Conditions
SUMMARY:
The Hotel Aspen Condominium Association is requesting approval for a Minor PUD
and LP program expansion to construct eight (8) additional lodge rooms and two (2)
additional affordable housing units. The project is in the Main Street Historic District
and has received Conceptual approval from the HPC.
Allotments for the LP Program are granted by the Planning and Zoning Commission.
Seven of the eight lodge units are one-bedroom units of approximately 285-450
square feet. The eighth lodge unit is a suite of approximately 700 square feet. The
two proposed affordable housing units are one-bedroom units of approximately 490
square feet. Staff believes these units meet all of the requirements of the LP Program
and is recommending the allotments be granted by the P&Z, with conditions. The
Aspen Pitkin/County Housing Authority has reviewed the proposed affordable
housing and is recommending the allotments be granted by the P&Z, with conditions.
The Minor PUD process requires adoption of an Ordinance by the City Council after
a recommendation from the Commission is forwarded. This applicant is requesting
dimensional requirements compatible with the parcel and the neighborhood and staff
is in support of the proposed PUD.
Staff has highlighted four Main Issues for this review, below.
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MAIN ISSUES:
Affordable Housing:
The application is proposing 8 lodge units and 2 employee units. There are no
codified formulas for determining employee generation for lodge units and staff
typically requests lodge operators submit their existing staff totals and an estimate of
the expected staffing needs after the expansion.
The Hotel currently staffs 12.14 FTE's, or approximately .27 FTE's per lodge room.
This is consistent with an analysis of small lodge employee generation produced by
the Planning Department. The proposed employee housing provides housing for 3.5
employees, according to the Housing Guidelines. Using the .27 figure, this housing
mitigates for 162% of the employees generated, significantly more affordable housing
than the 60% requirement. The Housing Office and the Planning Department support
the proposed employee mitigation.
Garmisch Street:
The existing head-in parking along Garmisch Street is entirely within the public right-
of-way and no encroachment license exists between the City and the Hotel. This
parking is available to the general public and is not posted as private parking for
guests. The Hotel is mitigating their additional parking needs on-site and no other
changes are affecting this head-in parking. Therefore, the City Engineer is not
requiring any improvements to the head-in parking and the applicant is not proposing
any changes.
Staff does believe, however, there are aesthetic benefits to converting this parking to
parallel and is recommending this be accomplished by the applicant. A generous
planting strip along this street with street trees and a detached sidewalk would
improve the pedestrian experience and provide for proper snow storage. This change,
however, must be balanced with the impacts of reducing the amount of public parking
in the area and spaces traditionally available to hotel guests. There are currently 21
parking spaces in the head-in area. Developing this as parallel parking would reduce
this to 9 or 10 spaces. This request relates to conditions 2g and 4i of the proposed
resolution.
Loading Zone:
The applicant has proposed an area for shuttles, taxis, etc. to load visitors along Main
Street in a new pull-out area. This area is currently signed as a loading zone with no
pull-out area. The City Engineer believes the additional pull-out area will address
safety concerns and supports the concept. Staff believes the loading area will be a
significant improvement and necessary for the daily operation of the lodge.
If, however, the applicant redevelops the Garmisch Street parking, a better location
for the loading area could easily be accommodated and still serve the intended
function
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On-Site Parking:
The Hotel Aspen currently has a shortage of parking according to the prescribed
requirement of the Land Use Code. This parking situation, however, has been
managed well and vacant parking spaces can be found during the winter season.
Under the LP Ordinance, the existing parking deficit can be carried forward and it is
only the new units that are subject to new parking space requirements.
The proposed expansion requires 7.6 spaces and the applicant is proposing 8 new
parking spaces on site. In addition, the applicant is proposing a series of parking
management techniques to lessen the impact of the reduced parking ratio including
marketing, taxi vouchers, and provision of free bicycles.
These additional operating techniques are necessary to mitigate the existing parking
deficit and allow the lodge to fully realize the benefit of being located adjacent to the
downtown. The potential realignment of the Garmisch Street parking will have a
certain effect on guest parking, regardless of the general public designation of those
existing spaces. Staff has included the marketing, taxi voucher, and free bicycle
techniques in the Resolution to lessen impacts ofthe current parking scenario and to
accommodate any future change to the Garmisch Street parking.
The Housing Authority has suggested two parking spaces dedicated specifically for
the affordable housing units. Staff agrees with this recommendation and has included
this as a condition of approval.
ApPLICANT:
Hotel Aspen Condominium Association; Robert Morris, Manager.
Represented by Herb Klein, Esq., Attorney, and Augie Reno, Architect.
LOCATION:
I lOWest Main Street.
ZONING:
South half (Main Street) Office-Lodge Preservation Overlay (O-LP).
North half (Bleeker) Medium Residential-Lodge Preservation Overlay (R6-LP)
LOT SIZE:
26,891 square feet.
LOT AREA (FOR PURPOSES OF FAR CALCULATION):
26,891 square feet.
FAR:
Allowable
-- The parcel lies in two zone districts and the FAR for the lodge use
shall be calculated for the portion of the parcel lying in the office
zone. 10,125 square feet
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Existing
Proposed
-- .882:1 = 23,722 square feet.
-- 1.09:1 = 29,237 square feet.
CURRENT LAND USE:
Lodge. 45 rooms, 45 bedrooms. Two registered employee units. 10 on-site parking
spaces with 21 head-in spaces adjacent to property.
PROPOSED LAND USE:
Lodge. 53 rooms, 53 bedrooms (addition of 8 lodge rooms). Four employee units
(addition of two). 18 on-site parking spaces (addition of8 spaces) with 21 head-in
spaces adjacent to property.
PREVIOUS ACTION:
The public hearing for this application was opened November 7, 2000, and continued
to this date. No action has been taken other than continuing the hearing date. The
Commission has not previously considered this application.
REVIEW PROCEDURE:
Minor PUD. At a duly noticed public hearing, the Commission shall recommend by
Resolution the City Council approve, approve with conditions, or deny the
application.
Lodge Expansion/LP Affordable Housing. At a duly noticed public hearing, the
Commission shall, by Resolution, approve, approve with conditions, or deny the
application.
BACKGROUND:
The Hotel Aspen is in the Main Street Historic District and the project has received
conceptual approval from the HPC. The project must still receive final approval from
the HPC after the PUD is established.
A recent newspaper article reported the applicant requesting a higher number of lodge
and affordable housing units. The application has been amended (at the applicant's
direction, not at staffs request) to the 8 lodge units and 2 employee units.
STAFF COMMENTS:
The LP Program seeks to maintain and bolster the quality small lodge experience that
differentiates Aspen from other resort communities and the character of dispersed
lodges in the town's neighborhoods. In staffs opinion, after aiding the elected and
appointed officials in the adoption of the LP Program, this project meets the spirit and
intent of the Program and promotes the goals of the AACP. In fact, this project
represents what staff envisioned as a product the LP Program.
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Review criteria and Staff Findings have been included as Exhibit "A." Agency
referral comments have been included as Exhibit "B." The application has been
included as Exhibit "C."
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve the Lodge
Preservation Program Expansion of the Hotel Aspen, 110 West Main Street, and
recommend City Council approve the Minor Planned Unit Development, with the
conditions listed in Resolution Ol-.::d.-.
RECOMMENDED MOTION:
"I move to approve PZ-Resolution Ol-~ approving the Lodge Preservation
Expansion of the Hotel Aspen for eight lodge units and two affordable housing units
and recommending City Council approve the Minor Planned Unit Development, with
conditions.
ATTACHMENTS:
Exhibit A
Exhibit B
Exhibit C --
Review Criteria and Staff Comments
Referral Agency Comments
Development Application
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING AN EXEMPTION FROM THE SCORING AND COMPETITION
PROCEDURES OF GROWTH MANAGEMENT EIGHT LODGE UNITS AND
TWO AFFORDABLE HOUSING UNITS TO BE LOCATED IN AN ADDITION TO
THE HOTEL ASPEN AND RECOMMENDING CITY COUNCIL APPROVE THE
HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT, 110 WEST MAIN
STREET LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY AND TOWNSITE
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID #2735-124-61-112
Resolution # 2001-i1..
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium Density
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties in
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the AspenlPitkin County
Building Department, the AspenlPitkin County Housing Authority, and the Community
Development Department reviewed the Project and recommended approval with
conditions; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a _ to _ L-~ vote, the growth management
P&Z Reso 2001-
Page 1
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allotment eight (8) lodge units and two (2) affordable housing units to be included in the
Hotel Aspen expansion; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a _ to _ L-~ vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Hotel Aspen expansion to include eight lodge units and two affordable housing
units is hereby approved, subject to the following conditions, and that the Aspen City
Council should approve the Hotel Aspen Minor Planned Unit Development subject to the
following conditions:
1, A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C),
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
2. A Final PUD Plan shall be recorded within 180 days ofthe final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights-of-way, and location of utility
pedestals, If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
granted if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
format.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on-site during and
after construction. If a ground recharge system is required, a soil percolation
P&Z Reso 2001-~
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report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
g) A geometric design of the Garmisch Street right-of-way redeveloped as
parallel parking with a signature line for the City Engineer.
3. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the Pinal PUD Plans.
b) Gain final approval from the Historic Preservation Commission.
c) Deed restrict the two one-bedroom employee units to Category 2, or lower, with
the Aspen/Pitkin County Housing Authority.
d) Deed restrict the two one-bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PMlO mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy of the final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
b) The conditions of approval placed on the project by for Planning and Zoning
Commission, City Council, and the Historic Preservation Commission
approvals printed on the cover page of the building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights-of-way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
h) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
i) Construction drawings for improvements to the Garmisch Street right-of-way
for approval by City Engineering.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
P&Z Reso 2001-
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b) All tap fees, impacts fees, and building permit fees shall be paid.
6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off-site guest parking. The details
ofthis ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. All construction vehicles, materials, and debris shall be maintained on-site and not
within public rights-of-way unless specifically approved by the Director of the Streets
Department. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Departmenl. The applicant shall inform the contractor of this
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member ofthe Aspen/Pitkin County Housing Authority shall
inspect the units to determine if the units comply with the representations made in the
application.
11. Before issuance of a building permit, the applicant shall record this Planning and
Zoning Resolution with the Pitkin County Clerk and Recorder located in the
Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the
applicant may pay this fee to the City Clerk who will record the resolution.
APPROVED by the Commission at its regular meeting on January 16,2001.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
City Attorney
Robert Blaich, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
C:\home\Chris\CASESlHotel_ Aspen\pz Jeso.doc
P&Z Reso 2001-
Page 4
EXhibit~
Hotel Aspen LP Expansion
STAFF COMMENTS: Minor Planned Unit Development - Section 26.445
26.445.050 Review Standards: Conceptual, Final, Consolidated, and Miuor PUD.
A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor
PUD shall comply with the following standards and requirements. Due to the limited issues
associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain
standards shall not be applied as noted. The burden shall rest upon an applicant to show the
reasonableness of the development application, and its conformity to the standards and
procedures of this Chapter and this title.
A. Generolrequuemen~
1. The proposed development shall be consistent with the Aspen Area Community
Plan.
Staff Finding:
The Lodge Preservation Program was adopted for the specific purpose of preserving small lodges
and aiding in their development and re-development as lodges in response to the 1993 AACP.
"The community must find ways to maintain these small lodges and the experience they offer to
our guests."- CommerciallRetail section philosophy statement '93 AACP. Staff believes this
project is consistent with and promotes the goals of, the AACP.
2. The proposed development shall be consistent with the character of existing land
uses in the surrounding area.
Staff Finding:
The Hotel Aspen is located in a primarily commercial neighborhood with some residential to the
north. The LP Overlay Zone District, however, allows these small lodges to continue and expand
when compatible with the neighborhood. Staff believes the hotel expansion is compatible with
the neighborhood.
3. The proposed development shall not adversely affect the future development of
the surrounding area.
Staff Finding:
The development is not expected to adversely affect the surrounding area.
4. The proposed development has either been granted GMQS allotments, is exempt
from GMQS, or GMQS allotments are available to accommodate the proposed
development and will be considered prior to, or in combination with, final PUD
development plan review.
Staff Finding:
The Lodge units may be exempted by the Planning and Zoning Commission and the application
is requesting that action be taken. There are sufficient allotments for LP and affordable housing
development to accommodate this proposal.
Hotel Aspen Comments Page I
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B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for
all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensional requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the PUD.
Duriug review of the proposed dimensioual requirements, compatibility with
surrouudiug laud uses aud existiug developmeut patterns shall be emphasized. The
proposed dimensional requirements shall comply with the followiug:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences ou 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 surrouuding area such
as steep slopes, waterways, shade, and significant vegetation aud laud forms.
d) Existing and proposed man-made characteristics of the property aud the
surrouuding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding:
Staff believes the proposed dimensions of this PUD to be appropriate and compatible with the
surrounding area. There are no natural hazards or site conditions that make this level of
development difficult, unsightly, or undesirable. In fact, this addition will benefit the existing
development and help ensure the continued desirability ofthis lodge.
2. The proposed dimensional requiremeuts permit a scale, massiug, and
quantity of open space and site coverage appropriate and favorable to the
character of the proposed PUD and of the surrounding area.
Staff Finding:
The HPC has worked with the applicant to reduce the massing ofthe project and staff believes the
results have been positive. The quantity of open space is appropriate for the character of the
neighborhood.
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 usiug the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking
is proposed.
c) The availability of public trausit aud other transportation facilities,
iucluding those for pedestrian access andlor the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core aud
general activity centers in the city.
Staff Finding:
The existing parking situation is somewhat odd and staff requested an explanation of the existing
parking be provided in the application. There are 21 parking spaces serving the existing
development that are located in the public right-of-way but serve as de-facto spaces for the hotel.
Hotel Aspen Comments Page 2
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The applicant is proposing additional on-site spaces be developed in the rear of the lot to mitigate
for the expansion and mitigation measures to address the existing parking deficit. Staff believes
these mitigation measures will work and be a benefit to the project. These have been included in
the propose Resolution.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding:
There are no infrastructure capacity issues that would prohibit the amount of development being
considered. Staff does not recommend any reductions in the development being proposed.
5. The maximum allowable density within a PUD may be reduced if tbere
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rock falls or avalanche dangers.
b) Tbe effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical natural features of the site.
Staff Finding:
There are no known natural hazards or site limitations that prohibit the amount of development
being considered. Staff does not recommend any reductions to the proposed development based
on this standard.
6. The maximum allowable density within a PUD may be increased if there
exists a significant community goal to be achieved through such increase and
the development pattern is compatible with its surrounding development
patterns and with the site's physical constraints. Specifically, the maximum
density of a PUD may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified
in subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
Hotel Aspen Comments Page 3
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c) The increase in maximnm density resnlts in a development pattern
compatible with, and complimentary to, the snrronnding existing and
expected development pattern, land nses, and characteristics.
Staff Finding:
The addition of the lodge rooms and the provision of affordable housing on-site both promote
goals expressed in the AACP. The LP Overlay allows the lodge use in addition to the uses
allowed in the Office and R-6 Zone Districts. There is technically no increase in density
necessary for the lodge units, only an increase in FAR to accommodate additional units.
C. Site Design.
The purpose ofthis standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features of the site which are unique, provide
visual interest or a specific reference to the past, or contribute to the identity of
the town are preserved or enhanced in an appropriate manner.
Staff Finding:
The addition is proposed in a location to preserve the pool and center courtyard area. This
placement maintains the visual interest of the property and adds to its identity. This is a feature
of many of the lodges of this era and should be encouraged as an appropriate character of the
small lodge experience.
2. Structures have been c1nstered to appropriately preserve significant open
spaces and vistas.
Staff Finding:
This standard has been met.
3. Structures are appropriately oriented to public streets, contribute to the nrban
or rural context where appropriate, and provide visual interest and engagement
of vehicular and pedestrian movement.
Staff Finding:
The placement of the addition does not affect the orientation to public streets. The possible
redevelopment of the Garmisch Street right-of-way would significantly improve the pedestrian
orientation of the project.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding:
There is a new access way proposed from the alleyway. The Fire Marshall reported no present
difficulties in servicing this site and requested no additional improvements to the older portion of
the building. The new portion will need to be equipped with a sprinkler system and an alarm.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The site plan provides a sufficient amount of pedestrian access. The applicant is responsible for
demonstrating compliance with accessibility requirements. Staff believes these requirements can
be met with the proposed plans.
Hotel Aspen Comments Page 4
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6. Site drainage is accommodated for the proposed development in a practical
and reasonahle manner and shall not negatively impact surrounding properties.
Staff Finding:
The City Engineer has requested a drainage plan and report be prepared, accepted, and recorded
with the Final PUD Plans. This drainage will need to be accommodated on-site according to a
two-year storm frequency design.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The interior courtyard surrounds an outdoor pool area and the space has been designed to
accommodate that use. This criteria loosely applies because the pool is already developed
and is intended to remain. Staff believes this standard has been met.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed
development shall comply with the following:
1. The landscape plan exhibits a well designated treatment of exterior spaces,
preserves existing significant vegetation, and provides an ample quantity and
variety of ornamental plant species suitable for the Aspen area climate.
Staff Finding:
The existing landscape of the parcel provides a variety of species in an attractive manner. The
addition is proposed in a location where some of this existing vegetation will need to be removed.
The remaining portion of the lot, however, will primarily retain the existing vegetation and no
additional landscape treatment is being recommended. Staff believes this criteria has been met
with the landscape plan suggested in the application.
2. Significant existing natural and man-made site features, which provide
uniqueness and iuterest in the landscape, are preserved or enhanced in an
appropriate manner.
Staff Finding:
The swimming pool is probably the only site feature that falls under this criteria. This outdoor
pool does provide some uniqueness to this lodge and is being preserved with this proposal. Staff
believes this criteria has been met.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding:
Staff does not foresee any significant existing vegetation that will need to be protected from
construction activities.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
Hotel Aspen Comments Page 5
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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 massiug, 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.
Staff Finding:
The architecture proposed for the addition is in the same style as the existing building
and is appropriate. The HPC has granted the project conceptual approval. Staff
believes this criteria has been met.
2. incorporate, to the exteut practical, natural heating and cooling by takiug
advantage of the property's solar access, shade, and vegetation and by use of
uou- or less-intensive mechanical systems.
Staff Finding:
This standard is somewhat difficult to achieve on additions to existing buildings. To
the extent practical, the applicant has oriented the structure in a manner conducive to
solar heating and the mechanical system of the existing building will serve the new
addition. Staff believes this standard has been met, to the extent practical.
3. accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Staff Finding:
The roof pitches of the proposed additions are flat and will probably not shed snow.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous interference
of any kind to adjoining streets or lands. Lighting of site features, structures,
and access ways is proposed in an appropriate manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting Standards
unless otherwise approved and noted in the final PUD documents. Up-lighting
of site features, buildings, landscape elements, and lighting to call inordinate
attention to the property is pro hi bitted for residential development.
Hotel Aspen Comments Page 6
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Staff Finding:
The applicant is required to utlize lighting that will be down directional and in compliance with
the City's lighting code.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all development in the proposed PUD, the
following criteria shall be met:
1. The proposed amount, location, and design of the common park, open space,
or recreation area enhances the character of the proposed development,
considering existing and proposed structures and natural landscape features
of the property, provides visual relief to the property's built form, and is
available to the mutual benefit of the various land uses and property users of
the PUD.
Staff finding:
The courtyard area serves as open space and as a recreation area to the benefit of the property
users. This amount, location, and design of this area is beneficial to the overall project and
provides a desirable visual relieffrom the mass of buildings. Staff believes this criteria has been
accomplished.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the PUD or ownership is proposed in a similar
manner.
Staff finding:
The interest in the courtyard area is not proposed to be divided and will remain as a
general common element.
3. There is proposed an adequate assurance through a legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and
shared facilities together with a deed restriction against future residential,
commercial, or industrial development.
Staff finding:
Due to the undivided nature ofthis courtyard and the nature of this use, staff does not
believe there should be required a separate legal instrument to ensure the continued
maintenance ofthe space. This is primarily due to the fact that the long-term viability of
the hotel will depend upon the visual attractiveness of the courtyard and common
grounds. An additional legal instrument requiring the applicant to maintain this space
would not serve any significant benefit.
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 puhlic does
not incur an unjustified financial burden. The proposed utilities and public
facilities associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
Hotel Aspen Comments Page 7
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Staff Finding:
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of tbe developer.
Staff Finding:
The applicant is required to fund his fair share of utility expenses as required.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding:
No oversized utility stubs were requested to be installed with this development.
L Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden tbe surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or tbrougb an approved private road, a
pedestrian way, or other area dedicated to public or private use.
Staff Finding:
The structure and all uses on the lot have adequate access to the public street system.
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 developmeut.
Staff Finding:
The City Engineer has accepted, in concept, the loading area on Main Street. This
improvement shall be at the sole cost of the developer. Detailed plans for constructing
this improvement will need to be approved by the City Engineer.
J. Phasing of Development Plan.
Staff Finding:
No applicable
Hotel Aspen Comments Page 8
STAFF COMMENTS: Lodge Preservation Program
Land Use Code Section 26.470.070(M).
Development, or redevelopment after demolition, of properties zoned Lodge
Preservation (LP) Overlay to increase or decrease the number of lodge units, the
number of affordable housing units, or the amount of accessory commercial
square footage, or the change in use between said uses, shall be exempted from
the growth management competition and scoring procedures, provided that the
Planning and Zoning Commission determines, at a public hearing, that the
following criteria are met:
(1) The proposed development is consistent with the Aspen Area
Community Plan.
Staff Finding:
Staff believes this project is consistent with the AACP. Please see comments related to
the Community Plan under PUD Comments, Exhibit A, page 1.
(2) The proposed development is compatible with the character of
existing land uses in the surrounding area and with the purpose of the
Lodge Preservation (LP) Overlay Zone District.
Staff Finding:
This lodge has existed in this neighborhood and is characteristic small lodges dispersed
throughout town. This lodge is compatible with surrounding uses. Staff believes the
proposed addition has been designed in a manner compatible with the neighborhood and
with the existing lodge building. Furthermore, this proposal promotes the purpose of the
Lodge Preservation (LP) Overlay Zoning.
(3) Employee housing or cash-in-lieu will be provided to mitigate for
additional employees generated by the development or to mitigate for
the demolition of multi-family housing, as required by section 26.530.
This shall include an analysis and credit for existing employee
generation and the incremental impact between the existing
development and the proposed development. A recommendation
from the AspenlPitkin County Housing Authority shall be considered
for this standard.
Staff Finding:
The applicant has proposed two one-bedroom employee units. As part of the LP code
amendments, staff asked several of the small lodge operators to provide their
employment information along with their level of services provided. This study
concluded that there is a large range of employment generation based on the services
provided by the individual lodge. By any of the generation formulas used for lodges, this
proposal mitigated for additional employees well beyond the requirement.
The Housing Authority has recommended a few conditions for the employees units. The
units are recommended to be deed restricted to Category 2, or lower, and on-site
Hotel Aspen Comments Page 9
,....
,
designated parking provided for the unit residents. Both of these have been included in
the proposed Resolution.
(4) Adequate parking spaces and public facilities exist, will be provided
for the development, or that adequate mitigation measures will be
provided. An existing deficit of required parking may be maintained
through redevelopment.
StaffFinding:
The applicant has proposed additional parking to meet the needs of the expansion. The
applicant has also suggested several mitigation measures be implemented to address the
existing parking deficit.
(5) There exists sufficient GMQS allotments to accommodate the
proposed development and the allotments are deducted from the
respective Annual Development Allotment and Metro Area
Development Ceilings established pursuant to Section 26.470.050.
Staff Finding:
The newly adopted LP Ordinance initiated a growth management "bucket" which
currently consists of29 allotments. This proposal is requesting 8 of those units and the
bucket will be reduced accordingly.
There are sufficient affordable housing allotments available and the respective bucket
will be reduced accordingly.
Hotel Aspen Comments Page 10
(bdi\~i~ 13
'5-
MEMORANDUM
To:
Chris Bendon, Long Range Planner
~( .~ e.--
From: Ben Ludlow, Project Engineer
Reference DRC Caseload Coordinator
Date: October 10, 2000
Re: Hotel Aspen LP - PUD Expansion
The Development Review Committee has reviewed the Hotel Aspen LP - PUD
Expansion application at their September 6, 2000 meeting and has compiled the
following comments:
General
1. Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that it shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Departmenl.
2. R.O.W.lmpacts: If there are any encroachments into the public rights-of-way,
the encroachments must either be removed or are subject to current
encroachment license requirements.
Site Review
3. Fire Protection District - Requirement - As of the request of the Fire
Protection District revisions need to be made as follows:
a. Fire sprinkler system requirements shall apply to the existing and new
sections of the building.
b. No new fire hydrants are required because there are already 3 in the vicinity.
4. Building Department - Requirement - The following requirement has been
provided by the Building Department:
a. The proposed structure must provide accessibility compliance, reference
section 11.03.1.9.3 of the building code.
5. Parking - Requirement - The following requirement has been provided by the
Parking Department:
a. The historic ownership of Parking in the Public ROW is not confirmed. The
ownership needs to be confirmed before it can be claimed as property of the
Hotel Aspen.
b. Applicant shall address the need for extra parking spaces.
,~..""
Page 2 of 5
October 10,2000
Hotel Aspen LP - PUD Expansion
6.
Engineering Department - Requirement- The following requirements have
been provided by the Engineering Department:
, I'
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a. Parking on Public ROW is not restricted to the private use of the Hotel Aspen.
b. Currently there is substandard curb and gutter on the south side of the Hotel
Aspen. As required by City of Aspen Municipal code, it is the responsibility of
the adjoining landowner to maintain all curb, gutter, and sidewalk in the public
ROW. Therefore the sidewalk must be replaced. This section of sidewalk is
scheduled to be replaced by the Engineering Department's current contracl.
It is the responsibility of the landowner to reimburse the city for the cost of
this section of sidewalk replacemenl.
'-
, -J'
7. Streets Department - Requirement- As of the request of the Streets
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction.
8. Housing Office - Information - The following information has been provided by
the Housing Office:
a. Housing Mitigation must directly be dealt with through the Community
Development Departmenl.
9. Community Development - Information - The following information has been
provided by the Community Development Office:
a. All proposed improvements must be in line with the new PUD/Lodge
ordinance.
10. Emergency Management Disaster Coordinator - Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. NONE
11. Parks - Requirement- The following comments have been produced by the
Parks Department:
a. There must be mitigation for any tree removal in front of the proposed new
driveway. Cottonwoods will be required for tree replacement in the right-of-
way along Bleeker Street if trees are removed for driveway access.
Additionally, the conifers shown in the public right-of-way between the
building and the sidewalk are not permitted. We will work with the applicant
to determine a more appropriate tree species for this location, however, a
plan must be submitted for approval prior to any vegetation being planted in
the ROW.
--
Page 3 of 5
October 10, 2000
Hotel Aspen LP - PUD Expansion
Parks - Recommendation. The following recommendation has been produced
by the Parks Department:
~,. ./
a. Use the alley for access instead of making another curb cut only 10 feet
away. The Parks Department also has concerns regarding the installation of
the curb cut on Main Street for a loading zone. There is an existing parallel
parking lane along Main Sl. and this proposed curb cut seems redundant and
compromises the function of the existing ROW.
14. Utilities: A utility plan was not submitted with the application. For the utility
departments to properly comment, a utility plan must be submitted.
Water:
City Water Department. Requirement - As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. If sprinkler system is required, then the applicant must provide a mechanical
room in the building.
b. All uses and construction will comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal code as
they pertain to utilities.
Wastewater:
Aspen Consolidated Waste District. Requirement - As a request of the
Consolidated Waste District, revisions need to be made as follows:
a. The following information needs to be submitted to the ACSD
. Landscaping Plans
. Drainage Plans
. Utility Plans
. Site Improvement Survey - including all alley utilities
b. A flow study of the downstream capacity of the collections system in the area
will need to be completed. This will determine if there are any downstream
affects requiring proportionate fees.
Aspen Consolidated Waste District - Information - As a request of the
Consolidated Waste District, the following information has been provided:
a. Once detailed plans are available, a tap permit can be completed at ACSD's
office that will estimate the total connection fees for the project.
b. Tap fees are to be paid before issuance of a building permil.
Electric:
City Electric Department. Requirement - As a requirement of the City of
Aspen Electric Department, revisions need to be made as follows:
Page 4 of 5
October 10, 2000
Hotel Aspen LP - PUD Expansion
a. Area lighting must meet new City Code and comply with ornamental lighting
standards.
City Electric Department - Recommendation - As a recommendation of the
City of Aspen Electric Department, revisions need to be made as follows:
a. A new transformer may be need for the property. This can be determined by
the proper determination of electric loads generated by the building.
Construction:
Work in the Public Right of Way
Requirement - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the
applicant as follows:
Approvals
1. Engineering:
The applicant receives approval from the City Engineering
Department (920-5080) for design of improvements, including
grading, drainage, transportationlstreets, landscaping, and
encroachments within public right of way.
2. Parks:
The applicant receives approval from the Parks Department (920-
5120) for vegetation species and for public trail disturbance.
3. Streets:
The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
4. Permits:
Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
DRC Attendees
Staff: Nick Adeh
Chris Bendon
Denis Murray
Nick Lelack
Rich Ryan
Becca Schickling
Ed Van Walraven
Phil Overynder
Cindy Christensen
Applicant's Representative: Bob Morris
NOV. 29. 2000 11:22AM ASPEN HOUSING ore
NO. 124 P.l
MEMORANDUM
TO:
Chris Bendon
FROM:
DATE:
RE:
Cindy Christensen
November 29, 2000
HOTEL ASPI!N LP-PUD EXPANSION
110 West Main Street
2735-124-81-'112
ISSU/!: The applicant has requested a change In the original application and is
requesting approval to add 8 new hotel rooms and two new employee units (the previous
application was to add 16 hotel rooms and three employee unlt8).
SACKClROUND: The Hotel presently has 45 hotel rooms and three employee units
consisting of one two-bedroom unit and two studio units, The applicant states that they
currently have three deed-restricted units. Our records show two units - Unit 100 and
Unit 219. Our records do not show a third unit. However, this dOH not affect this
application.
The lIppllcant Is requesting a GMQS exemption. There are two major issues -- the first
Involves mltlgatlon requirements for the additional employees generated by the
expansion. The second Involves the size, livability and management of the proposed
affordable housing units. The mitigation requirements will be discussed first.
Mltlaatlon: As mentioned In the previous refelTl!ll, there is not a set policy on how to
calculate the mitigation requirements for expansion of lodges, The lodge currently
employs 17 people. broken down as follows:
Full time 4 12 .;. 12 . 1.0 1.0 X 4 = 4.0 !=TE's
8 mo./year 2 8 + 12 . .67 .87 X 2 = 1.34 FTE's
3 mo./year 1 3,," 12 . ,25 .25 X 1 . .25 FTE's
9 mo.lyear 5 9,," 12 = .75 .75 X 5 = 3.75 FTE's
7.5 mo.lyear 1 7.5 + 12 Cl .625 ,625 X 1 = .625 FTE's
7.2 mo.lyear 3 7.2 + 12 = .6 .6 X 3 · 1.8 FTE's
4.5 mo.lyear 1 4.5 -;-12 . .375 ,375 X 1 . .375 FTE's
TOTAL 12.14 FTE's
Therefore, the Hotel Aspen currently has 12,14 FTE's. This Is for 45 hotel rooms, or 0,27
FTE'. per room. The Housing Office In past years has used a mltlgatlon figure of .4
NOY.29.2000 11:22AM ASPEN HOUSING OFC
NO.124 P.2
FTE's per addition.1 lodge room. The applicant is proposing an additional 8 rooms.
therefore, the additional mitigation requirement would be .4 X 8 .. 3.2. Based on the
Code, which stipulatell that 60% meets the threshold for growth management, the
mitigation needed for this redevelopment would be 3.2 X 60% · 1.92 FTE's,
AH Unit The applicant is proposing to construct two one-bedroom units. The one-
bedroom units mitigate for 1.76 FTE's each, therefore, the applicant will be providing
housing for 3.60 FTE's, which is more than what is required.
The units are proposed to be approximately 449 square feet, The units are smaller than
the recommended minimum square footage for a Category 1 or 2 unit. Staff would
recommend that the units be deed restricted no higher than Category 2.
~ECOMMeNDA nON.: Staff recommends the Growth Management Exemption approval
under the following conditions:
1, The mitigation required Is for 1.92 FTE's.
2. The two one-bedroom units being proposed by the applicant satisfy the mitigation
required.
3. The applicant have the ability to rent the unit to a qualified employee of hlsJher
choice as long as the tenant has been approved by the Housing Office under no
v higher than a Category 2 guideline prior to occupancy, end then provide the
tenants with at least a six-month lease.
4. That the deed restrlctlon for the two units should be completed and recorded prior
to building permit approval,
5. A site visit of all of the deed-restricted units is completed prior to Certificate of
Occupancy.
../' 6. The lack of parking should be reviewed and, if possible, one parking space per
affordable housing unit should be provided and reserved for these units.
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Aspen Consolidated Sanitation District
,,..'.,,.... ,- ','
Sy Kelly * Chairman
Paul Smith * Treas
Michael Kelly * Secy
September 19, 2000
SEP 'I, '
John Keleher
Frank Loushin
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"c;''';'J:'~CH}E~,~ruce Mat er y, Mgr
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Chris Bendon
Community Development
130 S. Galena
Aspen, CO 81611
Re: Hotel Aspen LP-PUD
Dear Chris:
The only information that we have received for review concerning this project is a set of plans.
We have not seen the written portion of the application. Based upon the information we've
received we will need to see landscaping plans, drainage plans, and utility plans for the project.
We will need to see survey ofthe current alley utilities, and any proposed changes to these as well
as landscaping and hard surfacing that may be built as part of this expansion.
We will need to complete a flow study of the downstream capacity of our collection system in this
area. If downstream constraints arejdentified they will be eliminated through a system of
additional proportionate fees. As usual, service is contingent upon compliance with the District's
rules, regulations, and specifications which are on file at the District office.
Once detailed plans are available, a tap permit can be completed at our office, which will estimate
the total connection fees for the project. We will request that the fees be paid prior to the issuance
of a building permit.
Sincerely,
'~~."^-~
Bruce Matherly
District Manager
565 N. Mill St.,Aspen, CO 816IlI (970)925-36011 FAX (970) 925-2537
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Aspen Consolidated Sanitation District
Sy Kelly * Chairman
Paul Smith * T reas
Michael Kelly * Secy
October 3, 2000
John Keleher
Frank Loushin
Bruce Matherly, Mgr
Chris Bendon
Community Development
130 S. Galena
Aspen, CO 8161 I
RECEIVED
OCT J 2000
ASPEN i PITKIN
COMMUNITY DEVELOPMENT
Re: Hotel Aspen (2nd half of application)
Dear Chris:
We currently have sufficient collection and treatment capacity to serve the proposed expansion of
the Hotel Aspen. If downstream collection system constraints are identified they will be eliminated
through a system of additional proportionate charges. As usual service is contingent upon
compliance with the District's rules, regulations, and specifications which are on file at the
District office.
Our primary concern rests with the proposed development of the alley area into something similar
to a courtyard. We would need to be certain that the main sewer lines and easements in this area
are protected and accessible for future maintenance. A detailed utility plan for the project is
needed in order for us to complete our review. We also need to see landscape and drainage plans
for the project.
Please call if you have any questions.
Sincerely,
fuerI ~1Irf1/~/d~.
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BnJce M.therly
District Manager
565 N. Mill St.,Aspen, CO 816IlI (970)925-36011 FAX (970) 925-2537
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MEMORANDUM
To:
Chris Bendon, Community Development Department
From:
Lee Cassin, City Environmental Health Director
Date:
September 21, 2000
Re:
Hotel Aspen LP-PUD Expansion
Parcel ID #2735-124-61-112
-----------------------------------------------
-----------------------------------------------
The City of Aspen Environmental Health Department has reviewed the land use submittal for the
Hotel Aspen expansion under authority of the Municipal Code of the City of Aspen, and has the
following comments.
SEWAGE TREA TlvlENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or
occupant of any building used for residence or business purposes within the city to construct or reconstruct an on-
site sewage disposal device."
This facility receives sewage treatment through the Aspen Consolidated Sanitation District
(ACSD), so the ability of the District to handle the increased flow for the project should be
determined by the ACSD.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All builclings, structures, facilities,
parks, or the like within the city limits which use water shall be connected to the municipal water utility system."
The City of Aspen Water Department will determine if adequate water is available for the project.
The City of Aspen water supply meets all standards of the Colorado Department of Health for
drinking water quality.
WATER OU ALITY IMP ACTS: Section 11-1.3 "For the purpose of maintaining and protecting its
municipal water supply from injury and pollution, the city shall exercise regulatory and supervisory jurisdiction
within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal
water supplies for a d dance of five (5) miles above the points from which municipal water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive and parking areas will be
evaluated by the City Engineer.
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve
the maximum practical degree of air purity possible by requiring the use of all available practical methods and
techniques to control, prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to
,..-.
"......'
"lessen congestionll and "avoid transportation demands that cannot be met" as well as to IIprovide clean air by
protecting the natural ,lir sheds and reducing pollutants".
The major air quality impact would be the emissions resulting from the traffic generated by this
expansion if sufficient mitigation measures are not implemented. PM-I0 (83% of which comes
from traffic driving on paved roads) is a significant health concern in Aspen. The traffic generated
would also produce carbon monoxide and other emissions that are health concerns. The
municipal code requires developments to achieve the maximum practical degree of air purity by
using all available practical methods to reduce pollution. The applicant needs to implement
measures that will minimize traffic increases of the development, or offset the emissions from the
project with Plvll0 reduction measures elsewhere. In order to do this, the applicant will need to
determine the traffic increases generated by the project (using standard ITE trip generation rates),
commit to a set of control measures, and show that the control measures offset the traffic or PMI0
produced by the project.
Standards used for trips gcncrated by new development are the trip generation rates and
reductions from the 'Pitkin County Road Standards' which are based on the Institute of
Transportation Enginecrs Trip Generation Report. Fifth Edition.
Examples of mitiga tion measures that have been employed in the past by developers include
providing carpool/ vanpool financial incentives to employees, providing free bus passes,
providing vanpools, providing dial-a-ride service, paying for additional RFT A buses and service,
providing private bus service for employees, limiting parking, allowing residents to pay for
parking spaces if they choose and giving discounts to those who don't, having homeowners
association fees on a sliding scale depending on the number of cars, providing connecting bike
path links in populated areas, plowing bike paths in populated areas, paving dirt shoulders or
high-use parking lots, providing covered and secure bike storage, providing free bike fleets for
residents, building sidewalks to adjacent commercial areas, donating connecting bike path links,
and other measures, Whatever combination of measures the applicant chooses to mitigate PM-I0
emissions and trips generated, is acceptable as long as it prevents additional traffic that would
significantly impact air quality. The City Environmental Health Department has no preference for
which trip reduction measurcs are used, and typically an applicant chooses measures that provide
an ancillary benefi t to the project.
Without mitigation measures, using the ITE figures, this expansion project would generate 152
additional trips. This would have an adverse air quality effect. However, a number of mitigation
measures will reducc the trips generated by the project. For example, trips generated by the
employee units will be reduced since these are onsite dwelling units, so there will be no need for
these employees to drive to work. In addition, trip reduction measures are applied to all the units
/)
in the hotel, including the existing ones, so while there are,1~ new units or dwellings, the trip
reduction measures will apply to all the 61 lodge units and ,the residences. Thus, there are more
potential trip reductions than there would be were these measures used for just the 16 new units.
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One aspect of the proposal that will have a significant beneficial air quality impact is the provision
of fewer parking spaces, which encourages use of RFTA bus service, free skier buses, or walking.
Due to the location of the site within easy walking distance of skiing and restaurants, the need for
parking at this loca tion is much less than it would be in many locations. If no on-street parking
permits are provided, there will be an incentive for the marketing program to be effective.
The lodge's marketing program to encourage guests to not bring a car will help to reduce trips.
A hotel van would be much more effective in reducing trips than will taxi vouchers. We agree
with the applicant's observation that they key to reducing trips is to get the visitors into town
without their renting a car. From that point on, transit options are easily available. Taxi vouchers
are a less secure way to get to the hotel than to be picked up by its own van. However, it may not
be feasible and the taxi voucher system may be more effective than anticipated, especially if it is
strongly marketed. The applicant might also consider sharing an airport van service with another
lodge, or providing other incentives for people to arrive by a means other than a personal car.
The free bike fleet will also serve as a reminder to the guests of the ability to use bicycles for
recreation and to travel within Aspen.
If the City requires additional parking the applicant will need to provide additional trip reduction
measures.
v
A condition of approval should be that the applicant provide a PMIO mitigation
plan for approval from the City of Aspen Environmental Health Department,
which documents that measures are sufficient to offset increases in PMlO caused
by the project. This plan should be approved prior to detailed submission or
issuance of building permits. The Environmental Health Department is happy to
assist applicants in using the ITE books to determine trip generation rates, and to
evaluate trip reduction strategies.
if
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to
fencing to keep dust from blowing onto neighboring properties, watering of dirt areas, daily
cleaning of adjacent paved roads to remove mud that has been carried out, or other measures
necessary to prevent windblown dust from crossing the property line or causing a nuisance.
Dust control will be crucial due to the closeness of existing homes and businesses to the site.
'1J
ASBESTOS Prior to this expansion, including removal of drywall, carpet, tile, etc. from the
existing building, the state must be notified and a person licensed by the state to do asbestos
inspections must do an inspection. The Building Department cannot sign any building permits
until they get this report. If there is no asbestos, the demolition can proceed. If asbestos is
present, a licensed asbestos removal contractor must remove it before the remaining
construction can be done.
,-.
/
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of
environmental pollution tha t reprcsents a present and increasing threat to the public peace and to the health, safety
and welfare of the residents of the City of Aspen and it its visitors. .....Accordingly, it is the policy of council to
provide standards for permissible noise levels in various areas and manners and at various times and to prohibit
noise in excess of those levels. IT
During consh"uction, noise can not exceed maximum permissible sound level standards, and
construction cannot be done except between the hours of 7 a.m. and 10 p~S"m . s site is
adjacent to residential zones where construction is allowed only from 7 AM to 7 P Monday
through Saturday, we strongly encourage the applicant to limit constru 'vities to the
residential time limits.
It is very likely that noise generated during the construction phase of this project will have some
negative impact on the neighborhood. The applicant should be aware of this and take measures to
minimize the predicted high noise levels.
,'/ WILDLIFE PROTECTION ORDINANCE: If the expansion requires changes to the trash area,
r/ the City Environmental Ranger can review the h"ash enclosures to help the applicant ensure
they are wildlife-resistant.
,
FOOD SERVICE FACILTIIES: The kitchen is large enough to handle the continental breakfast
and apres-ski food preparation even with the expansion, so long as the menu is not changed. If
the menu is changed, the applicant will need to submit a plan review to this department.
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Page 1 of 1
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X-Sender: nicka@comdev
X-Mailer: Windows Eudora Pro Version 2.2 (32)
Date: Thu, 30 Nov 200016:14:20 -0600
To: chrisb@cLaspen.co.us
From: Nick Adeh <nicka@cLaspen.co.us>
Subject: Hotel Aspen
Hello Chris -
Following our conversation regarding the redevelopment of the Hotel Aspen
> >property. I have the following requests:
> >1) The head-in parking along Garmisch Street must. at a minimum. be
> >Iicensed as an encroachment and a lease established with the City of
> >Aspen, In this scenario, the parking configuration must become diagonal to
> >satisfy safety concerns. This requires modification to the existing curbs
> >and the loss of a few spaces.
>>
> >1 strongiy recommend this parking be redeveloped as parallel parking with a
> >traditional street tree and snow storage area. This will reduce the number
> >of parking spaces but will significantly improve safety in that area.
> >provide a better pedestrian environment, and an adequate area for snow in
> >the winter months.
>>
> >2) The proposed pull-out area on Main Street cannot be developed as
> >shown. I don't believe this type of modification along Main Street is
> >safe. There is already a RFT A stop and a skier shuttle stop on either side
> >of the proposed area. In addition, a minimum of 60 feet from the corner is
> >needed before the pull-out can be started. This additional distance may
> >place the pull-out too close to the skier shuttle stop.
>>
> >My recommendation is that the parking along Garmisch be redeveloped
> >parallel with a planting and snow storage buffer. A loading area on
> >Garmlsch can be developed within 30 feet of the corner. because it is not a
> >primary street, and this configuration would be much safer. I would
> >support the necessary sign age along Garmisch to facilitate the loading
> >function.
>>
> >Nick Adeh
> >Cheers.
file://C:\TEMP\eud6.htm
12/4/00
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-
HOTEL ASPEN LODGE EXPANSION - MINOR PUD/GMQS EXEMPTION
APPLICATION
PROJECT DESCRIPTION AND STATEMENT OF INTENT AND PURPOSE
This application is submitted by the Hotel Aspen Condominium Association, a Colorado
not for profit corporation ("Applicant"). The Applicant is the owner of the common elements
at the Hotel Aspen which include land and airspace capable of further development. The proposal
is for construction of 16 new hotel rooms and three new employee units. The hotel presently has
45 hotel rooms and three employee units consisting of one 2-bedroom unit and two studio units.
The new hotel rooms and employee units will be added to the hotel by development of a third
floor above the existing two story structure fronting Main Street and the construction of a new
building on the W. Bleeker Street side of the property. The property is zoned LP Overlay with
underlying Office zone for portion fronting Main St./R-6 for portion fronting W. Bleeker St.
This application is a combined GMQS Exemption Application and a Minor PUD
Application for a lodge expansion in the LP Overlay zone. To avoid redundancy, responses to
review issues that are dealt with in both of these code provisions are treated in one, but not both
sections of this application.
1. GMQS Exemption.
Section 1:
Section 26.470.070(M), (as amended by Ordinance 39, series of 1999) authorizes the process for
exempting certain types of development in the Lodge Preservation (LP) Overlay Zone District
from the competition and scoring procedures of the GMQS. The criteria for such exemption are
as follows:
(I) The proposed development is consistent with the Aspen Area Community Plan.
Response: The AACP encourages the preservation of existing lodges and those that are located
in downtown Aspen within the Lodge Preservation Overlay zone ("LP Zone") are permitted to
expand without being processed through the GMQS.
(2) The proposed development is compatible with the character of existing land uses
in the surrounding area and with the purpose of the Lodge Preservation (LP)
Overlay Zone District.
I
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Response: The property is located on Main Street in the vicinity of several other small lodges.
The Molly Gibson and Aspen Mountain Lodge are across the street, the Sardy House is one block
to the east and many other lodges are located along Main Street, both east and west of the
property. The land uses adjacent to the property are an office building and a single family house.
The expansion is compatible with existing land uses and is fully contained on the existing parcel.
The purpose of the LP overlay zone is stated as follows:
"...to provide for and protect small lodge uses on properties historically
used for lodge accommodations, to permit redevelopment of these properties to
accommodate lodge and affordable housing uses, to provide uses accessory and
normally associated with lodge and affordable housing development, to encourage
development which is compatible with the neighborhood and respective of the
manner in which the property- has historically operated, and to provide an
incentive for upgrading existing lodges on-site or onto adjacent properties."
The proposed expansion is fully consistent with these purposes. The property has been
historically used for lodge accommodations. The proposed expansion is for additional lodge
rooms and three one-bedroom affordable housing units. The lodge will continue to be operated as
it has been. The GMQS exemption and PUD flexibility provides an incentive.
(3) Emplovee housing or cash-in-lieu will be provided to mitigate for additional
employees generated bv the development or to mitigate for the demolition of
multi-family housing. as required bv section 26.530. This shall include an analysis
and credit for existing employee generation and the incremental impact between
the existing development and the Proposed development. A recommendation from
the Aspen/Pitkin County Housing Authority shall be considered for this standard.
Response: The applicant proposes the creation of three (3) one-bedroom affordable housing
units on-site to house employees of the lodge. These are in addition to three existing on-site
employee units consisting of one (I) two-bedroom unit and two studio units. The proposed new
sixteen lodge rooms will result in a slight increase in the number of employees necessary to serve
the lodge and its guests. There will be no change in management, front desk or administrative
personnel. One new maid will be needed to service the new rooms. There will also be some
added maintenance duties and some additional time will be incurred by the kitchen staff for the
morning breakfast and apres-ski food service. However, the current maintenance person and
food service employees are working part time and can pick up a few additional hours if needed.
The yard areas which now require some employee time to maintain, will be smaller as a result of
the new buildings, so some employee ground work time will be eliminated. The applicant's
additional employee housing proposal for three new one-bedroom units provides more than the
affordable housing necessary to fully mitigate the new lodge rooms but will assist in providing
needed housing for certain of the lodge's existing employees plus the additional employee
generated by the new lodge rooms. The category for these units needs to accommodate the salary
levels of the employees who need to be housed. Therefore, the applicant requests that it have the
2
ability to adjust the categories as necessary to accommodate the income levels of the employees
to be housed.
The lodge currently employs 17 people, some of whom are full time (forty hours per
week) and some part time. The type of duties and approximate hours are broken down as
follows: a) front desk/management: 5 employees - 2 @ full time, 2 @ 2/3 time, one @ 1/4 time;
b) office operations: I employee @full time; c) food service/concierge: 2 employees- 1 @ 3/4
time, 1 @ 5/8th time; d) maintenance: 1 employee @ 3/4 time; e) housekeeping: 8 employees- 1
@ full time, 3 @ 3/4 time, 3 @ 3/5th time, I @ 3/8th time.
(4) Adequate parking spaces and public facilities exist. will be provided for the
development. or that adequate mitigation measures will be provided. An existing
deficit of required parking mav be maintained through redevelopment.
Response: On-site parking for the three new affordable housing units meets the code's
requirement of one space per unit, however, the lodge is unable to meet the code's .7 parking
spaces per lodge room requirement for the new rooms. The expansion will provide six new
parking spaces on-site, three of which will be for lodge use and the other three will be for the
three new affordable housing apartments. The code's. 7 spaces/room would require 11.2 spaces
for the sixteen new lodge rooms. With three of these being provided on-site, a deficit of 8 spaces
remains.
An existing deficit will be carried forward with respect to the existing lodge rooms. This
deficit is not substantial when the actual parking usage and availability of parking adjacent to the
site is considered. The lodge has historically had the use of 2.1 spaces adjacent to it on Garmish
Street and 10 spaces on site. Although the Garmisch Street spaces are in the City right-of-way
and not technically "on-site," they are always available for lodge guests and the lodge has never
experienced a shortage of parking for its guests. To the public, these spaces appear to be part of
the lodge and they function in that manner. In addition, substantial on-street parking is available
on W. Bleeker Street on the Southerly boundary of the Yellow Brick property. If the 10 existing
on-site spaces and the 21 Garmisch spaces are counted, they total 34 spaces. The .7 code
requirement for the entire project of 45 rooms requires 38 spaces. Viewed in this manner, the
deficit carried forward is only 4 spaces.
The existing deficit is allowed to be carried forward without penalty to the project. The
deficit of 8 parking spaces for the new rooms is not significant and will not result in insufficient
parking for the new lodge rooms for the following reasons:
(i) The lodge is served by all local bus services at stops only steps away from the front
entrance. The City bus routes, RFT A buses and the Skico buses serve the lodge;
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(ii) The downtown location of the lodge facilitates pedestrian travel and most guests do
not need cars;
(iii) The management proposes to encourage guests not to rent cars through a variety of
marketing strategies:
(a) When a booking is made the lodge will notify the guest that they do not need
to rent a car and inform them of the bus system's convenience and availability, and of the lodge's
close proximity to downtown. Based upon the lodge's experience, in the winter, most guests do
not bring or rent cars. In the summer, most guests do bring or rent cars. The opportunity for
pedestrian and bicycle use in the summer is substantial and if proper marketing is done, a
significant reduction the number rental cars can be accomplished.
(b) The management will offer free taxi vouchers to guests to get them to and
from the airport. It is believed that if the guest does not rent a car at the airport, the chances of
them renting a car once they experience the auto-free convenience of the lodge are greatly
reduced. Management has looked into a van service and has found it is simply not feasible for a
small lodge operation. Additional employees would be generated and it would be impossible to
provide timely service to guests seeking rides to different locations at similar times. The voucher
system solves these problems by utilizing the capacity of existing taxi operations and neither puts
more vehicles on the road nor generates the need for more employees.
(c) The lodge will provide free use of bicycles to its guests in the summer and fall.
The availability of these bikes will be included in marketing materials and guests will be
informed of their availability when reservations are made. It is believed many guests will use the
bikes and when coupled with the taxi vouchers and bus system convenience, many guests will
neither rent cars nor chose to drive in Aspen.
(iv) The lodge has a high rate of group bookings. It has an intensive marketing effort
aimed at groups, particularly international groups, which has yielded excellent results.
Approximately 20% of its guests are in groups which arrive by air and by bus, and this
percentage is rising. These guests do not rent cars and thus, do not generate the need for parking
spaces.
(v) Not all of the employees who reside in the employee units have cars. Two of the three
employees who are expected to occupy the new employee units do not have cars. While we
cannot be certain that in the future these or other employees who occupy these units will not have
cars, to the extent they do not use the employee parking spaces, those spaces are available for
lodge guests. Under the current likely scenario, 2 of these spaces will be available for lodge
guests, thus reducing the deficit to only 6 spaces.
We are confident that these measures will result in adequate parking for the lodge.
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The lodge seeks a variation to reduce the parking requirements under the PUD regulations
applicable to lodge expansion in the LP Overlay zone. The foregoing discussion is not repeated
in section II below and is intended to address parking considerations for both the GMQS
exemption and the Minor PUD portion of this application.
(5) There exists sufficient GMQS allotments to accommodate the proposed
development and the allotments are deducted from the respective Annual
Development Allotment and Metro Area Development Ceilings established
pursuant to Section 26.470.050.
Response: Sufficient allotments are available.
5
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,. .,
II. MINOR PUD REVIEW. (26.445.01)
The LP Overlay zone allows for variations in the dimensional requirements of the underlying
zone district pursuant to a Minor PUD process under section 26.445. The purpose of Planned Unit
Development (PUD) designation is to encourage flexibility and innovation in the development of
land which:
A. Promotes the purposes, goals, and objectives ofthe Aspen Area Community Plan.
B. Achieve: a more desirable development pattern, a higher quality design and site
planning, a greater variety in the type and character of development, and a greater
compatibility with existing and future surrounding land uses than would be possible
through the strict application of the underlying zone district provisions.
C. Preserves natural and man-made site features of historic, cultural, or scenic value.
D. Promotes more efficient use ofland, public facilities, and governmental services.
E. Incorporates an appropriate level of public input to the planning process to ensure
sensitivity to neighborhood and community, goals and objectives.
A development application for a Minor Planned Unit Development (Minor PUD) may be
applied for by the property owners of a parcel ofland located within the Lodge Preservation Overlay
(LP) Zone District intended for development consistent with the purpose of the LP Overlay Zone
District.
26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD.
A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor
PUD shall comply with the following standards and requirements. Due to the limited issues
associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain
standards shall not be applied as noted. The burden shall rest upon an applicant to show the
reasonableness ofthe development application, and its conformity to the standards and
procedures of this Chapter and this title.
A. General requirements.
I. The proposed development shall be consistent with the Aspen Area Cornmunity Plan.
Response: See GMQS Exemption Section I above.
2. The proposed development shall be consistent with the character of existing land uses in
the surrounding area.
Response: See GMQS Exemption Section I above.
3. The proposed development shall not adversely affect the future development ofthe
surrounding area.
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Response: The surrounding area is fully developed and its future development potential will not
be adversely affected.
4. The proposed development has either been granted GMQS allotments, is exempt from
GMQS, or GMQS allotments are available to accommodate the proposed development and
will be considered prior to, or in combination with, final PUD development plan review.
Response: This application seeks a GMQS exemption for this LP Overlay lodge expansion.
Sufficient allotments are available.
B. Dimensional Requirements.
Response: The dimensional requirements for the project based upon the underlying zone
district and the variations of the dimensional requirements through the PUD process are set forth
on Exhibit 1 attached hereto. The property is located in an area which can accommodate
increased density and the variations proposed. There is adequate utility and road infrastructure, a
full array of public transit facilities within 100 feet of the entrance to the lodge, pedestrian
accessibility to the downtown core and no natural or manrnade hazard areas exist. The proposed
site plan and architectural design of the expansion are compatible with the surrounding
neighborhood and are subject to HPC review to ensure their quality and compatible design and
open space features.
c. Parking Variation
Response: With respect to the requested variation in the parking requirements, please see
Section I GMQS Exemption for detailed parking variation discussion.
D. Density Increase
Response: This application proposes an increase in the density of the project over that which
is allowed in the underlying zone district. The City's recently adopted amendments to the lodge
preservation program were specifically enacted to permit the type of expansion proposed and
allowed for such a density increase. The City deems it in the public interest to foster the
economic viability of small lodges and provide additional tourist beds to stem the dramatic loss
of moderately priced tourist accommodations and to provide an alternative to larger, more
expensive hotels. This is fully consistent with relevant goals of the AACP. There is no impact
on the surrounding area by reason of the expansion. The expansion of the Hotel Aspen will allow
an efficient use of existing infrastructure and take advantage of a location which has proximity
to the downtown commercial core and both pedestrian accessibility to venues in the downtown
area and public transportation availability to skiing and summer attractions.
E. Site Design
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Response: The existing natural features of the site consist primarily of the large spruce tees along
main street. These trees will not be disturbed by the expansion. The design of the project places new
lodge rooms on a new third floor of one of the existing buildings, set back almost seventy feet from
Main Street. The remaining new rooms and affordable housing units are located in two new
buildings on the rear of the site, adjoining W. Bleeker Street. The utilization of new third floor space
is the most efficient method of providing new space without increasing lot coverage and the new
buildings in the rear of the property cluster development into a compact footprint. A new upper level
bridge attaches the building elements and creates a much more efficient circulation and service
capability for the lodge than has previously existed. This feature will improve the programmatic
attributes of the lodge operation.
The architectural plans for the project are subject to an HPC review to ensure neighborhood
design compatibility along the Main Street historic district. Their orientation contributes to the urban
context and is appropriate "in-fill" development. Pedestrian, emergency and handicap access is
provided. Site drainage is provided for and will not negatively impact surrounding properties.
F. Landscape Plan.
Response: The plans attached to this application (the "Plans") contain a landscape plan. The
design of the project, utilizing a new third floor over an existing building and constructing new
buildings at the rear of the property, preserves existing trees and landscape features. The landscape
plan results in a design that is compatible with the visual character of the city, with surrounding
parcels and with existing and proposed features of the subject property. The landscape plan meets
all requirements of the code. It exhibits a well designed treatment of exterior spaces, preserves
significant existing vegetation, and provides an ample quantity and variety of ornamental plant
species suitable for the Aspen area climate; significant existing natural and man-made site features,
which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate
manner; and, the proposed method of protecting existing vegetation and other landscape features is
appropriate;
G. 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 ofthe proposed development.
Response: The proposed expansion represents a significant improvement in the architectural
elements and style of the Hotel Aspen. New rooflines and exterior elevations dramatically change
the appearance of the lodge from what is now a nice, but somewhat non-descript, cosmetically
updated older lodge (formerly "The Nugget Lodge") to a warm and inviting mountain style lodge
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which provides architectural elements that are resonant of the Main Street historic district. New
features, such as the bridge between buildings, improve the function of the hotel operation.
This standard also encourages efficient use of resources. These standards are:
A. incorporate, to the extent practical, natural heating and cooling by taking advantage
of the property's solar access, shade, and vegetation and by use of non- or less-
intensive mechanical systems.
Response: The new building elements will provide a roof with a higher "R" rating than the current
roof and energy efficient glazing that reflects heat in summer and keeps heat in during the winter.
The exterior walls will be insulated with R -19 insulation factor materials. The orientation of the
building allows the new third floor rooms to have excellent solar exposure. The new boilers will
be state-of-the-art, energy efficient units.
B. accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Response: The expansion provides snow storage areas and its roof design anticipates areas
where snow shedding will occur, and they are designed for pedestrian and structure safety. The
design of the roof with its substantial insulation will limit the build-up of ice and water and will
not require significant maintenance.
H. Lighting.
The purpose of this standard to ensure the exterior of the development will be lighted in an
appropriate manner considering both public safety and general aesthetic concerns.
Response: All exterior lighting will fully comply with new City lighting codes and will be
appropriate for the site and its structures.
I. Common Park, Open Space, or Recreation Area.
Response: The proposed development includes a common recreation area for the mutual benefit
of all lodge guests. The existing swimming pool and Jacuzzi have the capacity to serve the new
lodge rooms. These facilities are common elements and are owned by the hotel condominium owners
in common. The permanent care and maintenance of the recreation areas and shared facilities are
provided for by the existing condominium documents.
J. Utilities and Public facilities.
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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.
Response: Adequate public infrastructure facilities exist to accommodate the development without
any improvements.
K. Access and Circulation.
The relevant purpose of this standard is to ensure the development is easily accessible, does not
unduly burden the surrounding road network.
Response: Each structure 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.
The proposed development, vehicular access points, and parking arrangement do not create traffic
congestion on the roads surrounding the proposed development.
26.445.060 Application Materials.
A. Final, Consolidated, and Minor Development Plan.
The contents of this development application for Minor PUD review include the following:
The general application information required in Common Procedures, Section 26.304.(sic-
26.52.030) is as follows:
I. The applicant is the Hotel Aspen Condominium Association, a Colorado not-for-profit
corporation, whose address is c/o Robert Prentis Morris, The Aspen Group, Inc., 415 East
Main Street, #210, Aspen, Colorado 81611,925-8081.
2. A consent to process this application is attached at Exhibit 3.
3. A current title commitment disclosing ownership and liens, etc., is attached at Exhibit 4.
4. An 8 Y, x II" vicinity map is attached at Exhibit 2.
5. The plans for the project are attached as the "Plans" consisting of several sheets. The
Plans include a Site Improvement Survey, Architectural drawings, and a Landscape Plan.
These Plans provide the applicable information required by Section 26.480.060(A)(3).
6. This Project Description and Statement ofIntent and Purpose includes a detailed description
and site plan of the proposed development including a statement of the objectives to be achieved
by the PUD and a description of the proposed land uses, densities, natural features, traffic and
10
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pedestrian circulation, off-street parking, open space areas, infrastructure improvements and site
drainage.
7. A statement specifying the method of maintaining any proposed common areas on the site,
including, but not limited to, common parking areas, walkways, landscaped areas and
recreational facilities, and what specific assurances will be made to ensure the continual
maintenance of said areas is included in this Statement of Intent and Purpose.
8. A description ofthe dimensional requirements requested to be established through the
review is attached at Exhibit 1.
9. A written response to each of the PUD Review Criteria contained in section, Section
26.445.050 is included in this Statement ofIntent and Purpose.
10. Proposed PUD Plans and a proposed PUD Agreement will be provided for staff review
after approval of this proposal and before the final plat is recorded. The terms of the PUD
Agreement will reflect all conditions of the development as approved by City CounciL
11. The pre-application summary sheet is attached hereto at Exhibit 5.
12. Staff has requested information concerning the alley relocation that took place in 1984.
Attached hereto at Exhibit 6 are two quit claim deeds, one from the owner to the City and the
other from the City to the owner, exchanging the alley areas, and a copy of the minutes of the
October 22,1984 Council hearing where the relocation of the alley was authorized. Also,
Plans attached to this application contain the cover sheet ofthe Hotel Aspen Condominium
Plat which shows the alley areas exchanged by the deeds.
Respectfully submitted this 20th day of July, 2000,
KLEIN-ZIMET PROFESSIONAL CORPORATION
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By: ~.
Herbert S. Klein
aspengro\expapp.4
11
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HOTEL ASPEN
LODGE
EXPANSION
INDEX
of
EXHIBITS
Document
Tab No
Descript'
lon
Vicinit
y Map
Consent & . . . .
Land Us Authorizat'
e Appl' lon
T' lcation
ltle Comm'
ltment
Pre-Apple
lcation
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Council Manglng
eeting
of Dime .
nSlonal
Req .
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1.
2 .
to P
rocess
3 .
4.
Conference S
ummary
alley areas
on Octob and Minutes of
er 22, 1984 City
5.
6 .
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Parking - New Units
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Total 14.2.
6 new Spaces provided.
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m. 15. 1999 4: 30PM
PITKIN COUNTY TITLE
,I -"
NO, 2034 P.2
." I
--..
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COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1, Effective Date: December 1. 1999 at 8:30 AM
Case No. PCT14851
2. Policy or Policies to be issued:
Proposed Insured: .
Amount$ 0.00
Premium$ 0.00
Rate:
(a) ALTA Owner's Policy-Form 1992
Proposed Insured:
Amount$ 0.00
Premium$ 0.00
Rate:
(b) ALTA Loan Policy-Form 1992
Tax Certificate: $10.00
3. Title to the FEE SIMPLE estate or interest in Ihe land described or referred to in this Commitment is at the
effective date hereof vested in:
HOTEL ASPEN CONDOMINIUM ASSOCIATION, A COLORADO NOT-FOR-PROFIT INC.
CORPORATION
4. The land referred to in this Commitment is situated in the County of PITKtN State of COLORADO and is
described as follows:
ALL GENERAL COMMON ELEMENTS. HOTEL ASPEN.
as defined and described in the Condominium Declaration for Hotel Aspen, a Condominium. recorded in
Book 482 at Page 43 and Amendment to the Condominium Declaration for Hotel Aspen. a Condominium.
recorded in Book 482 at Page 134 and Second Amendment recorded in Book 590 at Page 457. and the
Condominium Map for Hotel Aspen. a Condominium, recorded in Plat Book 17 at Page 1 and Amendment
thereto recorded in Plat Book 22 at Page 36.
PITKI:-I COUNTY TITLE, INC.
601 E. HOPKINS
ASPE:-:, co, 81611
971)-'::125-1;66
'!7t1.nS-bS27 FAX
At.:THORIZED AGE1\T
Schedule A-PG.1
This Commitment is invalid
unless the Insuring
Provisions and Schedules
A and B are attached.
EXHIBIT 4-
IlR 15. 1999 4: 30PM
PIJ.K.IN COUNTY TITlE
-,
NO. 2034 P.3
"'<, '"
-
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly fiied
for record to-wit:
THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY. IT IS NOT A
CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE
EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO
MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE
RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS
ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION
CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED
WITH ANY FINANCIAL L1ABILI1Y SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS
NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE.
<..","
,...."
-
NO. 2034
P.4
DR 15, 1999 4:30PM
PI}S,)N COUNTY TITLE
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies. conflicts in boundary lines. shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and Which are not shown by the public records.
4. Any lien. or right to a lien, for services. labor, or material heretofore or hereafter furnished, imposea by law
and not shown by the public records.
5, Defects, liens. encumbrances, adverse claims or other matters. if any, created. first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insurea
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7, Reservations and exceptions as set forth in the Deed from the City of Aspen of record providing as follows:
''That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining
claim or possession held under existing laws".
8, Terms and conditions of Ordinance No. 60 recorded in Book 321 at Page 51.
9. Terms, conditions. obligations and all matters as set forth in Statement of Exception from the Fuil
Subdivision Process recorded February 28, 1985 in Book 482 at Page 43,
10, Terms. conditions, provisions, obligations. easements, restrictions and assessments as set forth in the
Condominium Declaration for Hotel Aspen recorded February 26. 1965 in Book 482 at Page 43, deleting
therefrom any restrictions indicating preference, limitation or discrimination based on race. color, religion,
sex. handicap, familial status or national origin,
And Amended by Amendment recorded March 1, 1985 'In Book 482 at 134.
And Amended by Second Amendment recorded April 21, 1 989 in Book 590 at 457.
11, Terms, condllions, provisions, obligations and all matters as set forth in the Articles of Incorporation 01
Hotel Aspen Condominium Association recorded March 6, 1965 in 800k 482 at Page 294.
12, Terms, conditions, provisions, obligations and all matters as set forth in the 8y-Laws of Hotel Aspen
Condominium Association recorded March 7, 1985 in 1300k 482 at Page 353.
13. Terms and conditions of Nugget Alley Relocation as set forth in the Minutes of Aspen City Council
recorded in Book 482 at Page 350.
(C(11lm1Ul:::~1)
1lEC. 15. 1999 4: 31 PM
P,~'~]N COUNTY TITLE
'.
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'-
NO.2034 P.5
SCHEDULE B SECTION 2
EXCEPTIONS - (Continued)
14. Easements. rights of way and all matters as disclosed on Plat of subject property recorded February 28, 1SlS5
in Plat Book 17 at Page 1 and amendment thereto recorded in Plat Book 22 at Page 36.
15. Terms, conditions, provisions and obligations as set forth in Dedication of Reai Property 10 Employee Housing
Restrictions recorded July 19,1989 in Book 597 at Page 667 (Affects Unit 100) and recorded February 22.1993
in Book 704 at Page 107 (Affects Unit219).
16. Terms, conditions. provisions. obligations and all matters as setlorth in Ordinance No.2, Series of '997 by
Aspen City Council recorded September 3. 1997 as Reception No. 407979.
c
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'-'
DEC.27.1999 4:27PM
GIBSON RENO
NO.1S1
P.2
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--
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
--........
PLANNER:
Chris B<lIldon, 920.5 072
DATE: n.16.99
PROJECT;
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION;
DESCRIPTION:
Hotel Aspen Expansion
Reno-Smith, Architecture. Herb-Klein, Atty.
Bob Morris representing Condo Assoc.
3 Step. HPC conceptual and Final, Minor PUD, LP Expansion, AH GMQS exemption,
Addition of 17 (plus or minus) lodge units to existing LP Lodge. 3 (plus Or minus)
Affordable houslllg units.
land Use Code Section(s)
26.445 Planned Unit Development (See Ordinance 35.)
26,710.180 Office Zone District
26,710,320 lodge Preservation Zone District Overlay (See Ordinance 39,)
26.470.070(M) Lodge Preservation Program (See Ordinance 39.)
26.415 Development in an Historic District
26.304 Common Development Review Procedures.
Review by:
--
. Staff for completeness.
. Development review committee (DRC) for technical considerations. The Housing Office may
refer the project to the Housing Board
. Community Development Director for recommendations to Boards
. Historic Preservation Commission for Conceptual Development Plan. (PH)
. . Planning and Zoning Commission for POO recommendation and GMQS allotments. (PH)
. City Council for POO final. (PH)
. Historic Preservation Commission for Final Development Plan. (PH)
. Vesting is automatic and initiates after final approval.
Public Hearing:
Yes, every Board as noted above by (PH). Applicant must post property and mail notice at least
10 days prior to hearing, Or at least 15 days prior to tile public hearing if any federal agency,
state, county, municipal government, school, service district or other governmental or quasi-
governmental agency owns property within three hundred (300) feet of the property subject to the
development application. Applicant will need to provide proof of posting and mailing with an
affidavit at the public hearing.
Engineering, Housing, Parks, Fire Marshall, Water, ACSD, Streets, Building
Planning Deposit Major ($2,220 for 12 hours) J'1 ~'5/i&:Y-
Significant Development (flat fee). Requires payment for both conceptual and fiual ($624 x 2)
Engineering, Major ($320); Housing, Major ($320)
54,108 (additional planning hours over deposit amount are billed at a rate of $185/hour)
Referral Agencies:
Planning Fees:
Historic Fees:
Referral Agency Fees:
Total Deposit:
To apply, submit the following information;
1.
......... 2.
3.
Proof of ownership.
Signed fee agreement
Applicant's name, address and telephone number in a letter signed by the applicant which states the name,
address and telephone number of the representative authorized to act on behalf of the applicant.
Street address and legal description of the parcel on which development is proposed to occur, consisting of a
current certificate from a title insurance company, Or attorney licensed to practice in ti,e State of Colorado, listing
4.
EXHIBIT 5
DEC.27.1999 4:28PM
."' - " .:;~
'-./' 5.
6.
GIBSON RENO
NO.151
P.3
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--.,
-
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7.
8.
the names of all owners of the property, aud all mortgages, judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner's right to apply for the Development Application.
Total deposit for review of the application.
40 Copies of the complete application packet and maps. One to Planner prior to remaining sets.
HPC = 12; PZ = 10; GMC ~ PZ+5; CC ~ 7; Referral Agencies = Ilea.; Planuing Staff = 1
An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status, including all easements
and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado.
This must be current (within one year) and signed by a surveyor.
A written description of the proposal and an explanation in written, graphic, or model fonn of how the proposed
development complies with the review standards relevant to the development application. Please include existing
conditions as well as proposed. Please provide a written response to all criteria.
List of adjacent property owners within 300' for public hearing. Contact Ann Stark in GIS Dept. 920.5453.
Copies of prior approvals. Alley vacation.
Additional application material as requircd for specific review. (See attached application packet and Ordinances.)
9.
10.
11.
12.
Notes;
1. The application contents and review criteria for both PUD md LP Program are contained in the attached Ordinances.
2. The application should address the demand for, and provision of, guest parking. Opportunity to provide a shuttle
service should be considered.
3. Plalmer recommends a modification of the review procedures, pursuant to Section 26.304, to include parking review
for affordable housing with Planned Unit Development.
- 4. Upon consultation with the applicant, the schedule between the PUD Ordinance with City Council and the Final
development plan with the HPC may be amended. One possible amendment discussed would be to allow City
Council to consider the Ordinance on first reading prior to tho HPC final review, and then schedule second reading of
the Ordinance after HPC's final approval. Procedures may be amended pursuant to 26.304.060(B) and
26.415.010(C)(2).
5. Planner suggests applicant submit one copy for initial complction review prior to making additional copies.
Disclaimer:
The foregoing summary is advisoX)' in uaN11l only and is not binding on the City. The summary is based on current zoning, which is
sobject to change in the future and upon factual representations that mayor may not be a<:eurate. The ,ununary doe. not ereate a legal
or vested right.
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1" Ih.. COllntyof ni t.ldn lu.d ~t.~ of enlnradn, of th.. .....nnd put: I
WIT;olF.!'l~F:Tn. That tll" .,,1,1 pnrty ot the tint p.rt, for .nrlln fnnlldo:orlUnn It! Ih, 111m lit
1'";-'1 DOl.l/':;:; ...,nd oU,,,, rynC'd u'1r\ v,llu.,IJIQ con~itl('r.,tion --------________ ~. ;
tlltl" ..1,1 rart)' f>f thll t,nt rut In hll.nd p.ldhyth...ld f1l\tty of 'hI! ..rond part,tha m,ll'Itwh,,,,ofla ha,..b, I:,
,'nnt~u~d IIIHI IIdcnnwl......l'rd, hlU I'rnntrl!, har"nln..d, '0101 and ronv'J,.d, .nd 11)' thfl" rrr..nu cion ,rant, barpln. ,
~rll, rtn\'..)' IIn<l ~nnfl"m, unl" Ih.. ~1Ii<1 rnrt\. o( Ihl! ......,nd ra"t, hi. hl'lr. IInd llu1ll"lI\ (Ol'l'vrr, III the followlnr Ii
.!..~..rl"cod l<>t or ra""1'1 "f inn.!, ollullle, h'lnl' IIn,1 brinl' In thl! I
Count)' or rilkin IInd Sllllo of Colondo. t.:>.wlt; .
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^ p.:orcel of land SitUiited in Block 58, City of Aspen, 0;)10rOOo, ard bein:) JlDre
hIlly de~cribm as follows: Beqinr,ing lit the Southwp.sterly corner of the
F'~'l.stPrly half of lot E, sc"J1d Dlock SR, !:h(>nce N 14"50'49" l:: 100.00 feet to the
northf'rly oounnary 1 i~ of said [3lock 58. thence alom sClid ooundary line S
7,:).U9'11" E 22.94 fc><:'t; thcnro 514"50140" W 100.00 fer.t; thence N 75"0'1'11" \01
22.94 (('PI: to thf' F-Jint of bt>ginnitJ), containing 2294 squ..']re feet, nore or
lC'f,s.
TOGF.TIIF.R wllh an Ind .1nll'\lll1r thll h'lr"dl~m"nw Ind arrurtell.nt'"a th"'tto b..IOIIlJl'ln.., or In an)"l"I,.
al"l"l'rlnlnlnl', a"d lh, ..."nlon an.1 nv.tllona. ,..mllnll., And remalnd,,", "nu, Inu.. and rroflu th.nof, .nd all
th. ,,~IAI.II, rll'ht, tltl., Inl.ll,...t. el.lm anet d."and whlulMIve, of the 'Ald PI"" "t th. It,d r-pt, ,Ithtr In l.w
or t<1l1lt~, (1(, In and l<l tl,1' al>llvl! ha"1'1I1n..d rHlmllle~, wllh the hl'l'I!dlt.ml!nu .nd ApI"U'll'nanrtl.
Tn ITAYI> AND TO 1101.0 lhe ~lIld Ilr"mI11" .bo". bllrl'llnl!d .nd dl'lnlbl!od, wllh the appurtlunfl'l, unto the
..Id fllul)' ot lh, ~~n,ll"a>1, hll heln and luh:nl lon"er. And thll ..Id party 01 the l1t1t part, 10' hlmull. hll hll,I,
.JlI'~uto"ll, and ,dmlnl'tuton. d(MI' (O""nll"t. ,,'Int. bar..,'n, And .1tH to and with the eAld party of tha ..eond rart,
hi, h"'t_ and lulltnll, that at th.~ tlmlt (It thl! '''"Ilallnl' and dellve" of thu, preunlll, he II well ",1Il'd d thlt premllu
ahon f","v').l'd. II or Irood, lun, 1""lect, ..hllolllt. and Indtofulllhle ..~lI! of Inhl'rl~ntl!, In law, In Ie, ,I"'plll, .nd
h.. ltfIo,d ,ll'ht, tull flOwer .nd lawful .uthorlt;- to ..ra"t, barllaln, ul1 IInd ~n"'y the I.ml! In mllnn.., .nd lorm II
a'llrt~lIhlh't till' umr A"" (rl'f' an.1 rh'lf Irnm an lormer And olh,,, ,rant_, hll""lln., ..lrll, 111'"', tlllfe.,
,~~t".'"m.. ~,':!~'''~M~':''I'f!,.f wh..",...", klml (lr nlltUte .~"I'r.
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Ind the .bo.... ba,..aln. pNlm In In the q,lIlet rtn" pu,..bl. po.....lor. "I thl "ld p.rt, 01 the ueond plrt, hi. h.ln
and '11.111'1 leal:..t !III Ind ,,,,,, Pfr~n or pllllln. lawfull, dllmlnc 0' to elll'" the whole or .., p.n th",or, tIl,
"hi party of thl lint par~ ~~al1 an" ",111 ''''AP.RANT AND FOREVER DEFEND, Th, .Inrulllr numb., ah.lllndud.
thl! plunl, the plural th. "'uVular, and the u., (Of .ny I'l'nd" .hlll bllllPl"lluble to alll'flld...T.
IN' WITNF.~1il WI'F.R'F.OF', Ihl' ..1" plIn, ot thl! liMIt I"ut hn hntunto let hll hInd and "'III th, dll' Ind )'far
rlratllh(l......'lttl'n.
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~TATF. OF COLOf~ADO
County of Pitki.n
Tha fottlr'lllnl' In.trument .u .rkno..ll'd,rd berO" tnI! thl,
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YUI'l' CLAIM DEED
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TIllS OEF:D, Mad" this
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South Galena
190'}, bctwt'en tht City of ASl--en, Colorddo, 1JU
Street, Aspcn, Colorado 81611, of th(' Cnunty o[ Pitkin dnd State
of Colorlido, grantor, and The liotel Aspen, Ltd., 73U East Durant
Avenue, Ae:.pen, Color..do 81fill, ..;f the County of pitkin and State
of Colorado, qrant.el),
Wl'l'NESSfo:'fi1, That the- grantot, for <.Ind in considc('<J.tion of the
Rum of Ten Dollars and other good and vAluahle consideration the
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rf?'ceipt and sufficif>ncy of which is hereby acknowledged, has
remised, released, sold, conveyed and quil claimed, and by theRe
prespnt~ does remi!';e, r~leils"', sell, convey and quit claim unto
the grantee, its heirs, succ~ssorn ~nd 3ssigns, forever, all the
right, title, interest, claim and deman~ which the ~rantor has in
and to tile real property, toqethcr ....ith i:"lpTovt.m~nts, if any,
situate, lying and being in the county of Pitkin and State of
Col.)rado, describec: as follows:
The ~asterly 112.04 feet of the alley of Block 58, City of
l\spen.
.,
This conveyance results from the relocation of the above-
described alley as indicated on the condominium plat and the
convey~nce by warranty deed to the City of that property
described uS follows:
r~ .
^ parc,:>l at land !;ituat~d in Block 58, City of Aspen, Colo-
rado, and bplng mort!' fully dp.~cribNJ as follows' 8~gin.,ing
at the scuthwc:ltcrly corner of tht' Easterly half of Lot F.:,
said BI~ck 58, thence N 14.50149" E 100.00 fpet to the
Norther Iv boundary line of said Block 58; thence along said
bound~ry lin~ S 75.09"11" E. 22.94 feet: thence S 14.50'49"
W 100,00 feet, thence N 75.09'11" W 22,94 feet to the polnt
of beginning, containing 22'i:1'4 square ft'l't, more or leso.
TO HAVE AND TO HOLD the sam~, togethpr with all and singlJlar
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the appurtenar ."5 and privi11')tjPs thNPunto helonging ur in anywise
thereunto appertaininq, and all the est~te, right, title, interest
and claim whatsoever, of the IJrantor, either in law or equity, to
the only propp.r use, bf'nefit. anti be>hoot of thp. grantee, its heirs
h~1l~
and assign~s f0rev~r,
IN WITNF:SS \<jllf;RI~Or, thf' qr'lnt~.r~~.,:cut@d this deed on the
date> set [orth above.
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Il.tsOt.U"ION .)1, 5r:Jl:rs or l.~4 - AllQF:in'i :~B ...d9~t
City Mana,er SC'hllllnq told CO\lftel1 the eotllll".II'!<:lltlonl board ',.I, h,ld....., ".Un,. 1'1"."t1y
and h.. ueo.....c-..d..d l...n1In'l another dllr'letl'r. 8ehl111nq UtI! h. 1111 hall 1'111 eOM...r".
lbO'll the I'l... polHiC" In.",...d, dOli I n,_'t Iq,." H I., nle.aur)' for puhl1e ..fuy hut
thIn.. In .0.... l...on. to fund tl'lll I>OUtion, 0"1 of tl'll pro:"l"... l' plnonllll turnOYlr,
wl'llo;ll II IIOt ,ood. Thl wonload tl ,Iut..'l bu..en.d up. 3chl~lt..q Uid 10... pnor
cdcul.tlo.., .....r. ..ot Corr"Cl, Th. ortqln'l rlqu'u wn for ",000 but t.hl. palt1o"
c... bl fll..d.d for 1~100. Tl'Il' 1, a eha",. Il'1 the> dtr'ctor'. Uhry ...d Ino_a.. not
hlld1n, thl r.cordl po.alon.
Gary Plll..lay nquntlld th.t ,".. atr..t tr.. pr".,r... of usao b. uinltlhd lnto th. bJd,..t.
r;;: :~~r;:I:I~t''1~:e~:n: ~~~~I b;~~~1:~~~t;r~~~~;y .~r::d:I:~e~~~t~;I~~:ti;:n;: :~~I::..n 1
tor r,lld...tl a"d "illtorl both. '1ho eny hll o~'.n 10'lnq crotton.""o,l. o"ar tll. y.arl.
Thh pro,n,... ..pl.en tl'l. tun till etty I, lounq. O'Yid Whtt. laid h. I'll' talk.d t~
. lot or r""r:'. about thl Coon blk.. u". and p.rpl. WOuld llk. to lIP. tt h.ppa.. and tll.
eo_unlly .hould r.lock at thll d.elllon, Council'.-o!...n "'.11. 1.ld tll1l ..... not Councl1'.
d....l.lon bill on.. ot th.. or'lanl!",rl ...ho lIell..duled thll dU'lnq a wllekllnd whln thl IOd,..1
w.rl UU..d. "'ayor Stirll..'l la.d COllnell could .dd lhull\fIn..y Into tl'll bud".t a"d n.,o.
UIU Itttl\ ('nora to chan'l' th. .,oUcy about atayln, in !'riy.t. h_".. Coun"il...n JlOllqul.t
..ldh...."uldn'lt llkl to... th'.Yolnt put On poorly.
"1.Oibb.,,,, ._ld th.n h . ,roup ot cLtlnnl tqln, to lnenu. the qu.lity or thl ,olt
c'>Ura. .n'\ Ih~ U'" ot U,,, cour~., Thl. lu_..r Ht'r. .....r. I." l.rq. ,olt tourn''''~nt. and
, 10c.1 onl " T~" ,roup I. lMllr..tll'f ln q"tUB'l . ,eA tOllr".......nt 1n A.....n. Glbbnnl
.dd h. WOuld hk. thll eny to fund till 'lolf 1lr<'''oUon .nd to UI. thl IOon.y ln lhlhr.nt
w.y.. The prOllloUon Ih" IU"""", 'lot bl!'tt.r 'loll eoun. Iupolun, lnen...d bl'Unl"
r.y.nu..., provid..4 tu"d. tor ch~rl ty. "'"yor 5t all.n<:j .aid ht' .upport. thl, prO'lr.",.
COllndl"'o,un "'.lle .ud Ii'll would Ukll th(< IOonl'l tor thll eOlllp,,,,.b!t' worth .tudy put back
Into lh. budq.t, ThleHyh'l r.."atv.4.propc..llr....cOOIIp.nytOdothl..tUJytor
U~OO.
City Man.qar 5chl11I", told Cou..rll h.. hn been w"rkl"... with the Plnonnal dlr.etor to brln,
!.eo""""nd.Uonl toCoun"ll tOlOu.approprilltr Idj\lUIOlnt.. '1"'11 1. not a eUlllp.ubla Worth
Itudy but. p.y .q\llty elallltleaUOn. H.yor Stlrlln, uld Ihn. "quilt. tot..1 .H,OOO
'lut raqullt, addltional eO!lUft\lnlcltlonl .tatt_lIIbar "100 1111n fayor, w!th th. .xc.ptton
ot M.yor Stlrl1nq. St'cond, r-:rc "'.tchln9 .tr..t tr.t' pro'l~'" .ll In hY(:or "'l.th (h. exe.pUon
at Counellw""'I!I Will.. '1hlrd, Coora da.. ,t'qullt of '12,JOO M.yor Stll11n'l In.lavorl
othllr oppol.d. FOUrth, r..",u.u contlnu. pr01'\otln'l qolt "our.. of 510,001) ",,,,'or Stlrhn,
in fayor, othlr oPI>OIC'd. Fl!th 'l~OO for eOl'lp.u,'bl. worth study all 1n faYor, With th.
,.c..ptlon o~ CO\1n..ll"lIn 81Qlltquut. Counell .pJ.>~"v"d In addltion.l 112,000 to th. un
bud,et .. pr...nted.
CouneU..n Il"""'\lllt ~Yed to adopt "'.Iolutio" '14, I. tie. or UU, II _.nd.ed, ueond.d
br CouncU..n kn.cl'll..
*rot 1~1rl1n, IUd thl llpandUur., Ira .. rrllj.ctld but the .al.' till nY.nu. 11 ""det
bud,.. by 1/2 per e.nt. M.yor ItirHn, IIld h" ta ec.nenn.d .bout tho ..i par e.nt tar,1t
tor HU and do". not w.nt to q..t in troubln'lltll the un projrcUon. ltayor IUrUn,
uhl th. :"U bUd".t ".. !I""I In Jt Ihat Il~v.. I,ut b...n In raeent budq..t. On. 11111,000
t.o taka eln or tho tralh. Councih..n Jltne"M 1,0lnted out thai the eonlrlbuU"'n to 'CI'A
ha. blllln r.duc.d thll IIIIlII .mount. Mayor Stlr.lr,q .dd Council ha. . eontln.,.ney tund In
th. bud,.t, erl'lln.lly ot 5'11,000 for CouneU to u.. to tund v.rlO11I rllquo~t. durinq the
'.'r. '11'1. budq.t .leo eonta1n. th.. d..bt leorvlco:o, ror eaplt.l IlIprOy....,ntl t"'r the Urtt
,...r ot. Uy. y"ar proqr.... Mayor StlrHn'l .a1d Counell II not tunlllnq .ny ....ney rer
.Int.rn.tional, the qolt ('our I" I'rolllOtlon, or th.. cH)' ..n.,e_nt .uda. Kayor lltUUnq
..kad ""1<::1'1 city tt"1 .ra be1nq lnc;;Ullt'.j. Fln",..ell Olractor lald thl .oftblU ran ...Ul
hi Inera'Ud bal.d on dlrc.:t eOltl! the- en'lln""r!n'l he. wl11 h. lnen...d IU'lht_ly, wlt.r
rat.. will b. pr....nUd to tOllndl. Golt counll t... will heU'" .UOhtly. T"d Arlll.ttr::ll'l'
r.cr..tion director, ..k..j Ilow to proec..d with t~." qolt prOlllOtl11n pro,,.,,,. Mayor'tirllnq
.ald thllY .ho\lld =.... b."k wlth 'peelfle propo..l.. CO\lnell"'.n kn.eht '.ld t". AD Oll'll\t
to hi Inyolv.d In flInd1n, tllll .ho and . pro~..l brou'lht b'ek.
All In laoror, witll the .xe.pUon ot Mayor IUrlln.,. MoUon carried.
~llOLl1'l'IOII' IJ~. llr.IItIE!': or t!.!..! & C.rtHy\n, Mill L.vy
Councll"an 110l!1quI't lIf1ved, 9ly.n the .~dJtlonl 10 the hud,.t, COllnel1 .pproy.d "..olutlon
In, nit, with a"Ullav)'or 4.00,"1111. Mnt101 DIES tor llek of ueol14
Mayor ItirHn, pointed out th. 'ehool bo.rd h .I~lnq ror . 2.11 "Ul l."y 1ncl.... In an
eleetlon tOllOrt"". '1h. cO\lllt)' h allo I.ltlnq tor.n 'ner..... ln "111 layy or 1.5 _1111.
".yor IUrUn, lald Lt 11 illporunt the Cll)' hold thl1r ..Ul l.vy.
I Mayor IthUnq "oYi!d tht city eltC,...1 the _tll l.yy tr~ l.1I to l.50 ..UII. MoUon DIU
tor lack of I...cand.
COllndlll\.n Itnet'ht fIlay...:! to .,dopt "'..olullo" 'l', lIuln of 1914, .1 pr...nt..c! with. f11111
laY10f l.1I rll11l, lecondt'd by Counel1""" f11Clr.lqul.L AU In la\'or, IIOUon earrled.
MUCCr:-r,uLlYllt:'OC...'1IO!I
"11 JI.l!I'!ICInd, eit)' .n,lhler, prlllel'lt.d "'.p. ot th,. prl)Plrty .nd told Council th. city 1'1..
an .ll"y tn_oll91': th~ ~r('l"t'rty, w!".It'h 11 landJ;upcd. '1\.. .pplJc_nt J' r!'qulltl1l9 to tu~.
with the eay or . tq\lltC' !O!lt l.ull thl' .11..)' fn 11'1. hi'll! on th. I'lorth. 'lb. ':i'llctnta
"111 Illow eontuued \II" of HIt' .Ile-y a. .n uUhty .,....r.lII..t.
('oune!b,.:.n 1lt':"'=Iullt ,"ov..4 apl'rovd ot the ,"qllnt lor tr.d., 'tcondrd by Counclllll.n
Itn"ellt.
)I.)'or FtlrHnq ........d 11 the. ?"~Ue 10..... I~y ac"..u 1" tl':h a,..a .. . ,..IU:t ef ihll tu~...
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I.-ond ,'Id 11'1 t'",,1 ot U", no. ".)'Or Stlrl1n, ..kl'd lt thl' Ippllclnt hi" b..n r.qu..tld.
to '011'1 .ny l"'prov"""nt dtUrlctl. <:01l!eon K'ut"'.n, rcpu..ntln, the .ppl1cant, ..1d thl1
.,y .In.dy b. In the pUV.lOUI docWIleMI.
COunc11""n 810lllquut 1I/11~nd"d hil IIOUon '0 include t"'provelllent dlltrlctl lt it tl not
alnldy 1n th. doculIIlnt" .eO:OJ'\ded by Councl1"'ln Knacht.
Ma)'Or IUrl1n. IIhd. it tht, tude bendit. the dUllnl ot tCNn. tll/l'l!lOJ'\d IItd it beneUt.
Lhl" e. tt torlll_UI., . .1\ultion thlt .1nll!y e"l.u. III DUf.....y 'Ikel! .t:,:,ut the Ch.rt.r
I prov1l10n tlllt no IIJ'\d .1I0uld ~ .old or nCllln'I!d w1thout .pprov.l of the voteu. ..lut..n
Il.ld tll. city Ittorney~.. no:o"""ended th1' be c.lled In .lley reloelUon, .. thl1 1.
to''''l1tln, I IltulUOn uhUn, tor yel". Counclll11'l'I IilneeM p<:llntt'd Out the Clty cr..t.d
the t.~) lone dlltUct .0 thlt o..n." c....uId up,rldt' oldn 10d'''I. Th. cUy hi' to coop.r.t.
with 'ppl1Clntl to IIlke the." proj.cu Work. Coul'lcil"'ln D101llq1111t Il1d in the adj.c.nt
blt>ek thll' all.y 11 .lready vlclted. Hlll'llllond t';)ld Coun("l1 in hh IUPI, this .Uey 11 Ihown
r al V.clted, ho..ev.r. no ordln_nce h.. been found. City Attorn..~. Tldl!un. told Council clt1..
" do no~ own Itr..tl the "Iy CIU"1 own property. Clt1,.1 hlvl' tor..n .,Iv.n the r1tht to UI'
Itrenl Ind IllaYI. hut""n told C:ouncil the appUelnt 1. tndln. the city 2,2S0 Iqulre
h.t tor 2,BO Iqulr. I,..to
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1
I AU In. t.vor, with thll .ltcllption of Mayor 't1rUn~.
j '.b',,, " <h. "" '''.m,', """.oU.,.
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~~ COI.IncU...n IIOlllquht wlthdrew hl. 1I'10110n.
C:ouncU.ln Iiln.cht 1I0v14 to Ipprov. .. bu/lq,'lt it,1II 01 SBOO tor In updlt. to the Alp.n
TroU.y Study to bl preplr.d by len MlnnJ.ch, ..co: /It'd by CouncU"'an BlOlllquht.
Jl'ln IUlch told C"Il"dl citt.. are buylnq up anUqu.. troll.y cart .crou the t1nH.d 'tat..
CUI.. h.va tound thlt t.'o11'\IIlrto V'HY v.lullbl. to their co_uniU...
J All In heor, with the ..elption 01 Mayor IthUnq. ""Uon c.rried.
.ulch IU"'1..t..d thlll. troll'YIl b. Ilor,.d 11'1 the ~I blrn or und.r the prot..ctlv. .ye of
clty deparUllent Ind covered with plalUC. CuuncU"'an J:nccht Il1d lie would Ukl to ~l(pll'>r.
~ the alt.rnIUV'I.
.1 Cl:!uncll/1Lf;n IlOlllqullt IIlOved to lnltruct lhil' IIIlnlqer to Ilnd . pl.ce to Itore th" trcUeYI
. IPHS tilt the.. out of the ..e4ther, leconded by Counc11"ln knt'cht. All in f,vor, IllOtion
ealriad.
MoUon c.rrled.
C:ouncil lII,d. th1.
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Council..n IIOlllquht ",oved to JOI" one ot thl AI".,n trolley c.n
projlct lor a period 01 18 ,"onthl under the tel"ll'! Inl! condittonl
11111 lettlr ot Auqult 22, 19841 It'co"ded by C:ouncUwo"'ln Wal1~.
to thl Downtown '..ad.n.
outlln.d 11'1 Ch.rl..
eOUndlaan ICn.cht tol/l C:ouncil the tllk torce 'lot all b'ckqrl'und IIIlt.rl.1Il .vlil.ble .nd
IU Ulk torcl lIollb,.n ar.. a"ainlt It'll1nq the ttoUeY''Clra Ind Ire tor lIov1nq to till nlxt
It.p. In ord.r to proceed to the COlt phall' .nd thO! routel, wh1ch 'Ie llubt'Y park to the
1110 Gunde, . loop to th" polt olUcl!, Ind . 10o~ frol'l I!ubt'y to I1tt lA the .,roup aqrued
to Ilk Councl1 for '25t'0 for the COlt phalt' upd..t('. C:ounc1lftlan Iilnecht .Iid the talk force
.tn.d if thll w... not worth '2500 '10 the city, the city Iho"ld .ell the troU.y c.u.
Mayor lltirlln'l alk,.d how IIIlJcll 'Ih.. eny hll Ipent to dlt. on th. troll'YI. Jon IUlch I.ld
the city hll not 'p':mt Iny 1II0n,.y: th.. orlginll .tudy wal dnnl privately. Councl1.lIn
IIOlIIqu11t ..ld he ",..de the ,"otlor '1'1 orl!"r to get at l.....t one ot the trolley. pro'lrct.d,
""yor St1rllnt objt'ett'd tn Ipend,r! 1l'l01H'Y 0'\ a non-..xiltent lylt!!lII. Coundl"'''n IlIC)l!l'luht
,u'lt""ud Uklr>q PJ"l'1'I 'I.., fund th., ~:~OO for thl! .u:dy. Counctl..an Kllt'cht l'ld th.... .re
~hy trollryt 11'11 th~ ('['\uncl1 .ho...ld ",.l~t. thll dccll~['\n. c:ourClln.n IIOlllquht pCllnud out
it the city lOlned thc trolley to Pa..ld.,nl and .It 1. reltor.d loy th'IlI, th.. trolley "'111
be worth I".on.
I ~ouncU"n Ilnecht IIIov.d to loan 0'" or the A'pen trolley care to the downtown p...dena
. ,ro'ect tor I pariod at U IItlnthl undar tho t"'''''1 .nd ('on,Htlonl outlin.d in the Autult 22,
~ll''', lltt.r trDlll Cha-la, !ll"'I, proJect "'.n....r e>t tho do..ntown .....d.n. Inc., Iubj.ct to
~ .pproval in fOnll by the clty attorney I .econded by C;luncllf11ln Iloll'lqullt.
~! Alyor IUrl1nll ..Id h. /ltd not t"l trolley. .re lnd1.,lnoul to A.peon. lu.eh lit" horl,
". "r.w" troll.y ea... a.hting ln Aap..n In.1 ",ay h..v, be"n ,.lectrleal It '011I'" UII\O. D.vld WhU.
"polnt.d out th"H' II no north/louth llnll In At..en. Th,. bu.el run "'oltly ..It/WOIt. Th.
.; t..k tore. t.lt thll nortto/louth link II l"'port.nt Ind ahould b. tlk.n c.re ot.
t~ All 111 t,vor, 1I0Uon c.nhd.
'q ~ouncl1l11ln ICnleht IIlOved; to lnltl"\lC't tho clty attorney to propa"", . bl'lot qU.IUon cone.rn~
lint dltpollJon ot the Alpen troUeyl and prut'nt IIll'le to CJty C:ounC'J1 11'1 Ultle tor lnelutlon
on the "enenl ell'ctlon blllot In Hay a8~, leC'onc!ed by Count.HIIlln D)Oll'lqUllt wlth thl'
,t .ddltlon of .p""irle lnclul1on.. AU In !IIvor, wi.th th., "xCl'l'tJOIl or H,yor Stirl1r.t.
~ MoUon elrned.
-.. AmU:u.nOS P!:'OIilT
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~ M')'Or Stlrhng ,,"0\..4 to table lhh until Novelllber 12, UU, Il'eon<'l.." hy C01lnrl1"OlIIlfI W.UI.
Ii All 1n favor, "'QUon curle.!.
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