HomeMy WebLinkAboutLand Use Case.233 W Main St.A053-01
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CASE NUMBER
PARCELID#
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
A053-01
2735-124-54001
Innsbruck Inn LP Exoansion
233 W. Main SI.
Chris Bendon
LP Exoansion. GMQS Exemo.. Conceotual/Fi
Insbruck Holdinas. LLC.
Haas Land Plannina
11/28/01
HPC Reso.55-2001
Conceotual HPC Aoor
3/13/02
J. Lindt
(1"""'.....
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MEMORANDUM
To: Dave Gibson and Mitch Haas
From:
James Lindt, Planner ~
Date: February 12,2003
Re: Innsbruck Final PUD Plans- Community Development
Department's Comments
Please make the following changes to the Innsbruck PUD Plans prior to
submitting for signatures:
I. Include a certified copies of the Title Plat that was completed by
David McBride with the following amendments:
a. Amend the City Council Signature Block to reference
Ordinance 24, Series of 2002 rather than Ordinance 23 as it
currently does.
2. Remove Phase I reference on the site plan because the PUD was only
approved as one phase.
3. Include the approved Dimensional Requirements from Ordinance No.
24 on the site plan.
4. Differentiate between the approved new addition and the existing
building on the site plan.
5. Include the location and dimensions of the bear proof dumpster on the
site plan.
6. All of the Community Development Engineer's Comments must be
reflected on the final set of two mylar plats in addition to the
Community Development Department's comments.
7. Obtain all signatures with the exception of the City Community
Development Director, Community Development Engineer, and
Pitkin County Clerk and Recorder prior to submitting mylars to the
Community Development Department.
To:
Applicant ^
John Niewoehner 11 .' I '
City of Aspen comnun~y Development Engineer
February 12, 2003 \~
~
From:
Date:
THE CITY OF ASPEN
RE: Comments on Innsbruck Final PUD Development Plans
1. Encroachments. Prior to the recordation of the PUD plans, an encroachment
license needs to be obtained from the Engineering Department for the alley
landscaping island and parking. The encroachment license reception number
is to be shown on the Improvement Survey PUD Plan.
2. Improvements in the ROW. Show the following ROW improvements on the
Site Plan: (a) Directional sidewalk handicap ramps meeting current City
Engineering Department standards need to be installed at the corner of Main
SI. and Section SI. (b) Vehicles from the front parking area currently enter
Main SI. by driving over the curb. The entire stretch of sidewalk, curb and
gutter in front of the Main SI. parking area is to be replaced with a rollover
curb and concrete drive (six inch thick reinforced concrete).
3. Financial Security. (a) Replace the current Financial Security language with
the City's standard PUD agreement language. (b) A required attachment to
the PUD agreement is a cost estimate of the ROW improvements. At the
time of the building permit the applicant must provide a financial security (i.e.
letter of credit) for the estimate cost of these improvements.
4. Sidewalk. Curb and Gutter Aqreement: The City now requires property
owners to improve the sidewalk, curb and gutter abutting a property. As
such, Sidewalk, Curb and Gutter Agreements does not need to be mentioned
in the Agreement.
5. Cover Sheet (Improvement Survey can serve as the cover, sheet.)
. Change the language of the Engineer's Signature Block from 'Community
Development Engineer' to 'City Engineer'.
. Add index of sheets
. Vicinity map
. Table of dimensional requirements from ordinance
6. Show trash storage on site plan
Attachments:
. Drawing of handicap ramp location
. Drawing of Main SI. curb, gutter and drive location
. CDOT rollover curb detail
. City handicap ramp detail
. Standard PUD agreement language for financial security (available as Word file)
. Template for financial security cost estimate (available as Word file)
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CURB AND GUTTER TYPE 2
(SECTION 11M)
(6" MOUNTABLE - 2' GUTTER)
C!)O!
CURB, GUTTERS,
AND SIDEWALKS
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SIGN )
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- TO BE BUILT WHEN -J
GUTTER (lYPE 2)
IS REOUIRED
ILlY WITH CURB AND
'EMENT.-
BY W/2 SHOWN ON PlANS.
CONCRETE
:RSECTION
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>VEMENT
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r'PE 4
(KE'f-WAY)
(SECTION M)
Plan Revised
Comments:
GENERAL NOTES
I, ON CURVES 3 DEGREES OR SHARPER. CURBS AND/OR GUTTERS
ARE TO BE PLACED ON THE ARC OF THE CURVE UNLESS OTHERWISE NOTED ON
THE PLANS, A MAXIMUM CHORD LENGTH OF 1 D FEET MAY BE USED WHEN THE
DEGREE OF CURVE IS LESS THEN 3 DEGREES.
2, CONCRETE SHALL BE CLASS B.
3. PR08LE GRADE OF CURBS AND GUTTERS SHALL BE LOCATED AT THE flOW UNE,
... EXPANSION JOINTS SHALl BE INSTALLED WHEN ABUTnNG EXISTING CONCRETE OR
mED STRUCTURE. EXPANSlON JOINT MATERIAL SHALL BE '/2 IN, THICK
AND SHALL EXTEND THE FULL DEPTH OF CONTACT SURFACE.
(j) GUTTER CROSS SLOPES SHALL BE '/2 IN/FT. WHEN DRAINING AWAY fROM CURB AND
lIN./FT. WHEN DRAINING TOWARD CURB,
. WHEN TIE BARS ARE REOUlRED. THE GUTTER THICKNESS SHALL BE INCREASED TO
THE PAVEMENT THICKNESS T. BARS SHALL BE EPOXY-COATED 14 CONFORMING TO
MSHTO " 284" AND SPACED 2 FT,-S IN, THEY SHALL BE INSERTED T/2 AND 1/2
LENGTH lNTO THE GUTTER.
SHALL CDNTAJN 1,5 POUNDS PER CUBIC YARD APPROVED POLYPROPYLENE ~BERS
AND HAVE M1NAL AGGREGATE SI2E OF % IN.
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CURB AND GUTTER TYPE 2
(SECTION MS)
(4" MOUNTABLE WITH SIDEWAlK)
A
r CURB '" GUTTER
PAN UNE CURB TRANsmON
GRADE
-j 4 FT. MIN. SIDEWAU< (SEE PlANS) ~
" I SIDEWALK TRANsmON I ...L
10,1' MAX. SLOPE ~
'. . ". 6"
'DRlVEWAY . '. ...L
"
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FlOWUNE CURB
.'
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l CURB TRANS:ONS.... I
FlOWUNE CURB ACROSS
DRIVEWAY AND GUTTER
IN THE CURB CUT WILL
BE MEASURED AND PAJD
FOR AS 'CURB AND GUTTER"
TO BE POURED MONOUTHICAllY
I"t '/4'
SIDEWAU< JRANSmONS AND
DRIVEWAY WILL BE MEASURED
AND PAJD FOR AS CONCRETE
PAVEMENT'
CONCRETE PAVEMENT (DRIVEWAYS)
SECTION A-A
STANDARD PLAN NO.
M-609-1
Sheet No.1' of 2
-89-
Issued By: Project Oevelopmenl Bronch October 1, 2000
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EX1STNG
DETACHED
SIDEWALK
TRANSITION
WING (TYPICAL)
.----------------
LANDING
PLATFORM
RAMP
3'-0"
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/VARIES, 3 FEET MINIMUM
X '
3'-0"
ENGINEERING DEPARTMENT
CITY OF ASPEN, COLORADO
MULTI DIRECTION
PEDESTRIAN ACCESS RAMP-
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DRAWING NO
ENG-618
City of Aspen
Financial Securities for Improvements in the R.O.W,
(p/ease attach this page to the financial security)
Project: Innsbruck Lodqe PUD
Prepared by:
Page --.1_ of --.1_
Date:
Backqround: A financial security guarantees the City a pool of money that can be used
to finish ROW improvements left uncompleted by the Owner/Contractor. Typically, these
improvements consist of landscaping, sidewalk, curb and gutter, Within the City, the
management of financial securities is the responsibility of Community Development
Department Engineer. Financial securities usually take the form of a Letter of Credit or a
Check.
The City will hold onto the financial security until the improvements are: (i) inspected and
accepted by the City, (Ii) a two-year maintenance bond provided by the Contractor, and
(ili) as-builts provided (if required). During large projects, the City may inspect and
accept portions of the ROW improvements as they are completed and release 90% of
the value of the completed ROW improvements. In this case, 10% of the value of the
improvements will be withheld until all improvements are made and maintenance bond
provided to the City.
Letters of Credit: Unless notified otherwise, the Letter of Credit should: (i) be made out
to the attention of the City Engineer Nick Adeh and (ii) have an expiration date of at least
one-year after the issuance date of the building permit.
Estimated amount of financial security (pending approval by applicant and City
Engineer):
Description of Work Unit Unit Price Quantity Cost
Mobilization/De-mobilization LS 2000 1 2000
Demo, Site Prep, Clearing & Grubbing SY 10 70 700
Site Cleanup and Restoration (5-6% LS 700 1 700
total cost)
4" Thick Concrete Sidewalks SY 70 0 0
CDOT Roll Over Curb and Gutter LF 35 63 2205
Landscaping (seeded, irrigation, trees) LS 0 0 0
Handicap Ramps/Sidewalk Repair LS 1000 1 1000
Reinforced Concrete Drive (63'x7.5') SY 100 52.5 5250
Estimated Cost of ROW Improvements 11,855
Financial Security Amount (Cost + 10%) 13,040
LS= Lump Sum
/plal-reviewll nnsbruck#2
Financial Security for Public Improvements, In order to secure the performance of the
construction and installation of improvements in the public R.O,W., including
landscaping, the Owner shall provide the City with a financial security for the proposed
improvements. The financial security shall take the form of a letter of credit, cash or
other guarantees in a form satisfactory to the City Attorney and shall be submitted to the
City prior to the initiation of construction or the issuance of any building permits As part
of the Subdivision Agreement or PUD Agreement, the Owner shall provide a detailed
cost estimate of the improvements for approval by the City. The amount of the required
financial security shall be 110% of the estimated cost of the improvements. The
guarantee documents shall give the City the unconditional right, upon clear and
unequivocal default by the Owners in its obligations to complete the public
improvements. to withdraw funds against such security sufficient to complete and pay for
installation for such public improvements, or to withdraw funds against such security
sufficient to complete and pay for installation for such public improvements. If the
improvements have not been completed to the satisfaction of the City within one year of
the cost estimate, City may require the Owner to adjust the amount of the financial
security for local increases in construction costs.
As portions of lhe improvements are completed, the City shall inspect them, and upon
approval and acceptance, shall authorize the release of the agreed estimated costs for
that portion of lhe improvements, except that10% of the estimated costs of the
improvements shall be withheld for the benefit of the City until (i) all of the improvements
have been inspected and accepted by the City, (Ii) a two-year maintenance bond has
been provided by the Contractor, and (Iii) as-builts provided (if required),
Separate financial securities and maintenance bonds are required for civil R.O,W.
improvements (i,e. pipelines, sidewalks, and curbs) and landscaping R.O.w.
improvements,
/fi n an-secu rity-agrmt
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PUD AGREEMENT FOR
THE INNSBRUCK INN LODGE EXPANSION PROJECT
THIS AGREEMENT is made this _ day of , 20~ between
INNSBRUCK HOLDINGS, LLC, a Colorado limited liability corporation (the "Owners"), and
THE CITY OF ASPEN, a municipal corporation (the "City"),
RECITALS:
WHEREAS, the Owners own lhat certain real property (the "Property") known as the
I1msbruck Inn localed at 233 West Main Streel in the City of Aspen, County of Pitkin, legally
described as:
Lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, County of Pitkin,
Slate of Colorado; and,
WHEREAS, the Property is being remodeled for an expansion by the Owners as follows,
where said expansion is hereinafter referred to as the "Project":--
. an addition' with a footprint of just under 745 square feet to the west side of the
existing structure, to include: a one-bedroom employee dwelling unit below grade;
two new lodge units each on the ground level; and, two new lodge units as well as
new decks on the second floor.
. The room count will go from the thirty-three existing lodge rooms to thirty-seven
lodge rooms and one employee dwelling unit, for a net gain of four lodge units and an
employee dwelling unit. No additional parking will be provided,
WHEREAS. pursuant to Ordinance No. 2!t Series of2002 ("Ordinance"), the City
Council granled Minor Planned Unit Development, and GMQS Exemption for the Affordable
Housing Unit approval for the Project; and,
WHEREAS, pursuant to Resolution No, 55, Series of 2002 {"Resolution"), the Historic
Preservation Commission {"HPC") granted Final Development Plan approval: and,
WHEREAS, lhe City and the Owners wish to enter into a PUD Agreement for the
Project; and,
WHEREAS, Owners have submitted to the City for approval, execution and recordation,
a final plat for the Project (the "Plat") and the City agrees to approve, execute and record the PIal
at Owners' expense on the agreement oflhe Owners to the matters described herein, subject to
the provisions of the Municipal Code of the City of Aspen (the "Code"), the Ordinance, and
other applicable rules and regulations; and,
WHEREAS, Owners are willing 10 enler into such agreemenl with the City and to
provide assurances to the City.
.'
. lnnsbruck Inn PUD Agreement
Page 2 of9
NOW, THEREFORE, in consideration of the mutual covenants contained herein, and
the approval, execution and acceptance of the Plat for recordation by the City, it is agreed as
follows:
I, Description of Project. Refer to the second "Whereas" statement, above,
2. PUD Dimensional Requirements, As set forth in Condition 4, Section I of the Ordinance,
the following dimensional requirements were approved by the City as part of the Project, are
shown on the Final PUD Development Plans, and shall be printed on all final building permit
plan sets:
a. Minimum Lot Size: 6,000 square feet.
b, Minimum Lot Area per Dwelling Unit: No requirement.
c, Maximum Allowable Density: One lodge or residential bedroom per 390 square feet of
lot area,
d, Minimum Lot Width: 60 feet.
e, Minimum Front Yard: 5 feel for the building; 0 feet for the existing swimming pool
fence.
f, Minimum Side Yard: 4,5 feet for the building; 0 feet for the existing swimming pool
fence,
g. Minimum Rear Yard: \3,5 feel for the building; 0 feet for the existing railroad tie
retaining wall.
h. Maximum Site Coverage: No requirement.
I. Maximum Height: 25 feet.
j, Minimum Distance Between Buildings: 10 feet.
k, Minimum Percent Open Space: No requirement.
I. Trash Access Area: Per Final PUD Plans,
m, Allowable External Floor Area Ratio (FAR): 0,9:1 exclusive of basement; 0.95:1
inclusive of basement addition.
n. Allowable Internal FAR: Per Final PUD Plans,
0, Minimum Off-Street Parking Spaces: 0.31 spaces per bedroom (12 spaces and 38
bedrooms, including the one employee housing bedroom),
3. Acceptance of Plat. Upon execution of this Agreement by the parties hereto, the City agrees
to approve and execute the Final Plat for the Project submitted herewith and reduced-size
copies of which are attached hereto as Exhibit "A," which conforms to the plat requirements
of lhe Code and the Ordinance. The City agrees to accept such Plat for recording in the
office of the Pitkin County Clerk and Recorder upon Owners' payment of the recordation
fee, The City has further required the submission and recording ofPUD Development Plans
which are attached hereto al a reduced size as Exhibit "B." If the approved PUD
Development Plans change subsequent to this approval, a complete set of revised plans shall
be provided to the Engineering and Community Development Departments for review and
evaluation.
"
. Innsbruck Inn PUD Agreement
Page 3 of9
4. Development Requirements. The following development requirements 'Will be satisfied by
Owners pursuant to Ordinance No, 2f/; Series of2002,
a. Affordable Housing, Owners shall adequately mitigate for the Project's employee
generation by providing deed restricted employee housing for at least 0,59 full-time
equivalent employees (FTEs), The Project includes a one-bedroom employee housing
unit, which provides credit for housing 1.75 FTEs, Thus, the Project provides housing
for 1.16 more FTEs than required to mitigate its employee generation, A credit for
housing 1.16 FTEs shall, therefore, be maintained by the Property, The employee
housing unit will be deed reslricled to the Category 2 rental rate, as such is described in
the Aspen/Pitkin County Affordable Housing Guidelines (the Guidelines), Since the
employee housing unit is for use by the lodge in housing its employees, income and asset
restrictions otherwise applicable 10 the Category 2 deed restriction shall be waived, The
Owners shall meet with Housing Office Staff prior to completion of the Project to
establish mutually acceptable lease terms for employees whose units are attached to the
place of employment.
Prior to issuance of a building permit for the Project, Owners shall record a deed
restriction for the employee housing unit. Also, in an effort to be consistent with Section
38-12-301, C.R.S., and the Colorado Supreme Court rent control decision on the Town of
Telluride v. Lot Thirty-Four Venture L.L.C, (Case No. 98-5C-547, decided June 5, 2000),
Owners desire to grant to the Aspen/Pitkin County Housing Authority (APCHA) an
undivided one-hundredth of one percent (0,01 %) ownership interest in the above-
described affordable housing unit of the Project. With the APCHA consent to accepting
an interest in the property, the Owners agree to indemnify and hold harmless for any
claims, liability, fees, or similar charges related to ownership of an interest in the
affordable housing units. Conveyance of the undivided one-hundredth of one percent
(0.01 %) ownership interest from Owners to the APCHA shall take place prior to or
concurrent with issuance of a Certificate of Occupancy for the units and after said units
have been rendered capable of separate conveyance by way of condominium map or the
similar (as described in paragraph 5, below). The APCHA shall not be entitled to the
payment of monies upon sale or rental at any time of any residential units in the Project,
nor shall the APCHA be entitled to derive any economic benefit by virtue of its
undivided interest in the Project.
Owner reserves the right to submit an alternative option, subject to review and acceptance
by the City Attorney, to satisfy the rent control issue,
b. Building Permit Plan Requirements, The building permit application for the Project
shall include:
I. A copy of Ordinance No. 2!t Series of2002, Planning and Zoning Commission
Resolution No. 20, Series of2002, and HPC Resolulion No, 55, Series of2002.
2. All conditions of approval printed on the cover page oflhe building permit plan set.
3, A completed tap permit for service with the Aspen Consolidated Sanitation District.
4, A tree removal permit, as required by the City Parks Department, and approval
from the Parks Director for off-site replacement or mitigation of any removed trees.
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[nnsbruck Inn PUD Agreement
Page 4 of9
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c. Wastewater and Surface Drainage. Owners shall comply with Aspen Consolidated
Sanitation District (ACSD) rules and regulations. If new sewer lines are required, the
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Innsbruck Inn PUD Agreement
Page 5 of9
existing service will have to be excavated in the alley and disconnected at the main sewer
line, No clear water connections (roof, foundation, perimeter drains) shall be allowed,
All improvements below grade shall requiTe the use of a pumping station,
d, Water Service. Owners shall comply with the City of Aspen Water System Standards,
with Title 25, and with applicable standards of Title 8 (Water Conservation and Plumbing
Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water
Department.
e. Fire Prolection. Owner shall install an adequate fire alarm system throughout the
structure and a fire sprinkler system that meets the requirements of the Fire Marshal.
f. Future Improvement District(s). Owners agree to join any future improvement district(s)
formed for the purpose of constructing City-approved improvements to the
adjoining/surrounding rights-of-way which benefit the property under a fair share
assessment formula, Prior to the issuance of a Certificate of Occupancy for any part of
the Project, Owners agree to sign a sidewalk, curb and gutter construction agreement and
pay any applicable recording fees associated therewith.
g, Encroachments-and Work in the Public Rights Of Way. Owners shall either remove any
encroachments into the public rights-of-way or be subject to currenl encroachment
license requirements, as required by the City of Aspen Engineering Department. If not
removed, Owners shall obtain a temporary revocable encroachment license from the City
Engineer so as to continue allowing lhe lodge to use the parking spaces on the alley as
angled, "head-in" parking in their current configuration, Along with the license, the
Owners shall post a sign indicaling thaI the westernmost parking space on the alley is for
compacl cars only,
For proposed work in public righls of way, Owners must receive approval from:
· The City Engineer for design of improvements, including landscaping;
. The Parks Department for vegelation species, tree removal, and/or public trail
disturbances;
· The Streets Department for mailboxes and street cuts; and
· The Community Development Department to obtain permits for any work or
development, including landscaping, within the public rights-of-way,
h. Exterior Lighting and Streetlights, Any and all outdoor lighting shall comply with the
applicable portions of Section 26.575.150, Outdoor Lighting, of the Aspen Land Use
Code, Ifthe existing street lights are disturbed or damaged during construction, they
shall be repaired or replaced in kind, as required, in alignment with the other street lighls
along the subjecl street.
I. Construction Schedules and Noise. Conslruction is prohibiled on Sundays and between
the hours of7:00 p,m, and 7:00 a,m, on all other days, All noise ordinances shall be
abided by.
Innsbruck Inn pun Agreement
~age 6 of9
], Tree Protection, Tree saving construction fences shall be installed around the drip line of
any trees to be preserved, The City Forester of his /her designee must inspect such fencing
before any construction activities commence, No excavation, storage of construction
equipment, construction backfill, foot or vehicular traffic shall be allowed within lhe
fenced drip lines, .
k. Parking, Owners shall provide priority to the occupant(s) of the employee housing unit
for the use of one of the off street parking spaces to the north of the building. In the
evenl that the occupant(s) of the employee housing unit does not own a car, the parking
space shall remain available for the general use of the Innsbruck Inn's other occupants,
J. Trash Storage. A bear-proof dumpster shall be located on-site and shall meet the
standards of the Cily of Aspen Wildlife Ordinance.
m. Accessibility, One (I) ground-floor lodge room shall meet handicap accessibility
requirements,
n, Food Service, Owners shall submit a food service plan for review by the Environmental
Heath Department. If deemed necessary, a food service license will be required andlor an
oil and grease interceptor will need to be installed in the breakfast roomlkitchen prior to
issuance of a Certificate of Occupancy for the added lodge rooms,
5, Colorado Common Interest Ownership Act (CCIOA). As soon as construction of the Project
allows, Owner anticipates submitting the Projecl to a plan for condominiumization crealed
pursuant to Colorado Common Interest Ownership Act (CCIOA), The City agrees 10 process
for approval and for recordation a condominium map prepared in accordance with lhe Code
and CCIOA, As the Owners have provided affordable housing pursuant 10 the Code, the
Project is exempt from paying the Affordable Housing Impact fee, This will allow the
Owners to convey an ownership interest in the employee housing unit, apart from the rest of
the Property, to the Aspen/Pitkin County Housing Authority,
6. Historic Preservation Commission (HPC) Approvals, The HPC approved Resolution
Number 55, Series of2002, granting Final Development Plan approval for the Project in the
Main Street Historic District with the following conditions:
a, HPC staff and monitor must approve the type and location of all exterior lighting
fixtures;
b. There shall be no deviations from the exterior elevations as approved (see Final PUD
plans) without first being reviewed and approved by HPC staff and monitor;
c. HPC conditions of approval "a" and "b," as provided above, shall be printed on the
cover sheel of the building permit plan set and all other prints made for the purpose of
construction; and,
d, Owners shall be required to provide the contractor wilh copies of HPC Resolution No,
55, Series of2002, The contractor must submit a letter addressed to HPC staff as part
of the building permit application indicating that all conditions of approval are known
and underslood, and he/she must meet wilh the Historic Preservation Officer prior to
applying for a building permit.
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, Innsbruck Inn PUD Agreement
Page 7 of9
7, Recordation, Pursuant to Section 27.480,070(E) of the Aspen Land Use Code, once fully
executed, this Agreement and the Final Plat shall be recorded in the office of the Pitkin
County Clerk and Recorder. Failure on the pint of the Owners to record the plat within one-
hundred eighty (180) days following final iand use approvals shall render the plat invalid and
reconsideration and approval of the plat by the Planning and Zoning Commission and City
Council will be required before its acceptance and recording, unless an extension or waiver is
granted by the City for a showing of good cause. The plat shall also be submitted in a digital
format acceptable to the Community Development Department, for incorporation into the
City/County GIS system, The one-hundred eighty (180) day recordation requirement
conlained herein shall not apply to the recording of condominium maps, or declarations or
any other documents required 10 be recorded to accomplish a condominiumization in the City
of Aspen. R'l/ \o...~ W/Jb~it!s
~ Security for Public Improvements, In order to secure the performance o~e cons ctionj Y\~lAo.Cle
( ~. and installalion of the public improvements described above, Owners shall pr . e a bond, Ct,J (,)
, letter ()f credit, cash or other guarantees in a form satisfactory to the City orney prior to
the issua of any building permits for the Project. Said guarantee ' be delivered to the
City prior to t . ssuance to lhe Owners of a building permit for roject. As part of the
building permit app , ation, a list of the improvements that eing guaranteed, as
estimated by the Owners gineer and as accepted by t ity, will be submitted, The
guarantee documents shall gl he City the uncond' 'onal right, upon clear and unequivocal
default by the Owners in its obliga ' ns to com e the public improvements, to withdraw
funds against such security sufficient to ete and pay for installation for such public
improvements, or to withdraw funds a's ch security sufficient to complete and pay for
inslallation for such public improve ents, As p 'ons of the improvemenls are completed,
the City Engineer shall inspect m, and upon appro and acceptance, slbe shall authorize
the releases of the agreed e . ated costs for that portion the improvements, except that
ten percent of the esti ed cosls of the improvements shall withheld for lhe benefit of the
Cily until the comj:! IOn of all of the described public improve nls, The Owners shall
require all contr tors to provide a warranty to the City that all impr ements were
construcled accepted standards of good workmanship for the installa' of the public
improve nts described herein for one year from the date of acceptance. he event that
any ex' ing municipal improvements are damaged during Project construction, request by
the ty Engineer, a bond or other suitable security for the repair of those municipal
i provements shall be provided by Owners to the City,
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9, Notices, Notices to the parties shall be sent by United States certified mail to the addresses
set forth below or to any other address which the parties may substitute in writing.
To the Owners:
Innsbruck Holdings, LLC
c/o 420 East Main Street
Aspen, CO 81611
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[nnsbrock Inn PUD Agreement
~age 8 of9
With COpy To:
Curtis B, Sanders, Esq,
c/o Krabacher & Sanders, P,C,
20 I ,N, Mill Street, Suite 20 I
Aspen, CO 81611
To City of Aspen:
City Manger
130 South Galena Street
Aspen, CO 81611
With Copy To:
City Attorney
130 South Galena Street
Aspen, CO 81611
10, Binding Effect. The provisions of this Agreement shall run with and constitule a burden on
the land on which the Project is located and shall be binding on and inure to the benefit of the
Owners' and the City's successors, personal representatives and assigns,
II, Amendment. The Agreement may be altered or amended only by written instrument
executed by the parties,
12. Severability. If any of the provisions of this Agreement are determined to be invalid, il shall
not affect the remaining provisions hereof.
ATTEST:
THE CITY OF ASPEN, a municipal corporation
Kathryn S, Koch, City Clerk
Helen Klanderud, Mayor
APPROVED AS TO FORM:
John Worcester, Cily Attorney
OWNERS:
INNSBRUCK HOLDINGS, LLC
By:
Audrey Haisfield, Presidenl
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MEMORANDUM
To: Development Review Committee
From: Richard Goulding, Project Engineer
Reference DRC Case load Coordinator
Date: July 30, 2001
Re: Innsbruck Inn PUD
The Development Review Committee has reviewed the Innsbruck PUD at their July 18
,2001 meeting, and has compiled the following comments:
General
1. Sufficiency of Submittal: DRC comments are based on the fact that we
assume the submitted site plan is accurate, that it shows all site features, and
that proposed development is feasible, The wording must be carried forward
exactly as written unless prior consent is received from the Engineering
Department. This is to alleviate problems and delays related to approvals tied to
"issuance of building permit."
2, R.O,W.lmpacts: If there are any encroachments into the public rights-of-way,
the encroachment must either be removed or be subject to current encroachment
license requirements,
Site Review
1. Site Drainage - Requirement -. The foundation drainage system should be
separate from site storm drainage system. Rain and snow melt runoff must be
detained and routed on site. These facilities must be shown on drainage plans
and submitted for approval prior to application for building permit. The drainage
may be conveyed to existing landscaped areas if the drainage report
demonstrates that the percolation rate and the detention volume meet the design
storm
Information - The City drainage criteria needs to be implemented completely.
This includes but is not limited to erosion control, soil stabilization, and re-
vegetation in disturbed areas, Also, there needs to be an analysis of where the
drainage will flow
2, Sidewalk, Curb, and Gutter - Requirement- sidewalk, curb, and gutter must be
designed using the City of Aspen design standards which are available in the
City Engineering Department.
3. Fire Protection District - Requirement-
Fire Protection District requests the following revisions be made:
Page 2 of 8
July 23,2001
Innsbruck Inn PUD
a. A sprinkler system and a new fire alarm system is
structure
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required for the entire
4, Transportation - Requirements- The information were forwarded by
Transportation department:
a. Due to the parking shortages addressed below, the applicant should
consider joining the City's Transportation Options Program (TOP). TOP
members receive several free services including transportation newsletters,
emergency transportation for qualified employees, transportation display
boards, construction updates and distribution of transit schedules,
For more information, the applicant should contact the City's Transportation
Coordinator at 920-5038,
5. Building Department - Requirements - The following requirements were
forwarded by the Building Department:
a. No comment
6. Parking - Requirement - The following requirement has been forwarded by the
Parking Department:
a) Applicant states existing off street parking behind the lodge provides twelve
parking spaces. Currently, there are twelve angle spaces which cause about
a fifty percent of each vehicle to be extended into the alley ROW. Vehicles
should be parked parallel to the rear of the lodge, This would reduce the
number of off street spaces to about to approximately six. Revised total of
existing off street would then be twelve.
b) The proposed number of bedrooms is forty eight. Forty eight times 0,7
parking spaces per bedroom would equal to a need for 33,6 minus the
existing twelve spaces would leave a deficit of 21,6 parking spaces.
7. Engineering Department - Requirement- The following requirements have
been provided by the Engineering Department:
a. Provide a site improvement survey, prepared by licensed professional which
will include:
I. Monuments
ii, Setback lines
iii. Utilities Lines, Pedestals, Poles,
iv, Easements
v, Existing features: irrigation ditches, sidewalks, driveways, buildings,
vI. Surveyors Seal dated within the last 12 months
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July 23, 2001
Innsbruck Inn PUD
b. Show plans for all improvements, districts, curb and gutter, and sidewalk
improvements,
c, No construction materials are to be stored on the public ROW
d. Show snow and trash storage on site plan, where will snow removed from
parking spaces be stored
e. All utility pedestals are to be onsite
f. Parking:
. As is there is 18 spaces and 33 units creating a parking defecate of 23 _
18 = 5 if all unit contain one bedroom
· The proposed addition will change the parking requirement to 48 * 0,7 =
33.6 hence defecate will be 34- 18 = 16 . Secure off site parking will be
required to mitigate this. It is the responsibility of the applicant to obtain
this and provide what ever transport needed to shuttle guests to and from
this parking area, Even though the PUD agreement allows for some
reduction in parking requirements through alternative methods this deficit
is too large and will reduce available space in the surrounding area
g. A traffic control plan for construction including construction vehicle parking
and intended routs for heavy machinery. A noise and dust mitigation plan is
to be submitted for the construction of the proposed addition.
h. Obtain any Encroachment license that are required
i. The roof drains are not presently connected to any sort of drainage system
and it would appear that all water from these flows onto the street. This will
water should be contained on site to pre development levels.
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Information - The following information has been provided by the Engineering
Department:
a. The submittal of the construction plans to Engineering Department for
reviews prior to application for building permit will benefit the developer and
will facilitate timely processing of the Building Permits.
8. Streets Department - Requirement- The following requirements have been
provided by the Streets department
a, The additional height of the building may case gutters on Main Street to freeze
due to the additional shading, This was not addressed in the application and
ways to avoid this such as snowmelt should be considered.
9. Housing Office - Requirements - The following requirements have been
provided by the Housing Office:
a. No comment
10. Community Development - Requirements - The following requirements have
been provided by the Community Development Office:
a. No comment
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July 23, 2001
Innsbruck Inn PUD
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11. Emergency Management Disaster Coordinator - Requirement _ The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. Reviewed no comment at this time
12. City Environmental Health Director - Requirements- The following
requirements were made by the Environmental Health Director:
The City of Aspen Environmental Health Department has reviewed the Innsbruck
expansion land use submittal under authority of the Municipal Code of the Citv of
Aspen, and has the following comments,
WATER QUALITY IMPACTS: 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 distance 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, and from the site during construction, 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 congestion" and "avoid transportation demands that cannot be
met" as well as to "provide clean air by protecting the natural air sheds and
reducing pollutants".
The major air quality impact is the emissions resulting from the traffic generated by
this project. PM-10 (83% of which comes from traffic driving on paved roads) is a
significant health concern in Aspen, The traffic generated will also produce carbon
monoxide and other emissions that are health concerns, The municipal code
requires developments to achieve the maximum practica 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 PM10 reduction measures el;ewhere. 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 PM10produced
by the project.
Standards used for trips generated by new development are the trip generation
rates and reductions from the 'Pitkin County Road Standards', which are based on
the Institute of Transportation Engineers Trip Generation Report, Fifth Edition.
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July 23, 2001
Innsbruck Inn PUD
Housing units use the trip generation rate for ITE Land Use code 210, which is 9.55
trips per day per unit. Residential units located within one half mile of a transit stop
are allowed a reduction of 1.5 trips per day. Affordable Housing unit are allowed a
reduction of 2.0 trips per day. Hotel and lodging units use the ITE trip generation
rate for Land Use Code 310, Hotel/Occupied Room which is 8.8 trips per day per
tourist room,
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Examples of mitigation 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 RFTA 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-10
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 measures are used, and
typically, an applicant chooses measures that provide an ancillary benefit to the
project.
With a net increase of 13 lodge units and two employee dwelling units, the
project will generate just over 100 additional trips/day. Mitigation measures
include the proximity to bus and pedestrian/bike routes and closeness to
downtown and the tent. (Trip generation calculation assumes credit for this
feature.) Measures proposed by the applicant include providing free bikes (how
many will be maintained at one time needs to be clarified and should be at least
enough bikes for a family to use, with backups in case of breakdown), free taxi
vouchers for travel to and from the airport, marketing that informs guests that
they do not need cars, and limited number of parking spaces, This last feature is
very important in reducing trips, most of which are short-distance trips, These are
more likely to be made on foot or by bus if the guest's car is not parked
immediately in front of the unit. One area that I could not find in the application
was discussion of paving the two existing gravel parking areas. While this may
not be desirable from an aesthetic or drainage pOint of view, if paving is planned,
along with other mitigation measures proposed, the applicant will have used all
reasonable means to reduce air pollution.
A condition of approval should be that the applicant clarify these
details of the proposed PM1 0 mitigation plan for approval from the
City of Aspen Environmental Health Department. If gravel areas are
not to be paved, alternative mitigation measures can be substituted.
FIREPLACEIWOODSTOVE PERMITS The applicant has agreed not to install any
wood burning devices and this should be a condition of approval.
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July 23, 2001
Innsbruck Inn PUD
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not
limited to fencing, watering of haul roads and disturbed areas, daily cleaning of
adjacent paved roads to remove mud that has been carried out, speed limits, or
other measures necessary to prevent windblown dust from crossing the property
line or causing a nuisance. Dust control will be crucial due to the closeness of
existing homes to the site,
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ASBESTOS before remodel, expansion or demolition of any portion of the
building, includinQ removal of drywall, carpet, tile, etc., 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, it must be removed by a licensed asbestos removal contractor.
ECOLOGICAL BILL OF RIGHTS This issue was not addressed in the application.
We would recommend that a condition of approval be that the applicant address
this portion of the Aspen Area Community Plan and provide the Environmental
Health Department with a description of measures being taken to conform with this
provision. Applicable elements may be already planned but not discussed in the
application. Staff would like the opportunity to make suggestions to the applicant in
this area before issuance of a building permit.
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise
is a significant source of environmental pOllution that represents 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,"
During construction, noise cannot exceed maximum permissible sound level
standards, and construction cannot be done except between the hours of 7 a.m.
and 7 p,m., Monday through Saturday. Any particularly loud noise should not start
before 9 am.
It is very likely that noise generated during the construction phase of this project will
have a negative impact on the neighborhood, The applicant should be aware of this
and take measures to minimize the predicted high noise levels.
13. Parks - Requirement- The following requirements have been made by the
Parks Department:
a. No comment
14. Utilities:
Water:
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July 23,2001
Innsbruck Inn PUD
City Water Department - Requirement - As a request of the City of Aspen
Water Department, revisions need to be made as follows:
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a, 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
Wastewater:
Aspen Consolidated Waste District - Requirement - The following was
provided by the Aspen Consolidated Waste District:
a. In the application to regular tap fees, a downstream constraint fee will be
assessed to this development. Payment of all total connection charges must
be paid to the District prior to issuance of Building Permits.
b, A.C,S,D. will need to review drainage and landscape plans prior to
wastewater service approval.
c, A.C.S.D, will need to review the utility plan when made available by the
applicant
d, If new services are required for additional development, the old service lines
must be excavated in the alley and disconnected at the main sewer line.
e, Shared service agreements may be required
f, Below grade facilities will require a pumping system
g, Clear water connections are not allowed
h, Development must comply with all A.S,C.D rules, regulations, and
specifications
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, transportation/streets, landscaping, and
encroachments within public right of way.
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July 23, 2001
Innsbruck Inn PUD
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: Tom Bracewell
Harold Smith
Tim Ware
Richard Goulding
Julia Ann Woods
Chris Bendon
Ed Van Walraven
Steve Clay
Rebecca Schickling
Applicant's Representative: Mitch Haas
David Gibson
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MEMORANDUM
FROM:
Aspen Hisloric Preservation Commission
Joyce Ohlson, Deputy Planning Directo$
Amy Guthrie, Historic Preservation Officer
Chris Bendon, Senior Planner ~
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RE:
Innsbruck Inn Redevelopment - Public Hearing (cont. from 10.10.01)
Conceptual Development
Exemption from Partial Demolition
DATE:
November 28,2001
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SUMMARY: The Innsbruck Inn is a non-
designated building within the Main Street
Historic District. The applicant has applied for
an expansion of the lodge to accommodale
additional lodge rooms consistent with the City's
Lodge Preservation (LP) Program, The LP
program allows for individual lodge properties 10
adjust their zoning specific 10 their circumstance
through a Minor Planned Unit Development
process, This process requires hearings before
the Planning and Zoning Commission and City
Council.
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Conceptual Approval from the Historic Preservation Commission is the necessary first
step in this process, This HPC review will establish the appropriate massing, height,
scale, and architectural character of the project. This will help the P&Z and City Council
review the PUD application and determine the appropriate zoning dimensions for the
project.
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The applicant has significantly revised the application and is no longer proposing a new
third floor. The addition to the west side of the building is now the entire proposed
development and staff continues to have little concern about this expansion, The addition
is proposed in the same character as the existing structure and is expected to have
minimal impact upon the Main Street Historic District. The proposal complies with the
Historic Preservation Design Guidelines,
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Staff is recommending approval of the Conceptual Development Plan and
Exemption from the Partial Demolition Standards.
APPLICANT: Innsbruck Holdings, LLC, Represented by Mitch Haas, Haas Land
Planning, and Dave Gibson, Gibson Architects,
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PARCEL 10: 2735.124.54,001
ADDRESS: 233 West Main Street
ZONING: Office (0), Main Street Historic District
CURRENT AND PROPOSED LAND USE: Lodge
SIGNIFICANT DEVELOPMENT (CONCEPTUAL)
No approval for any development in the "H," Historic Overlay District, or involving
historic landmarks shall be granted unless the Historic Preservation Commission finds
that all of the following standards (Section 26.415.01O,C.5) are met:
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark. For historic
landmarks where proposed development would extend into front yard, side
yard and rear yard setbacks, extend into the minimum distance between
buildings on the lot, exceed the allowed floor area by up to five hundred (500)
square feet, or exceed the allowed site covered by up to five (5) percent, HPC
may grant necessary variances after making a finding that such variation is
more compatible in character with the historic landmark and the
neighborhood than would be development in accord with dimensional
requirements. In no event shall variations pursuant to this Section exceed
those variations allowed under Section 26.520.040(B)(2), for detached
accessory dwelling units.
Staff Finding: The applicant is proposing an extension of the building to the west in the
same form and character as the existing building, The following categories of analysis
have been provided:
Massing:
The proposed expansion continues the same massing as the current structure,
Architectural Character:
The addition is consistent with the Chalet style of the existing building, The building,
however, is not listed on the Inventory of Historic Sites and Structures and deviating from
the existing architectural character is not necessarily discouraged,
Historic Design Guidelines:
This building is 34 years old and not listed on the Inventory of Historic Sites and
Structures. The Historic Preservation Design Guidelines section concerning the Main
Street Historic District provides advice in several aspects of development.
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The Goal of the Guidelines Section addressing Main Street states:
The primary period of significance for Main Street is the mining era in Aspen.
The primary goal is to preserve this character while accommodating compatible
changes, In addition. individual buildings from later periods may also be of
historic significance and should be preserved,
Further describing the goals for Main Street, the Guidelines state:
A similarity of building forms also contributes to a sense of visual continuity
along Main Street, In order to maintain this feature, a new building should have
basic roof and building forms that are similar to those seen traditionally, , , In
each case, the roof pitch, its materials, size, and orientation are all important to
the overall character of the building, , , New structures and their rooft should be
similar in character to their historic neighbors,
The following guideline may help the HPC in reviewing this project:
12,15 (Building Scale) On larger structures, subdivide larger masses into smaller
"modules" that are similar in size to single family residences or Victorian era
commercial buildings seen traditionally on Main Street.
c Other, subordinate modules may be attached to the primary buildingform,
c Each identifiable mass should have its own entrance,
Staff believes the proposed addition is highly compatible with the character of the
existing building. Differentiating this addition from the existing portion may actually
detract from the overall design of the building, Staff believes the proposal meets Design
Guidelines.
b. The proposed development reflects and is consistent with the character of
the neighborhood of the parcel proposed for development.
Staff Finding: The block face consists of the Innsbruck Inn and two historic residential
buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect
and is not consistent with the scale and massing of its immediate neighbors, Main Street,
however, is characterized by this eclectic mix of building types, sizes, and uses. To that
extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and
of the District. The Historic Preservation Guidelines recognize that lodges are anomalies
in the District. They should not be remodeled into Victorian-style buildings, but must not
be expanded in a way that detracts significantly from the characteristics of the 19th
Century structures within the District.
The proposed addition to the Innsbruck is substantially consistent with the existing
building and staff believes this criterion has been met.
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed
for development or on adjacent parcels.
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Staff Finding: The parcel is not identified as a historic resource and, therefore, the
redevelopmenl of the site will not C - ---..
delract from historic resources on the
subject parcel. The adjacent parcel 10
the east is a Historic Landmark
developed to the shared property line.
The proposed development is limited to
the western portion of the lot and staff
does not believe the character of the
adjacent landmark will be negatively
affected,
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d. The proposed development
enhances or does IlOt diminish
or detract from the
architectural character and
integrity of a designated
historic structure or part
thereof.
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Staff Finding: The subject parcel is
not listed as a historic resource and the
proposed development will nol effect
the character of designated historic
resources.
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EXEMPTION FROM PARTIAL DEMOLITION
The demolilion, partial demolition, off-site relocalion, on-site relocation, or temporary
relocation of a structure located wilhin an "H," Historic Overlay District, may be exempt
from meeling the applicable standards in Seclion 26.415,020(B), (C), (D), (E) or (F) if the
Historic Preservation Commission finds thallhe following conditions have been met:
a. The structure is not identified on the Invelltory of Historic Sites and Structures.
Staff Finding: The property is not listed on the Inventory,
b. The structure is considered to be Iloll-contributing to the historic district.
c. The structure does IlOt contribute to the overall character of the historic district,
alld its demolitioll, partial demolitioll, off-site relocatioll, on-site relocatioll, or
temporary relocatioll does Ilot impact the character of the historic district.
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Staff Finding: The Innsbruck is a prominent building and contributes to the identity
of Main Street. The building is not listed on the inventory of Historic Structures and
the Architectural Inventory Form (completed in June, 2000) does not describe this
building as contributing to the overall character of the Historic District. While this is a
prominent building affecting Main Street, the building has not been identified as
important to the character of the Historic District and staff believes this criterion is
met.
d. The demolition, partial demolition, off-site relocation, on-site relocation or
temporary relocation is necessary for the redevelopment of the parceL
Staff Finding: The partial demolition is necessary to accommodate the
redevelopment proposed,
e. The redevelopment or new development is reviewed by the Historic Preservation
Commission pursuant to Section 26.415.010.
Staff Finding: The applicant has applied for Significant Development Review,
RECOMMENDATION:
Staff recommends the Conceptual Development Plan and Exemption from Partial
Demolition Standards be approved,
RECOMMENDED MOTION
"I move to approve Resolution , Series of 2001, approving the Conceptual
Development Plan and Exemption from Partial Demolition Standards for the Innsbruck
Inn Expansion."
EXHIBITS:
A, Revised Application
(Note: The application may still have some references to the third floor
expansion, Those should be ignored,)
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE
INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E,
BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel ID #2735.124.54.001
RESOLUTION NO. --' SERIES OF 2001
WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas
Land Planning and Dave Gibson of Gibson Architects, has requested conceptual
development approval and an exemption from the partial demolition standards to
accommodate an expansion of the Innsbruck Inn, a non-designated building within the
Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E,
Block 52, City and Townsite of Aspen, Colorado; and,
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26,415,010,B,4 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1. Standard: The proposed development is compatible in general design, massing
and volume, scale and site plan with designated historic structures located on the
parcel and with development on adjacent parcels when the subject site is in a "H,"
Historic Overlay District or is adjacent to an Historic Landmark, For Historic
Landmarks where proposed development would extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot or
exceed the allowed floor area by up to five hundred (500) square feet or the allowed
site coverage by up to five (5) percent, HPC may grant such variances after making a
finding that such variation is more compatible in character with the historic landmark
and the neighborhood, than would be development in accord with dimensional
requirements, In no event shall variations pursuant to this section exceed those
variations allowed under the Cottage Infill Program for detached accessory dwelling
units pursuant to Section 26.520,
2, Standard: The proposed development reflects and is consistent with the character
of the neighborhood of the parcel proposed for development.
3, Standard: The proposed development enhances or does not detract from the
historic significance of designated historic structures located on the parcel proposed
for development or on adjacent parcels,
"'""'
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4. Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designated historic structure or part thereof;
and
WHEREAS, development within the "H" Historic Overlay District may be exempted
form the standards of demolition and partial demolition upon determination by the
Historic Preservation Commission that the following criteria are met:
a, Standard: The structure is not identified on the Inventory of Historic Sites and
Structures,
b. Standard: The structure is considered to be non-contributing to the historic
district.
c, Standard: The structure does not contribute to the overall character of the historic
district, and its demolition, partial demolition, off-site relocation, on-site
relocation, or temporary relocation does not impact the character of the historic
district.
d, Standard: The demolition, partial demolition, off-site relocation, on-site
relocation or temporary relocation is necessary for the redevelopment of the
parcel.
e, Standard: The redevelopment or new development is reviewed by the Historic
Preservation Commission pursuant to Section 26.415.010.
WHEREAS, Chris Bendon, in his staff report dated November 28, 2001, performed an
analysis of the application based on the standards, and recommended approval of the
application; and,
WHEREAS, at a duly noticed public hearing and regular meeting on October 10,2001,
and continued to November 28,2001, the Historic Preservation Commission considered
the application, comments made by the applicant, comments offered by the general
public, found the application to meet the standards, and approved the application, by a
vote of _ to _ L--->.
THEREFORE, BE IT RESOLVED:
That the HPC approves conceptual development and exemption from the standards of
partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D,
and E, Block 52, City and Townsite of Aspen, Colorado, finding that the review standards
are met.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of
November, 2001.
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Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
Suzannah Reid, Chairman
ATTEST:
Kathy Strickland, Chief Deputy Clerk
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE
INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E,
BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel ID #2735.124.54.001
RESOLUTION NO. 55, SERIES OF 2001
WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas
Land Planning and Dave Gibson of Gibson Architects, has requested conceptual
development approval and an exemplion from the partial demolition standards to
accommodate an expansion of the Innsbruck Inn, a non-designated building within the
Main Street Historic Dislrict located at 233 West Main Street, lots A, B, C, D, and E,
Block 52, City and Townsile of Aspen, Colorado; and,
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26A15.010.BA of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1. Standard: The proposed development is compatible in general design, massing
and volume, scale and site plan with designated historic structures located on the
parcel and wilh development on adjacent parcels when the subject site is in a "H,"
Historic Overlay District or is adjacent to an Historic Landmark. For Historic
Landmarks where proposed development would extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot or
exceed the allowed floor area by up to five hundred (500) square feet or the allowed
site coverage by up to five (5) percent, HPC may granl such variances after making a
finding that such variation is more compatible in character with the historic landmark
and the neighborhood, than would be development in accord with dimensional
requirements, In no event shall varialions pursuant to this section exceed those
variations allowed under the Cottage Infill Program for detached accessory dwelling
units pursuant to Section 26.520,
2, Standard: The proposed development reflects and is consistent with the character
ofthe neighborhood of the parcel proposed for development.
3, Standard: The proposed development enhances or does not detract from the
historic significance of designated historic struclures located on the parcel proposed
for development or on adj acent parcels,
4. Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designaled historic structure or part thereof;
and
WHEREAS, development within the "H" Historic Overlay District may be exempted
form the standards of demolilion and partial demolition upon determination by the
Historic Preservalion Commission that the following criteria are met:
a, Standard: The structure is not idenlified on the Inventory of Historic Sites and
Structures.
b. Standard: The structure is considered to be non-contributing to the historic
district.
c, Standard: The slructure does not conlribute to the overall character of the historic
district, and its demolition, partial demolition, off-site relocation, on-site
relocation, or temporary relocation does not impacl the character of lhe historic
district.
d, Standard: The demolition, partial demolition, off-site relocation, on-site
relocation or temporary relocation is necessary for the redevelopment of the
parcel.
e, Standard: The redevelopment or new development is reviewed by the Historic
Preservation Commission pursuant to Section 26.415,010,
WHEREAS, Chris Bendon, in his slaff report dated November 28, 2001, performed an
analysis of the application based on the standards, and recommended approval of the
applicalion; and,
WHEREAS, at a duly noticed public hearing and regular meeting on October 10, 2001,
and continued to November 28,2001, the Historic Preservation Commission considered
the application, comments made by the applicanl, comments offered by the general
public, found the application to meet the standards, and approved the application, by a
vote of seven to zero (7-0),
THEREFORE, BE IT RESOLVED:
That the HPC approves conceptual development and exemption from the standards of
partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D,
and E, Block 52, City and Townsite of Aspen, Colorado, finding thaI the review standards
are met.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of
November, 2001.
Approved as to Form:
o~ r fft
David Hoefer, Assistan City Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
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November 14, 2001
Audrey Haisfield
Innsbruck Holdings, LLC
C/O 420 East Main Street
Aspen, CO 81611
.'
ASPEN . PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Re: Innsbruck Inn Land Use Application - A53.01
Dear Ms. Haisfield:
The land use application for this project was submitted to the City Planning Department
May 14, 200 I, and was initially presented to the Historic Preservation Commission on
July 25,2001. Since then, the public hearing has been continued several times, I
understand some redesign occurred and may be responsible for this delay,
Please find attached the memorandum and draft resolution prepared for the November 28,
2001, Historic Preservation Commission hearing,
A land use application is automatically considered withdrawn ifno significant activity has
occurred for a year. However, the City may terminate a case if the applicant fails to
demonstrate a good faith effort, '
If your preference is to continue this upcoming public hearing, I'd like some indication
that you are still actively pursuing a development approval. The City may request that the,
public hearing be re-noticed for the benefit of interested neighbors,
Please contact me if you have any questions about the foregoing, 920.5072,
Sincerely,
~dlMlCP .
Senior Planner
Cityof Aspen '
Att: HPC November 28lhmemorandum and, draft resolution
Copy: Mitch Haas
David Gibson
Curtis Sanders
130 SoUTH GALENA STREET' ASPEN, COLORADO 81611-1975 . PHONE 970.920.5090 . FAX 970.920.5439
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MEMORANDUM
o
TO:
Aspen Historic Preservalion Commission
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Planning Direclor
Amy Guthrie, Historic preserv~r;, ~f~cer
Chris Bendon, Senior Planner \.JJINVJ
Innsbruck Inn Redevelopment - Public Hearing
Conceptual Development
Exemption from Partial Demolition
THRU:
I
FROM:
RE:
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DATE:
July 25, 200 I
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SUMMARY: The Innsbruck Inn is a non-
designated building within lhe Main Street
Historic District. The applicant has applied for
an expansion of the lodge to accommodale
additional lodge rooms consistent with the City's
Lodge Preservation (LP) Program. The LP
program allows for individual lodge properties to
adjust their zoning specific to their circumslance
through a Minor Planned Unit Development
process, This process requires hearings before
lhe Planning and Zoning Commission and City
Council.
I
Conceptual Approval from the Historic Preservation Commission is the necessary first
step in this process, This HPC review will establish the appropriate massing, height,
scale, and architectural characler oflhe project. This will help the P&Z and City Council
review the PUD application and determine the appropriate zoning dimensions for the
project.
The applicant is proposing a third floor and an addition to the west side of lhe building,
Staff has little concern about the expansion on the west side of the building, Staff is
concerned about the mass of lhe third floor addition, but not necessarily about lhe lhird
floor itself, The additional height plus the pitch of the new roof significantly changes the
character of lhe building and may detract from the significance of the neighboring
Historic Landmark and of the Main Streel Historic District. The applicant may be able 10
reduce these impacts by lessening the internal floor to ceiling dimensions and by reducing
the pitch of the roof.
I
Slaff is recommending the applicant gather inpul from the HPC with regards 10 the
massing of lhe project and re-study those issues for a continued public hearing,
^,..,
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APPLICANT: Innsbruck Holdings, LLC, Represented by Mitch Haas, Haas Land
Planning, and Dave Gibson, Gibson Architects,
PARCEL ID: 2735,124,54,001
ADDRESS: 233 West Main Street
ZONING: Office (0), Main Street Historic District
CURRENT AND PROPOSED LAND USE: Lodge
SIGNIFICANT DEVELOPMENT (CONCEPTUAL)
No approval for any development in the "H," Historic Overlay District, or involving
historic landmarks shall be granted unless the Historic Preservation Commission finds
that all of the following standards (Section 26.415,OIO,C.5) are met:
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark. For historic
landmarks where proposed development would extend into front yard, side
yard and rear yard setbacks, extend into the minimum distance between
buildings on the lot, exceed the allowedjloor area by up to five hundred (500)
square feet, or exceed the allowed site covered by up to five (5) percent, HPC
may grant necessary variances tifter making a finding that such variation is
more compatible in character with the historic landmark and the
neighborhood than would be development in accord with dimensional
requirements. In no event shall variations pursuant to this Section exceed
those variations allowed under Section 26.520.040(B)(2), for detached
accessory dwelling units.
Staff Finding: The applicant is proposing a 3" floor addition to the Innsbruck Inn, In so
doing, maintaining the existing character of the building, the neighborhood, and the
District is a challenge, Staff comments for this criterion are divided into the following
categories:
Massing:
The new building appears to be significantly more massive than the existing building,
The steeper roof pitch proposed for the third floor significantly raises the ridge height of
the building and gives the appearance of more "weight." The current roof pitch is more
shallow and minimizes the effect of the building from a pedestrian and auto viewpoint.
However, a more shallow pitch may not be the solution for adding another floor as it may
have the effect of raising the eaves and further contributing to the appearance of
bulkiness, Staff believes the appearance of significantly more mass may not be consistent
2
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with the Historic Preservation Guidelines for Main Street and is suggesting the applicant
investigate ways to reduce the appearance of mass,
Some of this additional height may be the result of large plate heights on the second and
third floor. The scaled drawings indicate potential excess space between the second and
third floor with maintenance of the existing roof system, The ceiling height of the third-
floor units could also be contributing to the overall height.
Architectural Character:
The addition seems to deviate from the Chalet style of the existing building, This is
largely due to the pitch of the new roof. The building, however, is not listed on the
Inventory of Historic Sites and Structures and deviating from the existing architectural
character is not necessarily discouraged,
Historic Design Guidelines:
This building is 34 years old and not listed on the Inventory of Historic Sites and
Structures, The Historic Preservation Design Guidelines section concerning the Main
Street Historic District provides advice in several aspects of development.
The Goal of the Guidelines Section addressing Main Street states:
The primary period of significance for Main Street is the mining era in Aspen.
The primary goal is to preserve this character while accommodating compatible
changes, In addition, individual buildings from later periods may also be of
historic significance and should be preserved
Further describing the goals for Main Street, the Guidelines state:
A similarity of building forms also contributes to a sense of visual continuity
along Main Street, In order to maintain this feature, a new building should have
basic roof and building forms that are similar to those seen traditionally. . . In
each case, the roof pitch, its materials, size, and orientation are all important to
the overall character of the building. . . New structures and their roofs should be
similar in character to their historic neighbors.
The following guideline may help the HPC in reviewing this project:
12.15 (Building Scale) On larger structures, subdivide larger masses into smaller
"modules" that are similar in size to single family residences or Victorian era
commercial buildings seen traditionally on Main Street.
C Other, subordinate modules may be attached to the primary building form.
C Each identifiable mass should have its own entrance.
Staff suggests the applicant be directed to restudy the massing and roof pitches of the
proposed addition to meet this criterion,
b. The proposed development reflects and is consistent with the character of
the neighborhood of the parcel proposed for development.
3
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Staff Finding: The block face consists of the Innsbruck Inn and two historic residential
buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect
and is nol consistenl with the scale and massing of its immediate neighbors, Main Street,
however, is characterized by this eclectic mix of building types, sizes, and uses, To lhat
extenl, the existing Innsbruck is consistent with the ecleclic mix of the neighborhood and
of the District, The Historic Preservalion Guidelines recognize that lodges are anomalies
in lhe District. They should not be remodeled into Viclorian-slyle buildings, but must not
be expanded in a way that detracts significantly from the characteristics of the 19th
Century structures within the District.
The proposed addition to the Innsbruck substanlially increases lhe mass of lhe building
and may nol be in character with the Main Street neighborhood, This is not to say lhal a
lhird floor cannot be achieved, but thaI the current massing may be too aggressive and 100
much of a deviation from typical buildings on Main Street.
Reducing the massing of the proposed
Innsbruck addition on lhis side may
reduce the effect and demonstrale
compliance with this standard, The
relationship between the easl end of the
Innsbruck and the adjacent Historic
Landmark may be a characteristics for lhe applicant 10 further explore.
c. The proposed development
enhances or does not detract
from the historic significance
of designated historic
structures located on the parcel
proposed for development or
on adjacent parcels.
Staff Finding: The parcel is not
idenlified as a historic resource and,
therefore, the redevelopmenl of lhe sile
will not detract from hisloric resources
on the subjecl parcel. The adjacent
parcel to the east is a Hisloric
Landmark developed 10 the shared
property line, The proposed
development of the Innsbruck Inn will
have an effect on this resource and lhis
effect may delracl from the significance
of the adjacent Landmark building,
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d. The proposed development enhances or does not diminish or detract from
the architectural character and integrity of a designated historic structure
or part thereof.
Staff Finding: The subject parcel is not listed as a historic resource and the proposed
development will not effect the character of designated historic resources.
EXEMPTION FROM PARTIAL DEMOLITION
The demolition, partial demolition, off-site relocation, on-site relocation, or temporary
relocation of a structure located within an "H," Historic Overlay District, may be exempt
from meeting the applicable standards in Section 26,415,020(B), (C), (D), (E) or (F) if the
Historic Preservation Commission finds that the following conditions have been met:
a. The structure is not identified on the Inventory of Historic Sites and Structures.
Staff Finding: The property is not listed on the Inventory,
b. The structure is considered to be non-contributing to the historic district.
c. The structure does not contribute to the overall character of the historic district,
and its demolition, partial demolition, off-site relocation, on-site relocation, or
temporary relocation does not impact the character of the historic district.
Staff Finding: The Innsbruck is a prominent building and contributes to the identity
of Main Street. The building is not listed on the inventory of Historic Structures and
the Architectural Inventory Form (completed in June, 2000) does not describe this
building as contributing to the overall character of the Historic District. While this is a
prominent building affecting Main Street, the building has not been identified as
important to the character of the Historic District and staff believes this criterion is
met.
d. The demolition, partial demolition, off-site relocation, on-site relocation or
temporary relocation is necessary for the redevelopment of the parcel.
Staff Finding: The partial demolition is necessary to accommodate the
redevelopment proposed,
e. The redevelopment or new development is reviewed by the Historic Preservation
Commission pursuant to Section 26.415.010.
Staff Finding: The applicant has applied for Significant Development Review,
5
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RECOMMENDATION:
Staff recommends the public hearing be continued to August 22,2001, with the following
direction to the applicant:
I, Further study ways to minimize the mass of the 3'd story addition by reducing
floor-to-plate heights,
2, Further study roof pitches and methods of reducing the appearance of mass
caused by the roof configuration,
RECOMMENDED MOTION
"1 move to continue the Innsbruck Inn review for Conceptual Development and
Exemption from Partial Demolition to August 22, 200 I, and direct the applicant to
restudy the issues identified by staff."
EXHIBITS:
A. Project elevations showing proposed floors and ceilings
B. 2000 Architectural Inventory Form
C, Application
D, Letter from adjoining neighbor
6
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LOTS A,B,C,D, & E, BLOCK 52
ASPEN, COLORADO
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INNSBRUCK INN
LOTS A,B,C,D, at E, BLOCK 52
ASPEN, COLORADO
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COLORADO CULTURAL RESOURCE SURVEY
Official eligibilily determination
(OAHP use only)
Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Determined Eligible. SR
Determined Not Eligible- SR
Need Date
Conbibutes to eligible NR District
Noncontributing to eligible NR Disbict
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OAHP1403
Rev. 9198
Architectural Inventory Form
(page 1 of 4)
I. IDENTIFICATION
1 , Resource number:
2. Temporary resource, number:
3, County:
4, City:
5. Historic building name:
6. Currenl building name:
7, Building address:
8, Owner name and address:
5PT,1009
233.WMA
Pitkin
Asoen
Innsbruck Inn
233 Wesl Main Streel Asoen, Colorado 81611
Innsbruck Holdinos LLC
435 W. Main Street Asoen, CO 81611
II. Geographic Information
9, P.M, 6 Township 10 South
Range 85 Wesl
SE I<< of NW
10. UTM reference
Zone ....L....;L; --L ~ ...1.... ....!... ~ ~mE ....!... ....;L ....;L -lL ....!... ...1.... -2...mN
I<< of SE I<< of SE
1/. of Seclion 12
11 , USGS quad name: Asoen Quadranole
Year: 1960. Pholo Rev. 1987 Map scale: 7,5'-1L. 15'_ Attach photo copy of appropriate map section.
12, Lot(s): A, B, C, D, & E
Addition:
Block:
52
Year of Addilion:
13. Boundary Description and Justificalion: Site is comorised of Lots A B, C. D. & E: Block 52 of lhe City
and Townsite of Asoen, Assessors office Record Number' 2735-124-54-001
This descriotion was chosen as lhe most soecific and customary descriotion of the sileo
III. Architectural Description
14. Building plan (foolprinl, shape): Irreoular
15. Dimensions in feel: Length x Width
16, Number of slories: Two Slorv
17, Primary external wall material(s) (enter no more than two): Stucco
18. Roof configuration: (enter no more than one): Gable Roof
19. Primary external roof material (enler no more than one): Synthetic Roof
20, Special features (enter all lhal apply):
Resource Number: (""
Temporary Resource Numbe~
5PT.1009
233WMA
Architectural Inventory Form
(page 2 of 2)
21. General architeclural description: This slruclure is made UD of a series of volumes. a lona flat roofed
structure runnina the lenath of lhe sile (east! west) with a wina (facina north) returnina to the streel on the
easl end, A central lOW-Ditched aable volume sils in the cenler of lhe Ion a struclure. and is lhe focal
ooinl and main enlrv to the structure, The central volume has three bays marked by lhree round arched
oDeninas on the UDDer level and two seamental arched oDeninas on the around level with a sauare
oDenina in the cenler. The oDeninas are alianed verticallv on the stucco facade, The cenlral sauare
oDenina is infilled with two larae windows, otherwise lhe oDeninas are uninterruDted, Another stucco
wall Diane sits iusl behind lhe oDeninas and serves as the enclosure for the buildina, al arade sauare
windows match lhe seamenled arch oDeninas. similar to lhe front window: the UDDer level has a similar
Dattern, Decoralive liahl fixtures reinforce the Dattern of lhe bays on bolh levels, The central volume
roof overhana is sUDDorted bv lhe exlension of beams lhal reinforce lhe bay sDacina, The remainder of
lhe buildina has balconies runnina the lenath of lhe facade wilh decorative cuI-out railinas. and deeD
overhanas, crealina a dark backaround to offsel lhe cenlral slucco volume, HorizonlallY DroDorlioned
windows arouDed with doors creale a reDelitive Dattern across lhe facade, the slairs run UD to the balcony
level Darallel 10 the facade with similar cut-out delailino, The north facina wino has a similar Dattern
wilh a cuI-out rail balconv servina two UDDer units. wilh stairs on lhe wesl wall, An arched chimney caD
rises above the cenlral volume roof on lhe wesl side. The roofs on lhe winas have eXDosed Durlins and
simDle fascia boards.
22. Architeclural style/building type: Modern Movements: Noveltv
23, Landscaping or special setting features: The cenlral struclure faces lhe slreel with a Daved area fronlina
lhe buildina, A substanlial SDruce lree and a smaller fir bracket the cenlral volume and further reinforce
the Dattern of lhe architecture. A series of slreel trees runs alona lhe western side of the site, A solid
fence runs alona the Main Streel edae on lhe weslern side of lhe 101 enclosina a courtyard in fronl of lhe
lona structure.
24, Associated buildings, features, or objecls: none
IV. Architectural History
25. Date of Construction: Eslimale Actual 1967
Source of information: ASDen/Pilkin Community DeveloDment DeDartment Files
26, Archilect: Unknown
Source of information:
27. Builder/Conlraclor:
Source of information:
28, Original owner:
Source of information:
Unknown
Unknown
Resource Number:
Temporary Resource Numbe~
5PT.1009
233.wMA
Architectural Inventory Form
(page 3 of 3)
29, Conslruclion history (include descriplion and dales of major additions, alteralions, or demolilions):
Minimal records exist. A roof extension and porch enclosure was permitted in 1975, il is not clear where
lhe work was done,
30. Original location 2L- Moved
Dale of move(s):
V. Historical Associations
31, Original use(s): Domestic: Hotel
32. Inlermediale use(s):
33, Current use(s):
34, Site type(s):
35, Historical background:
Domeslic: Holel
Main Streel Mixed Small Lodoe
Office Commercial and Residential
This structure is reoresentative of Aspen's earlv develooment as a ski
resort, The 1932 Winter Olvmoics in Lake Placid, NY soarked an enthusiasm for skiino and Eurooean
stvle in the US, and skiers as well as lodoe owners came to Asoen and brouoht the characteristic
buildino stvle of the Tvrol to the area, Small lodoes orovided the tourist base to suooort the orowth
of the skiino industrY
36, Sources of informalion: ASDen's Architectural Context. Post WWII. oart of the 2000 Survev of Historic
Sites and Structures
VI. Significance
37, Local landmark designalion: Yes
Designating aulhority:
38, Applicable National Register Criteria:
A, Associaled wilh evenls thaI have made a significanl conlribulion to lhe broad pattern of our
hislory;
No -.2L. Dale of designation:
B, Associaled with lhe lives of persons significanl in our pasl;
--X.. C. Embodies lhe dislinclive characterislics of a type, period, or method of conslruction, or
represenls the work of a masler, or that possess high artistic values, or represents a significant
and dislinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely 10 yield, information important in history or prehistory,
Qualifies under Criteria Considerations A through G (see Manual)
Does nol meet any of the above Nalional Regisler criteria
39, Area(s) of significance: Architecture
40, Period of significance: Mid 1900's Skiino Develooment
41, Level of significance: National _ State _ Local.x..
;F',
Resource Number: ,
Temporary Resource Numbe~
5PT,1009
233,WMA
Architectural Inventory Form
(page 4 of 4)
42, Slalemenl of significance: This slructure is sianificanl for its oosition in the conlext of Asoen's
develooment as an international skiina resort, It is indicalive of the Eurooeans who came to oarticioate
in lhe develoomenl of lhe ski resort. and brouaht lhis Eurooean stvle wilh them, Durina this lime manv
resorts were based on this style of buildina. and ultimatelv the SDort and the architectural stvle
became svnonvmous,
43, Assessmenl of historic physical integrity related 10 significance: Struclure is inlacl
VII. National Register Eligibility Assessment
44. Nalional Regisler eligibility field assessment:
Eligible _ Not Eligible X Need Data
45, Is there Nalional Regisler district polential? Yes _ No...lL.
Discuss:
If there is National Register dislricl potential, is lhis building: Contributing
46. If the building is in existing Nalional Regisler dislricl, is it: Conlributing_
Nonconlributing _
Nonconlribuling _
VIII. Recording Information
47. Pholograph numbers: R15: F10, 11 Negalives filed at: Asoen/Pitkin Community Develoomenl Deol.
48, Report title: City of Asoen Uodale of Survev of Hisloric Sites and Structures, 2000
49, Date(s): 6/29/2000 50, Recorder(s): Suzannah Reid and Palrick Duffield
51, Organizallon: Reid Archilects
52. Address: 412 North Mill Slreel. PO Box 1303. Asoen CO 81612
53. Phone number(s): 970 920 9225
NOTE: Please attach a sketch map, a pholocopy of the USGS quad, map indicating resource localion, and
pholographs,
Colorado Hislorical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
.
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August 16,2001
RECEIVED
AUG 2 1 2001
Aspen Historic Preservation Commission
130 Galena Street South
Aspen, Colorado 81611
Re: Meeting August 22, 2001
Public Hearing
Project: Innsbruck Inn Review
ASPEN I PITKIN
COMMUNllY DEVELOPMENT
\~
Dear HPC,
I attended the last review on July 19, 2001. I am unable to attend this next
scheduled meeting, but would like to voice my opinion in writing, I am one ofthe
Owners of the Garret Condominiums located at 222 West Hopkins Unit 1.
At this time I am still not in favor of the increase in volume to the Innsbruck Inn,
My opposition is both asthetic and density, I feel the integrity of the approach into Aspen
would visually be impacted, At this time all structures are quietly lining the entrance, thus
allowing the true core and architectural focus to remain on the original buildings, i,e, The
Jerome, City Hall and the mountains, To increase the mass of Main Street from the
entrance of Highway 82 would cause a domino effect as well as keep the area in shadows
most of the long cold winter days,
From a residential aspect, standing on West Hopkins and looking towards Red
Mountain currently is unobstructed and should remain a view of mountains and treetops,
not roof lines, I am sure the Innsbruck Inn can increase occupancy and volume, utilizing
existing grounds and re-evaluating interior spaces that may not be functioning at
maximum opportunity,
Thank you for reviewing my opinion,
L1ZL
222 West Hop illS Unit 1
Aspen Co, 81611
'::' ~
Aspen Consolidated Sanitation District
Sy Kelly * Chairman
Paul Smith * Treas
Michael Kelly * Secy
July 24, 2001
John Keleher
Frank Loushin
Bruce Matherly, Mgr
Chris Bendon
Community Development
130 S. Galena
Aspen, CO 81611
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Re: Innsbruck Inn
Dear Chris:
The Innsbruck Inn is currently served by our District. Service to the additional proposed
development is contingent upon compliance with the District rules, regulations, and specifications
which are on file at the District office. We will need to review and approve the on-site utility,
drainage, and landscaping plans prior to committing to serve the project. There are downstream
constraints that will need to be eliminated thorough a system of additional proportionate fees. All
fees must be paid prior to the issuance of a building permit, If new service lines are required, then
the existing service must be excavated in the alley and disconnected at the main sewer line, Shared
service line agreements may be required if multiple housing units are served by single service lines.
All improvements that are constructed below grade will require the use of a pumping system, No
clear water connections (roof, foundation, perimeter etc. drains) are allowed, The District will
approve a pool drain size for the project in order to control the rate of flow from pools to the
District system,
Please call if you have any questions.
Sincerely,
. ~ '-'--' ---rv. ~ ~t
Bruce Matherly
District Manager
565 N, Mill St.,Aspen, CO 816111 (970)925-36011 FAX (970) 925-2531
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
Fred Jarman and Amy Guthrie
DATE: 1/24/01
PROJECT:
REPRESENTATIVE:
Innsbruck Remodel
David Gibson (920.3007)
TYPE OF APPLICATION: Significant Development Review (HPC)
Consolidated Planned Unit Development (P&Z and City Council)
DESCRIPTION:
The applicant wishes to remodel the Innsbruck Inn located at 233 West
Main Street in a two-phase development. The property is located in the
Office Zone District with a Main Street Historic Overlay and Lodge
Preservation Overlay, Specific requests include:
I) Adding a third story;
2) Add IS new lodge rooms (to make a total of 47)
3) Add a sub-grade deed restricted employee unit;
4) Propose a PUD to vary the underlying zoning's dimensional
requirements including height and side yard setbacks;
5) Threshold issues appear to be required parking per the lodge
preservation overlay at ,75 per room which would require a total of
32,9 spaces;
6) Mitigation will be required for the IS additional rooms resulting in
the associated employee generation,
PROCESS:
The matrix below outlines all the proper procedures for the different requests and the appropriate
decision making body for this application,
8teas LaM Use Request Hearinf! Bod.v
1 Initial request Development Review Committee
(DRCJ
2 Housinf! Mitif!ation Request HousinJ! Office
3 Significant Development Review Historic Preservation
Conceotual Review Commission
4 Consolidated PUD Planning and Zoning
Commission
5 Consolidated PUD Citv Council
6 Significant Development Review Historic Preservation
Final Review Commission
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Applicable Land Use Code Sections
26.304 Common Development Review Procedures
26.415 Development in an Historic Overlay District
26.445 . Planned Unit Development
26.710.180 " Office Zone District
26.710.320 Lodge Preservation Overlay Zone District
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Applicable Historic Preservation desian Guidelines Sections
Chapter 12 Design in the Main Street Historic District +
Review by: Staff for completeness, Referral agencies for recommendations, Planning Director
for a recommendation to Historic Preservation Commission, Housing Board,
Planning and Zoning Commission, and City Council.
Public Hearing: Yes, Historic Preservation Commission, Housing Board, Planning and Zoning
Commission, and City Council
Referral Agencies: Engineering, Zoning dfficer, Parks Depiuiment, Streets qep~rtment, Historic
Preservation Dfficer I ~"'6 ~s.lp"3 J ~Lh ld.\ \/'-;::::::;>
Planning Fees: Planning Deposit ($2,405) HPC Significant bevelopment Review - 2 step
Planning Deposit ($1,205) Consolidated PUD - 2 step
Referral Agency Fees: Engineering, Minor ($180)
Housing, Minor ($180)
Total Deposit: $3,970 (additional hours are billed at a rate of $205/hour)
To apply, submit the following information:
1, Proof of ownership,
2, Signed fee agreement.
3, 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(s) authorized to act on behalf of
the applicant.
4, 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 the State of Colorado, listing the names of all owners of the property, and all mortgages,
judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating
the owner's right to apply for the Development Application.
5, Total deposit for review of the application
6, 1 Copy of the complete application packet and maps. Once Staff deems the application
complete, Staff will request the required copies, (HPC = 9; Referral Agencies = Ilea; Planning
Staff = 2)
7, An 8 112" by 11" vicinity map locating the parcel within the City of Aspen,
8, Draft Plat 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, Contact Engineering Department if more specifics are needed.
920,5080,
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9. A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards relevant to the development
application, Please include existing conditions as well as proposed, Please refer to the review
standards in the application,
Process:
Planner reviews case for completeness and sends to DRC for referral comments, Case planner
contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards
of review, Case planner makes a recommendation of approval, approval with conditions, or denial to
the Community Development Director. A public hearing date is scheduled for the HPC,
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City, The summary is
based on current zoning, which is subject to change in the future, and upon factual representations
that mayor may not be accurate, The summary does not create a legal or vested right.
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DONALD & SELENE MORGAN
237 WEST HOPKINS
ASPEN, COLORADO 81611
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MMU~11Y [)EI;i=LOPMFNT
July 22, 2001
Mr, Chris Bendon
Aspen / Pi~founty Community Development Department
130 S. Gafena Street
Aspen, Colorado 81611
RE: OPPOSITION TO INNSBRUCK INN CONCEPTUAL HPC & PARTIAL
DEMOLITION
Dear Mr. Bendon:
Thanks very much for your time on the phone this week. My wife and I are writing, as
you suggested, to voice our opposition to the expansion of the Innsbruck Inn and
especially the addition of a third floor to the building. We live behind the Innsbruck
across West Hopkins at 237 West Hopkins. The proposed changes will adversely effect
the use and enjoyment of our house and we vehemently oppose the addition of a third
floor to the Innsbruck.
I am sure others will be voicing their concerns regarding negative community impact of
the expansion of the Innsbruck building such as increased traffic, increased street parking
in the adjacent neighborhood, etc.
Our primary objection to what the Innsbruck proposes is the addition of a third floor.
You told me that the present roof height is 25 feet and the developers now propose a
50-foot height. Perhaps I am cynical, but I assume that they have requested such an
ridiculous height in hopes that they can negotiate what they really hope to obtain.
We oppose the addition of another floor or any increase in height. Their new roof, as
proposed, doubles the height of the present rooftop! It will be woefully out of scale with
the entire neighborhood. It will block the wonderful views of Red Mountain that many
homeowners south of the Inn enjoy. It will set a precedent on building enlargement that
could contribute to further harming the small town look and feel of Aspen. Please
express our opposition and ask that the Commission vote against raising the height of the
Innsbruck Inn,
Sinc.J;rely, ,/
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A LODGE PRESE'RVA~rION
APPLICArION
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PREP A RED 'By
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HAAS LAND PLANNING, LLC
201 NORm MILL STREET, SUITE 108
ASPEN, COLORADO 81611
(970) 925 -7819
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MAY, 2001
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AN APPLICATION FOR APPROVAL OF A
LODGE PRESERVATION (LP) EXPANSION FOR
THE INNSBRUCK INN
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Submitted by:
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Innsbruck HoldingsJ LLC
cj 0420 East Main Street
Aspen, CO 81611
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Prepared by:
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HAAS LAND PLANNINGJ LLC
Planning Consultants
201 North Mill StreetJ Suite 108
AspenJ CO 81611
(970) 925-7819
fax: (970) 925-7395 -
mhaas@sopris.net
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PROJECT CONSULTANTS
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PLANNER
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Mitch HaasJ AICP
Haas Land Planning,. LLC
201 North Mill Street, Suite 108
AspenJ CO 81611
(970) 925-7819
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ARCHITECT
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David GibsonJ AlA
Gibson Architects
201 North Mill Street, Suite 101
AspenJ CO 81611
(970) 920-3007
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SURVEYOR
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Aspen Survey EngineersJ Inc.
David McBrideJ L.S,
210 South Galena Street
AspenJ CO 81611
(970) 925-3816
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INNSBRUCK INN EXPANSION APPLICATION
TABLE OF CONTENTS
PAGE
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- I. INTRODUCTION.... ..........0 ....... '...0....... ..... ...... ........0......... ........ ....1
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II, PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS)", ,.......2
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III, 'PROPOSED DEVELOPMENT".. ,.....", ." ....",.. ,," ,.... ,..;:,.." ....', ,.... .,6
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. Table One: Dimensional Requirements Comparison,........".,...,.......8
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IV, REVIEW REQUIREMENTS" ,.. ,.,.' .." ...., ..'",...... ......,.. ,..,......." ,......16
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A.
GMQS Exemptions. ,.. .....,.. .., '.',.. ".........'",., ,.,. ,.. ..' on, ,..... ..., ..16
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1, Lodge Preservation GMQS Exemption"...,."....".,..,..,..,..".,16
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2, Affordable Housing GMQS Exemption.......,..,.,.."......,...",..26
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B,
Planned Unit Development (Poo)"...., ,..,..", ,.,.....", ,.." ,.,...., ....27
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Historic Overlay Reviews"., .., ",... ,....'... .." .."..,., ...."", ,...... .,.40
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1. Historic Preservation Design Guidelines.....""..........",...."..41
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2, Significant Development Review, ," ..,... ..,.,.., ...::", ,.. ...,.... ....42
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3, Partial Demolition Exemption,... .... '..., ,..,..." ,.. ... '" ,...., ...,..45
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Vested Property Rights.,., ,.,..,. ,...""...... ....' ".., ...." ,.. ....',.., ..,.46
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EXHIBITS
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Exhibit #1: Land Use Application and Dimensional Requirements Forms
Exhibit #2: Pre-Application Conference Summary
Exhibit #3: Proof of Ownership/Warranty Deed
Exhibit #4: Letters of authorization to Represent the Owner/ Applicant
Exhibit #5: List of Property Owners Within 300 Feet of the Subject Property
Exhibit #6: Signed and Executed Fee Agreement
Exhibit #7: Inventory of Historic Sites and Structures Relative to the Subject
Property
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L INTRODUCTION
~
The following application requests GMQS exemptions and a Lodge Preservation
allotment as well as minor planned unit development (PUD) approval for the expansion of
the Innsbruck Inn, The Innsbruck Inn property is zoned Office with a Lodge Preservation
Overlay (O/LP), and is located at 233 West Main Street, on the southwest comer of West
Main Street and South Second Street. Since the site is located within the Main Street
Historic Overlay District, Conceptual and Final "Significant Development" approvals by
the Historic Preservation Commission (HPC) are required as well.
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GMQS exemptions from the scoring and competition procedures will be required
for the proposed expansion (with approval by the Planning and Zoning Commission).'
Thirteen LP tourist accommodation allotments as well as an exemption for the proposed
employee housing units are being requested of the Planning and Zoning Commission, The
Minor Planned Unit Development will be reviewed by the Planning and Zoning
Commission for purposes of obtaining a recommendation, and by City Council for
,purposes of rendering a decision. Pursuant to Section 26,304 al1~ the recommendation of
the City Planning Office, instead of applying for Special Review, the PUD review will be
used to establish the parking requirements for the entire proposed development. It is also
requested that vested property rights status be granted along with the project's various
land use approvals. (See Land Use Application form and Pre-Application Conference
Summary, Exhibits #1 and #2, respectively.)
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The application is submitted pursuant to Sections 26.415,010, 26.445,
26.470.070(M), 26.710.320, 26.710,180, 26.304.060(B), and 26.308.010 of the Aspen
Land Use Code by Innsbruck Holdings, LLC (hereinafter "applicant"), the owners of the
property (see Certificate of Ownership, Exhibit #3). Permission for Haas Land Planning,
LLC, Planning Consultants, and Gibson Architects to represent the applicant is attached as
Exhibit #4. A list of property owners located within three-hundred feet of the property
and an executed application fee agreement are attached as Exhibits #5 and #6,
respectively,
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The application is divided into four sections, Section I provides a brief
introduction to the application, while Section II describes the existing conditions of the
project site and neighborhood. Section III of the application outlines the applicant's
proposed development, and Section IV addresses the proposed development's compliance
with the applicable review criteria of the Land Use Code, For the reviewer's convenience,
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Innsbruck Inn Expansion Application
Page 1
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all pertinent supporting documents relating to the project (e.g" proof of ownership, etc.)
are provided in the various exhibits attached at the end of the application,
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While the applicant has attempted to address all relevant provisions of the Code,
and to provide sufficient information to enable a thorough evaluation of the application,
questions may arise which require further information and/or clarification, The applicant
will provide such additional information as may be required in the course of the
application's review.
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PROJECf SITE & NEIGHBORHOOD (EXISTING CONDmONS)
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The subject property is legally described as Lots A through E, Block 52, City and
,Townsite of Aspen. It is located at 233 West Main Street, which}s the south side of Main
Street on the comer of South Second Street. The site is zoned Office with a Lodge
Preservation Overlay (OILP). In total, the site is 15,000 square feet in area (150' x 100').
The existing structure is served by all major utilities. In total, the existing Innsbruck Inn
contains thirty-three units, including sixteen on the ground floor and seventeen on the
second level.
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The site fronts on Main Street, is just two blocks north of the City's Ice Garden,
two blocks west of Paepke Park, just over two blocks north of Little Cloud Park, and
approximately four blocks west of Aspen's commercial core, Public transportation is
readily available on Main Street, and provides access to all four ski areas and virtually any
location in the Roaring Fork Valley. The Music Tent is only a few blocks' walk to the
northwest,
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The Innsbruck Inn is accessed directly from Main Street, South Second Street, and
the alley along the rear of the property. The property is essentially flat, with no significant
. slopes, and includes some mature vegetation (trees and shrubs). Most vegetation
associated with the site actually surrounds the property, but is located within the abutting
rights-of-way, There is a fenced swimming pool and spa area in the northwest comer of
the property, at the junction of the two surrounding street rights-of-way. There is a gravel
parking area which is accessed directly from Main Street and is located between the
fenced swimming pool area and the building's northeast wing. Another gravel parking
area encompasses the length of the property along the alley frontage.
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Innsbruck Inn Expansion Application
Page 2
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ASPEN, COLORADO
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The Innsbruck Inn is not currently included on the City of Aspen Inventory of
Historic Sites and Structures (the Inventory), Nevertheless, it is one of many sites being
considered for inclusion in the next update of the Inventory, It may very well be that the
Innsbruck Inn is being considered for inclusion on the Inventory due more to its use as a
small lodge than as the result of its historically significant architecture. At any rate, for
now, the expansion of the Inn is subject to Historic Preservation Commission (HPC)
review only by virtue ofits location within the Main Street Historic District,
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The existing structure is two stories in height and consumes the majority of the lot.
. The building design contains elements of the "Mountain Chalet" style, but does not fit
neatly with typical "Mountain Chalet" style structures found throughout Aspen, due
mainly to the prominent arched window forms in the Main Street facing gable end portion
of the structure. The proposed Inventory update form describes the architectural
stylelbuilding type as "Modem Movements; Novelty," The primary exterior building
material is stucco with synthetic roofing.
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Architecturally, the existing Innsbruck Inn structure is made up of a series of
volumes dominated by a long, flat-roofed structure running the length of the site
(east/west) with a wing (facing Main Street) returning to the street on the east end, A
central, low-pitched gable volume sits in the center of the long structure, and is the focal
point of and main entry to the Inn. The central volume which is, again, the focal point of
the Inn has three bays marked by three arched openings on the upper level and two arched
openings flanking a square opening on the ground level. The central square opening on
the ground level is in-filled with two large windows; otherwise, the opening are
,uninterrupted, All of the openings are aligned vertically. 1he central volume roof
overhang is supported by the extension of beams that reinforce the bay spacing. The
remainder of the building has balconies with decorative wood cut-out railings running the
length of the fa~ade and deep overhangs creating a dark background which helps to offset
the central stucco volume,
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Horizontally proportioned windows grouped with doors create a repetitive pattern
across the fa~ade. Also, the balcony level is accessed by stairs oriented parallel to the
fa~ade, and the stairs maintain similar cut-out wood detailing to that found on the
balconies, These two flights of stairs flank the central volume. The Main Street facing
wing on the eastern end of the building has a similar pattern defined by cut-out wood
detailing on the rails of the balcony serving the two upper units and stairs on the west
wall. An arched chimney cap rises above the west side of the central volume roof.
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Innsbruck Inn Expansion Application
Page 3
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With regard to setbacks, the existing building sits just slightly more than four feet
from the easterly property line, five feet from the northerly property line, almost fifteen
feet from the westerly property line, and almost fourteen feet from the southerly property
line, The building on the adjoining property to the east maintains a fence and chimney
'encroachment (both approximately one foot) onto the subject lot, The fence around the
swimming pool area on the subject site resides on the north and west property lines (i.e.,
no setback), There is a triangularly shaped railroad tie retaining wall located in the
southeast comer of the property which encroaches approximately two feet into the alley
right-of-way,
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Parking for the Innsbruck Inn is located primarily in the two aforementioned gravel
areas, in front and in back of the inn, Approximately six (6) off-street parking spaces are
located in the gravel area at the front of the inn, in a "head-in" configuration. Along the
alley frontage, there are approximately twelve (12) more off-street spaces, some of which
are parallel to the alley and a few are "head-in." Most of the spaces along the alley hang
over into the right-of-way. In total, approximately eighteen (18) off-street parking spaces
serve the existing Innsbruck Inn, In addition, there are approximately seven (7) on-street
spaces available on Main Street and South Second Street immediately adjacent to the
Innsbruck property.
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The existing lodge site contains approximately nine significant aspen trees
scattered over its grounds, with the majority (7) of these located behind the building.
There are also three significant spruce trees, two on the front part of the property and one
on the South Second Street side. A good deal of mature landscaping is located in the
rights-of-way between the property and the streets. The fenced swimming pool area at the
northwest comer of the site is, effectively screened by the abundance of mature trees along
its two sides that are visible from the street.
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There is a five foot wide concrete sidewalk along the Main Street frontage, with a
three foot wide parkway strip between the sidewalk and the curb, Similarly, a four foot
wide concrete sidewalk runs the length of the South Second Street frontage, and this
sidewalk, too, is detached from the curb,
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All major utilities, including water, sewer, electric, natural gas, telephone, and
cable television are currently in place and serve the existing structure on the project site.
,Mains for these utilities are located in the surrounding Main Street, South Second Street,
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Innsbruck Inn Expansion Application
Page 4
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and alley rights-of-way, There is a public park two blocks to the west, and public
'park/open space two plus blocks to the south, West Hopkins Avenue, half a block to the
south, serves as a designated bicycle and pedestrian corridor, providing connections to the
downtown commercial core, and the Marolt Open Space. A connection to the public
trails system is available at the end of South Fourth Street, two to three blocks away from
the project site.
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Surrounding properties include the Aspen Mountain Lodge to the west (across
Second Street); the Christmas Inn to the north (across Main Street); a tall two-story
single-family residence next door to the east; and, two lots with two single-family
residences on each to the south (across the alley). Facing Main Street on the same block
as the Innsbruck Inn, there is the Inn, itself, a tall two-story gable end Victorian residence, '
and another two-story Victorian residence. On the other side of Main Street, between
Second and First Streets, there is the Christmas Inn, a two-story commercial/office
building, a 2.5 story multi-family residential structure; and the 2.5 story Tyrolean Lodge,
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The property next door and to the east of the Innsbruck Inn takes vehicular access
to a two-car surface parking area from Main Street. Parking for the Christmas Inn (across
Main Street) is located along the Second Street side of the building in a head-in
configuration, but a driveway off Main Street is maintained as well. The 2.5 story multi-
family residential structure next door to the Tyrolean Lodge also maintains a driveway off
Main Street to access the surface parking area behind the building, Similarly, the Aspen
Mountain Lodge, across Second Slreet from the Innsbruck Inn, maintains a driveway to
access its surface parking area from Main Street,
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In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex,
single-, and multi-family residential. The architectural styles used on the surrounding
buildings vary as much as their uses. Specifically, the architectural styles associated with
the adjacent properties can be described as follows: Victorian to the east; motor court
lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and
50s plywood modem to the north by northeast and south; and modem Adirondack to the
southwest, Roof forms vary from flat and shed roofs (Aspen Mountain Lodge, 210 West
Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply
pitched roofs (the single-family residences to the east and the rustic log home to the
northwest). The surrounding structures range from one to two-and-one-half (1-2.5)
stories above grade.
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Innsbruck Inn Expansion Application
Page 5
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PROPOSED DEVEWPMENT
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The applicant proposes to expand the existing structure for a net gain of thirteen
lodge units and two employee dwelling units. This will be accomplished by adding fifteen
lodge units and one new employee dwelling as well as converting two existing lodge units
into a single employee unit. The existing building will undergo interior and exterior
remodeling to accommodate the expansion. An addition will be made to the westerly side
of the structure to provide for two above grade floors of new lodging units and a subgrade
level to contain the new employee dwelling unit, All other expansion will occur with the
addition of a new third floor. The swimming pool area will be maintained,
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The applicant proposes to accomplish the expansion of the Innsbruck Inn in two
. phases. Phase one will involve and addition to the west side of the existing structure, The
phase one addition will include a one-bedroom, subgrade employee dwelling unit, two new
lodge units on the ground level, and two new lodge units on the second floor. Phase two
includes the conversion of two existing lodging units to a single employee dwelling and
the construction of a new third floor to include eleven lodge units.
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In total, the proposal involves a net gain of thirteen lodge units, the addition of
one new employee dwelling unit, and the conversion of two existing lodge units to an
employee dwelling unit, over two phases of development. The second phase addition of a
third floor on the Inn will result in a measured roof height of approximately thirty-one feet,
where the current height is twenty-one feet. More specifically,
.:. Phase one involves an addition with a footprint of just under 745 square feet to the \ AA
west side of the existing structure, to include: an approximately 620 square foot A-
employee dwelling unit below grade; two new lodge units of approximately 282 I \ 'f
square feet each on the ground level; and, two new lodge units of approximately .v
282 square feet each as well as 130 square feet of new decks on the second floor.
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.:. Phase two involves the addition of a third floor to the existing structure, The third
floor will include eleven new lodge units with an average size of approximately r 1\'~
480 square feet each, The gross area of the third floor will be approximately 6, 105
square feet. Also as part of phase two, a pair of existing lodge rooms (E2 and E3) \ \ ~
will be combined and remodeled for use as an employee dwelling unit.
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Innsbruck Inn Expansion Application
Page 6
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.:. The room count will go from the thirty-three existing lodge rooms to forty-six
lodging rooms and two employee dwelling units, for a net gain of thirteen lodge
units and two employee dwelling units. The result will be a net gain of
approximately 7,900 gross square feet of floor area (plus roughly 620 square feet
of subgrade space and approximately 130 square feet of exterior, second floor
decks) from that which currently exists.
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The property is zoned Office, with Lodge Preservation and Historic District
Overlays (OILP/H). The LP Overlay zoning requires use of the Planned Unit
Development process for expansion oflodges. The purpose of the Office zone district, as
described in the Code, is "to provide for the establishment of, , , commercial uses in such
a Wlry as to preserve the visual scale and character of former residential areas that now
are adjacent to commercial and business areas, and commercial uses along Main Street
and other high volume thoroughfares." Similarly, the Code describes the purpose of the
LP Overlay zone district as being:
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[Tjo provide for and protect small lodges on properties historically used for
lodge accommodations, to permit redevelopment of these properties to
accommodate lodge and affordable housing uses , . _ 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,
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This application proposes an expansion of the Innsbruck Inn lodge, which is
located on Main Street. The expansion is proposed in a manner that will ensure the
preservation of the Inn's and Main Street's visual character and scale. The Innsbruck Inn
has been located at its current location and used as a lodge since approximately 1967,
when its first rooms were built. The proposal is fully consistent with the LP zoning, which
provides incentives to enable upgrading of the existing lodge in a manner that will allow it
to continue to meet market demands with regard to client expectations that have changed
since the lodge was originally constructed.
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Today's market desires and demands up to date facilities and rooming
accommodations, more space, and more choices. The Innsbruck Inn has had difficulty
keeping up with these changes and still maintains a somewhat uniform supply of room
sizes, most of which have antiquated decor and facilities. Furthermore, with the sky-
rocketed cost of housing in the Aspen area and the increases in commuting traffic from the
down valley area, the owners have experienced increasing difficulty in finding and
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Innsbruck Inn Expansion Application
Page 7
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maintaining quality employees. The proposed on-site expansion will ensure the Innsbruck
Inn's continued viability and, thus, existence as a lodge while providing on-site housing for
employees,
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With the O/LPIH zoning, the Minor PUD process will be used to define the
'dimensional requirements, including parking, for the property after the proposed
expansion, As such, it will be possible to expand the lodge in terms of height and floor
area, possibilities that do not exist without the LP Overlay, It will also be possible to
expand the lodge to the west and provide affordable housing at a rate consistent with the
needs generated by the expansion, At staffs suggestion (see Pre-Application Conference
Summary, Exhibit #2), the otherwise required Special Review to establish the affordable
housing parking requirements will be combined, pursuant to Section 26.304,060(B), with
the PUD review.
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While the PUD will define the affordable housing, dimensional, and parking
requirements associated with the project site, this application refers to the existing lodge
inasmuch it is tied to the operational, employment, and parking needs of the proposed
expansion and such information is necessary to evaluate the incremental impacts. In other
words, this application describes the existing characteristics of the Innsbruck Inn for
comparison with the expected conditions after the expansion. Both logically and in
, accordance with the Lodge Preservation regulations, the expansi()n should be reviewed on
the basis of incremental change/impact.
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For purposes of comparison, the dimensional requirements associated with the
underlying Office zone district (as they would apply to the subject lot), the existing
conditions, and the proposed dimensional requirements for the PUD are depicted in Table
One, below. All square footages are rounded to the nearest ten square feet.
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TABLE ONE:
DIMENSIONAL REQUIREMENTS COMPARISON
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1. Minimum Lot Size:
. In the Office Zone: 6,000 square feet.
· Existing Condition: 15,000 square feet.
· Proposed for LPIPUD: 6,000 square feet,
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2. Minimum Lot Area per Dwelling Unit:
. In the Office Zone: applies only to residential uses I
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Innsbruck Inn Expansion Application
Page 8
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. Existing Condition: No existing dwelling units! Not Applicable,
. Proposed for LPIPUD: not applicable/no requirement (see Maximum
Allowable Density, belowf
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3. Maximum Allowable Density:
· In the Office Zone: regulated via rmrnmum lot area per dwelling unit;
otherwise, not specifically regulated,
. Existing Condition: one lodge bedroom per 455 square feet of lot area (33
units and 15,000 square feet oflot area),
. Proposed for LPIPUD: one lodge or residential bedroom per 310 square feet
oflot size3
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4. Minimum Lot Width:
. In the Office Zone: 60 feet.
. Existing Condition: 150 feet.
. Proposed for LPIPUD: 60 feet.
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5. Minimum Front Yard:
. In the Office Zone: 10 feet.
. Existing Condition: 5 feet for the building; and, 0 feet for the fence around
the swimming pool area.
. Proposed for LPIPUD: Per the approved Final PUD Development Plans4
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6. Minimum Side Yard:
. In the Office Zone: 5 feet.
. Existing Condition: 4Y2 feet for the building; and 0 feet for the fence around
the swimming pool area,
. Proposed for LPIPUD: Per the approved Final PUD Development Plans5
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7. Minimum Rear Yard:
. In the Office Zone: 15 feet,
· Existing Condition: 13 Y2 feet (but there is a separate railroad tie retaining wall
encroachment into the alley right-of-way),
. Proposed for LPIPUD: Per the approved Final PUD Development Plans6.
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8. Maximum Site Coverage:
. In the Office Zone: Not regulated.
. Existing Condition: Not regulated.
. Proposed for LPIPUD: No requirement,
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Innsbruck Inn Expansion Application
Page 9
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9. Maximum Height:
· In the Office Zone: 25 feet.
· Existing Condition: 21 feet.
· Proposed for LPIPUD: Per the approved Final PUD Development Plans"' 3/ J
10. Minimum Distance Between Buildings on a Lot:
. In the Office Zone: 10 feet.
· Existing Condition: Not applicable (only one existing building).
· Proposed for LPIPUD: 10 feet.
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11. Minimum Percent Open Space Required for the Site:
· In the Office Zone: No requirement.
· Existing Condition: Has not been determined, but since parking areas do not
count, there is very little "open space" on the site.
· Proposed for LPIPUD: Per approved Final PUD Development Plans.
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12. Trash Access Area:
· In the Office Zone: Not regulated.
. Existing Condition: Alley.
· Proposed for LPIPUD: Per approved Final PUD Development Plans.
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13. Allowable External Floor Area Ratio (FAR):
· In the Office Zone: 0.75: I (11,250 square feet) for any use other than single
family detached or duplex residential; however, the 0.75: I floor area ratio may
be increased to 1:1 (15,000 square feet) by special review, provided 60% of
the additional floor area is used for affordable housing.
· Existing Condition: 0.8:1 (11,970 square feet).
· Proposed for LPIPUD: 1.33:1 including the basement addition, and 1.29:1
without including the basement addition8; or, Per Approved Final PUD
Development Plans
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14. Allowable Internal Floor Area Ratio:
· In the Office Zone: Not Regulated.
· Existing Condition: Has not been determined.
· Proposed for LPIPUD: Per approved Final PUD Development Plans.
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15. Minimum OfT-Street Parking Spaces:
· In the Office Zone: Not Applicable.
· Existing Condition: 0.54 spaces per bedroom (18 spaces and 33 bedrooms).
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Innsbruck Inn Expansion Application
Page 10
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· Proposed for LPIPUD: 0.375 spaces per bedroom (18 spaces and 48
bedrooms, including the employee housing bedrooms).
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16. Other Dimensions Determined Necessary to Establish Through the PUD
Process:
· In the Office Zone: None applicable.
· Proposed for LPIPUD: Per approved Final PUD Development Plans.
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17. Maximum Volume:
· In the Office Zone: Not Applicable for Lodges.
· Proposed for LPIPUD: No requirement.
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Table One Notes:
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I: The minimum lot area per dwelling unit provisions of the Office zone district cannot be
directly applied to a property which does not contain residential uses. The proposal,
instead, addresses the effect of such a dimensional requirement through the maximum
allowable density provision. The proposed requirement leaves no potential for the future
bedroom additions without approval of a PUD amendment.
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2: A requirement for minimum lot size per dwelling unit should not be applied to a property
containing a mix of uses, especially when most of the uses are not residential. The
proposal instead addresses the effect of such a dimensional requirement through the
maximum allowable density provision.
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3: The expanded lodge will include forty-six lodging bedrooms and two employee housing
bedrooms, for a total offorty-eight bedrooms on the 15,000 square foot lot.
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4: A requirement of "per the approved Final PUD Plans" will not only accommodate the
proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn
building with respect to its setback from the Main Street right-of-way. (See the
paragraph below these notes for an explanation as to why this is desirable.)
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5: A requirement of "per the approved Final PUD Plans" will not only accommodate the
proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn
building with respect to its setback from Lot F of Block 52. (See the paragraph below
these notes for an explanation as to why this is desirable.)
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6: A requirement of "per the approved Final PUD Plans" will not only accommodate the
proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn
building with respect to its setback from the Block 52 alley right-of-way. (See the
paragraph below these notes for an explanation as to why this is desirable.) The railroad
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Innsbruck Inn Expansion Application
Page II
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tie retaining wall will either be removed or a temporary revocable encroachment license
will be obtained.
C: A requirement of "per the approved Final PUD Plans" will accommodate the
approximately thirty-one foot measured height of the proposed expansion, but will not
allow for additional height without review and approval of a PUD Amendment. .
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8: The gross floor area, including subgrade space, will be approximately 19,875 square
feet, and the gross floor area without the subgrade space will be approximately 19,255
square feet. The lot area is 15,000 square feet. Otherwise, the requirement could be
established as "per the approved Final PUD Plans."
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As indicated above, the applicants propose to maintain the minimum lot size,
minimum lot width, and minimum distance between buildings on a lot requirements of the
Office zone district. In addition, the above proposed dimensional requirements will
effectively eliminate the multiple ways in which the existing Innsbruck Inn structure is
nonconforming. For instance, the existing lodge is nonconforming with respect to the
requirements for minimum front, side, and rear yard setbacks, maximum floor area ratio,
and minimum off-street parking. The expanded Innsbruck Inn will effectively conform to
the dimensional requirements associated with the approved final PUD plans, as proposed
above. As a result, any future changes involving these previously nonconforming
situations could be reviewed under the Insubstantial PUD Amendment process rather than
through the far more complex Substantial PUD Amendment or zoning variance
procedures.
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The setbacks of the eXlstmg lodge, while nonconforming under the existing
. conditions, will change only moderately at the ground level. That is, the westerly side
yard setback will decrease from approximately 14.5 feet to approximately five feet. On all
other sides the new roof overhangs will be closer to the lot lines than those of the existing
structure, but these will not reach the ground. At any rate, in order to eliminate the
nonconforming status of the existing structure and accommodate the proposal without the
need for any variances, it is proposed that the minimum front, side, and rear yard setbacks
be established per the approved final PUD development plans. This will allow for the
proposed balconies and roof overhangs, but would require a PUD Amendment to extend
any portions of the expanded structure closer to the property lines than will be the case
after the approval is built-out.
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Innsbruck Inn Expansion Application
Page 12
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The building will maintain its existing street orientations and architectural style.
As the proposed elevations demonstrate, the building will continue to exhibit and provide
an excellent example of the Swiss Chalet style, circa mid-twentieth century design. The
roofform and pitch will change significantly, but the overall character of the structure will
be maintained through repetition of window forms, balconies and detailing. The "Chalet"
style detailing will be maintained and continued onto the expanded west wing as well as
. the new third floor. The mass will be broken up by the inclusion of several gable end
dormers, many balconies, building modulation, and by building the third floor into the new
roof form.
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The pitched roof will further aid in reducing the perceived mass since most of the
mass recedes into the center of the property when viewed from Main Street. The angle of
the roof ensures less view blockage from across Main Street toward Aspen Mountain than
would be the case if a steeper pitch or flat roof were proposed. Given the property's
location on the north side of the alley, the increased height will not impact any
surrounding properties with regard to shading. With the sun in the southern sky, any
impacts associated with shadowing due to the increased building height would not be felt
by occupants of the surrounding structures. In addition, the roof pitch will ensure that
such shading impacts increase only marginally, if at all, on Main Street.
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The existing Innsbruck Inn does not comply with the current external FAR
. provisions of the Office zone district. The proposed expansion will increase the amount of
floor area above that which currently exists. As such, it is necessary for the PUD approval
to establish an FAR limit that will accommodate the proposal, with a reasonable margin of
error, but not allow for subsequent expansion without further review.
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The west wing addition to be completed with phase one will include a gross area
of approximately 1,935 square feet, of which roughly 130 square feet will be decks and
another 620 will be subgrade. Also, of the nearly 1,935 gross square feet to be
constructed in phase one, some 1,180 square feet represents net livable lodge unit space
and approximately 530 square feet is net livable space within an employee dwelling unit.
The balance of the gross area is consumed by stairs, decks, walls, etc. The third floor
addition to be completed with phase two will include a gross area of approximately 6, 105
square feet, of which roughly 4,830 square feet (80%) will be net livable space within the
units and the remainder will be used for circulation corridors, walls, housekeeping
facilities, and similar features.
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Innsbruck Inn Expansion Application
Page 13
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In summary, the totaVgross new floor area to be developed above grade is roughly
7,290 square feet, with an additional 620 gross square feet of subgrade space to be
. developed as well. Thus, the redeveloped lodge structure wiIrinclude a grand total of
roughly 19,875 square feet of floor area, including the subgrade space. The existing lodge
structure has an area of approximately 11,970 square feet, plus about 1,410 square feet of
second floor decks. The two phases of the proposed redevelopment represent a net gain
of approximately 7,905 square feet of gross floor area (including subgrade) above that
which currently exists. In terms of floor area-to-lot area ratio (FAR), the existing
conditions represent an FAR of roughly 0.8:1 (11,970 divided by 15,000). The new FAR
will be under 1.33: I including the basement addition, and less than 1.29: I without
including the basement addition.
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Parking for the Innsbruck Inn is located primarily in front and in back of the inn, as
surface parking on gravel. Approximately six (6) off-street parking spaces are located in
the gravel area at the front of the inn, in a "head-in" configuration. Along the alley
frontage, there are approximately twelve (12) more off-street spaces, a couple of which
are parallel to the alley and most of which are "head-in"/diagonal. Most of the spaces
. along the alley hang over into the right-of-way. In total, approx~mately eighteen (18) off-
street parking spaces serve the existing Innsbruck Inn. In addition, there are
approximately seven (7) on-street spaces available on Main Street and South Second
Street immediately adjacent to the Innsbruck property. Employees of the lodge have the
option of using City-issued residential parking permits to park nearby, and these permits
may also be used by patrons, if desired. The surrounding residential streets have plenty of
availability with respect to parking.
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All of the existing parking will be maintained through the expansion, and the means
of accessing these parking areas will not be changed. Access for trash pick-up is and will
continue to be from the alley. Snow removal along Main Street, South Second Street, and
the alley is already handled by the City and will continue as such. All sidewalks will'
remain in their current configurations.
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No additional off-street parking is proposed as the combination of the existing
parking areas, and the on-street spaces in the adjacent streets provide more than enough
parking. The need for off-street parking is largely alleviated- by the Innsbruck Inn's
location, which is on Main Street. There is a bus stop directly in front of the Inn as well as
across the street. These buses provide direct and easy connections to all of the local ski
areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is
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Innsbruck Inn Expansion Application
Page 14
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available on a regular basis to and from the airport, the three ski areas that are not within
walking distance, the music tent, the Maroon Bells, and various other locations. In
addition, the downtown commercial core and the music tent are both within easy walking
distance of the Inn. There is no need for customers to have a vehicle at the Innsbruck Inn,
but for those who do rent or otherwise arrive in their cars, the eighteen existing off-street
spaces, combined with the hundreds of spaces on the surrounding streets, have and will
continue to prove more than adequate.
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The Housing Office has been using a generation factor of 0.245 employees per
lodge room to evaluate the expected employee housing needs of lodge expansion
proposals, and requiring that 60% of the employees generated be provided with deed
restricted affordable housing. This generation factor is more appropriate that other, higher
factors that have been used to evaluate some different projects since the Innsbruck will be
. able to take advantage of existing staff and, thus, not need to hire as many employees per
lodge room as might be expected for a completely new lodge.
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In reality, very few employees will be generated by the expansion since the existing
employees will service the new units. As such, the project will benefit from economies of
scale. It is expected that the total build-out of both phases will combine to require
approximately 2.5 new full-time equivalent employees, including one additional front desk
attendant, one additional full-time housekeeper, and one part-time housekeeper. Some of
the current housekeepers are working part-time and can pick up a few additional hours, if
needed. There will be no change in management personnel.
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The proposed expansion of the Innsbruck Inn involves a net gain of thirteen
lodging units. Thus, based on the factors described above, the expansion will theoretically
generate 3.185 new employees (13 x 0.245). With a requirement to provide housing for
60% of the employees generated, the development will need to house 1.911 employees
(3.185 x 60%).
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The applicant will be providing housing for much more than 60% the incremental
increase in employment that will theoretically result from the proposed expansion. That is,
a one-bedroom employee housing unit and a studio employee housing unit are proposed.
Both of the new employee units will be deed restricted in accordance with the Housing
Guidelines, providing credit for housing 1.75 employees in the one-bedroom unit and 1.25
employees in the studio unit. This means the applicant will be providing new housing for a
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Innsbruck Inn Expansion Application
Page 15
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total of three (3.0) employees (1.75 + 1.25). The provided housing equates to
approximately 157% of the mitigation required.
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IV. REVIEW REQUIREMENTS
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The proposed development requires thirteen LP tourist accommodation allotments
and an exemption from the Growth Management Quota System (GMQS) scoring and
competition procedures pursuant to Sections 26.470.070(M) of the Aspen Land Use
Code. A City Council GMQS Exemption pursuant to Section 26.470.070(1) is also
needed to accommodate the proposed affordable housing. The Lodge Preservation (LP)
Overlay zone district designation renders the proposal subject to review under Section
26.445.050, Review Standards: Conceptual, Final, Consolidated, and Minor PUD. In
addition, since the property is within the Main Street Historic Overlay District, it must be
reviewed against the applicable provisions of the Historic Preservation Design Guidelines
and Section 26.415.0IO(C) and (E). Lastly, vested property rights status is requested for
all land use approvals granted pursuant to this application. Compliance with the City's
Residential Design Standards is not required since the structure will be predominantly
devoted to commercial lodge use.
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This section of the application is organized by applicable review standards, with
each set of standards (e.g., GMQS exemption, PUD, Historic Overlay reviews) provided
as a sub-section hereto. Under each sub-section, every individual review criterion is
presented in indented and italicized print and followed by a response demonstrating
compliance with and/or satisfaction of the given standard.
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A. GMQS Exemptions
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1. Section 26.470.070(M), Lodge Preservation GMQS Exemption
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Section 26.470.070(M) of the Code defines, authorizes, and regulates the process
for exempting certain types of development in the Lodge Preservation (LP) Overlay Zone
District from the competition and scoring procedures of the Growth Management Quota
System (GMQS). According to said Section, development or redevelopment after
demolition of properties zoned Lodge Preservation (LP) Overlay to increase or decrease
the number of lodge units shall be exempted from the GMQS scoring and competition
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Innsbruck Inn Expansion Application
Page 16
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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.
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The proposed development is consistent with all elements of the AACP. The
proposed project will allow for the continued viability of one of Aspen's remaining small
lodges.
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The stated "Vision" of the Community Plan provides that, "It is . . . balance
between all sectors of the community that we are striving to retain and enhance." This
statement refers to a balance between the "Aspen the community and Aspen the resort."
This balance has been eroded over time by significant losses in Aspen's moderately-priced,
small lodge bed base. The proposed expansion will ensure the Innsbruck Inn's continued
viability, thereby maintaining its contribution to Aspen's small lodge bed base. As such,
the proposed expansion will make strides toward maintaining this balance which the
community has for many years been struggling to retain and enhance.
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Similarly, the "Growth Action Plan" is intended to "Encourage land uses,
businesses and events which serve both the local community and the tourist base." In
obvious ways, expansion of the Innsbruck Inn will serve the tourist base. By ensuring the
. continued existence and viability of the lodging units, the Inn will continue to serve
Aspen's tourist base. The tourist base, in turn, serves the local community by eating in
our restaurants, shopping in our stores, attending our events, and, in short, spending their
dollars here. All of these things support the sales tax base our community relies on for
maintenance of the Aspen quality of life. The project further serves the local community
by mitigating its incremental increase in employee generation with the provision of on-site
housing.
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The proposed development will further the "Intent," policies and goals of the
AACP's "Transportation Action Plan" as well. Said portion of the AACP includes the
following statements: "The community seeks to provide a balanced, integrated
transportation system for residents, visitors, and commuters that reduces congestion and
pollution;" ".. . reducing dependency on the automobile requires offering alternatives
both for automobile use and storage and other means of transport;" and, "Seek to
balance public and private transportation. . by increasing the number of available
transportation choices."
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Innsbruck Inn Expansion Application
Page 17
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The Innsbruck Inn is well served by public transportation via the bus stops along
Main Street. Not only are these bus stops within easy walking distance, one is located
directly in front of the Inn and provides access to all four ski areas (free of charge) as well
as virtually the entire Roaring Fork valley by virtue of connections at the Rubey Park
Transit Center. The commercial core and the music tent are also both within easy walking
distance, Bicycle storage will be provided on site as well. Guests of the lodge will be
encouraged to utilize these alternative means of transportation. Also see the response
provided for standard "4," below.
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The "Intent" of the "Housing Action Plan," which is to "Create a housing
environment which is dispersed, appropriately scaled to the neighborhoods and
affordable," will be promoted by approval of the proposed expansion. The proposed
employee housing units will be deed restricted and registered with the APCHA to ensure
their continued affordability. The design of the affordable housing units is appropriately
scaled in terms of bulk, height, mass and volume to both the neighborhood and the project
itself In this way, the proposal is also consistent with the AACP policy calling for the
development of "...small scale resident housing which fits the character of the
community and is interspersed with free market housing..."
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The project site is within the original City and Townsite of Aspen. In accordance
with the Lodge Preservation Overlay Zone District's encouragement of "affordable
housing for employees of the lodge" (which is listed as a permitted use, as opposed to
simply "affordable housing" being listed as a conditional use), the proposal promotes the
following "Housing Action Plan" policies: "Encourage infill development within the
existing urban area so as to . . . allow more employees will be able to live close to where
they work;" and, ". . . an employer that builds affordable housing units shall have the
right to designate that their employees shall have first right to those affordable units, if
they meet the qualifications."
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The "Intent" of the "CommerciallRetail Action Plan" is to "Provide incentives for
managed strategic growth by . . . small lodges." This portion of the AACP explains as
part of its underlying philosophy that, "The community must finq ways to maintain these
small lodges and the experience they offer to our guests." In addition, the policies of the
"CommerciallRetail Action Plan," call for the following: "Provide incentives to keep
small lodge owners in operation;" and, ". . . allow for minor expansion with less
mitigation required in order to maintain the small lodge inventory in the community."
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Innsbruck Inn Expansion Application
Page 18
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The proposed expansion adds thirteen units to the lodge and increases the lodge's
overall square footage while only making a minor expansion to the size of the building's
footprint; this is consistent with the goal of managed strategic growth by small lodges.
Approving the requested expansion will allow for keeping the Innsbruck Inn in operation
and will thereby maintain the experience it offers our guests. The joint LP and PUD
Overlay provisions allow for mitigation at the level of incremental increases in impacts due
to an expansion, and these minimal impacts will be mitigated as part of the proposal.
lift,",
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Finally, the "Design Quality and Historic Preservation" element of the AACP is
intended to "Ensure the maintenance of character through design quality and
compatibility with historic features." The proposed layout of the new lodge units and
their architecture have been specifically designed to be compatible with the existing
. architectural character of the Innsbruck Inn and Main Street, in general. This application
is subject to conceptual and final HPC reviews, which will ensure a final product that is of
high quality and is compatible with historic features on the site and in the area.
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The foregoing has amply demonstrated how the proposed development will
promote and further the goals, objectives, and intent of the Aspen Area Community Plan
and is consistent with all elements of the same.
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(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.
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The proposed development is not only in keeping with the existing use of the
subject property, but is also compatible with the character of existing land uses in the
surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the
Aspen Mountain Lodge, the L' Auberge De' Aspen Swiss Chalets, the Christiania Lodge,
. the Boomerang Lodge, the St. Moritz Lodge, the Aspen Bed and Breakfast, the Christmas
Inn, the Tyrolean Lodge, the Hotel Aspen, the Molly Gibson Lodge, and the Sardy House.
Given the abundance of lodges in the immediate vicinity, there is no question about the
proposed development's compatibility with the existing land uses in the surrounding area.
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The "Purpose" of the LP Overlay Zone District is, in relevant part, to "provide for
and protect small lodge uses ... 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
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Innsbruck Inn Expansion Application
Page 19
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which is compatible with the neighborhood ... and to provide an incentive for upgrading
existing lodges on-site or onto ac(jacent properties. " If not for knowing better, the
language of this "Purpose" statement would seem to have been written with the Innsbruck
Inn proposal specifically in mind.
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That is, the proposed lodge expansion is being undertaken specifically as a means
of protecting the future of the Inn and, thus, its small lodge use. In addition, the
expansion includes the provision of affordable housing for employees of the lodge. The
proposed development's compatibility with the neighborhood has been addressed above,
. and the proposal involves the upgrading of an existing lodge. on-site. Therefore, the
proposed development is fully compatible with the purpose of the LP Overlay Zone
District.
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(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 Aspen/Pitkin County Housing Authority shall be
consideredfor this standard
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No multi-family housing units will be demolished. The new lodge units will be
operated as part of the Innsbruck Inn, under the same management and using the existing
facilities and employees. In accordance with the above standard, employee generation
impacts are to be reviewed on the basis of incremental change.
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The Housing Office has been using a generation factor of 0.245 employees per
lodge room to evaluate the expected employee housing needs of lodge expansion
proposals, and requiring that 60% of the employees generated be provided with deed
restricted affordable housing. This generation factor is more appropriate that other, higher
factors that have been used to evaluate some different projects since the Innsbruck will be
able to take advantage of existing staff and, thus, not need to hire as many employees per
lodge room as might be expected for a completely new lodge.
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In reality, very few employees will be generated by the expansion since the existing
employees will service the new units. As such, the project will benefit from economies of
scale. It is expected by the current management of the Innsbruck Inn that the total build-
out of both phases will combine to require approximately 2.5 new employees, including
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Innsbruck Inn Expansion Application
Page 20
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one additional front desk attendant and 1.5 additional housekeepers (one full-time and one
part-time). There will be no change in management personnel.
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The proposed expansion of the Innsbruck Inn involves a net gain of thirteen
lodging units, Thus, based on the factors described above, the expansion will theoretically
generate 3.185 new employees (13 x 0.245). With a requirement to provide housing for
60% of the employees generated, the development will need to house 1.911 employees
(3.185 x 60%).
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The applicant will be providing housing for far more than 60% the incremental
increase in employment that will theoretically result from the proposed expansion. That is,
a one-bedroom employee housing unit and a studio employee housing unit are proposed.
The studio unit will be the result of converting two existing lodge units (E2 and E3) to an
employee dwelling unit and the one-bedroom unit will be placed in the below grade
portion of the addition to the building's west wing. Both of the new employee units will
be deed restricted in accordance with the Housing Guidelines, providing credit for housing
1. 75 employees in the one-bedroom unit and 1.25 employees in the studio unit. This
means the applicant will be providing new housing for a total of three (3.0) employees
(1. 75 + 1.25). The provided housing equates to approximately 157% of the mitigation
required.
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The new one-bedroom unit will be constructed as part of phase one, while the
conversion of two existing lodge units to an employee dwelling will occur in phase two.
Since phase one involves the addition of just four lodge units, the one-bedroom unit will
more than mitigate the incremental employee generation impacts. That is, four new units
times 0.245 equals 0.98 employees generated. At a mitigation rate of 60%, phase one
would require housing for 0.59 employees. The one-bedroom unit will provide housing
for 1.75 employees, which is almost three times the requirement.
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Given their location on the lodge property and the proximity to customers, the
units will in no case be sold to employees for fear that the buyer could then resign from
working for the lodge but still own an apartment therein. Instead, these will be rental
units. This is consistent with the recent approvals granted to the Hotel Aspen and the
Mountain Chalet.
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As shown on the floor plans, the converted unit will include approximately 416 net
.livable square feet and as a studio unit would typically engender a Category 2 deed
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Page 21
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. restriction. Since the unit will most often be used to house a se~sonal employee (i.e., not i
long-term), its size will prove more than adequate. The one-bedroom unit will contail1 iL",'
roughly 530 square feet of net livable area, which is less than the typical minimum for.!!.. ~~
one-bedroom unit. This size is considered more than adequate in light of its location on W"
premises, the physical constraints prohibiting a larger unit, its livable design, and the fact
that it will most often be used to house a seasonal employee (i.e., not long-term).
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To keep the employee units fairly priced relative to one another, it is proposed that
they both be deed restricted as "lower-priced" Category 2 units (i.e., priced half way
between Category I and Category 2 levels). Typical deed restrictions will be too
confining for units to be rented to employees of the Inn. Instead, the category designation
for each of these units will need to accommodate the salary levels of the employees who'.J) .a.l..t. "" '
need to be housed. Therefore, the applicant requests that the units be deed restricted to as~ I JIIfV~
~Iower-priced" Category 2 units with the caveat that income and asset restrictions be ~
waived. In addition, the applicant would like to retain some flexibility with regard to
requirements addressing the minimum length of leases so as to accommodate the hiring
(and, if necessary, firing) of seasonal employees.
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Finally, given the issues resulting from the Colorado Supreme Court decision
regarding the so-called Telluride case, the following options are proposed as a means of
guaranteeing that the proposed rental units will maintain pricing in accord with the limits
indicated in the Housing Guidelines. First, since the applicant intends to divide the
redeveloped property by means of condominium or planned community map after
construction is substantially complete, the applicant will be willing to grant the Housing >f..~
Authority an option to purchase for $10.00 an undivided 0.01% interest in the ownership ~
of the units of the propertv containing the deed restricted I1nit~. Such an option would be
exercisable onlv if the applicant or any successor in interest to the applicant in the property
challenges the enforceability of the deed restriction(s) pursuant to C.R.S. & 38-12-301, as
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interpreted Qursuant to Town of Telluride v. Lot Thirty-Four Venture, L.L.C., 3 P.3d 30
(Colo. 2000).
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The option described in the previous paragraph will contain a real covenant by
. which the applicant agrees not to make any such challenge. However, it must be agreed
that, if C.R.S. ~ 38-12-301 is hereafter amended such that there remains no reasonable
question concerning the enforceability of the deed restriction, then the City of Aspen will
cause the Aspen/Pitkin County Housing Authority to release and waive the above-
described option (or if such amendment occurs prior to the grant by applicant of such
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Innsbruck Inn Expansion Application
Page 22
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option, then it will be agreed that such option is no longer required). In addition, the
applicant would like to reserve the right to submit an alternative option to satisfy the rental
restriction issues provided such an option is deemed acceptable by the City Attorney.
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(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.
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Parking for the Innsbruck Inn is located primarily in the two gravel areas located in'
front and in back of the Inn. Approximately six (6) off-street parking spaces are located in
the gravel area at the front of the Inn, in a "head-in" configuration. Along the alley
frontage, there are approximately twelve (12) more off-street spaces, some of which are
parallel to the alley and a few are "head-in." Most of the spaces along the alley hang over
. into the right-of-way, and a temporary revocable encroachmentJicense to maintain these.
spaces will be applied for after final PUD approvals have been obtained. If deemed
necessary, the applicant will be amenable to a condition of the encroachment license which
requires that the spaces be leased from the City at reasonable terms.
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In total, approximately eighteen (18) off-street parking spaces serve the existing
Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on
Main Street and South Second Street immediately adjacent to the Innsbruck property.
With the existing total of thirty-three unitslbedrooms, there are currently 0.5 parking
spaces per bedroom (18 divided by 33).
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The Code provides that 0.7 spaces per bedroom are required in the LP Overlay.
zone district unless otherwise established by PUD review. Thus, the existing lodge
maintains a deficit of 0.2 spaces per bedroom. All of the existing parking will be
maintained through the expansion, and the means of accessing these parking areas will not
be changed. The proposed expansion will result in the addition of fifteen bedrooms
(including employee housing), but no increase over the existing number of parking spaces.
As such, the proposal results in forty-eight bedrooms with the same eighteen off-street
parking spaces, or 0.38 spaces per bedroom. The final deficit in parking will be 0.32
spaces per bedroom.
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No additional off-street parking is proposed as the combination of the existing
parking areas, and the on-street soaces in the adiacent streets provide more than enough
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parking. The need for off-street parking is largely alleviated by the Innsbruck Inn's
location, which is on Main Street. There is a bus stop directly in front of the Inn as well as
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Innsbruck Inn Expansion Application
Page 23
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across the street. These buses provide direct and easy connections to all of the local ski
areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is
available on a regular basis to and from the airport, the three ski areas that are not within
walking distance, the music tent, the Maroon Bells, and various other locations. In'
addition, the downtown commercial core and the music tent are both ynthin easv walking
distance of the Inn.
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There is no need for customers to have a vehicle at the Innsbruck Inn, but for
. those who do rent or otherwise arrive in their cars, the eighteen existing off-street spaces,
combined with the multitude of spaces available on the surrounding streets, have and will
continue to prove more than adequate. It must also be noted that residential parking
permits are available through the City for employees, and an unlimited number of daily
parking passel' are available through the City for guests of the Inn at a cost to the Inn of
one dollar per pass. The surrounding residential streets have plenty of availability with
respect to parking. The applicant is very confident that the amount of currently available
parking will suffice for the proposed development due to the foregoing as well as for the
following additional reasons:
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. 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 Skiing Company buses serve
the lodge;
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. The location of the lodge facilitates pedestrian travel and most guests do not need
cars;
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. The management proposes to encourage guests not to rent cars through a variety of
marketing strategies, including:
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. When a booking is made, the lodge will notifY the guest that they need not rent a
car and inform them of the bus system's convenience and availability as well as
the lodge's close proximity to downtown. Based upon the lodge's experience,
most guests to not bring or rent cars in the winter. In the summer, many guests
do bring or rent cars. The opportunity for pedestrian and/or bicycle use in the
summer is substantial and if proper marketing is done, a significant reduction in
the number of rental cars can be accomplished.
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. The management will offer free taxi vouchers to guests for getting to and from
the airport. It is believed that if a 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 considered a van service but
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Innsbruck Inn Expansion Application
Page 24
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found it to be simply unfeasible for their 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
additional employees.
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. The lodge will provide tree use of bicvcles to its llUests. The availability of these
bikes will be included in marketing materials, and guests will be informed of their
availability when reservations are made and during check-in. It is anticipated
that many guests will use the bikes when coupled with the taxi vouchers and bus
system convenience, and will neither rent cars nor choose to drive in Aspen.
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. The lodge has a relatively high rate of !!rOllj) bookin!!s. largely as a result of its
intensive marketing strategies aimed at groups from around the country and around
the world. These guests arrive by air and bus and do not rent cars; thus, they do not
'--g~te a need for parking spaces.
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. Not all of the emplovees who will reside in the emolovee units will have cars and
experience has demonstrated that seasonal employees often do not own cars. Given
equal qualifications, those seasonal employment applicants who will not have cars
will be given priority in hiring over those with cars.
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The proposed expansIon is occurring almost completely. in an upward direction.
This is because the existing structure occupies almost all of the land area available on the
property. There is no land available to accommodate additional parking. As
demonstrated above, the proposed expansion is in complete harmony with the purpose of
the Lodge Preservation zone district, and the main goal of the LP program was to enable
and ensure the continued viability of Aspen's small lodges by providing the ability to
expand. Surely, the ability to protect Aspen's small lodges was never intended to be
directly limited by the ability to provide off-street parking. The AACP seeks to limit the
dependency of Aspen's residents and guests on the automobile and suggests that
disincentives to the use of automobiles be implemented as a means of furthering this goal.
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Given the purpose of the LP zone district and program and the goals of the AACP,
it would be unfortunate to preclude the ability of the Innsbruck Inn to modestly expand as
proposed herein because of a potential parking shortfall. That is, especially in light of the
mitigating circumstances described above (location, convenience of public transportation,
marketing strategies, provision of taxi vouchers and bicycles, and availability of on-street
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Innsbruck Inn Expansion Application
Page 25
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. parking), it would be a shame to allow automobile usage and parking to dictate and
compromise this proposal's ability to further the goals of the LP program and the AACP.
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(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.
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The applicant hereby requests thirteen LP tourist accommodation allocations.
Based on a January 30, 2001, conversation with Aspen's Senior Long Range Plarmer,
Chris Bendon, the applicants understand that a total of twenty-nine LP tourist
accommodation allotments are currently available, and eleven more will be added in June
of 2001. Therefore, there should be enough allotments available to accommodate the
proposed development. Pursuant to Section 26.470.070(J) of the Code, the proposed
employee housing units are exempt from the GMQS scoring and competition.
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2. Section 26.470.070(1), Affordable Housing GMQS Exemption
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Section 26.470.070(J) of the Regulations provides that, "All affordable housing
deed restricted in accordance with the housing guidelines of the City Council and its
housing designee shall be exempt [from the GMQS scoring and competition
procedures]." Review is by City Council. The section goes on to state that,
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The review of any request for exemption of housing pursuant to this Section shall
include a determination of the City's need for such housing, considering the
proposed development's compliance with an adopted housing plan. the number of
dwelling units proposed and their location, the type of dwelling units proposed,
specifically regarding the number of bedrooms in each unit, the size of the
dwelling unit, the rental/sale mix of the proposed development, and the proposed
price categories to which the dwelling units are to be deed restricted.
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The City is certainly in need of affordable housing, not only to rmtlgate the
proposed development, but to help meet the shortfall of affordable housing available
throughout the community. The proposed development complies with the "Aspen/Pitkin
County 1999 Affordable Housing Guidelines." Two employee dwelling units are
proposed on the project site, as described in the foregoing. Each unit will be deed
restricted in accord with the parameters established by the Housing Board. For more
elaboration of the proposed employee housing, please refer to the narrative provided in
response to standard 3 of Section 26.470.070(M), above.
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Innsbruck Inn Expansion Application
Page 26
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B. Planned Unit Development (PUD)
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In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the
limited extent of the issues involved, a development application requesting approval as a
Plarmed Unit Development on a parcel of land located in the Lodge Preservation (LP).
Overlay Zone District shall be processed pursuant to the terms and procedures of Minor
Planned Unit Development review (Minor PUD). This two-step process does not require
approval of a conceptual development plan, but only review and approval of a final
development plan by the Planning and Zoning Commission and the City Council, with
public hearings occurring at both.
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Section 26.445.040, General Provisions
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Section 26.445.040(A) of the Code holds that the land uses permitted in a PUD
shall be limited to those uses allowed in the applicable zone district in which the property
is located. The underlying Office zone district lists "lodge units and lodge units with
kitchens" as a conditional use, and the Lodge Preservation Overlay zoning lists "lodge" as
a permitted use and "the uses allowed as conditional uses in the underlying zone district"
as a conditional use. The LP Overlay district also lists "affordable housing for employees
of the lodge" as a permitted use. In short, the proposed lodge and affordable housing uses
are permitted in the Office and LP Overlay zones. No use variations are either requested <--"
or required to accommodate the proposal.
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Section 26.445.040(8) states that, "Unless otherwise established pursuant to a
Final PUD Development Plan, the maximum aggregate density shall be no greater than
. that permitted in the underlying zone district, considering the inclusions and exclusions
of Lot Area, as defined, and the mandatory density reductions for slopes..." The subject
site is essentially flat, with all of its area being within the 0-20% slope classification range.
No lot area or density reductions are applicable.
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The proposed dimensional requirements for the PUD, as outlined in Table One
above, explain that the Office zone district does not have a maximum allowable density
provision, per se, but instead regulates minimum lot area per dwelling unit. Minimum lot
area per dwelling unit provisions cannot be directly applied to the proposed PUD since the
proposal is made up of predominantly lodge units. Thus, the proposal provides a
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Innsbruck Inn Expansion Application
Page 27
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maximum allowable density provision requiring 3 10 square feet of lot area per residential
or lodge bedroom, which leaves no potential for the future additions without approval of a
PUD amendment (the remodeled lodge will include forty-six lodge bedrooms as well as
two employee housing bedrooms).
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Section 26.445.040(C) explains that the dimensional requirements associated with
a PUD are to be established with the adoption of a final PUD development plan. The
underlying zone district is to be used as a guide in determining the appropriate dimension
. for each provision. A description of the proposed dimensional requirements is provided in
Table One (see pages 8-16, above), and said dimensional requirements are justified below
Table One as well as in response to Section 26.445.050(B), Establishment of Dimensional
Requirements.
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Section 26.445.050, Review Standards: Minor PUD
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Section 26.445.050 of the Code provides that development applications for Minor
PUD must comply with the following standards and requirements.
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A. General Requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
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Please refer to the response provided for the same standard under the GMQS
Exemption portion of this application, above.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
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Please refer to the following: the responses provided for standard "2." of the
GMQS Exemptions portion of this application; Section II, Project Site & Neighborhood
(Existing Conditions); and, Section III., Proposed Development.
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3. The proposed development shall not adversely affect the jitture development
of the surrounding area.
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The proposed development will not adversely affect the future development of the
surrounding area in any way. The neighboring properties are essentially built out. If
anything, positive affects on the potential for future re/development of the surrounding
area might occur since any necessary utility upgrades that would be completed by the
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applicant would serve to aid in and better facilitate the re/development of the surrounding
neighborhood.
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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.
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The proposed development requires thirteen LP tourist accommodation
allocations. Whether or not to grant the requested allotment and GMQS Exemptions will
be decided upon by the Planning and Zoning Commission .ami City CSlIlIllil while they
consider the application. Therefore, in accord with the requirements of this standard, all
GMQS allotments and exemptions needed to accommodate the proposed development
will be considered in combination with final PUD development plan review.
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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 ... 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.
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Please refer to pages 8-16 of Section III., Proposed Development, and specifically
Table One contained within said pages, for an explanation of the proposed dimensional
requirements and the rationale behind them. The cited pages of this application also
include a description of the proposed dimensional requirements' compatibility with
surrounding land uses and existing development patterns.
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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 and 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.
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The proposed site plan's compatibility with existing and expected (via zoning
designation) land uses in the surrounding area has been demonstrated throughout this
application as well as in response to specific, similar review standards associated with the
LP GMQS exemption request. In addition, the proposed development's compatibility
with existing and proposed man-made characteristics of the property and surrounding area
with regard to traffic, transit, pedestrian circulation, parking, and historical resources have
also all been addressed throughout the preceding portions of this application, particularly
in Section III., Proposed Development, and Section IV.A., GMQS Exemptions.
Compatibility with historic resources is specifically addressed at length, below, in response
to the reviews associated with the Historic Overlay District.
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The site IS already developed and is completely surrounded by urbanized
properties. There are no known natural or man-made hazards affecting the project site or
the surrounding area. There are no steep slopes, landforms, or waterways affecting the
project site or surrounding area, Given the location of the site on the south side of Main
Street, solar access will be from the rear and will be adequate.
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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.
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Satisfaction of and compliance with this standard has been more than adequately
demonstrated in the foregoing. The amount of existing "open space" will be only slightly
reduced while the site coverage will be correspondingly increased. Rather than repeat
large amounts of information, please refer to the Proposed Development section of this
application for discussions regarding the appropriate and favorable nature of the proposed
development's height, massing, and scale in relation to the character of the PUD and the
surrounding area.
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The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking is
proposed
c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
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Please refer to the response provided for the similar standard under the GMQS
Exemption section of this application, above.
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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.
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The project site benefits from sufficient infrastructure capabilities to serve the
. proposed development and, therefore, no density reductions are necessary. As explained
in the foregoing, all utilities exist on-site and the capacities are adequate to accommodate
the proposed density. Main Street, Second Street, and the alley along the rear of the
property are all City of Aspen public rights-of-way and, as such, are already plowed and
maintained by the City of Aspen. The project site is a mere five blocks from the Aspen
Fire Protection District station and fire hydrants are already in place to serve fire
protection on the site. Fire sprinklers and alarms will be installed as required.
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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 mudflow, 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 propased 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.
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The project site is suitable for the proposed development. The site is already
developed and is completely surrounded by urbanized properties. There are no natural or
man-made hazards affecting the project site or the surrounding area. There are no steep
slopes, landforms, or waterways affecting the project site or surrounding area. The site is
basically flat, and all of its area is within the slope classification category of 0-20%.
Innsbruck Inn Expansion Application
Page 3 I
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The project will employ roof gutters, downspouts, and dry wells to maintain the
site's historic runoff/drainage rates after development. Thus, the proposed development
will not be detrimental to the natural watershed and will not result in water pollution. No
wood burning devices will be installed. Further, as explained earlier in this application, the
development will encourage the use of alternative means of transportation such as taxis,
buses, bicycles and walking. This will help to limit the amount of PMIO generation
attributable to the development. Regardless, the applicant will be required to comply with
all requirements of the Environmental Health Department in connection with the issuance
. of building permits, and this will ensure that affects on air quality are addressed.
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6. The maximum allowable density within a PUD may be increased if there
exists a significant community goal to be achieved through such increase and
the development pattern is compatible with its surrounding development
patterns and with the site's physical constraints. Specifically, the maximum
density of a PUD may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified in
subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
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It is not clear that the proposed dimensional requirements request an increase in
. maximum allowable density, The maximum allowable density'in the underlying Office
zone district is regulated via minimum lot area per dwelling unit; otherwise, density is not
specifically regulated at all for allowed uses such as "lodge units and lodge units with
kitchens." The proposed dimensional requirements, by contrast, will allow one lodge or
residential bedroom per 3 10 square feet of lot area. Since these address density through
differing means of measurement, they cannot be truly compared. For this reason, it is not
clear that the proposal represents an increase in allowable density.
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Nevertheless, the previous discussion regarding the proposal's consistency with
the goals and objectives of the AACP clearly demonstrates that the project will serve to
advance many goals of the community, not the least of which address small lodges and
design quality. Also, as demonstrated in response to the two previous criteria, the site is
physically capable of supporting the proposed density. Finally, it has been demonstrated
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throughout this application that the proposed development will be compatible with and
complimentary to the existing and expected surrounding development patterns, land uses,
and characteristics.
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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 a4jacent public
spaces, and ensures the public's health and safety. The propased development shall
comply with the following:
I. 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.
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The site does not presently contain any unique natural features that provide visual
interest or a specific reference to the past. The site, in its existing state, does not
significantly contribute to the identity of the town. The antiquated character of the
existing structure will be eliminated and replaced with a welcoming, lodge-like character.
This type of change is largely consistent with the character alterations plarmed or taking
place at many of Aspen's small lodges. Review and approval by the HPC will further
ensure that visual interest is maintained and that the site will contribute to the identity of
the town (and the Main Street Historic District) in an appropriate manner.
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2. Structures have been clustered to appropriately preserve significant open spaces
and vistas.
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There is but one structure on the property, making clustering an impossibility.
Nevertheless, the hipped roof form and utilization of dormers to minimize the need for
height have been successfully employed to preserve vistas to the extent possible. No
significant open spaces exist on the subject property, but the swimming pool area will be
maintained.
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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.
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Please refer to the responses provided for the two previous standards, in particular,
as well as the narratives provided in the "Proposed Development" section of this
application, in general.
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4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
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The site is surrounded on three of its four sides by public rights-of-way.
Emergency vehicles can access the site from Main Street, Second Street, and/or the alley.
Service and delivery vehicles will, for the most part, use the alley frontage or the parking
area along Main Street for access. Fenced trash enclosures will be located along the alley.
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5. Adequate pedestrian and handicapped access is provided.
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A five foot wide, detached sidewalk runs the length of the property's Main Street
and Second Street frontages.
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6. Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impoct surrounding properties.
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Again, the project will employ roof gutters, downspouts, and dry wells to maintain
the site's historic runofl7drainage rates after development. No drainage related impacts
. will be felt on surrounding properties. Gutters exist within the surrounding streets.
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7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic jitnctions associated with the use.
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The only outdoor "programmatic" function is associated with the existing
swimming pool area. The pool tubs area will be maintained.
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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 designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity and
variety of ornamental plant species suitable for the Aspen area climate.
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The existing landscaping on and around the site will not be changed, but the
removal of one spruce street on the Second Street side of the lodge will be required. The
. applicant will agree to either plant an equal amount of caliper Inches on-site or pay the
required cash-in-lieu fee, as directed by the City Forester.
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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
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Please refer to the response provided for the previous standard.
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3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
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The proposed expansion will occur in an almost exclusively upward direction and,
thus, will not affect any existing trees. The one exception involves an existing spruce tree
located to the west of the existing building, and said tree will be removed. No
construction activity will occur within the drip line of any other tree.
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E. Architectural Character:
It is the purpose of this standard to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City while
promoting efficient use of resources. Architectural character is based upon the
suitability of a building for its purposes, legibility of the building's use, the building's
proposed massing, proportion, scale, orientation to public spoces and other
buildings, use of materials, and other attributes which may significantly represent the
character of the proposed development. There shall be approved as port of the final
development plan and architectural character plan, which adequately depicts the
character of the proposed development. The proposed architecture of the
development shall:
1. be compotible 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 oj. the intended use, and respect the scale and
massing of nearby historical and cultural resources.
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HPC review of this application will ensure that the approved architecture is
compatible with or enhances the visual character of the City, appropriately relates to
existing and proposed architecture on the property, represents a character suitable for and
indicative of the lodge use, and respects the scale and massing of nearby historical and
cultural resources.
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As proposed, the building maintains its existing street orientations and architectural
style. As the proposed elevations demonstrate, the building will continue to exhibit and
provide an excellent example of the Swiss Chalet style, circa mid-twentieth century design.
The roofform and pitch will change significantly, but the overall character of the structure
will be maintained through repetition of window forms, balconies and detailing. The
"Chalet" style detailing will be maintained and continued onto the expanded west wing as
well as the new third floor. The mass will be broken up by the inclusion of several gable
end dormers, many balconies, building modulation, and by employing a hip roof form and
building the third floor into the new roof
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The pitched and hipped roof will further aid in reducing the perceived mass since
most of the mass recedes into the center of the property when viewed from Main Street.
The angle ofthe roof ensures less view blockage from across Main Street toward Aspen
Mountain than would be the case if a steeper pitch or flat roof were proposed. Given the
property's location on the north side of the alley, the increased height will not impact any
surrounding properties with regard to shading. With the sun in the southern sky, any
. impacts associated with shadowing due to the increased building~ height would not be felt
by occupants of the surrounding structures. In addition, the roof pitch will ensure that
such shading impacts increase only marginally, if at all, on Main Street. The Victorian
residence next door to the east has a tall, pitched, gable end roof and the hip form being
employed on the lodge expansion will recede away from the Victorian.
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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.
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Mechanical plans have not yet been prepared for the proposed redevelopment.
The applicant will make an effort to incorporate natural heating and cooling systems when
the preparation of such plans is undertaken. The site plan does not preclude the ability to
incorporate natural heating and cooling systems, but some types of mechanisms, such as
roof-top solar collectors, may be precluded by the required historic overlay reviews.
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3. Accommodate the storage and shielding of snow, ice, and water in a safe an
appropriate manner that does not require significant maintenance.
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Snow removal from the site will occur only along the internal walkways and
balconies and from the on-site parking spaces. The southeast and southwest corners of
the site will combine to provide adequate area of the storage of removed snow. Roof
overhangs will provide snow shielding for the various entrances. Water/drainage storage
will be accommodated by the installation of dry wells.
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FLighting:
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:
I. All lighting is proposed so as to prevent direct glare or hazardous interference of
any king to adjoining streets or lands. Lighting of site features, structures, and
access ways is proposed in an appropriate manner.
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The development will comply with Section 26.575.150, Outdoor Lighting, of the
Land Use Code, and specifically with Section 26.575.150(E), Non-Residential Lighting
Standards. Compliance with said section will ensure consistency with this PUD review
. standard. No lighting of site features or structures is proposed, and no lighting will cause
direct glare on or hazardous interference of adjoining streets or lands.
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2. All exterior lighting shall be 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 prohibitedfor residential development.
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Please refer to the narrative provided in response to the previous standard.
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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.
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While the swimming pool area will be maintained as shown on the site plan, no
designated parks, open spaces, or recreation areas are proposed as part of the PUD,
arguably rendering this standard inapplicable. The lodge will manage all aspects of the
proposed development after completion.
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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.
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No common park or recreation areas are proposed.
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3. There is proposed an adequate assurance through 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.
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Maintenance provisions will be addressed as part of the Final PUD Agreement.
,Because no open spaces, recreation areas, or shared facilities are proposed, the
requirement of a "deed restriction against future residential, commercial, or industrial
development" is not applicable.
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H. Utilities and Public Facilities:
The purpose of this standard is to ensure the development does not impose any undue
burden on the City's infrastructure capabilities and that the public does not incur an
unjustified financial burden. The proposed utilities and public facilities associated
with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the development.
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All major utilities, including water, sewer, electric, natural gas, telephone, and
cable television are currently in place and serve the existing structure. Those lines than
can continue to be utilized will be; otherwise, the service lines currently serving the site
will be abandoned at the mains and reestablished as necessary. The cost of all necessary
utility upgrades and extensions will be borne by the applicant. Historic drainage rates will
be maintained after development through the use of roof gutters, downspouts, and dry
wells.
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There will be no impacts on parks and schools as the development is comprised
only of tourist accommodations and two employee dwellings (a one-bedroom unit and a
studio unit), making it not at all likely that school age children will be living on site. Park
lands are plentiful in the neighborhood. The existing parks all maintain more than enough
capacity to adequately serve the proposed lodge development.
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The roads serving the project site are already plowed and maintained by the City of
Aspen. The site is located on public streets, making it easily accessible for emergency
medical services and fire protection. The proposed redevelopment will not result in
demands exceeding the capacity of any public facilities or services.
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2. Adverse impacts on public infrastructure by the development will be mitigated by
the necessary improvements at the sole cost of the developer.
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While no adverse impacts on public infrastructure are anticipated, the applicants
. will bear the costs of any necessary connections, upgrades, and lirie extensions.
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3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
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It is not believed that any over-sizing of utilities will be necessary. If the proposed
redevelopment is subject to the terms of another developer's reimbursement agreement,
the applicant will pay the fees required.
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1. Access and Circulation (Only standards 1 & 2 apply to Minor PUD applications):
The purpose of this standard is to ensure the development is easily accessible, does
not unduly burden the surrounding road network, provides adequate pedestrian and
recreational trail facilities and minimizes the use of security gates. The proposed
access and circulation of the development shall meet the following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through and approved private road, a pedestrian
way, or other area dedicated to public or private use.
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The Innsbruck Inn is and will continue to be accessed directly from Main Street,
Second Street, and the alley along the rear of the property. Each unit of the proposed
PUD will have direct access to the adjacent alley and streets via public sidewalks.
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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.
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Discussions relative to vehicular access, parking, and traffic have been provided
throughout the foregoing portions of this application, and said discussions have adequately
demonstrated that the proposed development will not create traffic congestion on the
roads surrounding the property. The property is surrounded by public rights-of-way on
three of its four sides. Given the existing right-of-way widths and traffic volumes, there is
no doubt that the surrounding street network can accommodate the proposed
development without any need for further improvement.
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1. Phasing of Development Plan.
The purpose of these criteria is to ensure partially completed projects do not create
an unnecessary burden on the public or surrounding property owners and impacts of
an individual phase are mitigated adequately. If phasing of the development plan is
proposed, each phase shall be defined in the adopted final PUD development plan.
The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a complete
development and shall not be reliant on subsequent phases.
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The applicants propose just two separate phases to complete the development of
the PUD. The first phase will include the west side addition of two units on the ground
floor, two units on the second floor and one employee dwelling below the ground floor.
Phase two will involve the development of eleven new lodge units in a new third floor and
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the conversion of existing units E2 and E3 to a single employee dwelling unit. Due to the
existing flat roof and its height, the third floor addition will be able to occur without the
need to even temporarily close-off the second floor.
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The phasing plan will allow for each increment to continue functioning as part of a
complete development, independent of the subsequent phase. That is, during each of the
two phases, the remaining portions of the Innsbruck will continue functioning as they do
today.
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2. The phasing plan describes physical areas insulating, to the extent practical,
occupants of initial phases from the construction of later phases.
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The phasing plan is logically divided between the west end of the structure and the
upper level addition. Potential occupants of the existing rooms and those added through
the first phase will be made aware of when subsequent construction phases will
commence, and will have the choice of whether or not to use the affected unites).
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3. The proposed phasing plan ensures the necessary or proportionate improvements
to public facilities, payment of impact fees and fees-in-lieu, construction of any
facilities to be used jointly by residents of the PUD, construction of any required
affordable housing, and any mitigation measures are realized concurrent or prior
to the respective impacts associated with the phase.
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The proposed phasing plan will be described in detail and guaranteed via the PUD
. Agreement. The only applicable impact fees will be those associated with various tap and
service fees, and said fees are required, and thusly guaranteed, at the time of building
permit issuance. Building permit and PUD Agreement requirements will also guarantee
any necessary improvements to public facilities. The existing swimming pool facility will
be maintained and, thus, available throughout the development phases. The one-bedroom
employee unit being developed as part of phase one will more than adequately mitigate the
employee generation impacts of the four new lodge rooms being constructed concurrently.
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c.
Historic Overlay Reviews
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Development in an "H," Historic Overlay District, or development involving a site
listed on the Inventory of Historic Sites and Structures must meet all four Development
Review Standards found in Section 26.4l5.010(C)(5) of the Code in order for the HPC to
grant approval. The subject building is not an historic landmark, but is located within the
Main Street, "H," Historic Overlay District. In addition, development within the Main
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. Innsbruck Inn Expansion Application
Page 40
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Street Historic Overlay District should be consistent with the Historic Preservation Design
Guidelines. Also, the thirty-four year old structure is listed in the Inventory of Historic
Sites and Structures (the Inventory), presumably more as a result of its lodge use than of
. its architecture.
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The following section of this application provides each of the applicable review
standards of the above-cited Section in indented and italicized print, where each standard
is followed by the applicant's response demonstrating compliance and/or satisfaction of
the requirement.
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Consistency With The Historic Preservation Design Guidelines
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The proposed renovation and remodel described in Section III of this application is
consistent with the predominance of applicable guidelines contained in the City of Aspen
Historic Preservation Design Guidelines. The Innsbruck Inn is not currently included on
the City of Aspen Inventory of Historic Sites and Structures (the Inventory). As such,
most of the Historic Preservation Design Guidelines are not directly applicable to this
proposal.
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The existing structure is two stories in height and consumes the majority of the lot.
The building design contains elements of the "Mountain Chalet" style, but does not fit
neatly with typical "Mountain Chalet" style structures found throughout Aspen, due
mainly to the prominent arched window forms in the Main Street facing gable end portion
of the structure. The proposed Inventory update form describes the architectural
style/building type as "Modern Movements; Novelty." The primary exterior building
material is stucco with synthetic roofing. The Guidelines note (on page 97) that such
materials are consistent with typical "infill buildings," and the proposal contemplates their
maintenance.
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Architecturally, the existing Innsbruck Inn structure is made up of a series of
volumes dominated by a long, flat structure running the length of the site (east/west) with
a wing (facing Main Street) returning to the street on the east end. A central, low-pitched
gable volume sits in the center of the long structure, and is the focal point of and main
entry to the Inn. The central volume which is, again, the focal point of the Inn has three
bays marked by three arched openings on the upper level and two arched openings
flanking a square opening on the ground level. The central square opening on the ground
level is in-filled with two large windows; otherwise, the opening are uninterrupted. All of
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Innsbruck Inn Expansion Application
Page 41
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the openings are aligned vertically. The central volume roof overhang is supported by the
extension of beams that reinforce the bay spacing. The remainder of the building has
balconies with decorative wood cut-out railings running the length of the facade and deep
overhangs creating a dark background which helps to offset the central stucco volume.
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The proposed remodel/renovation will maintain the central volume and focal point
of the primary facade. The window proportions, spacing and forms will be maintained as
well. In addition, the pattern of balconies and decorative wood cut-out railings will be
continued. The building will maintain its existing street orientations and architectural
style. All of the existing parking will be maintained through the expansion, and the means.
of accessing these parking areas will not be changed. Access for trash pick-up is and will
continue to be from the alley.
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As the proposed elevations demonstrate, the building will continue to exhibit and
. provide an excellent example of the Swiss Chalet style, circa mid-twentieth century design.
The roofform and pitch will change significantly, but the overall character of the structure
will be maintained through repetition of window forms, balconies and detailing. The
"Chalet" style detailing will be maintained and continued onto the expanded west wing as
well as the new third floor. The mass will be broken up by the inclusion of several gable
end dormers, many balconies, building modulation, and by building the third floor into the
new roof form The pitched roof will further aid in reducing the perceived mass since
most of the mass recedes into the center of the property when viewed from Main Street.
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There is a limited number of policies and guidelines that are directly applicable to a
proposal such as that set forth in this application. Nevertheless, the proposed remodel and
renovation is consistent with the predominance of such goals and policies and; moreover,
the proposal is consistent with the character of the existing Innsbruck Inn, the surrounding
structures, and the Main Street Historic District.
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Significant Development Review, Section 26.415. 01 O(q (5)
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No approval for any development in an "H," Historic Overlay District, or involving
historic landmarks shall be granted unless the HPC finds that all of the following standards
are met:
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The proposed development is compatible in general design, massing and volume,
scale and site plan with designated historic structures located on the parcel and
with development on atijacent parcels when the subject site is in a "H," Historic
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Innsbruck Inn Expansion Application
Page 42
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Overlay District or is atijacent to an Historic Landmark. For Historic
Landmarks. . .
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Only the first sentence of this standard is applicable since there are no historic
landmarks on the subject site. The proposed expansion is compatible in general design,
massing and volume, scale and site plan with the existing architecture of the Innsbruck Inn
as well as with the adjacent parcels within the "H," Historic Overlay District. Extensive
discussions explaining the rationale behind the proposed designs, massing and volume,
scale and site plan are provided above in response to PUD standards C.1-7 and E.!. on
pages 33-36. Also, please refer to the responses provided for standards b., c., and d., of
this section (below).
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b. The proposed development reflects and is consistent with the character of the
neighborhood of the parcel proposed for development, and
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Please refer to the following: the response provided for standard "2." of the Lodge
Preservation GMQS Exemption portion of this application; Section II, Project Site &
Neighborhood (Existing Conditions); and, Section III., Proposed Development. As
described in Section II., "Project Site & Neighborhood (Existing Conditions)," the
architectural styles used on the surrounding buildings vary as much as their uses, and the
surrounding uses include a mix oflodges/chalets, offices, duplex, single-, and multi-family
residential, and retail commercial.
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The proposed development is not only in keeping with the existing use of the
subject property, but is also compatible with the character of existing land uses in the
surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the
Aspen Mountain Lodge, the L' Auberge De' Aspen Swiss Chalets, the Christiania Lodge,
the Boomerang Lodge, the St. Moritz Lodge, the Aspen Bed and Breakfast, the Christmas
Inn, the Tyrolean Lodge, the Hotel Aspen, the Molly Gibson Lodge, and the Sardy House.
Given the abundance of lodges in the immediate vicinity, there is no question about the
proposed development's compatibility with the existing land uses in the surrounding area.
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Immediately surrounding properties include the Aspen Mountain Lodge to the
west (across Second Street); the Christmas Inn to the north (across Main Street); a tall
two-story, Victorian residence next door to the east; and, two lots with two single-family
residences on each to the south (across the alley). On the other side of Main Street,
between Second and First Streets, there is the Christmas Inn, a two-story
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Innsbruck Inn Expansion Application
Page 43
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commerciaVoffice building, a 2.5 story multi-family residential structure; and the 2.5 story
Tyrolean Lodge.
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The property next door and to the east of the Innsbruck Inn takes vehicular access
to a two-car surface parking area from Main Street. Parking for the Christmas Inn (across
Main Street) is located along the Second Street side of the building in a head-in
.configuration, but a driveway off Main Street is maintained as ""ell. The 2.5 story multi-
family residential structure next door to the Tyrolean Lodge also maintains a driveway off
Main Street to access the surface parking area behind the building. Similarly, the Aspen
Mountain Lodge, across Second Street from the Innsbruck Inn, maintains a driveway to
access its surface parking area from Main Street.
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In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex,
single-, and multi-family residential. The architectural styles used on the surrounding
buildings vary as much as their uses. Specifically, the architectural styles associated with
the adjacent properties can be described as follows: Victorian to the east; motor court
lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and
50s plywood modern to the north by northeast and south; and modern Adirondack to the
southwest. Roof forms vary from flat and shed roofs (Aspen Mountain Lodge, 210 West
Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply
pitched roofs (the single-family residences to the east and the rustic log home to the
northwest). The surrounding structures range from one to two-and-one-half (1-2.5)
. stories in height above grade.
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Given the eclectic, almost jumbled character of the neighborhood, it is difficult, if
not impossible, to pinpoint that which constitutes "consistency" with this character. The
character of many surrounding structures do not warrant repetition. The design and
materials palette of the proposal will maintain consistency with the existing character of
the Innsbruck Inn, which helps to form the character of the surrounding area.
Furthermore, the proposed design will greatly improve the appearance of the subject site,
thereby improving the character of the neighborhood.
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c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed for
development or on adjacent parcels; and
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Please refer to the previous responses.
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Innsbruck Inn Expansion Application
Page 44
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d. The proposed development enhances or does not diminish or detract from the
architectural character and integrity of a designated historic structure or part
thereof
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Please refer to the previous responses.
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Partial Demolition Exemption, Section 26.415.010(E)(lO)
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This application proposes a partial demolition of the existing structure to
accommodate an addition to its west side and to add a new third floor. Section
26.4I5.01O(E)(IO) of the Code provides certain exemptions for partial demolition
relocation of structures within an "H," Historic Overlay District. The exemption is from
review against the standards of Section 26.4I5.010(E)(7). To qualify for such an
exemption, the HPC must find that the following conditions have been met:
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a. The structure is not identified on the Inventory of Historic Sites and
Structures.
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The site is identified on the Inventory and there is but one structure on the site,
The site is not a designated landmark, its level of significance is local, , and the Inventory
states that it is not eligible for the national register. While this thirty-four year old
structure is identified on the Inventory, it is presumed that its inclusion more a result of its
lodge use within the Main Street Historic District than from its exemplary architecture.
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Nevertheless, the Inventory provides that the structure's significance is derivative
of its position within the context of Aspen's development as an international skiing resort
and the "European" style of architecture. The partial demolitions will not compromise the
lodge use or its position within the context of Aspen's development as an international
skiing resort. Moreover, the partial demolitions will not eliminate the "European" style of
architecture, rather, the architectural style will be maintained and enhanced.
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b. The structure is considered to be non-contributing to the historic district.
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This is a highly subjective criterion and it is suspected that different individuals
would have widely divergent opinions in response. Nevertheless, to the extend that the
structure now contributes to the historic district, the proposed designs will enhance its
contribution.
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Innsbruck Inn Expansion Application
Page 45
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c. The structure does not contribute to the overall character of the historic
district, and its demolition, partial demolition, off-site relocation, on-site
relocation or temporary relocation does not impact the character of the
historic district.
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Please refer to the responses provided for the pervious standards.
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d. The demolition, partial demolition, off-site relocation, on-site relocation or
temporary relocation is necessary for the redevelopment of the parcel.
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The proposed expansion has been sensitively designed in a manner that will ensure
the preservation of the Inn's and Main Street's visual character and scale, The upward and
westward expansions are really the only available means of expanding the existing
structure. The proposal is fully consistent with the LP zoning, which provides incentives
to enable upgrading of the existing lodge in a manner that will allow it to continue to meet
market demands with regard to client expectations that have changed since the lodge was
originally constructed.
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Today's market desires and demands up to date facilities and accommodations,
more space, and more choices. The Innsbruck Inn has had difficulty keeping up with these
changes and still maintains a somewhat uniform supply of room sizes, most of which have
antiquated decor and facilities. Furthermore, with the sky-rocketed cost of housing in the
Aspen area and the increases in commuting traffic from the down valley area, the owners
have experienced increasing difficulty in finding and maintaining quality employees. The
proposed on-site expansion will ensure the Innsbruck Inn's continued viability and, thus,
existence as a lodge while providing on-site housing for employees.
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e. The redevelopment or new development is reviewed by the Historic
Preservation Commission pursuant to Section 26.415.010.
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This section of the application has addressed the Historic Preservation
Commission's review of the proposal pursuant to Section 26.415.010.
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D.
Vested Property Rights
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In order to preserve the land use approvals which may be obtained as a result of
this application, the applicants hereby request vested property rights status pursuant to the
provisions of Chapter 26.308 of the Aspen Land Use Code.
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Innsbruck Inn Expansion Application
Page 46
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EXHIBITS
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Exhibit #1: Land Use Application Form
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Exhibit #2: Pre-Application Conference Summary
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Exhibit #3: Proof of Ownership /Warranty Deed
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. Exhibit #4: Letter of authorization for both Haas band Planning, LLC,
Planning Consultants, and Gibson Architects to represent the
applicant/owner
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Exhibit #5: List of Property Owners Within 300 Feet of Subject Property
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Exhibit #6: Signed and Executed Fee Agreement
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Exhibit #7: Sheets from the Inventory of Historic Sites and Structures
relative to the subject property
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EXHIBIT # 1
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PROJECT:
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Name:
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Location:
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ApPUCANT:
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Address:
Phone #:
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REPRESENTATIVE:
Name:
Address:
Phone #:
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LAND USE ApPLICATION
ro riate)
TYPE OF ApPLICATION: (please check all that apply):
0 Conditional Use 0 Conceptual PUD Gt Conceptual Historic Devt.
0 Special Review 0 Final PUD/PUD Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
o GMQS Allotment 0 Final SPA (& SPA Amendment) ~ Historic Demolition lPl\f:T'A0
bt GMQS Exemption 0 Subdivision ~ Historic Designation
o ESA - 8040 Green1ine, 0 Subdivision Exemption (includes Small Lodge Conversion!
Stream Margin, Hallam Lake condominiwnization) Expansion
Bluff, Mountain View Plane ~ Other: ~1Ilot, PuD
0 0 .
Lot Split Temp6rary Use
0 Lot Line Adjustment 0 TextfMap Amendment
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EXISTING CONOmONS: (descri tion of existin buildin s, uses,
2$1"'cI2.'1' ~ ~"'17rI~NG 33> ~~ UIlI13:)
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PROPOSAL: descri tion of ro osed buildin s, uses, modifications, etc.
~ %e.'i ~~ ""/ lfb ~ uurn. ~ ;;;2 ~I~ iJW6U.,~
Have you attached the following?
Gt Pre-Application Conference Summary
Gr Attachment #1, Signed Fee Agreement
[tf Response to Attachment #2, Dimensional Requirements Form-~ T~ ~ tI HflI GkTl~ i?co"-
Qf Response to Attachment #3, Minimum Submission Contents
0: Response to Attachment #4, Specific Submission Contents
Gr Response to Attachment #5, Review Standards for Your Application
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FEES DUE:$ .3}10.E52..
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EXHIBIT # 2
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
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PLANNER:
Fred Jarman and Amy Guthrie
DATE: 1124/01
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PROJECT:
REPRESENTATIVE:
Innsbruck Remodel
David Gibson (920.3007)
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TYPE OF APPLICATION: Significant Development Review (HPC)
Consolidated Planned Unit Development (P&Z and City Council)
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DESCRIPTION:
The applicant wishes to remodel the Innsbruck Inn located at 233 West
Main Street in a two-phase development. The property is located in the
Office Zone District with a Main Street Historic Overlay and Lodge
Preservation Overlay. Specific requests include:
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1) Adding a third story;
2) Add 15 new lodge rooms (to make a total of 47)
3) Add a sub-grade deed restricted employee unit;
4) Propose a PUD to vary the underlying zoning's dimensional
requirements including height and side yard setbacks;
5) Threshold issues appear to be required parking per the lodge
preservation overlay at .75 per room which would require a total of
32.9 spaces;
6) Mitigation will be required for the 15 additional rooms resulting in
the associated employee generation.
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PROCESS:
The matrix below outlines all the proper procedures for the different requests and the appropriate
decision making body for this application.
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SteDs Land Use Reauest HearinI! Bodv
1 Initial request Development Review Committee
(DRC)'
1 HousinI! MitiI!ation Reauest HousinI! Office
3 Significant Development Review Historic Preservation
ConceDtual Review Commission
4 Consolidated PUD Planning and Zoning
Commission
5 Consolidated PUD City Council
6 Significant Development Review Historic Preservation
Final Review Commission
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Applicable Land Use Code Sections
26.304 Common Development Review Procedures
26.415 Development in an Historic Overlay District
26.445 Planned Unit Development
26.710.180 Office Zone District
26.710.320 Lodge Preservation Overlay Zone District
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- Applicable Historic Preservation desiQn Guidelines Sections
Chapter 12 Design In the Main Street Historic District
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Review by:
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Staff for completeness, Referral agencies for recommendations, Planning Director
for a recommendation to Historic Preservation Commission, Housing Board,
Planning and Zoning Commission, and City Council.
Yes, Historic Preservation Commission, Housing Board, Planning and Zoning
Commission, and City Council
Engineering, Zoning Officer, P~rks D~rtment, Streets ~rtment, Historic
Preservation Officer ~ rIR:- ~. ".
Planning Deposit ($2,405) HPC ~gnificant Development Review - 2 step
Planning Deposit ($1,205) Consolidated PUD - 2 step
Referral Agency Fees: Engineering. Minor ($180)
Housing, Minor ($ I 80)
$3,970 (additional hours are billed at a rate of $205/hour)
Public Hearing:
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Referral Agencies:
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Planning Fees:
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Total Deposit:
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To apply, submit the following information:
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I. Proof of ownership.
2. Signed fee agreement.
3. 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(s) authorized to act on behalf of
the applicant.
4. 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 the State of Colorado, listing the names of all owners of the property, and 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
1 Copy of the complete application packet and maps. Once Staff deems the application
complete, Staff will request the required copies. (HPC = 9; Referral Agencies = Ilea; Planning
Staff = 2)
An 8 II2" by I I" vicinity map locating the parcel within the City of Aspen.
Draft Plat 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. Contact Engineering Department ifmore specifics are needed.
920.5080.
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9. A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards relevant to the development
application. Please include existing conditions as well as proposed. Please refer to the review
standards in the application.
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Process:
Planner reviews case for completeness and sends to DRC for referral comments. Case planner
contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards
of review. Case planner makes a recommendation of approval, approval with conditions, or denial to
the Community Development Director. A public hearing date is scheduled for the HPC.
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Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is
based on current zoning, which is subject to change in the future, and upon factual representations
that mayor may not be accurate. The summary does not create a legal or vested right.
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EXHIBIT # 3
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Certificate of OWnership
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I, Curtis B. Sanders, as attorney for Innsbruck Holdings,
LLC, a Colorado limited liability company as Applicant, hereby
certify to the Aspen/Pitkin Community Development Department that
Innsbruck Holdings is the record owner of the real property
located in pitkin County, Colorado described as follows:
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Lots A, B, C, D, and E, Block 52, City and Townsite of
Aspen, Colorado (the "Property").
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The Property is currently subject to the following
encumbrances of record:
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1. Reservations and exceptions as set forth in the Deed from
the City of Aspen recorded in Book 59 at Page 68 providing as
follows: "That no title shall hereby be acquired to any mine of
gold, silver, cinnabar or copper or to any valid mining claim or
possession held under existing laws."
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2. Terms, conditions, provisions, obligations and all
matters as set forth in Ordinance No.2, Series of 1997 by the
City Council of the City of Aspen, rezoning specific properties
from Lodge Preservation to Underlying Zoning with a Lodge
Preservation Overlay, recorded September 3, 1997 as Reception No.
407979.
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3. That certain Deed of Trust dated June 11, 1998, recorded
June 18, 1998 as Reception No. 418191, Pitkin County, Colorado
and given by Innsbruck Holdings, LLC as borrower to Alpine Bank -
Aspen Branch as lender, securing a loan in the original principal
amount of $2,200,000.00.
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Curti
Esq.
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. 1/'1/01
(Date')
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Innsbruck\2Certif.Ol
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EXHIBIT # 4
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May 1,2001
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Innsbruck Holdings, LLC
c/o 420 East Main Street
Aspen, CO 8161 I'
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Aspen Community Development Department
130 South Galena Street
Aspen, CO 81611-1975
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Re: Innsbruck Inn Expansion Application
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To whom it may concern:
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I hereby authorize both Haas Land Planning, LLC, Planning Consultants, and
Gibson Architects to act as our designated and authorized representatives with respect to
the land use application being submitted to your office for our property located at the
southeast corner of West Main Street and South Second Street. Haas Land Planning,
LLC, and Gibson Architects are authorized to submit an application for GMQS
Exemptions~ Minor Planned Unit Development, and Historic Overlay reviews on our
property. They, or their assigns, are authorized to represent us in meetings with City
staff, boards, commissions, and the City Council.
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Should you have any need to contact me during the course of your review, please
do so through Haas Land Planning, LLC, or Gibson Architects, whose respective
addresses and telephone numbers are provided in the application.
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Sincerely,
~idJ,xt#eJ/~c&, 6MB
Innsbrook Holdings, ~LC
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EXHIBIT # 5
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135 HOPKINS L TD
_ 6476 MIMOSA LN
DALLAS, TX 75230
_ASPEN MAIN LP
C/O MR H SCHMIDT
PO BOX 2768
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ASPEN, CO 81612
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BLONIARZ JOHN W & DONNA L
-1839 N ORLEANS ST
CHICAGO, IL 60614
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_BUCHHOLZ EARL H & MARILYN E
C/O SWAIM BROWN & ELLIOTT PA
_PO BOX 6404
SPARTANBURG, SC 29304
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CHISHOLM EDITH 1/2 INT
-205 W MAIN ST
ASPEN, CO 81611
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-CONDER CANDIDA E
19816 GRAND VIEW DR
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roPANGA, CA 90290-3314
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:RETE ASSOCIATES LP
""'C/O UNIVERSITY CITY HOUSING CO
PO BOX 1524
""lRYNMAWR, PA 19010
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JE WOLF NICHOLAS
..133 W BLEEKER ST
ASPEN,CO 81611
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...DEROSE V F
'209 N 14TH AVE
-.-1ELROSE PARK, IL 60160
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DONATELLI ROBERT A & SUSAN J
.J,234 WASHINGTON DR
:ENTERPORT, NY 11721
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ALG SECOND QUAL PERS RES TRUST
C/O GILDEN HORN ALMA L
2030 24TH ST NW
WASHINGTON, DC 20008
BERNSTEIN ARNOLD A & POLLY A
LIVING TRST
C/O ARNOLD A & POLLY A BERNSTEIN
1870 JACKSON ST #304
SAN FRANCISCO, CA 94109
BRAFMAN STUART REVOCABLE TRUST
BRAFMAN LOTTA BEA REVOCABLE
TRUST
161 E CHICAGO #30B
CHICAGO, IL 60611
BUDINGER WILLIAM & PEYTON
2306 DELAWARE AVE
WILMINGTON, DE 19806
CLICK JANE
333 W MAIN ST
ASPEN, CO 81611
CONNER WILLIAM E II LIVING TRUST
264 VILLAGE BLVD STE 104
INCLINE VILLAGE, NV 89451
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CROWLEY SUE MITCHELL
409 S GREENWOOD AVE
COLUMBIA, MO 65203
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DEAN F/lMIL Y LIMITED PARTNERSHIP
LLLP -
590 DELLWOOD AVE
BOULDER, CO 80301
DHM INVESTMENTS LP 90%
15 INMAN CIR NE
ATLANTA,GA 30309
DURANT AND ORIGINAL ASSOCIATES
INC
PO BOX 7846
ASPEN, CO 81612
ASPEN HOMEOWNERS' ASSOCIATION
A COLO NON PROFIT CORPORATION
311 WMAIN ST
ASPEN, CO 81611
BLAU SETH J
BLAU JUDITH
3896 DOGWOOD LN
DOYLESTOWN, PA 18901
BROWDE DAVID A
176 BROADWAY STE 7A
NEW YORK, NY 10038
CHAMBERS PETE
PO BOX 10086
MULONN, VA 22106
COLORADO AZURE L TO
PO BOX 11236
ASPEN, CO 81612
CRETE ASSOCIATES LP
3418 SANSON STREET
PHILADELPHIA, PA 19104
CRUSIUS FRANKLIN G
CRUSIUS MARGARET J
5855 MIDNIGHT PASS RD APT 507
SARASOTA, FL 34242
DEREVENSKY PAULA
1128 GRAND AVE
GLENWOOD SPRINGS, CO 81601
DIMITRIUS RALLI
HUEBNER-DIMITRIUS JO-ELLAN
200 S SIERRA MADRE BLVD
PASADENA, CA 91109
FARLAND MARISA J
PO BOX 3542
ASPEN, CO 81612
FLECK KATHRYN
... 27 N MOORE TOWER B
NEW YORK, NY 10013
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- GROSVENOR DENIS
PO BOX 3071
- ASPEN, CO 81612
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_ HITE HENRY H & ANGELA R
PO BOX 155
... WOODY CREEK, CO 81656
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... JACOBY FAMILY L TO PARTNERSHIP
CASPER J JACOBY III
- PO BOX 248
ALTON, IL 62002
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KEIM JAMES T
-PEITZ H QUINN JR
17550 BAR X RD
- COLORADO SPRINGS, CO 80908-1500
-M D W ENTERPRISES INC
COLORADO CORPORATION
-233 W BLEEKER
_ASPEN, CO 81611
-MCDONALD FAMILY TRUST
320 W MAIN ST
-ASPEN,CO 81611
NEWKAM CLAIRE M
-PO BOX 2808
ASPEN, CO 81612
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-POTAMKIN ALAN
1 CASUARINA CONCOURSE
-CORAL GABLES, FL 33143
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RISCOR INC
-200 CRESCENT CT STE 1320
DALLAS, TX 75201
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FRANKEL KATHY REVOCABLE TRUST
444 N WELLS #303
CHICAGO. IL 60610
GUERRA DONNA
4220 GLENWOOD AVE
DALLAS, TX 75205
HUGGIN H SCOTT
205 S MILL ST #1
ASPEN, CO 81611-1978
KARP MICHAEL
3418 SANSOM ST
PHILADELPHIA, PA 19102
KETTELKAMP GRETTA M
3408 MORRIS AVE
PUEBLO, CO 81008
MARTEN RANDOLPH
129 MARTEN ST
MONDOVI, WI 54755
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MELTON DAVID
135 W MAIN ST
ASPEN, CO 81611
OLlVER'WILLlAM THOMAS & ANN GARY
542 WARNER AVE
LOS ANGELES, CA 90024
PRICE DOUGLAS L AND VALERIE
8611 MELWOOD RD
BETHESDA, MD 20817
ROGERS REGINA
6 WOOD ACRES RD
GLEN HEAD, NY 11545
GOLD RANDAL S
EPSTEIN GILBERT AND MOLLIE
PO BOX 9813
ASPEN, CO 81612
HANSEN WERNER AND HARRIET
WINTER ERNST & SON INC C/O
ORDINGER WEG 12
HAMBURG GERMANY, 22609
INNSBRUCK HOLDINGS LLC
435 E MAIN ST
ASPEN, CO 81611
KASPAR THERESA DOSS
PO BOX 1637
ASPEN, CO 81612
KING LOUISE LLC
A COLORADO LIMITED LIABILITY CO
PO BOX 1467
BASALT, CO 81621
MARTIN SCOTT M
C/O PARAMOUNT PICTURES
5555 MELROSE AVE
HOLLYWOOD, CA 90038
MOUNTAIN STATES COMMUNICATIONS
INC
PO BOX E
ASPEN, CO 81612
PEITZ H QUINN JR
KEIM JAMES T
17550 BAR X RD
COLORADO SPRINGS, CO 80908-1500
RICKEL DAVID
8324 BROODS IDE RD
ELKINS PARK, PA 19027
ROSENTHAL DIANNE
PO BOX 10043
ASPEN, CO 81612-7311
SAMIOS CAROLE
".SAMIOS NICHOLAS A
POBOX 867
_WESTMINSTER, MD 21158
-SEVEN SEAS INVESTMENT LLC
1017 ELMWOOD AVE
-WILMETTE, IL 60091
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SIMON LOUIS & EILEEN
-1576 CLOVERLY LN
_RYDAL, PA 19046
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SMITH CHRISTOPHER
...f'0 BOX 130
SNOWMASS, CO 81654
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_TAD PROPERTIES L TD LIABILITY CO
PO BOX 9978
..J\SPEN, CO 81612
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THALBERG KATHARINE
...221 E MAIN ST
\SPEN, CO 81611
-.lAUGHAN HEIDI 1996 TRUST
N2322 SYLVAN LN
-lAKE GENEVA, WI 54137
~....
NHYTE RUTH
-PO BOX 202
ASPEN, CO 81612
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"WILLlAMS DAVID & BONNIE JO
222 W HOPKINS AVE APT 5
'"'1\SPEN, CO 81611-1757
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SAUNDERS MARGARET W
231 ENCINO AVE
SAN ANTONIO, TX 74609
SHEEHAN WILLIAM J AND
SHEEHAN NANCY E
10 GOLF VIEW LN
FRANKFORT, IL 60423
SLOVITER DAVID
SLOVITER ROSALIE
1358 ROBINHOOD RD
MEADOWBROOK, PA 19046
SMITH CHRISTOPHER H
BEUTTAS DIANA H
234 WEST HOPKINS AVENUE
ASPEN, CO 81611
TAD PROPERTIES LTD LLC
TOWNE CENTRE PROPERTIES LLC
323 W MAIN ST #301
ASPEN, CO 81611
TORNARE RENE
308 W HOPKINS AVE
ASPEN, CO 81611
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WALGREEN JOANNE
2258 N FREMONT
CHICAGO, IL 60614
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WILLE Q LOUIS & FRANCES LYNETTE
32%IN1'
200 W,MAIN ST
ASPEN, CO 81611
SCHELLING RONALD L & LORI L
24523 BRITTANY
PLAINFIELD, IL 60544
SILVeRSTEIN PHILIP
SILVERSTEIN ROSALYN
25 KNOLLS CRESCENT
BRONX, NY 10463
SLOVITOR DAVID AND ELAINE
1358 ROBIN HOOD RD
MEADOWBROOK, PN 19046
SMITH CHRISTOPHER H
BEUTTAS DIANA H
PO BOX 12366
ASPEN, CO 81612
TEMPKINS HARRY
TEMPKINS VIVIAN
420 LINCOLN RD STE 258
MIAMI BEACH, FL 33139
TWIN COASTS L TD
110 WEST C ST STE 1901
SAN DIEGO, CA 92101
WEESE KATE B IRREV TRUST NO 2
314 WWILLOW RD
CHICAGO, IL 60614
WILLE RAOUL
200 W MAIN ST
ASPEN, CO 81611
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EXHIBIT # 6
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ASPENIPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Aj!reement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and JIlIlGWo~ ~\),~.LLc..
(hereinafter APPLICANT) AGREE AS FOLLOWS,
1J> I. APPLICANT has su)lmitted to CI~ion for IrL. ~ ~
L +~~~6tr&~~. ~CAil"TI,e/~It" Ia. .
(hereinafter, TIlE PR JECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a detennination of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter penn it additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings andlor approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient infonnation to the Planning Commission andlor City Council to enable the Planning
Commission andlor City Council to make legally required rmdings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a detennination of application completeness, APPLICANT shall pay an initial deposit in the
amount of$ 3 <r.1o~hich is for hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimbUllle
the CITY for the processing of the application mentioned above, including post approval review. Such periodic
payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such
accrued costs shall be grounds for suspension of processing, and in no case will building pennits be issued until all
costs associated with case processing have been paid.
CITY OF ASPEN
APPLICANT
To1"sb...."'-<-K .J-h,ld;~s. LLC
By: ~ ~J/~~/~(Uo,
Date: :2./2$/01
By:
Julie Ann Woods
Community Development Director
Mailing Address:
e/" 4-~
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E.. H4,'1/l Sf.
kf"-, (t:>. <'?/t: If
g:\snpport\formslagrpayas.doc
12/27/99
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EXHIBIT # 7
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MAR-01-2001 THU 03:02 PM
FAX NO.
P. 01/02
t1l~
0AHP1403
Rev._
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ColORADO CULTURAl. REsouRCE SURVl:Y
Official eligibility determination
(OAHP use only)
0.. _
_ ~ I ...i..c4E:1igiibAe..NR
_ 0 L..':"-4NotBgible..NR
_ D ...:.-4 EIgIM- SR
_ O~..J;o-4N<<~SR
_ No8cIo..,
_ c....~.L ...lOelgibleNRDimct
_ "..-........, 104ligible "'Ul_tot
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Architectural Inventory Form
(page 1 of 4)
- I. IDENnFIeATlON
1. Resource number.
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2. Temporary resource number:
3. County:
4. City:
- 5. Histone building name:
- 6. Current building name:
- 7. Building address:
8 OWner name and address:
SPT.1009
233.VVMA
Pitkin
Asoen
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Innsbruck Inn
233 West Main Street ASDen Colorado 81611
fnnsbruek Holdlnali LLC
435 VV. Main Street AS08n. CO 81611
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II. Geographic Information
9. P.M.;) Townsnip 10 Sout" Range 85 West
SE Ii of NW 14 of SE 'it of SE 'A of Section 12
10. UTM reference
Zone -L -L: ....L -.!......L ~ -.L ....LmE ~...L -L....L.i- -L -LmN
11. USGS quad name: ASDen Quadranale
Year: 1960 p"oto Rev. 1987 Map scale: 7.S'..lL.. 15'_ Attach _hOIO copy of appropriate map seC[fOo.
12. lDt{s): A. B. C. O. & EO Block: 52
Addition: Year of Addition:
13. Boundary OllSCliption and Justification: Site is camllri....<i of Lots ABC 0 & E' Block 52 of the City
and Townsite of AsDen Assessors office Record Number' 2735-124-54-001
This ~rintion WAS; ~~ as the most soecific and custorrulIJ" d89a'iDtion of the site
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111. Architectural Description
14. Building plan (footprint. shape): Irreaular
15. Dimensions in feet Length x Width
16. Number of 510ries: Two StOry
17. Primal)f external waif matelia/{s) (enter no more tIlan two): ShlN:n
18. Roof configuration: (enter no more than one): Gable Roof
19. Primary extemal roof material (enter no more than one): Synthetic Roof
20. Special features (enter all that apply):
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MAR-I 3-2001 TUE 05:40 PH
26. Architect Unknown
Source of information:
27. Builder/Contractor: Unknown
Source of information:
- 28. Original owner: Unknown
Source of information:
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22.
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FAX NO.
P. 01
Resource Number:
Temporary Resource Number:
5PT.1009
233.WMA
Architectural Inventory Form
(page 2 of 2)
21. General architectural description: This structure is made 1.10 of a se,;~ of vo/umes. a lena nat roofed
stn.Jcture runnino the 1800lh of the site leastJ west) wilh a wino cfadna north) retumina to the street on the
east end. A central low-oirched .::Jabl. volume sits in the center at the lonq strucrure and is the focat
paint and main entrv to the structure. The cenlnll vo/ume has three bavs marked bv three round arched
oD.ninas on the UDDer level and lwo seamental arched ooeninas on lI1e around revel with a sauare
oDenina in the center. The aDenines are alielled ver1icallv on !he SlUCCO facade. The central seuare
aoenino is inlilled with two lalge windows. otherwise !he ooeninas all!l uninle<ruDted Another stucco
wall Diane sits iust behind lhe ooeninas and serves as the enclosure for the buildino. 3t otade sauare
windows match the seamented arch ooenines similar to the front window: the UDOer level has a similar
Datta," Decorative liahtlixtures reinforce the Dattem of the b;lvs on both levels. The central volume
roof overhang is SUDported bv the extension of beams that reinforce the bav scacing The remainder of
the building has balconies runnina the length of the facade with decorative cut-out railings. and deee
overhanas. creatina a dark background to offset the central stucco volume. Horizontallv DroDOrtioned
windows arouced with doors create a reoelitlve cattem across !he facade. the stairs run uc to the balconv
level oarall81 to !he facade with similar cut-oul delaillna The north facing wino has a similar oattern
with a cut~lJt rail balconv servina two UDDer units with stairs on the west wan An arched ch;mnev cae
rises above the cenlnll volume roof on the west side. The roofs on !he winas have exposed ourlins and
simcle fascia boards.
Architectural style/building type: Modem Movements: Noveltv
Landscaping or special setting features: The cenlnll structlJre faces the street with a oaved area frontino
the buildino. A substantial SDruce tree and a smaller fir bracket the cenlnll volume and further reinforc~
the cattem of the architectlJre. A series of street trees runs alono the western side of the site. A solid
fence runs alone the Main Street ed~e on the western side of !he Ill! enclosin<l a courtYard in fron! of ~
lona structull!l.
24. Associaled buijdings. features, or objects: none
IV. Architectural History
25. Date of CanSlrUction: Estimate Actuaf 1967
Source of jnformalion~ AsoenlPilkin Community Develaoment Deoartment Files
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HAR-01-2001 THU 03:01 PM
FAX NO,
P. 02
Rasource Number:
Temporary Rasoure.. ~bef!
SPT. 1 009
':'t'1:.WYA
ArchiDlcturallnventory Form
(page 3 of 3)
29. ConslrUctfon hisrory (include descriplion and dates of major addilions. alterations. or demolitions):
Minimal records exist A roof extension and oorch enclosure was oermirted in 1975. it is not clear where
the wor1< was done.
30. Originallocalion A- Moved
Dale of movers):
V. Historical Associations
31. Original users): Domestic:
32. Intermediate use(s):
33. CUlTent use(s):
34. Site type(s):
35. HislOrical background:
Hotel
Domestic: Hale!
Main Street Mixed Smell Lodae
OffiCft Comrnerc;lat ilnd Residential
Thi~ struttur9 is reoresentatrvp nf As:nen"~ A:lr'fv devflJlnnmp-nt as a ~ki
rMnn_ The 1932 Winter O'vmnics in lake Placid NY ~Drtrkerl tin ftnthusia$m far skH"9 and ~umnean
srvle in th8 IJ5;. .And skiers as well as 'adaA nwn@r~ came TO ASD9n and bmuoht the ~har~ct@ristic
buiJd;na swift of the TVMI to The ar&a Small lndamt DrovidM the tourist tu~e fa SUftDttrf the arowth
of the ~lciina industrv
36. Sources of informalion: A.llen's ArchitecTural Context POST WWll Mrt of the 2000 Survev (It Histllric
Sites and $tnJC1Ures.
VI. Significance
37. Local landmark designation: Yes _ No-L
Designating authority:
38. Applicable National Register Cr1Ier1a:
A Associaled With 8venls thai have made a significant contribution to the broad pattern of o"r
history;
Data of designation:
B. Associated with the lives of pet$Ons significant in out pasl:
-1L C. Embodies the distinctive characterisltcs of II type. period, CK method of constrUctfon, or
represents the work of a master. or that possess high artlslic values. or represents a signllleant
and distinguishable enltty whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in histO/)' or prehistory.
QlJalifies under Criteria Considerations A through G (see Manual)
Does not meet any of the above National Register criteria
Area(s) of significance: Architecture
Period of significance: Mid 1900's Skiina Develollment
Level of significance: Nallona' _ State _ Local.x..
...
HAR-01-2001 THU 03:02 PH
FAX NO.
P. 02/02
Resource Number.
Temporary Resource Number:
5PT.1009
233,WMA
ArchitMtural Inventory Fo""
(page 4 of 4)
42,
Statement of significance: This SlrUeIIJm is Sianifieant for Irs DOSitian In lhe context of ASDen'~
develooment as an intemarional skiino r_, It is indiea~e of the EurOlleans who carne t~ Darticioate
In the develoDment of the ski resOlt. and brouaht this Eum....an style \Vdh them. Durino this It: many
resorts were basad on this stvle of buifdifld and ultimafalfv th4!ll SDal't and the arehitectural stvle
becama svnonvmous..
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43. Assessment of historic physical integrity nlfated to significance: SlrUC;lunl is inlacl
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VII. National Register Eligibility Assessment
44. National Register eligibility field assessment
Eligible _ Not Eligible X Need Data
45. Is there National Regi$ler dislrid potential? Yes _ No-1L-
Discuss:
If there is National Register aistrict potential, is this building: Contributing
46. If the building is in existing National Register district. is it: Contributing_
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Noncontributing _
Noncontributing _
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VIII. Recording Information
47, Photograph numbers: R15: Fl0. 11 Negatives nled at: AsnenlPilkin Community DeveloDment OeDI.
48. Report tille: Cilv of Aspen Uodare of Survev of Historic Sires and SInJc:lures. 2000
49. Dale(sl: 6/29/2000 50. Recorder{sl: Suzanna" Reid and Patrick Ouffield
51. Organization: Reid Architects
52. Address: 412 NOt\t\ Mill Sl1eet PO Box 1303. Asoen CO 81612
53. Phone nurnber(sl: 970 920 9225
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NOTE: Please attach a sketch map. a pho!oeopy of the- USGS quad. map indicating resoun:e location. and
photographs.
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COlorado Historical Soeie(y - Office of Archaeology & Historic Pl'eMrvation
1300 Broadway, Denver. CO 80203 (303) 868-3395
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