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ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT GUIDE HINES HIGHLANDS LIMITED PARTNERSHIP 426 E. Main Street Aspen, Colorado 81611 (970) 920-1801 Prepared by: DAVIS HORN, INC. PLANNING & REAL ESTATE CONSULTING 215 S. Monarch. Suiu: 104 Aspen Colorado 81611 (970) 925-6587 ROBERT A.M. STERN ARCmTECTS 426 We~t 34a~ Street New Yo~,, NY (212) 967-5100 Jun~1998 423274 19/15/1998 04:16P PUD DI:IVIS J. or' 52 R 282,.99 D 8.99 N 0.99 pITI(IN ¢OUN'tT ~.%SPEN HT~Hy-~S vILLAGE pL~,NNED UNiT DEVELOPI,~NT GUIDE THIS ASPEN HIGHLANDS VILLAGE pLANNED UNIT DEVELOPMENT GUIDE is made this ~ day of ~ ~__~,~' 1998, by the HINES HIGHLANDS LIMITED PARTNERSHIP, it's successors and assigns (,,Declarant")- REcIT/%LB WHEREAS, the Declarant is the owner of all the real property in Pitkin county, colorado, described in the Aspen Highlands village PUD Final Plat, recorded o_~. 0ff~~----, 1998 in Plat Book ~. at Page . I (,,Aspen Hlg~ds Village p.U.D. Final Plat" ) · WHEREAS, on~, 1997, the Pitkin county Board of county ,,==- ,,~oard" or ,,Pitkin County") Commissioners (herel__n.af.t.er. =~'~'=-'~la~e Planned Unit Development landis ¥~ ~ . · ' ' (hereinafter --~nv ~" '_~-2- ~he Pitkin County Land use Development Plan)~ ,~ursua~n~u_~, ~-7 of the code establ.ishes the (hereinafter ,'Co~e ; · ~--~'~-"-'-~-- "PUD"% nrocedure which allows Planned Unit Development (nere~n=~ .... bulk requirements of variance from the strict adherence to area and underlying zone districts within a PUD; and WHEREAS,. The County .has fully considered and approv, ed the Detailed submission, as evldenced by Pitkin County Resolutlon No. · ' ' led submission approval and rezoning 97-~ · granting Det_a.1. .... ~= u~lla~e PUD and the Count~ ha.s apprJr~o3al to the As?en ~lgn~=~-_ ~-~-~-~-~ ~t as evidenced by Pltkln fully considered an~ approve~ un= =- ......... the county Resolution No. 98-__~ (hereafter collectively, ,,Development Approvals") · ereb submits the Property to this ~OW THEREFORE, Declarant h _ j_Y ...... ~----ent Guide (,,PUD ~' : ' Planned unl~ u~¥=~u~ . Aspen Hlghland.s Vlll~ag_~e ,~_ property shall at all times be ow.ne.d; ~ ,4~,,% and declares =nad u,= ~ . . ~ ~:- ~,n ~-uide which ~U~--.- . ..... ~ 4eot to the provisions o~ =~ =~ - ' provisions shall constitute covenants running with the land, and shall be binding upon and inure to the benefit of Pitkin County, legal entity acquiring any a. nd the D.eclarant, and any person or interest in the Property. FURTHER DEVELO:~NT . ' ted betel'n, or which is otherwise inconsiste~nt with as p?rmlt ........ ~ ~ nrohibited without approval of Pitkin .2~274 18..5 -- -" ~" 8 ~ PI'I~'~N COOlflW 2 o¢ 52 R 2~X.~4 u w..,, .. · ENFORCEMENT. ac~ rovislon of this PUD Guide shall be specifically _ E ~. P =.- ~ n~arant- its successors and. assigns,..an.d din ton . . ~nc.~lu.o= g Pin the event of any lstsgatson b. etw_ee..n.th_e..F_a..~..~le_s Y ....?~--''-- ~- ~-+~retation and/or enforcement oX tnls lnvolvln~ ~¥=.~..~*~ ......... ~ ~rtv shall be entl=leQ an award of l=s cosus xn~ua~=~ . . . or stipulated settlement entered in such litigation. e covenants, conditions, and res=tic=ions co,tailed .Th .... = -odified or revoked by =he agreement_o~ rant its successors and assigns, and Pltkln Coun=y. Decl~ -' ...... ~-- shall be effec=ive without the consent of ame~amen= or the Declarant and Pitkin County. SERVILITY ...... ~-~t,, of any ~rovision of this PUD I . ' . Y ......... ~- validity or enforceability of .' NOTICE Any notlce pe~itted or re~ired under this PUD Guide shall be in writing, and delivered either personally or by mail. If 've is made by mail, it Zhall be deemed to have been delivered dell ~ ...... ~ ...... ~ a coDY has been deposited in th~ fo~ty-elgn~ ~"~.;~ "~tt-~i~e~aid =~e~ified mail, and addresseu United Sta~e Rail, ~u=u~9~ M m , to the party at their last ~o~ address. IN WITNESS ~E~OF, the Declarant has executed this PUD Guide as the day and date first above written. DEC~T: HINES HIGH--DS LIMITED p~TNE~HIP, a Delaware l~mited, partnership~ Clayton Ston~, AccEPTED BY: BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO - TATE OF COLORADO cOUNTY OF PITKIN ) . ~_ day~ I belaware ~llmited partnership. ~ i "~"~'~' ..' ~ STATE OF COL~I~) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this %~ day of ~,+o~ , 1998, by Dorethea Farris as Chairperson ~ BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO. ,,,,,,,~t~ne~,,s.my hand and offic~a% seal. ,,,',~%~..~c;~lssion expires: 5.REC *.,9"4'"~'14 'j, el'J, Sllg$ e .... "*e p~I'KZ# CouNT~ CO I I I I I I I I i I i I i I TABLE OF CONTENTS Section I. Purpose II. Pitkin County Land Use Code III. Land Use Plan IV. Definitions V. Area & Bulk Requirements Floor Area Height Limitations Yard and Road Setbacks Driveways Minimum Lot Width Minimum Lot Size Road Retaining Walls VI. Lighting Sources Illumination Levels Source Shielding Source Heights Illumination Techniques and Fixture Types switching and Control Prohibitions Conformance, Enforcement and Penalty VII. Aspen Highlands Village Residential Homesites DeSign and Landscape Regulations Guidelines Design Philosophy VIII. Caretaker Dwelling Units Page 1 2 2 2 13 13 15 16 16 17 17 17 17 17 18 18 18 18 18 18 19 19 19 21 I ! I I ! I i i i I I I Table LIST OF TABLES 3 Aspen Highlands Village PUD Guide: Land Use Data Aspen Highlands Village PUD Guide: Total Non-Exempt Floor Area In Village core & Townhouse Neighborhoods By Building Aspen Highlands Village PUD Guide: Total Non-Exempt Floor Area By Use AHV. FPT Page 3 13 14 I I I I I I I I I AO01 A005 L-200 L-201 L-202 L-203 L-204 L-204A L-205 L-205A L-400 L-401 L-402 L-403 L-404 L-405 L-406 L-206 LIST OF DRAWINGS Title Sheet Village Core Site Plan site Plan East Townhouse and Affordable Grading Plan Village Core Grading Plan West Townhouse and Affordable Housing Grading Plan Maroon Neighborhood Grading Plan Maroon Neighborhood Building and Activity Envelope Thunderbowl Neighborhood Block A Grading Plan Thunderbowl Neighborhood Building and Activity Envelope Plant List and Planting Details Village Planting Plan Part I Village Planting Plan Part II Village Planting Plan Part III Maroon Neighborhood Planting Plan Thunderbowl Neighborhood Planting Plan Weed Management Plan Reconstructed Grade Plan Appendix September 19, 1997 Memorandum from Graham Wyatt, Architect to Lance Clarke and Joanna Schaffner ASPEN HIGHLANDS VILLAGE pLANNED UNIT DEVELOPMENT GUIDE I. Purpose On October 29, 1997 the Pitkin County Board of County Commissioners (hereinafter the "Board") approved the Aspen Highlands Village Planned Unit Development (hereinafter "AHV PUD") Detailed Submission (Site Specific Development Plan) pursuant to the Pitkin County Land Use Code (the Land Use Code in effect on June 1, 1993, hereinafter "Code"). Section 3.-7 of the Code establishes the Planned Unit Development (hereinafter "PUD") procedure which allows variance from the strict adherence to the area and bulk requirements of underlying zone districts within a PUD. The County has requested Hines Highlands Limited Partnership (hereinafter "applicant") and applicant has agreed to prepare the AHV Planned Unit Development Guide (hereinafter referred to as 'PUD Guide" or 'Guide') to be reviewed and adopted in conjunction with the AHV. The purposes of the Aspen Highlands Village Planned Unit Development Guide (hereinafter "AHV PUD Guide") are to: A. Clearly identify area and bulk requirements approved pursuant to Section 3-7 of the Code. B. Clearly identify variations from Land Use code standards approved during the land use review process. C. Facilitate the Pitkin County Zoning and Building Department reviews by establishing approved variations from typical review standards. D. Identify standards enforceable by Pitkin County in one document separate from the Aspen Highlands village Protective Covenants. The Aspen Highlands Village Detailed Submission Consolidated Plan which was approved as part of Detailed Submission included a PUD Guide. Minor modifications were made to the Guide during the Final Plat approval process. In the event of discrepancies between the Detailed Submission PUD Guide and the Final Plat PUD Guide~ the Final Plat PUD Guide will control. II. Pipkin Count~ Land Use Coda Aspen Highlands Vllla~ePUD has been reviewed b~,~ed upon the Pitkin County Land Use Code in effect on June 1, 1993 ( ~he Code"). Zoning and building permit reviews for a~l development ln AHVPUp. shal} be based upon the Code ~nd Aspen Highlands Village P~D Gulae unless noted that the code in effect on the date of Detailed Submission approval (hereinafter ~eferred to a~ the "New Code"! applies. Boar? of County Commlsslo~ers Resolution 97- . pro~ldes for._t~.e application of the Code in effect at the ti---~--of Site Specific Development Plan approval to apply to the ARV PUD when the provisions of the New Code are acceptable to the applicant and the BOCC. ' III. Land Use Plan Drawing L-200 depicts an overall site plan for Aspen Hl~hlands Village.. Ail lots.and buildings are assigned ~ither numerical or alphabetIcal identifiers on the plan to facilitate review. The Village isdivided into three neighborhoods, the Village Core, Maroon Neighborho~d~m and Thunderbowl Neighborhood. Table 1, Aspen Highlands Village. Land Use Data describes proposed land uses in tabular fo . IV. Definitions The AHV PUD will be regulated by the general definitions in the Code in effect on June 1, 1993 unless otherwise noted in the AHV PUD Guide. In the event of conflict between these definitions, the Code or the New Code, the definitions contained in this section shall controlI . Accessory S~er Services (ASS) - Such 'facilities generally associated with ski area operations including but not limited to public and employee rest rooms, ski school ticket sales, guest services, ski patrol, racing program, lift operations and administration. Accepted Grade - Grading plans to be implemented in only Blocks A and G (the Maroon Creek and Thunderbowl Neighborhoods). Refer to Drawings L-204 and L-205 (Maroon Creek and Thunderbowl Grading Plans). The maximum height allowed for the single family dwelling units in Blocks A and G shall be measured from Accepted Grade or Finished Grade which ever is more restrictive (see definition of Finished Grade) TABLE · ASPEN H'r(~HL/~.NDS VTLL~E PUD GU'rDE-' L~ND USE D~T~ I Residential & Tourist Accommodation Land Uses N,~mher I ~-~: o_~ _%~_t~:_ ......................................... I I I I i I I i I Free Market* Thunderbowl (Block A) 5 Bdr. SF 12 Maroon Neighborhood (Block G) 4 Bdt. SF 19 Townhouse (Blocks C & E) 4 Bdt. 32 Subtotal Affordable Housing 38 Dorms** Category 4 four Bdr. Sale units 22 Category 4 three Bdt. Sale units 1 Category 3 three Bdr. attached Sale units 28 Category 1 one Bdr. Sale units 8 Category 1 two Bdr. Sale units 8 Category 3 one Bdr. rental units 2 Category 3 two Bdr. rental units 5 Subtotal Caretaker Dwelling Units*** Tourist Accommodation Units**** 112 10 Commercial Land Uses Use Non-Exempt Square Feet***** Restaurant 14,125 Retail 21,600 Accessory skier Services****** 12,000 Condominium & Meeting Rooms 4,800 Ski Area Storage 2,200 Subtotal 54,725 * Twenty free-market single family dwelling units in the Maroon and Thunderbowl Neighborhoods (Blocks A & G) will be developed pursuant to the acquisition of Transferable Development Rights (TDR's). ** The dorm units will be occupied by Music Associates of Aspen (MAA) students and employees in the summer with priority given to Hines, Aspen Highlands Village or Aspen Skiing Company I i I I I I i I I I I I i t employees at other times or in the s~mmer if the dorms are not filled by MAA students or employees. Caretaker Dwelling Units are defined in the definition section of the PUD Guide. The procedure for obtaining a caretaker dwelling unit is explained in Section VIII of the Guide. **** Tourist Accommodation Units are defined in the definition section of the PUD Guide. ***** Ail figures represent Net Leasable Area (NLA) as defined in the definition section of the PUD Guide. ****** The USFS may use a portion of the Accessory Skier services space as a visitors center. Source: Davis Horn Incorporated, April, 1998 AHV. FPT ! I I I I I I I Activity Envelope -- Designated areas on the Aspen Highlands Village PUD Final Plat which may encompass Building Envelopes as defined herein. Driveways, grading, landscaping and retaining walls are allowed activities and uses in the Activity Envelope provided that retaining walls located outside the Building Envelope, but within the Activity Envelope, shall not exceed six (6) feet in height. Lots 9 and 10, Block A are an exception; twelve (12) foot retaining walls may be developed on these Lots within the Activity Envelope. Stepped-back or terraced wall structures with ample planting pockets are to be used in other areas where grade changes exceed six feet. Decorative walls not used for retainage are prohibited outside Building Envelopes. Berms located outside the Building Envelope, but within the Activity Envelope, will not exceed a 2:1 slope or three feet in height. The combination of a berm with a wall or fence on top of it may not exceed a total of six feet in height. Aspen Highlands Village PUD - The AHV PUD is a site specific development plan approved pursuant to Board Resolution 97- Building Envelope -- Building Envelope specifies the boundaries within which buildings, pools and sheds may be located on a particular property, as designated on the AHV PUD Final Plat. Driveways, grading, landscaping and retaining walls may also take place within the Building Envelope. Caretaker Dwelling Unit - Caretaker dwelling units located in Aspen Highlands Village shall comply with the following standards Attached caretaker units may be located in Blocks A or G. Caretaker units located in Block A shall not exceed seven hundred (700) square feet of floor area, and caretaker units located in Block G shall be limited to four hundred (400) square feet of floor area. Detached caretaker dwelling units are prohibited. bo The total floor area of the principal and caretaker unit shall not exceed the allowable floor area as stipulated in the Aspen Highlands Village PUD Guide floor area section. c. There shall be provided one (1) off-street parking space for the caretaker unit. do The applicant shall by deed restriction or other permanent commitment running with the land, guarantee that the caretaker unit shall not be required to be rented; not be condominiumized or sold; not be occupied by owner or spouse; be limited to occupancy by not more than two (2) admlts, and related children, who qualify as (and have been found by 'the Housing Authority to be) employees of 'the community under such guidelines as established from time to time by said Authority; be rented for terms not less than six (6) months if rented. The Caretaker Dwelling Unit may be occupied by members of the immediate family even though they may not qualify as employees of the community. "Immediate Family" shall mean a person related by blood or marriage who is a first cousin (or closer relative) and his or her children. The Caretaker Dwelling Unit restriction may be removed by the property owner, subject to the requirement that the dwelling is removed or modified, and verified by the Planning Director. If modified, the remaining improvements must no longer be capable of occupancy as a dwelling unit and must meet otherwise applicable code requirements. Commercial Space - Commercial Space may include, but is not limited to, the following uses for which the applicant has obtained either a commercial Growth Management Quota System (GMQS) allotment or exemption. Personal Service Outlets such as food stores, drug stores, post office sub-stations, self-service laundries, dry cleaning outlets, barber and beauty shops, and liquor stores. b. Places for retailing of goods. c. Professional offices. d. Restaurants and bars. e. Sporting goods rental and sales stores. f. Meeting rooms. The following uses are permitted in the AR-1 zone district, but are not deemed commercial land usee and do not require GMQS allotments or exemptions. Facilities accessory~ to residential accommodations including, but not limited to, service areas except for uses a-f listed listing of uses. and short-term lobbies and guest in the previous b. Recreational or athletic facilities including, but not limited to: 1. Health spas, exercise rooms, steam rooms, saunas, massage rooms, showers; 2. Swimming pools; 3. Training/work out facilities; and 4. Other recreational/activity facilities. c. Locker rooms. d. Resort Service areas not accessible to the general public including: 1. Locker areas for the Aspen Highlands Ski Area including but }ski administration, ski patrol, lift not . limited to area operations, race crews and ski school. I 2. Supervisors offices. 3. Property management functions including but not limited to property management operations space, transit maintenance and building maintenance, food and beverage storage, recycling centers, underground access corridors, trash areas, linen storage rooms, maid service areas, laundries; I storage; storage for condominium unit owners; ski, guest snowboard and athletic .equipment lockers; loading and unloading docks, service elevators, trash storage, maintenance area and storage; and circulation corridors and elevator areas for the foregoing, snowmobile and snowcat storage. 4. Employee recreation rooms; 5. Rest rooms for sick or injured skiers, visitors and employees. e. Snowmaking facilities. f. Fire and security operations. Dormitories - Affordable housing units with shared kitchens and bathrooms. Earthtone - A color the same as or closely related to colors which currently exist in proximity to the AHV site vicinity, specifically, the color of vegetation, tree bark, earth, rocks and meadow foliage. Finished Grade - Those grades generally established on the grading plan for Aspen Highlands Village with the exception of the Blocks A and G (Thunderbowl and Maroon Creek Neighborhoods). Blocks A and 7 G shall be graded in general compliance with the Accepted Grading Plans as depicted by Drawings L-204 and L-205 (Thunderbowl and Maroon Creek Neighborhoods Grading Plans). Refer to the definition of Accepted Grade. Lots in Blocks A and G may be further graded consistent with development activities allowed within Activity and Building Envelopes. Finished Grade for Blocks A and G will be the grade established in conjunction with the construction of a single family dwelling unit or other structure. Finished Grade for all other Blocks in Aspen Highlands Village and the lower portion of the Aspen Highlands Ski Area is generally depicted by the following grading plane. Blocks B & C (East Townhouses and Affordable Housing) - Drawing L-201, East Townhouse and Affordable Housing Grading Plan. Block D - (Village Core and lower portion of Aspen Highlands Ski Area) - Drawings L-200 and L-202, Site Plan and Village Core Grading Plan) Aspen Highlands Ski Area - The lower portion of the Aspen Highlands Ski Area will be graded as depicted by Drawing L-200, Site Plan. Blocks E and F (West Townhouses and Affordable Housing) - Drawing L-203, West Townhouse and Affordable Housing Grading Plan. Gross Leasable Area -- Commercial Space is that area measured from the inside of finished walls. Floor Area for R-15, R-30, & AH Zones -- The sum of the gross horizontal surfaces of each floor of a building or structure. In calculating Floor Area, the following applies: General. Floor Area measured for the purposes of determining allowable Floor Area shall include all area measured from the outside face of framing or other primary wall members or from the center line of walls separating adjoining units of a building or portion thereof. Veneer facades up to eight inches in thickness shall be excluded from the calculation of Floor Area; that portion of a facade which exceeds eight inches shall be included. Fireplaces, elevators, stairs and similar features are included in the Floor Area on each floor. Roof overhanqs and decks. The Floor Area of a building, or portion thereof, not provided with surrounding exterior walls shall include the area under the horizontal projection of roofs or floors, when the roof or floor exceeds five (5) feet. These architectural projections are exempt for five (5) feet of the perimeter of each story of the structure. Architectural projections may project up to ten (10) feet and still be 8 I I I I t I exempt, so long as the total perimeter space for a floor is less than or equal to the total area allowed for the five (5) foot exemption. This exemption cannot be used to transfer space between floors. Decks, balconies, stairways and similar features. Structures that exceed thirty (30) inches above Accepted or Finished Grade, and that are not covered by a roof or architectural projection from a building, are exempt from Floor Area for up to fifteen percent (15%) of the maximum Floor Area allowed. Any areas in excess of fifteen percent (15%) of allowed area shall be counted toward Floor Area. SDaces below Accepted Grade for mrincimal sinale family and duDlex residences. Spaces below Accepted Grade, up to a maximum of twenty (20) feet in depth and which include no more than a single story, are exempt from Floor Area calculation up to a maximum of 4,000 square feet of Floor Area. Floor Area below Accepted Grade which exceeds the 4,000 square foot exemption provided herein or is more than twenty (20) feet in depth shall count toward the calculation of allowable Floor Area. If any part of the below grade space is exposed above Accepted Grade (such as walk-out basements, walls or courts) the entire below grade area shall be included in the Floor Area calculation; except that window wells and egress areas as required by the Uniform Building Code may be provided without affecting this exemption. The foundation wall or footing may be exposed to the minimum degree required to comply with the Uniform Building Code pertaining to foundation design without affecting this exemption. Up to ten (10) percent of any particular below grade wall surface may extend above Accepted Grade and still be exempt from the calculation of Floor Area so long as the Finished Grade covers the surface that would otherwise be exposed. Garages up to seven hundred fifty (750) square feet may be incorporated into below grade space and shall not affect this exemption so long as the only sections of building so exposed are directly related to the garage structure. Garaqes and carDorts. Garage and carport Floor Area shall be exempted up to a maximum of seven hundred fifty (750) square feet. On a lot which contains a duplex, garage and carport Floor Area shall be exempted up to a maximum of five hundred (500) square feet per side. All garage or carport space in excess of the exempted areas shall be included as part of the residential Floor Area calculation. When a single family or duplex dwelling exceeds the allowed Floor Area, the exempt garage space shall be reduced by subtracting the excess Floor Area from the exempt garage space. Crawl sDace. Crawl spaces shall be exempt from the calculation of Floor Area, even if exposed above Accepted Grade, so long as 9 I I I I ! t the height of the crawl space does not exceed five feet six inches (5'6"). Attic space. That portion of attic space where the distance between the floor and ceiling exceeds five feet six inches (5'6") in height shall count as Floor Area. Floor Area for Multi-f~mily, Townhouse, Non-residential and Mixed Use Buildings in the AR-1 Zone General. Floor Area, measured for the purposes of determining allowable Floor Area, shall include all area of each above grade portion of each floor, measured from the line of the outside'surface of a buildings exterior, primary, wall framing members, (exterior wall studs) except for the following areas which shall be exempted: Balconies. Floor Area shall not include balconies, unless the combined area of all of a building' s balconies is greater than fifteen percent of the Floor Area of the building. If the combined area of balconies exceeds fifteen percent (15%) of the Floor Area of the building (excluding the area of balconies) then only that portion in excess of fifteen percent (15%) of allowed Floor Area shall be included within the Floor Area. A balcony shall be defined as an accessible and occupiable outdoor structure, appurtenant to a building and far enough above grade that it is required by the applicable Building Code to be protected at its perimeter by a guard rail. 2 o Loqqias, Loadinq Docks, Ramps to Parkinq Garages and Port Cochieres. Floor Area shall not include loggias, loading docks, ramps to parking garages, port cochieres, or other unheated, open areas which are adjacent to or below portions of the building. 3 o Vertical Penetrations. Ail major, Vertical Penetrations shall be counted only at their lowest level. Major vertical penetrations consist of stairs, atria, light wells, multiple-height rooms, elevator shafts, escalator wells, flues, vertical ducts and the like, and their enclosing walls. Structural columns, openings for vertical electric cables or telephone distribution, and openings for plumbing lines are not considered to be major vertical penetrations. Crawl Spaces and Roof Spaces. Crawl spaces and roof spaces shall not be included in Floor Area if they are unoccupied, unfinished and unaccessible except by a hatch or access panel of not more than ten (10) square feet 5. Townhouse Garaqes, Carports and Related Storaqe Area. 10 I I I I I I I I I i i I i t Garage and carport Floor Area shall be exempted up to a maximum of seven hundred fifty (750) square feet per unit. Ail garage or carport space in excess of the exempted area shall be included as part of the residential Floor Area calculation. When a dwelling exceeds the allowed Floor Area, the exempt garage space shall be reduced by subtracting the excess Floor Area from the exempt garage space. Sub ade S ace. Subgrade space is that percentage of the area of a floor which is equal to the percentage of the length of the building's perimeter wall at which the adjacent, finished floor is at least six feet (6'-0") below adjacent, Finished Grade and b) the adjacent, finished ceiling is not more that six feet (6'-0") above adjacent, Finished Grade. Subgrade space shall not be included in the calculation of total Floor Area allowed. ~. The perimeter wall shall be counted as subgrade building perimeter when it fronts on a'light well, area way, ramp to a parking area or required exterior egress stair well which is adjacent on both sides to subgrade perimeter wall. Half the length of a perimeter wall shall be counted as subgrade building perimeter when it fronts on a light well, area way, ramp to a parking area or required exterior egress stair well which is adjacent on one side to subgrade perimeter wall and on the other side to above grade perimeter wall. b. Distribution of Floor Area by use category. Multiple Use Cateqories on a Floor. For the purposes of distributing Floor Area among use categories when more than one use category occurs on the same floor, the area of any common area shall be prorated among the uses which front on it and are accessible from it in proportion to the percentage of each use on the common area. Use categories which front on the common area but are not accessible from it and exterior building walls which front on the common area shall not be included in the distribution of prorated common area. 2. Distribution of Subqrade Space amonq Use Cateqories. For the purpose of distributing subgrade Floor Area among, use categories when more than one use category occurs on the same floor, the area of the floor which is determined to be subgrade shall be prorated among the use categories on the floor in proportion to the percentage of the subgrade perimeter wall which fronts on each of the uses. Full Time Equivalent Employees (FTE) - A person or persons working 2,080 hours per year. Landscape Zones - Those areas depicted on Aspen Highlands Village 11 ! ! I I I I. i I i planting plans depicted by Drawings L-401 (Village Planting Part I), L-402 (Village Planting Part II), L-403 Village Planting Part III), L-404 (Maroon Creek Neighborhood Planting) and L-405 (Thunderbowl Neighborhood Planting). Ail planting shall comply with the planting plans and the Master Plant List/Planting Details listed in Drawing L-400 (Master Plant List/Planting Details). Maroon Creek Neighborhood - The area designated as Block G on the AHV PUD Final Plat. Net Leasable Area -- Those areas within buildings designed to be used and occupied for commercial or office purposes, exclusive of any area dedicated to bathrooms, stairways, circulation corridors, mechanical areas and storage and areas used solely by tenants on the site. Net Leasable Area (NLA) is 80 % (percent) of Gross Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area. New Code - The Pitkin County Land Use Code adopted on April 26, 1994 as amended. Old Coda - The Pitkin County,Land Use Code in effect on June 1, 1993. Reconstructed Grade - Reconstructed Grade is depicted by Drawing L- 206, Reconstructed Grade Plan. Reconstructed Grade is utilized to measure the height of all buildings in Block B (Thunderbowl affordable housing units), Block C (East Townhouses), Block D (Village Core), Block E (West Townhouses) and Block F (Maroon Creek affordable housing units with the exception of G & F). Thunderhowl Neighborhood - The area defined as Block A on the AHV PUD Final Plat. Tourist Accommodation Units and Facilities - The tourist accommodation units are to be used or are intended to be used as lodging facilities for visitors to the community for compensation, with or without meals and with common facilities and services. Common facilities shall include front desk, lobby, lounge, game rooms and storage. Common facilities and areas shall be consistently well maintained. Common services shall include customary on-site management including unit rentals, cleaning, concierge and local transportation. An owner shall not occupy his/her unit for their own personal use for greater than 21 consecutive days during the high season. For purposes of this definition "high season" shall be defined as from December 20 through March 18 and June 26 through August 20. Townhouse Neighborhoods (East and West) Blocks C and E on the AHV PUD Final Plat. of the Final Plat, Blocks C and E were Core. , The areas defined as Prior to the submission included in the Village Village Core The area defined as Block D on the AHV PUD Final Plat. Prior to Final Plat submission, the Village Core encompassed Blocks C and E (the East and West Townhouse neighborhoods). 12 I I I I I i V. ~rea & Bulk Requirements The area and bulk requirements described in this section shall apply to AHV PUD. Villaae Core - Total non-exempt Floor Area in the Village Core is limited by Tables 2 and 3. Total Floor Area may not be exceeded, however there may be minor redistribution between categories in Table 2 and buildings in Table 3. be Townhouses - The free market townhouses are limited to 3,500 square feet of Floor Area per unit as defined under the definition of Floor Area. Sinqle-Familv Dwellina Units - Block A (Thunderbowl) Free- Market Lots 1, 2, 3, 4, 5, 6, 8, 9, 10, 11 and 12 may be developed with single-family dwelling units containing up to 5,500 s.f. of Floor Area. All other free market residential lots in AHV are limited to 5,000 s.f. of Floor Area, but may increase Floor Area to 5,500 s.f. per lot upon acquisition of a Transferable Development Right (TDR). I I i TABLE 2 ASPEN HIGHLANDS VILLAGE PUD GUIDE: TOTAL NON-EXEMPT FLOOR AREA IN VILLAGE CORE & TOWNHOUSE NEIGHBORHOODS BY BUILDING Building Non-Exempt Floor Area Square Feet Townhouse East* 56,000 2 79,250 3 19,250 4 45,320 5 33,830 6 1,950 7 18,960 8** 99,160 Townhouses West* 56,000 Total 403,420*** There are 32 free market townhouse residential units. Floor Area for the townhouses is defined in the definition section. Building # 9 identified in the General Submission Plan has been combined with building # 8. There may be minor redistribution of Floor Area between buildings, however the total non-exempt Floor Area will not exceed 403,420 sq.ft. Source: Davis Horn Incorporated and Robert A.M. Stern Architects; January, 1998 Use T~SLE 3 ASPEN HIGHIJ~NDS VTLL~GE PUD GUTDE: TOTAl, NON-EXEMPT FLOOR AREA BY USE Non-Exempt Floor Square Feet* Village Core & To~nhouse Neighborhoods (Blocks C,D & E) Skier Services Affordable Housing Commercial** Townhouses - Residential Condominium & Meeting Rooms Ski Area Storage Tourist Accommodations s~b-total 12 000 68490 48 730 112 000 4800 2200 155200 403.420 Maroon Creek Neighborhood (Blocks F & G) Free-Market Affordable Housing Sub-total 104,500 13,570 118,070 T-bowl Neighborhood (Blocks B & A) Free-market Affordable Housing Sub-total 66,000 24,750 90,750 Total 612,240 * Total non-exempt Floor Area will not be exceeded, however there may be a minor redistribution between categories. ** This table reflects total commercial Floor Area. Net Leasable Area as defined will be 21,600 s.f. of retail space and 14,125 s.f. of restaurant space. Source: Davis Horn Incorporated and Robert A.M. Stern Architects; January, 1998 ¢o~ere£al ep~ee Commercial Space Table 4. is limited by the maximum sizes T~BLE 4 ASPEN H~GHLA~DS VILLAGE PUD GUIDE: COMMERCI/%L SPACE space by Type established in Non-Exempt Square Feet* Restaurant Retail Accessory Skier Services Condominium Rooms & Meeting Rooms Meeting Rooms Ski Area Storage 14,125 21,600 12,000 4,800 2,200 i Total 54,725 * Ail figures represent Net Leasable Area (NLA). Net Leasable Area means those areas within buildings which are designed to be used and occupied for commercial or office purposes, exclusive of any area dedicated to bathrooms, stairways, circulation corridors, mechanical areas and storage and areas used solely by tenants on the site. Net Leasable Area (NLA) is 80 % (percent) of Gross Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area. As per Table 9 of the Aspen Highlands General Submission: Consolidation of Documents and Materials, NLA is .80 of Gross Retail/Commercial Space and .65 of Gross Restaurant Space. There is a total of 48,730 square feet of Gross Restaurant and Retail/Commercial Space. Source: Davis Horn Incorporated and Robert A.M. Stern Architects, January, 1998 Height Limitations The height of all buildings in the Block B (Thunderbowl affordable housing units), Block C (East Townhouses), Block D (Village Core), Block E (West Townhouses), and Block F (Maroon Creek affordable housing units with the exceptions of Lots G & F) are measured from Drawing L-206, Reconstructed Grade Plan. The height the free-market single family units in Block A (Thunderbowl Neighborhood) and Block G (Maroon Creek Neighborhood) and Block G, Lots G and F (Maroon Creek affordable units) will be measured from Drawings L-204 and L-205 (Maroon Creek Neighborhood Grading Plan and Thunderbowl Grading Plans also known as ,,Accepted Grade" as defined herein) or Finished Grade which ever is more 15 restrictive. S~nq%e Family Dwellina Units. Ail single family units are limited to a maximum height of 28 feet from Accepted Grade or Finished Grade according to height measurement, methodology in the Pitkin County Land Use Code. b, Ski L' t Towers. Ail ski lift towers are limited to a maximum height of 40 feet. Villaqe Core (Block D~. The maximum heights of buildings in the Village Core are established in Appendix 1 as approved by the Board of County Co~u~issioners at Detailed Submission per Resolution 97- d. Townhouses (Blocks C & El. The maximum heights of the buildings in Blocks C & E are twenty-eight (28) feet. Yard and Read Setbacks Ail yard and road setbacks ouilding envelopes depicted Final Plat. are established by the activity and on the Aspen Highlands Village PUD a. Village Core- Block D Buildings 2 8 and structures associated with pedestrian areas and the buildings will be located within the Village Core Building Envelope as depicted on the Aspen Highlands Village PUD Final Plat. East and West Townhouses Blocks C & E - The townhouses and all structures associated with the townhouses will be located within the Townhouse Building Envelopes as depicted on Aspen Highlands Village Final Plat. Driveway, sidewalks landscaping and retaining walls may be located between the Building Envelope and the adjoining roads. 3 o Parking Garage - Setbacks for the parking garage shall be established by the footprint of the garage as depicted on Aspen Highlands Village Consolidated Plan Drawing A005, Village Core Site Plan. Minor footprint variation is permitted provided the parking garage remains within the, Drawing A005 (Village Core Site Plan) established the Building Envelope as depicted on the Plat. Thunderbowl Neiqhborhood and Maroon Creek Neiqhborhoods Blocks A & G. Aspen Highlands Village P~D Final Plat establishes Activity and Building Envelopes for all the free market and affordable housing units in the Thunderbowl and Maroon Creek Neighborhoods. Setbacks are established by the envelopes. 's 's and driveway retaining walls for the sole purpose of 16 driveway construction are permitted within Activity Envelopes between the lot access point and the designated Building Envelopes and within Building Envelopes. Driveway retaining walls may also be constructed outside the Activity and Building Envelopes as depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood Grading Plan). In limited instances, Hines Highlands Limited Partnership may construct a driveway retaining wall outside of Activity Envelopes which is not depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood Grading Plan) when the Pitkin County Engineer determines that the construction of a retaining wall reduces site impacts. Minimum Lot width Minimum lot width is established as depicted on the Aspen Highlands Village PUD Final Plat. Minimum Lot Size Minimum lot size is established by lot on the Aspen Highlands village PUD Final Plat. Road Retaining Walls In limited instances, Hines Highlands Limited Partnership may construct a road retaining wall not depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L- 205 (Thunderbowl Neighborhood Grading Plan) when the Pitkin County Engineer determines that the construction of a retaining wall reduces site impacts. VI. Lighting The following Guide. The subheadings: lighting.standards shall be incorporated in the PUD lighting standards are listed under the following a. Sources; b. Illumination Levels; c. Source Shielding; d. Source Heights; e. Illumination Techniques; f. Switching & Control; g. Prohibitions; and h. Conformance, Enforcement and Penalty Sources. The following general lighting source types are acceptable providing they conform with defined parameters in regard to lamp color, color rendering ability, and efficacy (energy efficiency). 17 I I 1. Incandescent, including quartz 2. Fluorescent 3. HID 4. QL (induction lighting) (tungsten-halogen) Illumination Levels. Illumination levels shall comply with the following standards established in the Pitkin County Land Use Code. 1. Public Parking Lots - from 0lc to .5lc 2. Pedestrian Walkways and Driveways - from .Ifc to .5fc 3. Vehicular Intersections - from .5lc to lfc 4. High Activity Pedestrian Areas - from .Sfc to lfc 5. Security Areas - from ifc to 2fc Source shieldina. Ail sources shall be fully shielded, i.e., no light shall be emitted above 80 degrees from nadir (straight down). While this is a general guideline, the location, context and source will be part of the evaluation to insure that the lighting solution is in the spirit of these regulations. Source Heiqhts. The mounted heights of fixtures located in Block D shall be limited to twenty feet (20') above finished grade. The mounted heights of fixtures in all other blocks shall be limited to ten (10') feet.above finished grade. Illumination Techniques and Fixture TYpes. Exterior liahtinq house numbers shall be illuminated by fully shielded source. Landscaping shall be maintained so house number is visible from road. Security Li~htinq - shall come from a fully shielded device providing no more than ifc and mounted no more than ten feet above the ground. f. Switchinq and Control. Security lighting shall be controlled by a motion detector that limits its duration to five minutes. A panic switch shall be provided for which will turn the lights on for the five minute interval. A permanent override shall be prohibited. g. Prohibitions. 1. No low pressure or standard high pressure sodium lamps. No mercury vapor lamps. 2. No exterior neon, cold cathode, linear fiber optic sources or the like. 3. No rear illuminated signs. 4. No lasers or special effects lighting (decorative or otherwise). Suitable standards for holiday lighting will be determined. ~8 ! I i 5. No uplighting. 6. No sports or recreational lighting. 7. No driveway lighting in the residential areas. 8. No roadway lighting except for safety purposes. 9. No landscape lighting. Conformance. Enforcement and Penalty. These standards shall be provided to all residential owners. Lighting systems shall be reviewed on a periodic basis to assure continuing compliance. Fines and penalties shall.be formulated for those in non-compliance. VII · Aspen Highlands Village Residential Romesites Design and Landsoape Regulations Guidelines The Aspen Highlands Residential Homesites Design Guidelines/Regulations direct and control site work and architectural development within the two residential neighborhoods (Blocks A and G, Maroon Creek and Thunderbowl) proposed as part of Aspen Highlands. Many features of these guidelines relate directly to Pitkin County Building and Zoning regulations but the guidelines are intended to go far beyond these governmental regulations with the specific goal of establishing and maintaining a unique and appropriate architectural and landscape character for the Aspen Highlands Village. Design Philosophy The design of the Aspen Highlands Village development as a whole, and by extension these guidelines, seeks to create a uniquely American alpine village close to the City of Aspen, Colorado. Aspen Highlands Village is conceived of first and foremost as a ski area village. Aspen Highlands Village favors concentrated density over sprawl, pedestrians and mass transit over private automobiles, diversity of uses and social groups over the enforced isolation of zoned suburbia. The design of the Village Core (Block D) and its two adjacent neighborhoods relates closely to the best k~own European ski villages such as Zermatt, Chamonix and Kitzbuhl - traditional, alpine villages which existed long before the arrival of either skis or automobiles. In other respects, however, Aspen Highlands Village is uniquely American, utilizing architectural themes from the Hudson River School, the buildings of the Adirondack Great Camps, the railroad wilderness hotels of Mary Elizabeth Colter and Gilbert Stanley Underwood and in National Park Service structures from Mounts Hood and Ranier to Yellowstone, Yosemite and Zion. The design of the Aspen Highlands Village and the design guidelines draw from these sources. Specific architectural manifestations of this design philosophy will include the following: Asymmetrical and additive building massing will be favored over 19 symmetrical and unified massing; Buildings will be favored which fit into as opposed to sit on the landscape - the line between building and site should be blurred so that the building appears to grow out of its site; Pitched roofs will be favored over flat roofs, and flat roofs will not be permitted above a certain percentage of the total roof area; The palette of materials, colors and textures used in the construction of the exterior of a building must be 'local' in nature, picking up on and reinforcing the palette of materials, colors and textures found on and around the site; and The design and detailing of a building should, either literally or through abstract references, establish a dialogue with the American Rustic design tradition referred to elsewhere in this document. Reflective metal roofs or any other material that tends to reflect light will be prohibited. The roof materials will be restricted to blended Earthtone colors. Specific landscape and site design manifestations of this design philosophy will include the following: Site grading, landscaping and site elements such as driveways and retaining walls should be designed so as to blend with the surrounding landform; Wherever possible natural landforms such as graded slopes will be preferred over manmade forms such as walls; Landscaping must conform with Drawing L-401. Existing vegetation should be retained wherever possible (this is primarily relevant for the Maroon Creek Neighborhood); and The palette of materials, colors and textures used in the site should be 'local' in nature, picking up on and reinforcing the palette of materials, colors and textures found on and around the site. Disturbed areas will be revegetated with a planting mixture of indigenous grasses and wildflowers. Non-indigenous plant species, with the exception of bluegrass lawns, particularly invasive grasses shall be prohibited. No development or clearing of vegetation outside of established building envelopes, utility corridors or platted roads will be permitted. Planting of indigenous species of plants and trees will be ! ! I ! ! ! I I I permitted outside of building envelopes. No land forms higher than three feet will be allowed to be constructed inside building envelopes. VIII. Caretaker Dwelling Units Pitkin County approved ten (10) caretaker dwelling units to be located in Blocks A and G as part of the Aspen Highlands Village PUD. One caretaker dwelling unit will be located on Lot 3 Block A and requires no further review. Hines Highlands Limited Partnership will prepare nine (9), official, numbered Aspen Highlands Village Caretaker Dwelling Unit Certificate (s) signed by the Chairperson of the Board of County Commissioners and notarized prior to the recording of Final Plat. An owner of any lot in Blocks A and G (except Lot 3, Block A which is already approved) shall present the Aspen Highlands Village Caretaker Dwelling Unit Certificate to the Community Deqelopment Department and proof of public notice to construct a caretaker dwelling unit when he or she applies for a building permit. The content of the public notice and notice procedure is described below. Prior to the application for a building permit to construct a caretaker dwelling unit, the owner of a lot in Block A or G shall mail a public notice of his or her intent to utilize a Aspen Highlands Village Caretaker Dwelling Unit Certificate to construct a caretaker dwelling unit to all property owners within 300 feet of the lot on which a caretaker dwelling unit is proposed. The names and addresses of the property owners shall be obtained from the latest records of the Pitkin County Assessor. The notice will be sent by registered mail. The notice shall include the following information: 1. Lot and Block in Aspen Highlands Village for which the caretaker dwelling unit is proposed; 2. Name of the owner of the lot on which the caretaker dwelling unit is proposed; Explanation that a Aspen Highlands Village Caretaker Dwelling Unit Certificate will be utilized to build the caretaker dwelling unit; Confirmation that an objecting neighbor has fifteen (15) days from the date the notice was postmarked to notify the Pitkin County Community Development Director by registered mail of his or her objection. A property owner receiving the public notice, shall have fifteen (15) days from the date the notice was postmarked to object to the construction of the caretaker unit. Any objections shall be made by sending a registered letter within fifteen (15) days from the date the public notice was postmarked to the Piktin County Zl I ! I ! I I I Community Development Director. In the event the Community Development Director receives a written objection to the utilization of a Aspen Highlands Village Caretaker Dwelling Unit certificate to construct a caretaker dwelling unit, the Community Development Director will inform the applicant of the objection. The applicant for the caretaker dwelling unit may then file an application for a caretaker dwelling unit pursuant to the procedures in Section 4-40 of the New Code. An objection does not bar a property owner's right to a caretaker unit, but requires full requisite Land Use Code review. AHV. FPU AHV. FPT AHV. FP3 AHV. HGT TO: FROM: DATE: RE: t,anc~ Clartg. Joefma Schsf~flgr PJtkin CounP/Pisoninj Office Graham -q. Wyatt. Aobe~ A.M. qt~rn Archltc~s Sep~.mber 19. 1997 Building Height C~lcuintinn, Building Height Calculations for tho pruposed Aspen Highlands Village are shown on thc atuched TABLE I. Ail heights a~ mnsanr~d in feet. Height is meaanr~d from Reconstn2cted Grade in ~,'~'__~danc~ with the methodology approved in the General Submission Rf~solution 96- 14 I. The heights ~hown m~d calcuhfion methods used sm c~uistent with those presaned to the I Plinn!,3 ~oning on 4/7/97 and to the Pifl~n Coun~ Board or' Pitkin County Conunission Count,/Conunissioneu on 7/16/97. Th~ plan location of caf:h of the VRisge's "Maximum Hc~ht" points (labeled Point A) is ?own on ~he attached pin ("Aspen Hi~lnds Viilqe Maximum Height Points") LS ~S the ~cunsmfct~ gra~ plan for th,. viiLqa ~ GSW .jg &spen Highlands Village Hines Robert ~ Stern Architects 96027.01 September 24, 1997 -- Original June, 16, 1998 -- Revised by Davis Horn Incorporated Table One Table of Building Heights - Detailed Submission as Modified at Final Plat Buildina ~aximum Heiaht Mid. to Ridae Chimn~ 2 44' 8' 8' 3 28' 5' 5' 4 36' 5' 7' 5 43' 9' 8' 6 16' 4' 4' 7** 26'8 3/4" 11' 8' 8 59' 6' 9' * Height measured from reconstructed grade in accordance with methodology approved in the General Submission Resolution 96-141. The height shown herein and calculation methods are consistent with those presented to the Pitkin County Planning and Zoning Commission on 4/7/97 and to the Pitkin County Board of County Commissioners on 7/16/97. ** Th~ Board of County Commissioners approved an increase in the height of building # 7 from 26' to 26' $ 3/4" during the review of the final plat. I I I ;I J/ / .i / / / / / \, '1 // // / /I .'/I/ Ill I1' ' ?: Ii/ I ,1! , I1~ III II '~ J z / / / / / / / / / / x I----I I I I ?/ C) C) C) C) I / / / / / u I I I I \ \ Z ,® // I I I I \ ~0 ~ .o%~ 0 CD ./ © ©