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Home My WebLink Aboutbocc.min.spec.11251991 ' Y� . :,�r�r sr.:- § 4 .. - . � - � . _ � ...:. _ . .�:..,.,. . ,. ...,�.� �.._. ':.i.!.' �� . . . .. . . . ... . . - ,.. . .s ...��. ....., _t' '. . . . ,.- . .-:'. . . ...,� .. :... .� .� .; .... �� .��„y�... if t gip�l� /�pP�zvaE,n �" �'�4 'S ':} ' /s-i7- 9/ ��°,?`, . A'1,w�t.ya��:[',. ,�.�: � �GC /�7f�ET/«4' :v,e",�x"•+�,f.a°y! . MINUTES � � ', ,•. - PITRZN COUNTY HOARD OF COUNTY COMMISSIONERS ' � SPECIAL MEETING - NOVEMBER 25. 1991 � ... ;.';f. r� � CALL To oRDER: Chairman Ethridge called the meeting to order at � ♦.�'F • " 5:00 p.m. s.�" . ' ' MEMBERS PRESENT: Commissioners Fred Crowley, Herschel Ross, Jim _� True, Wayne Ethridge and Bill Tuite , i Chairman Ethridge stated, that the subject of the discussion � � ; tonight is the proposed floor area ratio regulations that are under � ,!; ' consideration. There are three proposals, none of which have been ; acted on. He said public comment will be taken, however, this is �'�'� � :. not first reading, that procedure has been set on the agenda for .° tomorrow night. � Commissioner True stated that he has had an opportunity to review ' the tape of the last meeting. He apologized for missing the meeting, but he has reviewed very carefully the tape and the information that was presented. +, - Ethridge opened the hearing to public comment. Terry Hale stated that it seems incredible to him to hear public ' + comment for the third time, that the last two public meetings were F• not enough to settle the issues and allow the County Commissioners �jj � to make a decision. � , i Mr_ Hale was told by Commission members that they felt that the �` '� people who came here tonight should have the same right to speak y as he has in the past meetings. ! There were several people who spoke in support of the legislation �� ' who felt that the law represented a way to preserve Aspen's r,• pristine mountains and save the small-town quality which they ' • � believe makes Aspen successful. Alsp, there were some comments ` about putting the question on the ballot. s;, There were several people from the building trade industry who ;^; , � reiterated there comments from the last meetings in opposition of � and of the proposed scenarios, Much of the debate centered on 1� � � BOARD OF COIINTY COMMISSIONERS 1 NOVEMBER 25� 1991 � � ) � (, . � F � k 1 �'�z�- k...�:�, � . i.. �=�° . . , _ �.;: . t":�� . • �,. �� . - � , �_ � �,� � . . - �• . �•t�'�¢��!�''-`.'t � . . . - . .. � .• y� AA. faa"yy-^�'��. . . . y �%� }�i�.�; � . . � � � " _� . . �t'"�y . a��r:" . . . .. ��v+ �H. . �+ . f.�'y; ��i... � I O� ��x �� • A. i'.M 'K'N^{:' �4�/�� '.S) L '�, _ , f ''�� . ,s. -,. � ,_ ., . _ ... ..... � . ' ..... . . . . . ... - . . .� . � . . . . .' " �•+•_ 4+�f.��+s ,.: ,�.,.� . . �""��.:}�'�•:: ��"-: . k�arr�t'.:i �#et'�1- s�.yi.. r' whether the law was in fact an attempt at social engineering and a way to penalize the rich, and felt that any of the proposed options were not the right tool to get the job done. ; ,_ �,. A copy of all letters and written materials presented are made a ' � ' part of this record as EXHIBIT ��A". Ehtridge closed the comment portion of the meeting and proceeded - to briefly give a little bit of the history. He said the process • - was started by the BOCC and started with Prince Bandar. It has - nothing to do with Prince Bandar, everyone knows he is an "•:r extraordinary person and everyone knows that. It had to do with the fact that the majority of the Board at that time limited the �: ;'.•,_� ' fact that there were no tools to deal with a home of that size. Therefore, the process was started and it has been almost two years . to get to the point of this meeting tonight. A lot of things have ��j changed during that period of time.t He said it is easy to forget � the virtual outrage that was going on the community two years ago about the level of construction activity, the dust in the air, s people living in tents, abandoned mine shafts, all over just trying �'� to keep up with the construction activity. From a personal 'R ;.:. standpoint, he knows things are tough and people are here because ' ' the boom is off, but if you've lived here more than a fortnight, �"�" „ � � ; : . � you know that construction cycles, and it will come around again. He does not buy the argument that any wealthy people will be scared off. One of the reasons they are here is because there is a body of regulations that have kept open space available, that have provided affordable housing that keeps a vital culturai base here, and people seek this community because of what has been done. . However, he does understand the concerns, and the economy has + � helped a lot in changing the momentum to implement regulations. - . Ethridge summarized that he thinks a decision should be made tonight. To continue this probably does not make a lot of sense ' so he would like to get to some decision tonight. He said they did �%� ; not get to staff's review of the individual issues, but with the �� ; exception of the Planning and Zoning Commission recommendation, both the staff recommendation and the FAR committee recommendation I�� • have a cap with special review. So there is a question whether or ��;' not either of those or any of those are acceptable tonight. � Commissioner Crowley stated its not how big the house is but who lives in the house. He said what the issue is right now, is how � • we must keep the locals in the community and not drive any more ��•' � out. Now the process is how to keep the people here that make up ' ' of the fabric of the community, and does not think the way to do this is to put a cap on a house, its for everyone to pull together ,., . and restore the community. And then work on the issues of energy � conservation, obtrusive night lighting and employee housing. i..: ui : Commissioner Tuite stated, that he thinks the government does have :� � the riqht to regulate home size, the City does it and Snowmass f . BOARD OF COUNTY COMMI3SIONERS 2 , NOVEMBER 25� 1991 t�� 1 :�:1 . , "� e � .._ . . . . , .. _ . �-_.. ��p'' ,r.`. .. . `�- .: . . . . . . . . . . .. �, -- �j� t ' �..i'..`!:`. � �. . " . . :F��• _._ '�;L�� ` / - , ";��. F�:` .^�rM�,1Y�.: ��c:�i.�� :;, ,%�,�_,;� , :.�.. ;;;., • . ..k F:�.:-"•.:✓'� ' �:F��/;ti��R`;. , . ' �Y!!.� . . . . ,�i,'._.�• .. . ',�''��'v.� � *.,��q.a:;. . ��<;�f+�-✓cst'� , ,"Y�.p... ��; �;� • �'�o ,y t�� i.•.. ��.._.. ... ..... _ � . �� r� x : . • • . _ �.�� " �{A^•,}��..Y{y;`�`�� Village because people came in because and complained because they � ♦,''i„�'' , were being crashed upon by large homes. However, he thinks there is a difference here. When he ran for office he said he does believe in a cap size, but he thinks it should be set by the neighborhood. He does not hear Starwood saying they have these : ..� '; ' concerns; they say its weJ.l in hand. Also, he does not hear Brush • � � Creek or Little Texas saying this. He said if anyone feels that they need to keep the integrity of. their neighborhood to please ,. come forth because the Board can work with them, but he has not heard anyone yet. He said there are impacts with a very large home , and he wants to see that pursued. FIe wants to stay away from the . matter as it stands because of what it has become; a symbol. He ?�r said he thinks it is dangerous for the community, he does not want to see another referendum because they rarely heal. He has heard ;'. 'Jt;.`�.r • a lot tonight that he has not heard in the last four years in the _ •d community which was a lot more tolerance and a lot more give and .x, • take, and he would like to see that continue if we are going to ,.�� stay a community. � ..t Commissioner True stated that the FAR Committee set forth special � . review criteria that tells a potential builder starting the review ' to be sensitive to various concerns, i.e, energy consumption, �� % i visual impacts, environmental concerns, liqhting, etc. and the �� " ., question seems to be when this special review criteria commences, ��,.c�, ' and that is what he thinks is appropriate; at some point it should ; . . commence, and the Board should have a right to review this at some , point. A discussion ensued by Commission members with this regard. Commiasioner Crowley moved to take Option No. 6 which is to deny �'� � . all the particular code amendments, let the 15,000 square foot limAtation expire, and then move forward on the issues and work on ;� them one at a time and qet some good specific writinq to the criteria which Hoard members would like to see in a special review �'; • ' for a large home. With a second by Commissioner Tuite, the motion ��;, passed with three yea votes by Commissioners Tuite, Crowley, and ; j Ross and two nay votes by Commissioners True and Ethridge. i ,� �.. ' Commissioner Ross moved to direct staff to come back at a work � session with special review criteria lanquaqe based on that from `-.j.,' the FAR Committee which would be applied to houses over 15,000 square feet that are not otherwise regulated by other legislation. Commissioner True seconded the motion. � - A discussion ensued with regard to the 15,000 square foot number. • . Commissioner Ross amended his motion to state ��a range of � suqgestions from the Planning Office rather than a specific ' ' number.�� ; :; ;:', .: Commissioner True accepted this to his second. �;_ � � BOARD OF COIINTY COMMI83IONER3 3 NOVEMBER 25� 1991 �(� ' s� S '�. ":�. . .,�. �,�+�-z.;..R . . ... � __. . .. �:. ! . h't ��.. . ' . . . . .. .��'�•' ' . . . , ' �� ...!�.�tii. . . . " _ . . «t ^'�L�� .,�+ � , � ' � . ' ., --- ;��.�� ` � : . . ��-.-` ;,:�,��. - . -��" ��'�• � . , �;,. . � i ..,�Y� � . . .f, �''x�i'^i; `- � . . . . . "ae��9W �V:L. ��;�� ^A�Rx . �� . � •�',"�y .,..:: .^..�:. , .�;.�. ' . � '. . , .... ..... ..�, .. ._ ,:� :€��, ��a�A �`�.t:!�` ��.t� ;_,ti �wi ��.,,1 � . c51"i�:fs3... ..�!hL..~n.�.�gC.. . . . 1_:r... i _��".. + . ::k..,i .. . ... .. ., . . � . . .. . ._ _ � �'. � . . ' A.,�`��ri.S -i9�%�ls��'-_ ' ..��-ti'�; The motion passed with four yea votes by Commissioners True, Ross, Crowley aad Tuite and one nay vote by Commissioaer Ethridqe. ' . :> ; , . , t � ADJOURNMENT: The meeting was adjourned at 9:10 p.m. ' R�sp�ctfully su itted, i �, ' l��i� �J�- � ,r��. ; Jeanette Jones •. ; /Clerk to the Board of County Commissioners � ;:. i p ,:� . i � . ',Sf. � � • � I_�..�.. i �`�. . � .:;, �� I �,�; � � ,:�_' .��,-�. . , � I � � :.., ; ; :-� �,:; ;. `� .� . ;,:<.�:,- � , ,: � I �::y � , , ,; . :�� ;, . •;,f` ' . t�:.'-. � - i HOARD OF COIINTY COMMISSIONERS 4 NOVEMBER 25, 1991 ' s� . I i i��'- � i ;5,`� �. �`l;_, j .;��a.�'�a� x ...�w s.�x ''��,:C .�l�,aw_..., _ .. . ,. . _ ..__ �.,.� , da�.�....4.... • cr..,.i�s� r� ..,.,.c..< ..:-+r� �.• 1 zH"""'Y•i - � . . .. __ i. �k�. . $�?��`'�� .. _ '' . . . . ` _ . . ..�� .. . . . . .' -. ' � . _. .. . I .. - -�ti . . . .. . . . . . . . ,` . . . .. -.' � . . . . . . . . . . �j'{ � .. . . . . . . . ' (�.� ` � .. ,. � . . ' .� . . . , . . . ; . .. . . �� .. � r . � , . � � - . � :/P . .. � .. . . � � . . . .. . . f .� W� . . . _ . . . � � ! �..1 . .. � . . . . ,+' '�' . _ ' . . . . . . . . � • ,-r�r - . "� . _. . — . . ... r.�i�:,� r_?t3�+:'V-,.a �ie.. ..,r�:��;, _:.:•,.,, :« �,. ,. :�,-.., s.�c•.. .. .;,: ..�: � . ,.,._ . : � r�a y�� K �. Y� ��: ;, ± �:- - nt co.GOf:�,�'ti't'S :� ;.::. s BOASitI -: ��.,, . 1'1lklt�!Gi3 }►Y , arinc l�4tih`'/. p»t,lic lie ! ;Ct . 7 D�us....__1� ... - ---- Y � - y� � SuT:i'�'.i:_.-�" ��-�___._-.. 1 . - ' �( ... a , r .� ... _. ... ..._...._ , : -"' lf.i`=iS. _._. _._.._ � . ..� . E;�. '�: ;�i:„,:. !- #':�"'' , :.�. ;' `; /; ,/,.�.. a: t �i� `i s-. !. i�'�,i4 - , . . - . . � � I'IS%.. . i . . � • • . � . . . . !,' !• . . S � � . � . fx: ' ;�..;, �._: l " �i�,.� . F� F 4-� �. ,, i � — i � � �. i. .� ;1 . ��',; . . - i�;_'� i _ . �'� . �;� -� . i . . �:�.. . .. ( r�' I G`'�� .: �� `, _ ,�,'° . -- �� k�-.��, ,�K:��:Rw �� . ,� �:- ,�s�,u,L.�v.0�1,v�-�_. .. . � . - �+ ��: *r�''�` � _ } ` :r,: �s� � ,, �. ` . - , ; . :.. _ ._ . . � . . . :�, e - : � . .�� , �! � -_ � � _:i� � . . . . . . � � . � + ''� ,}�+ . . . ' ., . ' �. ti;�� '� :,�`7Lf3:.t.sF`:�.�i�'�f��.S�.".:-t ��. . �:'�i .W�..�.'w �,A��.. ��b�. . �t�� 1' . .....t_..�...�.e._ _.�_._�.._.>�:�' v.s-. .•.n. ��.Yv_• ,. _ f r;,:a. .... . . .. y�� ,��,!r��t-�. Leslie K. Holst • ��'��"�:` 1118� P'aters Ave Aspen, Colo. 11/18/91 ! :, ,•. � , >. `! County Commissioner - Pitkin County � Colorado � , , rv. Dear Sir: �''-'�-7�'�" . " •'::; FAR-I imagine you have heard enough of this subject to last a lifetime,but I feel obligated to communicate my feelings .�'''�.t�'.�`� � on the subject. ,;;.. � iRy perception is that most people feel strongly that there is •�_. �. ! some cap. Your last meeting wasn't attended by the pro people `'�.i � ' because the newspaper indicated that it was just a first reading, '` � and not a Public Hearing. But more important, my feeling was that =�� - you had come up with an ordinance that could be lived with. : ; Pe�sonally I feel that for community and environmental reasons `!!�+ �-' tha+, about 5000 sq ft should be the limit. You gentlemen were :: ,;:;,_„ :; el.ected to do a job for all of us, and the compromise seemed '� :. '; perfect. A bill that no one liked-what could be better. r� start cvas the important thing. - ' If idOB rule has to prevail, throw them another bone, maybe ° another option for a review process etc. PLE�ISE don't throw away two years good work by a lot of dedicated people because : , - of :the perceived short term needs of a few. . � Respe tfully yo r ; i=, • Y r�%. � �. �-':�� - ' eslie K. Holst � "�:� , - ; - 1 I I•�� • I � ��. -�Y � .. i � . � i � � � ' '..ti i I` ''' . .�.:i'�,': �.:,ti i � � ( . . �..��': ",' . ' ' a ' i �'� �. =a j �� .�• � � ,,, 3 �� -{ , .......,... ww..�� ------ ,....._.... - — .:. - - , . _..._�_ .,.__ .. , _ .__ u .. ..,. _ �'�.�'` . - . �. :.�:.`��- , � �- . � . . . .. . _ :�rF, ��:T�_ . � . -. . � ' - ' • • ' � . -• �1�-:..�� , ' � _ _ �� . r ` _� ��j � •' .a•�:...�; � . . . . _ . . - ;;.r. � . . . .- - � . . ..� R�. � . . . . . . . .. . `,'�1 . . .. . ' . . . ' - . I� . a� _ " �` � ,.��.: � n��'. � � .+a„�„�"y.. . w� � ::. �„,,. ,- .. : . , :: -:.. .. , , � �?�. _. .. .. . �.:. ... .. . .. , , �- . � i'��`� .__----._.. . _... .. _.. , JACK BARKtR ��-, P 0 BOX 7943 �'''•.�•`�, ; ASPEN CO 81612 ""��'-h.� �.� �,.,..�{. � Sun.Nov 24, 1991 • To all Pitkin County BOCC members ' . . . � . . Support for FAR regulation by County ; � ,. Without this tegislation perfectly good homes witl be torn down hauled • - to our biudging dump. You have to see the gigantic piles of buitding , materials out there to understand what is happening. Or you could just �- count the trucks hauling out the old and belching in the new. '� r This unfortunate waste is caused because"market forces"have pushed i,':.`:•,: lot prices above improved property prices. The original structures become a '��'� , ' itability under these circumstances. There is little incentive to save `;( � anything when the scheme of things is to double or triple the size of � ,t existing homes. , , This counties real estate market is skewed by a proliferation of well s • � intentioned people trying to make a living from a rapidly appreciating �, 4 market. Those include an unbelievabie number of relators ringing phones �G, �; w � around the world to muster prospective buyers. There are a multitude of F'`'S`•. � talented architects who get paid on a percentage of gross costs. Such � incentives do littie to controi larger building projects. There are also � builders who invade the upper valiey every morning to make their buck and ithen retreat to their quiet solitude downvalley. Meanwhile those of us who caii Aspen home are inundated with endless lines of trucks and machinery , . ; pounding the rocky earth. We must take the long view. We must protect our environment and the ' worid supply of energy and materials. We must cut down the traffic on our ,; • limited valley roads. We must say enough! We want to live in a normal �• community of people who can afford to live fn these homes and who will _� continue to care about our Valley. What is most appealing about the FAR approach to regulating this waste , is that it is so simpie. Rather than create more bureaucracy it wil l shrink � ! it. Planning staff is finally to be congratulated on an idea that could ' � eliminate some of their growing staff and budget. It coutd be the"Peace �� • divldend"of Pitkin County. , Sincerely, ✓ack Ba�ke� � ' ' Moun ��. ... , Note: I am a 22 year resident with family and home on Red tain i� � . . ,� . �,Y� � � � � `i`. ; :.�.�r c;: _.r,-.._,..�:.. .... � - . . . - . . r,_.,:� . ..;.%� •.:� , ,. . `.� - .,. .�..�,._ ., , �.. �-. _, . .. . , �._,` * s. . , . .. � .. . . . . . . - . a2�f ,. . . ;";i,�... . " . . . :�R' _ ��4 � , � - ' i: , . �� ri�:�� , � � w.;3i �t''•i''d.':ti:...�, ' . � . _ . ;�,,:.,�.., _ . . .. .�� ' :}"��". , , tr:i'- .��9�, , °�#�ka r+�. . .,��+'� ' �� .�<, �� ... ,. . . .. . ..... . . ... . ..... ... =11��• .. ..a-.._:._ � �,?•.:-... . ..,... . _... ..'�,:�: .,:.. :. ... .. ., .. _, . . , g � , � ��;�Y�t+ Mr.Murt�y Pope ' � �t1��C1RGUlATE S„„°`�.,�"ca e�ssa � �c�-°�* P�_._ �/}�Cc-�-��- �� , 1�L`l 1 r..,`�.�:r;:frs-.. c�o��'•�y ---�`- � /� � �' , � :��i�� ---�.�1�/.e.Yfi+c�1 l�'�KX�L�'LL.tLG�'(-�• . ,_.,� �� -•- r '��A .. —LY Q /�/�� '. 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( -(-- � (,;�� -�/ ' �'�� •C� � c�,�-;(. ,. �,,;� C'�tt,g,n✓ttX��' J�^'�w�;G t�+ '�,. �� . � �� C' � � fi ��.z-a-_�� c�c`"-'l � i�,f, � � � � � �c.i(✓ � �� .� � Lt��.c�=rt-Ct i f �;a.��a.•. ��' 9�•.� i � �� C�-- ; :I ^•�,,�;2Rfi Y' �G�� .�� . i � , . . _.. _ ; _._ . . . __._.._...-.._...----�-... .. ..,. rr•-.�+�-• . . �.�„.,:;... . . , . . ,�; "�;.�:i.`- � .. . ;�, . �: , 4Yt+�Y� � � - . ' . . Y ��'�� p3• �- " . . .' .. 'I ' i rr�� . ,��`�� x::� . ::_�,..,� . . :�:,, `:�:�:.-y.. - . � .:��;�,�. . �,,.,; �� :��F:��'� tiF�'� �� ;��}� • , �� M'dF�' Ma.� �� :�: �.:� .......,x_ ,,-,•�: .: ,� � :.,.. . . � . : ._... .r. .. ..s�. .. ... . . .. .... ... ... . . . . . . .. .. . .:Yi;.. i . ��'�r � � � . f{k��_� •f��' ._ . i ...;..! f�:)�;10C41!. pv,jy�7,T.,. tq �;��,'� . . • - iM��.a,A.Yx�. . � commissioners shouldn�t Our community's characler, one kind of resource,is a fragile thing.It has alreedy been abandon efforts to changed ii�revocahly by Aspen's pnpularity �� among lhe monied elite,and if�ve nre to pre- >::. � limit house sizes �ent it from being wiped out ttltogethcr we ' �: must begin to set limits on what extrava- 'Phe politica of intimidntion seems to be win- gances we will tolerate. - ning a raund here in Pitkin County. This week the Pitkin County commiasioncrs The argument lhnt putting a limit on home " - • indicateJ thay may not,afler n41,be imposing sizes will hin•t the local economy i� spocious ,:'r !� restrictiona on the sizes of homes, aEter a and short-sighte<!. deplorable display of unenlightened self- For one thing, it is douUtl'iil thsit Atipeiis !��••�:`�. interest by local developers and builders, populnrity will w�ne just Uecausi� w�e will nol � ' •� ' The two•yeer baltle over whether the county allow pnrl-time residents to build ridicttlously 'r,7• � should re�ilete the size ofhomes,prompted by outsized homes. ;'t ' Prince i3andar's 55,000 square foot mini- Secondly,allowing Anyone�vho ma�nts to to � palace in SGpnvood,hns piLted caipenter•s nnd build any4hing they wanL lo will ultimately be i' , contractors egainst those of us who believe the death of our economy, because aher s s that resource management is someLhing local while this place �vill lose its rur�l charm, its i � government should be involved in, small•town ulmosphere, everything lhat E; :..;. . Massive homes, basicelly anything above makes it the nice place that atlracts so many ' ` 8,000 to 10,000 aquare feet, are exceedingly people in the first place, �" '. � �vasteful.The resources that gn in1,o building Itis notjust a ma6ter ofjobs.Il is u matter of tham,the energy and water it takes to main- community, and �vhat little community we tain them, and the ineradicable change they retain in the upper Roaring I`ork Valley must wreak on local community character all fall be protected. within the legitimate realm of government. As for questions abaut who w¢nts this cup, , Because they are all things that have signi:- we feel it is obvious thst some people do or the � icant impacts on the rest of us,the ones who issue never would have been broached. don't need a K mart-sized ativcture to make us That no one showed up at the c�mmission- 3.�, feel complete. ers' meeting to support the praposed limits � . The resourcea of the�varld are finite,and it should not be a surprise. Not meiny people " is up to ench of us to fight for wise uae of those want to expose themselves to Lhe ridicule,the ��' � resovmes wherever we are,rPo do otherwise is hostility,the outright bullying th�t woulcf be ! � to ahufTle the problem into the next city, the directed at them for voicing their ooinions; ,y�� . nex6 county,the next stete.And.if we all just We urge the commissioners not to abandon .��., , shove the problem away, it will never be their effort to estublish reasontible limiLs on : y. addressed, unreasonable extravagance. , � : � . �� Dear Commissioners, ` ��`' . . . - i i. 7 .. . I support capping the size of houses to be built in this valley. ' � I know that governmental regulations can be intrusive but regulations � ;� ;' � ,: often do serve a very important protective role in our society. It � �y� ;: c� seems to me that the balance between an individual's and a society's `., �t : _ rights is by necessity. frequently being adjusted by the regulations � :j'� ' .an d laws of our land. ,�„� ' (over, please) .•g . ` . i :?M! '`�. �'_.--s -� -- � . . .__. - -----.... { _ _: • , .�..,,. . . .. . _ ._ . .:. : . ': . .. ..,..�.,. ,.._. �� . ._...._ . � i. • _ - �. i�''r''-:_ . ' . • 1.�. � .�#:-i5' , .. � :' 93'�=�+�f.'f~ , � / . , :F. ___ :s�8�i¢� ` . . ? � Y - . �� 1�� . - . . . ,�� ,C� ..�'�..�`i;i - •. -i o-.,�:�,;�F,-. ��^<'`.vK: . � • ' � �+*11f.��, ' . . �� r�` .. ��`YiT: � ��''�� .. �; �:� • ,� Rk� �� . ?y �ih5 �,',t,i'j1Jt'�3ti�.J,f'4fY1 �>ali�,y '1 „K;.+t x a.ikki'!y ..'N�f{�S •.•..."c � ;•( ... ;•.Av�.. �`� .:. �' � �.. .MT�:1 �..�.1..� . �. � .., a _. '� � �...:A ..,.. ' '�' .-• . .. . .._ .. -. .. . ..,.t.a.., .. . .. .... . k". .... ��1 ! � ' � GIRGU►-ATE '��'��+��;: PLEASE �''��' r;,�t�F'�h�+'�::' ' CrorvleY ---�' t3oard of County Commission�rs Et1^n�'9e ---""—� . � ' t'1C'C1I1 r:0U11tY TU��n �--� • 50b �ast "ai:� '' ' a' � Asnen, �olo. 3161 l. �'o«. 17,199Q?ess ---� ' . T,.�� _------ " Dear Sir; Cnh'.M�gT. _�---- t!nfortunate]y, 7 hav� be�n unah�e to ar.tend{�t}:�t�nta��'i1inist�at+on ' ._ ; meeti.nns .reP^�-dinp tli� ii;sit'at.i.on of r�oi.is!'. sizc, b,�t : - •�'x ' td0117cj 1.1�•.0 L'O !"ir)1'C?SS. !"V titp��_,;�., 1-1,-2.T. t!'[9 ��.O:±.rci C7`. � . � ^ounty �ommissioners seeiss to b� ^,ivin;>. i_n L-o the •:+t°� po�aerful devel.oper and builc3ers special interest rroups. '-'�� As we look throughout this cc�mmuni Ty and s�c. Ct!e �G��/ narometh hous�s sittin�• en,?'�t� is�osl- o;: t`ie ;�ear, �.isir:r. nre- '• � cious ener^.y, ��tii.�c. C!��c• tr.•crncl r:l-�r.•ou��.,?o�it t:t�c, cci�r,t;-::, 9_�: .� ` , to conser.ve, o�r,�:rs ;lsnen's ir:va^.e ?oo'•. �us� �i'�_c: �•:-hr�.t th!� �s • ' slick and glitzy mag,azines norti�ay. ''.'t�is extravarant use �:; . ' � of natural resources for second, third and often f�urCh {:_, � ' j' homes is unacceptable at a time �,�hen ttie country and ��.':° the �rorld is reco�;nizinr that �•�e cannot �;o on for.ever ��;,;;, . ! wasting these finite resources. .� � : . In addir_i.on, thesc iioiaes <<re chan!*,i.n� tf�c f��.co e:� � this co�r.munity. '.�Lat clr�.�a peoplc to rhe r\spen area--- i the charm, the uniqueness, the small tocan ambience, the ' funky little houses tucked acaay, is al.l bein�; lost. 'Je . i are in danger of ].osin� the very thing that made Asnen �; , , ' sper_ia7 by allowinp., thesc monster hom�s to cro�•�d out � more reasonable sized F�or:.cs. � i '� � �.n 8000 or 10,000 sq. it. home should be su£ficient �� . for anyone. And I would encoura�e you to limit the size �, � even more in the downvalley areas. Giant houses here �.�': ' �aould inter_fere �vith �.ildlife, .ranchinn operations and � � �voul.d inerease the n�ed for norn fire and �olice nrotection, � � • • . � wider and More eY'nnpslV@ roads and ��ulci desr.roy thr� i�ixral. �.�` � charm of these areas. ��'� � � 1- I urge you as a county commission�r, not to be I intimidated by those c,rhose ar�uments are not in the ,• , community longran�?e and best interests and to stand firm � for establishin�, sensible li.��i�s on house size. 1.et , � Pi.ticin Count;> and Asnen set an �>:ar,�ple th�t i.r_ is n�t a'1 i �;litz, 1>,lar.�uiir ancl ext�-at�a;;enc:�, but t1 cor:mirnity t�;aL , has a heart and a soul and onc that c�res about the �aor7d's d�aindling resources. Sincere2�> � !��' ")otti� � I� ' -- '>O:' J�t F. '�� ' Snos�m�ass, !'o. 81654 �� i . i..� � . . i . I��1,_. � ,- � . ., .. - :.. . .::�.:� . . .;,�:g - ,..._ . .; �..,, ....,.::. •. .�...::. . -,.:....:_..i .; 'a" .. 3.tar.R�:s:ex .-��..wr< � .�.:.. .. . . ... . _.:�.,, �� . -.�'�`��'-: , .,�'.,.Y` , . . :;. � /"�. . .. . - . . • •• . . p� . __r '�� . .. `� . / r • - . . �� .. - ^it. . - . � . .. . , .. _� � .�1 � . . . , . . . . ' . . .�; ,. . . .- . 1 • � ,l�� . , - . , � . - . . . . . . •�. �.�. . .. " � . � . . 't . . • . .. 9r � i . 4w �� i�� •ti,,�.. :.�,. �€� ,,, �f ' {f S` Y . }�� . .`. . *�'y�.•';� ,A>?�i-i�5� -n1� '. .`�...F _�.,+'- . '.. . 4 :;_.!'. 4�:•�_��'�a�• � __,..._ •' '__u"�._ ' _..�....,..�:....� .. ....3 �i .. . . ...}}}��_ . ��r��}.,M y.�' n�� i s @'f..�,if.:t eh:,.: ��• LAW OFFICES Y��-`h��CiRCU�� :;�,�}�u�,4'�.:- KRABACHER. HILL ds EDWARDS r ; `s� , PFiOPESSIONALCOAPOAATiON Cr'<CI:':+•"� _/r . iA./�r-- ��'�•.;;jv J:�.— � JEROMEPROFESSIONAIBUIlA1NG C.�� "� . 20�NORTHMILLSTREET � �FI�F�-�' —r ��' ASPEN,CALORADO 878it �`� ' � � . i, �=iU`;o . � - B.JOSEPH KRABACHER .� EPNONE � THOMAS C.HILL �i�"'� (7031 9268300 ' ' JOSEPH E.EOWARD&IIl � �;��,�`1nr. -�um;�s,��,'p . _ . OF COUNSEL �;��u,n to Ad��u�ezaP�a . : . " . . . JDSEPHE.EDWARDS,JR. NOVEIII}�Er I8� 1991 -.' ��''�r � Bill Tuite, Pitkin County Commissioner • ' 506 E. Main ��:I.�.'��, Aspen, CO 81611 cc�� Dear Bill: , "�i i know how uncomfortable it is to sit in a room full of upset +' ' people. The 1974 downzoning filled the halls of the Courthouse, e� : and people were standinq in the front yard watching tv monitors. :' ' Whenever we considered growth control requlations, we were ��. ;�° - vociferously resisted by the realtors, bankers and contractors who : �;,;.. � '' were certain those requlations would create an economic apocalypse. ,,, ; , " With the hindsight of almost twenty years, most would concede that those fears were not justified. The preservation of the open spaees, the sense of scale and an appropriate rate of growth have benefitted all members of the community, and today I don't think many would wish that this valley had developed in an uncontrolled manner. � As you sit in a room full of threatened people, you have to remember that the people that voted for you are happy and at home. ' You have to stay true to the principles you enunciated in your � , � campaign (I urge you to reread your campaign ads) and upon which ��' ` you were elected. If you bend to the anger in every hearing, then '�'' it is unlikely you wi.11 ever accomplish much. �: ; ` There are several problems with the enormous houses that have been ��,�� ; � built recently, the most flagrant of which is that these are not `.�'��. single-family residences, yet they have been allowed in single- �"ti i family zones. No one can say that a 20 or 50,000 square foot house ! is anythinq like what was intended by the words "sinqle-family , i residence" with a maximum of five bedrooms. What these places are ' ` � are private lodges or private hotels or just show places to satisfy � 'I the whim of very affluent second homeowners. Everyone is looking �` ` the other way, but knowfng full well that these huge structures , with rooms falsely labeled on the plans as offices, exercise rooms, ... studios, etc., all of which have a connected bathroom, are a �R • � flagrant evasion of the definition of a single-family home limited to five bedrooms, and that most of those extra rooms will in fact � be used as bedrooms. If you're going to allow unlimited size or `! ' bedrooras, it would be more honest to change the code, rather than ' � ;,, allow this evasion of the code. It may even be appropriate to � i�:� allow certain zones within the county to have very large size. i1�3�Y ' ;� , i ')''ij i 1 '?' -i 1/ 1,. ' '�� ... . � - .. .-.. ...� .. . . .. . :' .. . . , . . . . .. .. .... . ..� -� ! :�..,� ' . . , .. . _ :F'- .Tj�. .. . . . ' .. . . �..��T��: . / . ��:�3�. '" • ` __f �.Y'F � .. ;wjy �..,�: � . . . . . ,�t`. . - . - � . ��.��y{�� . � . ^-'^Y.�C Yy . . . .. � -�r>..��_ � ;-'��,��, . ��4N.ir_ . :�i��r � , ;��.. a�. ,l•. ��"�x �" . �� ,.^D�� .�.,,.;:� .��.�..�- .. . , , . , . ��.. ,;��;y,, ,;: ' i �-- ?al.:%� r.:.�`�� ,._ ,.'+:�b�.. .. ••..:t t x .,r P � a � ..�it:?MA'M�RlCVS'.��.ylF.ltl^.�$K2:Z)cr.'.tE�.��.'�3td�'�'i'�� w �, .. .. .. ., .cn,e . � iY�l��y( n ,��" • ,,.h.: ,; Areas such as Stazwood and now ntos t of Rect Mountain have pretty j ,,.;;:. Y`` ' much already developed that way, so there's little harw at this . '�."A';; point in time in allowing that to continue, in thoae a.reas. , , AnoCher problem that we knew about was the detr.imental impact on a functioning community that large nuuibers of second homes can have. "`�`�'` We realized the nicer we made the area with bika paths, open space � '',��;� ':;_ _ preservation, historic and growth controls that the more non- � residents would want to have a second hoiue here and buy it�to that ° experience. However, second homeowners are by def.inition affluent r _ and will bid up housing costs and displace the peop.la who live and work here. We attempted to deal with it by aggressive.ly c.reating 1 .�' �� controlled price housing not avai.lable 'to second home buyers, whioh "`r : .. has worked Co preserve some of the com�uunity. The second home problem we anticipated is occurring as many areas of tha West End and Red Mountain are now empty areas for the greater part of the year. The activity, the people, and th� ch.i.lclran, the tricycles have in many neighborhoods been replaced by new, sterile, huge residences or townhouses with drawn shutters, high fenoes ancl �� Westec signs. It's hard to oppose all these chanc�es because it �! looks like progress, but when community disappeare, clespe.ration ancl (' � frustration follow. �'• ��f - . A house size limit, in addition to requiring aompliance with a oocle that it truly be a single-familv resiclence, will dampen somewhaL- . j second home pressure. The very affluent second home buyera �. � obviously desire to build theae enormous houees. If ihey oan'L- e' build their palace some won't buy here, an�l a lot or an ex.is�ing j home will be left as a home for a full-time community member. T'm ;�, sorry we didn't establish thia limit in the 70's, as it would have � ,; kept many of the full-time residents here. We erroneously thonght � "� the five bedroom limit would auffice, but a laoae interpretat-ion of y _ the code has erased that as a limit. ' ; 2 urge you to aithstand the acrimos►y of thoae who feel they have a �i ' financial intereet in continuing to profit by the construckion of }�. � these houses, and to take a etand to atCempt L-o preserve the � � community for the people who live here, not those who oaaasionally �'• , visit. If the trend continuea unabaL'ed, a projecLion into the � future will someday eee almoet all the homes shuL-L-ered and sacured, � j' leaving only the controlled price empioyee houeing units oFaupied. That is not the kind of community I think mos� of us would want L'o - ` i live in. Very truly yours, � � K(2ABACHER, HTLL & EDW DS, P,C. Jds pU�K ' /� �!'` h� F�`•�Ed��e'� ��i : , ,7EE��c ' � - aLc�lu.�eoa•rr �') � : S� - ! � � .i'. , '�..�� .,,��:�.��.�. ..r. _ _ . ; � '�!Y�� . . . _ . .. . F , ,t.�� . . . .� ��{,�tt . .. . 4 Y i • . � ,I� — �Yij��ti�� - . , ' . . .. , . :�T%�". . ' �''�r:�?b. , � � ' � � . . :� . � ,. ,.�1 y.�'4',. . , . ' � � . ,y�jr . . Q 9 _��'�e .. � . . 1 � �'.Y:. �'��'i; �� • �''� �v,�r. .+e,:l^. E;. „. ��j�;' -. ..�. . .:��., ,�,:� .�n , t....T �,� ..�.:44. .!'-.,mr.`rw�ape�3apw's..w!�t�&PF76i: «i��'!�`� t��; 6i � t { �t��; I �"� y ,A;. �f�, ,.' ..,� Y) �_�' �'A�. .4 �:,. Areas such as Stanvood and now most of Red Mountain have pretty ,. much already developed that way, so there's little harm at this � yE `�'�� point i.n time in allowing that to continue, in those areas. . , S, Anothes problem that we knew about was the detrimental impact on a � functianing community that large nwnbers of second homes can have. We realized the nicer we made the area with bike pathe, open space preservation, historic and growth controls that the more non- • - �r� residents would want to have a second home here and buy into that • experience. Aowever, second homeowners are by definition affluent �'r. and will bid up housing costs and displace the people who live and i iz work here. We attempted to deal with it by aqqressively creating r "�f � controlled price housing not available to second home buyers, which '� ' '""�'�':. has worked to preserve some of the community. The second home ' problem we anticipated is occurring as many areas of the West End and Red Mountain are now empty areas for the greater part of Che �. : year. The activity, the people, and the children, the tricycles : � have in many neighborhoods been replaced by new, sterile, huge y �. � residencea or townhouses with drawn shutters, high fences and s�• � Westec signs. It's hard to oppose all these changes because it looks like progress, but when community disappears, desperation and � _ ! frustration follow. `i'•, C; : . `� A house size luait, in addition to requiring compliance with a code ,i that it truly be a single-family residence, will dampen somewhat second home pressure. The very affluent second home buyers t obviously desire to build these enormous houses. If they can't : build their palace some won•t buy here, and a lot or an'existing ;� home will be left as a home for a full-ti.me cortununity member. 2'm � sorry we didn't establish this limit in the 70's, as it would have t kept many of the full-time residents here. We erroneouslp thouqht t , = the five bedroom limit would suffice, but a loose interpretation of . .. ; the code has erased that as a limit. � � �. I urge you to withstand the acrimony of those who feel they have a � � financial interest in continuing to profit by the construction of these houses, and to take a stand to attempt to preserve the ' � community for the people who live here, not those who occasionally ' visit. If the trend continues unabated, a projection into the �. � i future will someday see almost all the homes shuttered and secu=ed, � � leaving only the controlled price employee housing units occupied. . That is not the kind of community I think most of us would want to E' live in. i . .. ' very truly yours, I ; RF2ABACHER� HILL & EDW S� P.C. ' ,\ �'. � . �. '/,��j�{�� , Jo�hL';�Y Edw�d"s; ,. !' . '�J j ; S JEE/scc ' '- alw\ltrs\ca�'s. il i � � '. `. .� i '. i �', . i - �y�aw.a� �..'+;� :s.u,-._� ,_._.._,_, -.--�----. .__._..._... . _ __...... - ._. ._. .. .. ._. .. ... ..... . ._...._.._.__ _ . \ ��''e- � . '. , . � . ` ��, ,:.:-,:�„• � - � • �� .��i � ` - - .. � _� r{ � ��, � � , � � , . . _ ',t$ a�• .. ' . , . .. . �4��'��'r ' � . � �,`��% . t �.: �-�s; �� . • � .. �� •+ar.;.�, '��¢'`.._�� . ��,,. _ . � i:_ .��; � �Cid�/B/� ' ��'/�;. � `;�'-i,� ; �£5 ��s��,,.a.r, _. � � _ i . ��" � ,," r � '. �'." "J y � , , .. R . ..- : , � i� �:. . -- --- .�, _ �� '' �,' __ . > . . -_ � _ : . , �;: - . . � - - - _ �., . � ,�;; :�.�:�,:�:�� : - .. �_�. .. ` ;�:t1Y'1:N�`-E':3 � 4 _ :�. • ; '. ' � � _ � `` t � �' ,� 1 .. � -.�:��'� .�. ; , • � ;� _, _ i 1 • .,..r . . .. _ .� �+. �,L� IZ'S YHE 1WAV ASPE�1 USE� T� BE . . . �� vAS�. �� w�s. ;` �Crested Butte is pure,unadulterated Colorado.A high-country mining town thaYs survived for more than a century on sheer character � and grit.There's no pseudo anything here.Or anything pretentious.The old buildings are genuine.So are the people.Crested Butte is �� a Westem adventure your clients will relish and want to repeat often once they enjoy our first class skiing,comfortable lodging,award- ';� winning dining and plentifui shopping.. SEITING Cradied amid four rugged mountain ranges.Crested 3utte is uncrowded—a worid away frcm Colorado's glitzy resorts.Our �` intact 1880's town,on the National Register of Hisioric Places,is a trip back in time.Yet iYs easiry accessible via American Airlines,Deita � , Air�nes,Continental Airlines and UniterJ Airlines non-stop flights to the GunnisoNCrested Butte jetport. PEQPLE _ Our locals truly enjoy sharing their town—and active, outdoor lifestyle—with guests.They're genuinely friendly and • passionately proud to iive here.There's a zest for life that rubs o(r on eve.ry•c�e::hc vis�s. SKIING Mt.CrestedButteisthemodern,slopesideskivillagewheremostvisitors stay,just three miles by free shuttle from historic Crested Butte. There's an abundance of beginner,intertnediate and advanced terrain,as well as the lazgest, ungroomed, double-black diamond (I-can't-believe- y; iYs-inbounds) skiing experience in Colorado! Plus limitless cross-country and te�emark terrain. �D � .�,� This Travel PY nner will help you plan a total ski 4,�5� �G�� ;� � vacation for our clients.Check the contents on the iront cover.You'll find information on _ direct ilights,ski-lessons,rentals,lodging,fift �188ar99z�" - tickets, restaurants,you name it.You can ' � ` count on us to deliver. O _ ,,, G'9F..,,,nPP'% :� .:. ' �.'f:n- . . � ._..�....�.i..��....-.�..,.,.� n ry . (o` "�N i� �i. ' ry 'F' ' �r,:� �'f.' � � � � .. . . ,.. . ... � . _..... �- . ._. .. ,+.__..- .. ...:. ..: . .. . . :... ...•.. _. . .. ....:. ..:.' ... . ..... �+' x�T ��` ' RAISING TNE ROOF 'xw��t,.�t ry �1vII�tG A 1�:ESORT 4`�`' ` as t�F�;�:?'�:. : Y•.x.::tr.`�ti�..;�.li, o desron firrn p�d Canadian�cials do it riglu T T011fiiSY area \ �ished would zomeday De tilled � . in itc right miod �,,;� with strip rnmmercisl groorth; - would ban prinle by leaviag a bcoad atrip oE trea ... owcecship ot 9nglr between hiEhway a�d develop � ' [amtly residences? JOAN E.� �' � menl—Kith residenea being �.'�' One that wants to attnet locs DIiM �.� considered a more accepuble al-. • ' ' �: - of tourfsts,that considecs the �.�� temative—t6e deletenou:ef• � . ab��omdlookof suc6empty [ect is mitigated.What 6appens . Aouses moat of l6e year a real at the roadside is ven•i�aor- • . detrimeot W lhe life and viWity � tan4 t6e Wsk(oree reponed. �. ' � o[a remrt commudty. 6uge rries a��ock indus- 'Tiny land use declsions ran - - That was the opiafon of tLe tries at have been there Eor a iaevocabip de[erionm a splm• • • - goverommt o(Alberta.Goada, �a� '�,There arc tew second did space,such as little m�do- � ' .,. . atter evaluating many opqons in h es,and a grwt deal ot devel• minium boses ri�ht up against . � ;'��_r• � - planoing the foture for 240 aercs rnt pressures.ICS close ro the roadaap... Shas said. � .. . o(brcaNqkingly beaulftd F:ao- algary,which Is mealthy.[hriv- Wlt6lhe priorities established anaskls Gl'owo Lands ln che ing,and Aas one o(the hig6esl for How-Canmore.it`s noR up w � . •" r . cular Canadian Rockies.J avenge inrnmes in North Amer- the local gorernments to make '�. .:��i'��,� �� o de Ban[f Natimal ' ica. lhe dtdsiom 1Lat implemmt t6e =�• . - The g tn have Np�na cabinet mem6ers desired goafs.Shaw added.Rat6• �' ;+,,�� . , onlq 6oteis,6elievL�g t6ey o[Fer �ame to Colorodo and vistled six er wisttutlp.6e noted t6�t no rr � :;; the eatest ublic use,iastnd t ` . Br P ski areas,where t6ey immedi- gion in Calondo has am idea o[ � � I . of pdvate homev.lLe govero- ately undentoad Ne unportaace 6ow ILS la�-use potioa at(ecl ' � � mmt eutered a Joint vmtare, o[planning,even o[controls."It each otLer,and particWadp the ' . �.'j � providing laad and idrsswr p�me very clpr that they had ��yn business we hope W sm � . hvx w6LLe ptivale ownen built a eLance W do aomething very grow."Il's tronic thal ow firm is . � .i' �. . .� � and ran tLe 1pWs.- special."Shaw said ��al!mer tLe world m dis- 's� . . There's a stcong anpLatis on A series of public meetiogs dr ems how land•use decisioas rao � j� . �0��°Od��°8°«O fD�" temtined what the residenls mn• improve the futurq tLOUg6 adre �� '` !. �*;,•tl�efr natunY r'sourco to sldered the ugliest and most in a state where such tLeories �'�� '- keep and develop to�vis�a and beautlful aspecfs of tdeir regioa are ignored." ��- - .. minimize abuse on thc environ• There waz rnaseasus on thou az. . .�I��._'. � ment,"enplaiced Rlc6ard Shaw, 6ut never on the middle ��g Prof�� r .. prinefpal w(th Design Workshop ��. clude A verp large iron mine in . . , � I�.,landuape arehiteccure, . areas.The people were willing gro�will dump waz[e[tom a � - land plaooing and urban detign to mntinue mining,but urged huge pit mine in plamed areas � firm with o[[ices in Aspea Deo- that tuture mina be put where �po�g�e be built on it in . � ver and P6ceaiz 1'he firm did not w ohvious in beauty apots, the future.Roposed aMivilirs in � the cecreatlonal plan for Kanao- and tLat such taclliti�shautd be various national parts.su�L as � naF �ie a lmety tewrt;the plan cooWned.Viewpoinfs that the the Grwt Smakies aod Yellow- won the 1989 deotial award ��deots con5idered important, y�ooe,are being studied with , �� from the Colorad�o c6apter o(the what t6ey liked to see and where romputer 9mulatioa ResoK � .. Amecicao Society o[I�nduape �°�Panted to see it trom,were projects in Japan arc especially . ' '��' �+ • ��t� . rnmputv-mapped,az well as interestin6.Decause Wa[rnuntrv significant wildli[e habital has no 6eritage of resoru.and � Tour'um b one of lhe worid's The computer was an invalu- little undetsta�iag ot"What is �, top industria,so plann(ng and able tooL A photograph would be a resort,and what do people do � ry � _ roanaging lht side etfecfs he- shown ot a prized area,and tLm (here?" comrs ahwlutely�ssenLLal Tao accurate simulated imaga of � �� 'i�� 64 � bla�mcd to d�ery�g to ahat the site woWd look like o��ri��g� ' . :�;'. with differmt altecnatives— ' attnet n�6eta o(peoplq with tLey portra9 faz more ckarly h a strlp cominereial,serood homes, no eoasidvatlon u to wbat wch ead wrlier iu tLe policy w6at � � t i' i ��o � .. �ay a golt course or whatever.Somr diftermt decsions wlll arate j Hmes zonin aaz alread m . � � do W j�u.P� �M�t would permit fuWre �a society we have tn learn . . lar ,take a beautitd nat�al vRlopment not wanGxl by par- n°w t°°hlue t6a�technology to � � . � ,tcvmptt tts waiden nnd u ant� t mnnt tire ovem- aur bene(it,tor auality of li[e � . "i•i�`� , ring ln We ccowds.and the ap� g and economica115'."S::aw suB- I men d reevaluate past ar I :' ��- .. �It's oo�t just a�bout destroying tioas. mple would permil B�ted. , ' b high densi y mning right at l6e Joanne Ditmer wtites abaul � �� beauty but t6e economy,tno. entraae t Banft,so that the Itistoric preservatloa aud envF � - Pmple wont come unl�s an ar- y�gh-qual y views tAat are cher- ronmmhl isus � � ' ea snya attradivn A sWte 6as i ' W remain beautllW or manp dol- - lars will be lost,"S6aw warned. ; � . ,, � Aftv the Kaoanultis mecess. � t6e goverammt agency Albetta � ouri.vn hired Desigu Workshop ' � ezplore and evaivate 6ow dr ... zi bledevdopmenttoWdbe �.� � . � - sha b Increase and main W t to ' ' thenelgh6orin . . :'� ��'�, milrlong valley. i '�•:ti"� .. spliccd by the high•volume trab i � �� ' , • � £c 1YanvGnada Highway link• + . � i � Ing three small hamlefs.The � � .' � . study won a aatiooal award I � t�. ' . '- [rom tLe Amvican Societp ot ' ��y � IandscapeArchilects - ,s1� . � TAe region Au stroog mining. � :Y,: - timber cutting and toutism,ol• i � il • . tm hostlle W�c6 other.ewr '�� . mme mountains and a gorgcaus': � ��'•;��. glacier lake are pmetuaced wit6` � � � � � �j: . � --- ._._.._... _ ,. _. _ . _ _ _. • �,��i _._. _ " . _ , . �' -�;�,,'F'. . • , b{Yl,�� . - / . . - ' . . :��, �� n:� � � .. �.� y f. T,. . ... . � S .. �+ `s � i�� l..','._.� , � ' . ..7t,X".�}�,.�':.�fw � ' , . _ . . :?;�j'gy(, ' �a'6'.�"t�*t�'' . F�4"�'� , �� . �'�� . � � �> • � �� ..._.._._...e.�.��...«.. W _ -_ " -_ _ __a.... . m ,. _ Q�i'i�ix � ... . ' .. . . .. . _ . j . . _ . .. . . ..... ..._. .. ... .. . . �'fi cc possibie time'but rather to find the and has the greatest a6ility to come �.�t::',;;;: :, _ .. - Life 111 the lace thaYs ri ht for them.The are back fast.How can one fault that in '>f'� " P S Y �i _ .�. s Roarin Fork comfortable with the trust,longevity, anyproduct?" . , � � andcontinuingactivitythattheAspen Isabel R. Herron, Herron- �1'`t;`�°: Valley Makes market continually demonstrates Weiser Realty Enterprises."Envi- ��''""• Realtors Real �ong-term." ronment, people, way of life, Sandra Herron,Sandra Flerron economic value." • � P a r ti s a n s" g�sociates."It's a pleasure to use Gary P.Kelly,Kelly Properties. the property and historically (this) "T'his valley draws people worldwide Tn ordinary places,realtors are dis• has always been a good investment &om presidents and heads of state on ` lpassionate and anatytical about for those wh not too leve down the hierarchy due to the fact ; the question of investment in to wait e flatspots." hat it is simply one of the premier property—particularly if they are to eg Rulon, Coates, Reid & year-round resorts of the world and be the owner. ldron."The reasons given for he people of the world have been Realtors in the Roaring Fork Valley owning in Aspen/Snowmass continue ucated to that fact....We very sim- , tend toward the lyrical.That's not t much as they have for the past 20 pl have been blessed with one of the �`+ say they don't have a finely-hon years:the cultural activities,music mo t beautiful physical mountain � appreciation of the growth possi ►i- and ballet during the summer,and env onments available for enjoyment �.'�:• • ties of what they buy and sell. ere the skiing during the winter.More by ankind." �� are reasons for ownership they ave P ter Greene, Peter Greene & � in responding to a recent surv y by II Ass 'ates."People who purchase a Destination Aspen Magazine: seco home or a primary residence Robert Spicer, Bu er's in As en recognize that beyond the Resource of Aspen/Snow ass. medi recognition is a friendly small i town f real people who happen to "The reasons for owning prop rty in " this valley are manifold an quite ;�_,--_ share heir interests in sports,music, � diverse.First of all,and prob ly the '�.• ''' � and a appreciafion of an exceptional ' single most important reason would ��.�`.,;;. � envir menG" �., � � betheinvestmentpotential. ondly, Vi ki Lee Green, Vicki Lee � ' and no less important,is so ething � Gree &Associates."This area has � vaguely described as the"qu lity of - .� '-��j�"'- prov for many years to have a con- life." For myself, this c n be � ° �� siste growth ra[e.The reason?Cli- described in several ver s ecific - •^ ^��•^^^^��' -.= �te it's beautiful,access to National ' y �"��'-""�' '�'"'�`^°^"�� - �-*=* For t and BLM land,fishing,hunt- ways:riding a bicycle up to croh - _ _ -- ' _- on a Sunday afternoon,skiin the `-• - _ �nS. 1:iing.etc.Most of the people we , � next morning on Walsh's R on -;;; sell real estate to...are seeking a � Aspen Mountain and paraglidin off - � �" 1 life le change:That is the number PGoto byA�idrea BooGer on reason.Other places may have it in the afternoon.Everyone as , �� their own pursuits.It's a feeling,ou 5'equently-mentioned in recent years si ilar assets,however,ours are very � , get watking down the streeG Not o have been lack of crime,clean air, a cessible in a very short time. be corny,but most days...make yo �d local slow-growth policies." John Doremus, Doremus & want to scream and shout,'I live Roberta Allen,Allen, Shazkey, Company."People buying rea)estate �.=j here!'This is one of the most beauti- *aden&NlcCormick.""I'he allur in Aspen do so because they find • ful places in the world.It is this feel- o ing a permanent part of al1 e themselves in a unique situation. Yd ing of utter joy and peace with life H'on ul things the valley s to From the beginning,Walter Paepcke's _ti that creates the healthy lifestyle that offer....hav piece of vision for Aspen ath-acted all kinds of abounds....This valley is for those real estate that can only become people.With the creafion of the Insb- ; who want to reach out to life and grab more valuable.Because there is such tute for Humanis6c Studies,the Music �� hold of it....Living in Aspen will a limited amount of private land here Associates of Aspen,and the Aspen increase your life expectancy." coupled with extremely rigorous Skiing Company,Aspen offers a cul- • Sara Sue Kat�oka, Carol Ann Browth controls,the basic laws of tural,intellectual,and sportsoriented `'� Jxcobson Realtv."Dollar invest- supply and demand will most cer- town.Iater,with the addi6on of Dance .. . ment-wise"does not seem to be the ��Y drive prices higher and higher Aspen,the Intemational Design Con- j main issue with most of our buyers. �n the long run." ference,and community theater,the ' They are interested in location,views, Bob Stardoj, Prudential-Muson choices given to locals and visitors are i . � accessibility,space,personal comfort, g r�orse."...the old words of Loca- truly rare in a town this size.There 1 and a wise buying decision.They do tion,Location,Location are true in are few places that can do that,as well , ''�i not seem to be here to'make the real estate.So are Quality,Quality, as offer it in a beautiful settin�with _! most amount of money in the least Quality.It selis first,goes down last, gorgeous weather.'❑ � ..l ::j . 1 � ,. .._- ___. .__._.. .. . .., .__ ..�. _ . . . . . .. ;�_ : . 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'.�"-f -. _:.a..;:;. �. _._, -_ -c�T-�_ '_'_ . __. _�+e.: .. ..__ ...F?-YCl�:;.�. --.�_t:.�.:=��"� . � . _J -. __..+_� -_- L , � .�.. �.,... -_�.. .' ' . '_.�. _=�".�. -.zs -.= �.__. ' _ _. '�.� . ' ' �#:aL � .. ,"`."-i'S:i, ..-.... _'...-.� '_��t_�-= -__.-._.- �_""'�— . _�. .. . =�.,. �£-�._=>,F:..� ,. y i�_ -. �-._.�.1 � ' _.� -,".L` . �.y�.: • �`,..��_ �._'�. _ .i.. _.. ..�c� .�_�__" ��' _ ; t�:' . �:l:k_',�i+.:-�. �.�S'Y I. _c�.,r.�;)�1i�+k:�i��.. . . .�. ,��..�-.z. . � ��i".� `.` .,1'_; ,,' ' � r_...,..;.�,, y:l;,.r:__,.t.,.�:�: " � �.I . � : .... ., s..o:�:�,�:��..,s,v. , . . -• i.�. . . ' ��:u�j� • . ... .. , . �� .. .. „ � �Fi ��:"Pi_•� . . . . � . _ .� �� . . � . � / . . . ��' . SY'S . ' .� .. • . .. . . ... . � . ��a �,��•,. . . r. . .. . . . . .. , Sa � ... . , . . . . . . . � . . . . i � ... � ,�..�,te•""�. . � ' ' � , � . ,-� .. . . . . . . . .T 'y jjI .. . . ' .. . . `•pti��'.'$�t. - - � . � A�. �f � . � � . u*' jr, �•��. • ,� •�r.z..� k.• t� �C - , ' 1 �:yl i ��'i��`r?� :.�b:_ .._f�.:.. _ .. ','. r .. . . r;�.t... . .•i�i �...'a^ ..i•,.ti.:3'oikin�oi.�'ieirwGit6CBS4A.:: �''i��'y_^i},�',rH''i,'. i � . ��p�� :' tl'' � ��ii�.•��,r..4e�..,. . Y�1,. :c,..�a�'� �-�i+' ,..-iii��"y.�::.��,�.. � : November 22. 1991 ' '. . � Board o� Countiy Commissioners . Hand Delivered Subject: House Size Limits " - , r ... Dear Sirs, The Board of Directors of The Parks Association at "I�`.� � ��, their regular meeting on November 13, 1991 voted to express �;;�_ . their concerns regarding the house size limit proposals ..:� , Parks being considered by the Pitkin County Commissionezs. The � Association Parks Board believes that larqe homes in many instances - •j contribute to the preservation of open space for scenic beauty and wildlife habitat. i�� ;,. Economic pressure may dictate additional subdivision ;A; i; development should large homes be severely restricted. On Committcd to lhc large acerages five homes rather than one large home create ' ��`" presen�alinnofE�.�rks, 9reater impacts on open space, wildlife, and energy , tnilsandopenspace conservation. in the Rcutring Fork l4�NcV. The Wildcat development of only twelve homes on 6500 acres replaced an originally proposed 6500 unit development; the Owl Creek Subdivision with only thirteen � ,�:, � lots replaced an originally proposed ski village for Owl Creek; and the Wexner house replaced an originally proposed ' �� 23 lot subdivision on Red Mountain. How will a house cap or � Special Review process effect unbuilt approved lots? Will :r� . proposed subdivision densities increase as a result of ,,.; house size caps? � ; i � �• � . The private sector has been and will be the major j provider of open space in our valley. The public sector ::,.'��. simply can't buy it all. We are convinced that additional land use regulations in this area will not be beneficial � � for open space, wildlife, or energy conservation. The law of unintended consequences may apply to house size i. , , , restrictions, i.e. , the effect may be the opposite you .: �;_, . intend. , 'r .. Thank you for considering these comments. Si ere , � `" .. . -� �:: � �� l.l��uQ ��V y'��^ , o n Doremus ' President, The Parks Association ' �' .+�; � P.O.Eox 940 i .,e s� ' Aspen,Colorado81612 S;�: . 303-923-2693 :l . .��i�.; . � , _ �f', ,��:, . > . -�,. _....,.,.�. ,., ,,:.:, .,._::.� , , . . . _ . _._,:.. •, . .. ; , ,. ,., =,:. . ,,_ . �; ��r'�' '. . � , ��.�.' � � 1: �:�:_�r'- ��f��,,: ... . . � : .,.; � . ' ��: °�''°� �'�L.�y � . . . ' . ' ..�t�"''�'ilff(f.. .. . � � . �: ��iTt. � � � . ,p ��.'i . Y�� - 1 ��. f)�� . � • 4 - ��.��+,. ��Y > ,� . �. ,<.�,: ., : _ , - �. f . , .., r.., � � ......_., . . _ . . .. i �c -i .`1LS�L��+�yj�w��•�:�'S�y 1.e..y,,.� y�� a,....� . .,,,, _.� ., :�,��- ..'�'..� .:G.,,. ;�±lL'.rP�. w�hs�., e•,�n.�fc;::.v,,.:..�a.i&4.9asitkirfi,�'�i:KiWRiN:� ,k� :1".t �� '�~.�.i {�:' .�,. � r 3sJ': V��`�;�x.: Henien tonf�ruction,Inc_ �' po box 10493 •a�pen,co.8161R•9R0-1558 � � :. � " ,. - -:� November 18, 1991 .;;'::r.� Wayne Ethridge ' �, Commissioner Pitkin County � � � � 506 East Main � .. � l�,� . ,�.. , Aspen, Colorado 81611 i. . , �! RE: Energy Impacts of Large Houses �4�' :r;�-`: . F: Dear Wayne, j# ;: , R.. j' Enclosed is an energy analysis comparing large houses tu ;��. smaller houses done by Robert Bishop, who works for the Rocky ��`:� Mountain Institute. The report is very conclusive and informative, • ''"'•'' and dispels any concerns over negative enerqy impacts caused by `• �!' " � large houses. This further supports aur argument that there exists i ' j no need for FAR restrictions in this community. e Please feel free to call me if you would like to discuss thi: i: � further. ` 4 ; t. � Sincerely, .. �i ' . .:;; � . � Steve Hansen '`y�' -' Hansen Construction, Ino. t� � Rr= S[i:j1k '� '.,.� . ,� enc: S:'l � , � {:- � l`V � i;�.� ,. � �., ��t'= i ;.•:5,�; # �;z ' � � �� ,� - � ` ,. �� s� i � ; i s'�,.;� ; � _:. � ' .',1 � � ---,.....�..��., �,........�-r—_--..--.__... - .,.��..�.._._-- ------------------- .�_- ,x„ �., . , .J ' � �y .. ,. � I �lN ��••. � .�.. �' ''�' .-. ._ . . . ' � _. � .. . �� . . . �� . . � i . � i ��+.�� . . � ' � � , . � . . . � -. . . .. . ,. , ' - ' "'�(� '��F ' . ' � . � . . . . .tk . . . • � ... . . . . . � � . . .r t:. ; ._ � � � . � � . . . . ;�. - . � . . . � !.� . � - . . . . I � �� •�� . � � . . � . � '� ,.,�:. ,. • . . '� • ` __ _ ... _ .... , ..__ -_. - - . ._ _ . ��, �✓Y' �� ;��ti... y ' . The Comuarative Heatin� Ener�v Use `',.'�' of Large Houses in Pitkin Cowity, Colorado ' .M1.� '. �1 . 13:"�_ �:.."...a�. 4^ i� \ ' �'r . '�,��;' � ��s � �,.�.�.-. ��. ,/,.': `-`%f' ;s: ' :,` �` :, � ; �` }= i:.: ,�. . i;-: �: � ;; ' by Robert Bishop ��1": ''' 45�4 Capitul Creek Road ;: � ,� Snowmass, CO 81654 �i, t �jL3 ��7 ��. �� ;�: �:� ° �. ,,, z� ' �, �� . ��J ��n,r -.. t . � � � . � �.� �� . d F November, 1991 � �� 1' ti' �"�:,°. ti � .. � L � . � G�� 1 �( '� 4 :. �� ;s'. � 'c3� ; -- � ,�. � u � �,, ;;; � �:: ;r. i;�� .� �A N �' r�: {��"vu�x.dNr�'i�c,� : :4.�.: l .. � ��.. .�. 7 :" j k` ro F 1 h��r��.r$.w.i%i:u+.lee�/.__'_..±` -' «'�°' si; `4 ;?''�r¢ �$,�.dexF� M li �e. �q A��st�.�^ t ` � . ' L�:.. �' �"'J 1 ,;�,T� . � � �.: '`��' -.-�` �,. � � : ` ��,_~ � .. - . � . ,` , ,t; _ ' ,,� � , ��; '�.'• :��, y^.'�F� l��tl��4',. r..'•?`. ... .�`f' . . . . . . !- . ..... . {; . , ,, - � i�� Ct `— '9 p _ �✓�,`(� is.��Qt� �7'vttl'u7 �i.- --b L`'�L�ur :. L,d.ct G.r.ee,. � v"�'wtol.�- L�,tL^'�°'�0 �'WIR� hi'-. � ��¢t��'��.,_.�, �,¢�. �.cs-�'.�a�� - ; The Comparalive Heatin� Energy Use � ��f Large Ho�ses in Pitkin County, Culorad� Summ3ry � The heating energy use of four houses was calculated to lest Lhe assumption that hea[ing � � energy use closely follows the size of the house. It was found that 10,000 and 20,000 � square foot houses couid be designed and Uuilt(using off the shelf technologies)to use significantty less energy than 2,000 and 5,000 square foot houses which complied with + local building codes. Even lower energy use in the lazger houses was technically possible. � The main conclusion from this study is that larger houses do nol 'r'I�' necessarily use more energy than smaller ones, so allegations of excess � energy use are not a valid reason to limit the sizes of houses. Description of Study � Four houses of similaz shape but different sixe were analyzed for heating energy use. The houses were two storey rectangular houses of 2,000,5,0(�, 10,000,and 20,000 square I f�t of floor area(with a half third storey on the largest house),built with slab on grade foundations. All the houses had their watl,roof, flaor, window and door R-values =�'F adjusted to ensure compliance with local building codes. Window azeas were set at about ! 209'0 of wall area for each house,doors at 440 of wall area,and all infiltration levels were � held at 0.5 air changes per hour. Heating systems varied from standard gas forced air fumaces for the smaller houses to high efficiency hydronic systems foc the targex ones. , The overall heat loss coefficient, furnace sizing, passive solaz fraction,and yeazly , � purchased heating energy were caiculated for exh house. A description of each house is given at the end of this report. This descciption includes a . � sketch of the house's dimensions(all ceiling heights are eight feet),the spacification for all "` I` buIIdina elements(walls,ceiIings,etc)and their resulting R-values,and a calculatioa of the � overall heat loss coefficient Finally there is a summary of the yearly gross heat loss,the area normalized heat loss factor(used for building code compliance),fvrnace size(input I energy rate)to maintain design condifions(65°F inside,-15°F outside),passive solaz � savi�gs fraction,and the total heating energy requirement I The smallest house (2,000 sq.f� of heated floor area} had relatively high levets of � insulation(R-19 walls,R-30 ceiling,low-e window glazing)and 0.5 air changes per hour \ of infilhafion. Although most windows faced north,it still had south-facing glass of 4%of '• I the floor area,and achieved a 303o solar fraclion. The gross heat loss factor was just under :': 18 Btu / sq.ft hr, complying with the Aspen building depaztment's insuladon '_ �. /'.ub ��' requirements. /' w,3r,�.�„� �'��",,�r.L�s f�°� The 4,800 square foot house had the same insulation and infiltration levels as the 2,000 sq. ft.house. Again with most windows facing north,it had a 20%solar fractioa Because of � the lazger size of this house,it would be able to meet the gross heat loss factor reqairement °��" wid:lower levels of insulation,but they were kept the same for comparability. 3 . . 4%.�.� : 1 i ...,.: "�� .. . .. . . M��. * . '. ..' ...� • .:. .. . . . .. � .. . . _ �. � . . �. .. . . .. . ,j,Y. - LL�-'�.::.:; . � •• , :�R' '• ,��.}1 -'+f� . / ,_ .. �.�� iNy��y�` '' . �- ' `. t�i.�� . 5� � .. y l'r'��: . ra?4Y:K#?r, . '�a�:� , �..� . ..7sf.r�k,,:.''�t'� . - - . . ::�;��`_. , ' ��W� �;�t"r,iq�;: :'.�,��'F!',�'y i �� 1��S �r� • t �. C°:'�`" .u....:s. �i .��r'El"3aii_ E;}�.� �n � • ,�., . �, ... �1�� .� �.>�. .:�: .. :• .....� . .-. . =f6 ..i..s .Y'..u>;.:.t"''Y�r��-..,��• . �.a��?, r� ,es.',.�, , �(A�,Z� _° .i;'� . i-.4.:� ?` ..c..'�•.�ir.�ai'v:..'�s.�+K�M�eeC'.:lri�1'i'�!i"� f,1 �yG�. ��t r�c�':1� �' : ��,�.a4�`7C4.f_�, � ,`�"r��5�if't!:�.,,. � � The 10,000 square foot house was built with higher levels of insulation: R-25 walis,R-30 '"` . ceiling,low-e windows,insulated doors and siab tloor,and an air-to-air heat exchangec ' ' Its windows predominantly faced south,with 43'0 of the tloo�area in south-facing glass i area,giving a 50%passive solu fraclion. It used hydronic heating instead of forcecl air Cor . � higl�er efficiency. �- "�: � The 20,000 square foot house was built to"super insulated"levels: R-40 walls, R-80 ceiling,argon-filled heat minor windows,Uetter insulaled doors and slab floor,and a more � �� effective air-to-air heat exchanger. Its windows were evenly distributed around its ,'•:,..�r..� � perimeler,but with the high insulation levels and only 2%of the floor area in soulh-facing t�1':''�6 � � glass area,it had a 60`%passive solaz fraction. Hydronic heating with a condensing boiler :;.� • gave Uie highest heating efficiency. � :•� The performance of the two largest houses was also calculated when they were designed ,. and Uuilt as above,but with R-19 walls instead of the heavier ones listed above. As �/� � expected,their perFocmance was slightly lower,with the 10,000 and 20,000 square foot :;;; �� houses having passive solar fractions of 45%and 50%,respacGvely,in this configurafion. ;!!, �: JN1.'. I � Results �;� �� . . � � Contrary to popular opinion,the largest houses in the study showed the lowest heating � energy use,due to their higher insulation levels and lower surface-to-volume ratios compared to smaller houses. �_ I.; . � The following table summarizes the results of the study. For each house analyzed it shows i;:: ' � the gross heat loss ccefficient(UA),the heat loss factor(which must be less than 18 Btu � per hour per squaze foot of heated floor area at design conditions,taken as a 70°F AT,to ��. comply with Pitldn County building depaztment energy regulations),the yearly net heat =;�'� ' � requirement in millions of Btu per year,and the fumace size required to heat each house. �'4%: �!�. '`r. : � _,�„ � Floor area,�sq.f[. UA gross Heat loss factor Yrly Heatreqt Furnace size �!! (and wall R-values) Btultt°F Btu/h s.f. MMBttJy • kBtu/h `';^. (d�T=70F ;:� i �� 2000 496 17.4 114 61 :: � 4800 899 13.1 235 111 ;° �. 10,000(R-25 walls) 1038 7.3 138 104 20,000(R-40 walls) 945 3.3 84 80 �� 10,000(R-19 walls) 1084 7.6 158 108 �` �' � 20,000(R-19 walls) 1152 4.0 129 97 � ��s/�1 .. . � As can be seen,all the 10,000 and 20,000 squaze foot houses have aiuch lower yearly heat �' "'� ' � tequire�nents and heat loss factors,smaller fumace sizes,and proportionally lower heat � (� ! „ loss coefficients than the S,Q00 square foot house,and the best insulated 20,000 square ;';{; ,r�, foot house has a lower heating requirement than even the 2,000 square foot house. '. �� i� �-� `� i �� •�r, ��l �,.. . , . �. . . . . •. . , ! �'it u _.�; , ;.. � , i : -s.' _ ... , , �,. —_ ��-y . .. � / . �• . ��„�! . ��__ • _ . �,. u � , , :_# . ��;; � ,.�r�a . . , ,. �.� , , �,'��:�" ;�� .�.;: �.- � . . , � E4'�;.,.� . ,... {��; ��. . .`��,�:;�. ��,}y 1+':� �j�„��...�,P�'.Y.�f,;' The attached graph shows the yearly nel heating energy requirement for each house as a � function of tloor area, As can be seen,the heating ene dy rises nearl y linearly with size for the two smailer houses,but drops drastically for the two larger ones. . � �, � -, Yearly Total Heat Use for Houses Studied . • � ' ..: .,�.�.. � .., V_ 250 ------�----ti----�----'--r-----------r- , ,. � � ■; � ; ' with R-19 walls '•.'-.r, T � . � � ---"'---"�--------"-, -'--�-- � . w� m 200 '-------- higher R-vaiue walls �`�� ';�'.`.•;`:.�'.. ` , � ; �..., � � 150 -----------'-----------�-----------�-----------�------------' s'�- .. m � : � � . � , � � �. . . �:� , � � . ,: � 100 ' ' ' � • �.. I N ■ I�� -----------+-------- -�-------- , . .' ----�------------�---------� ----� r_ � � 1 ¢ � i � , , ' = 5 0 ' �; : -----------�------------------------=-----------'------------' �•'-rl� z ,i�i,�., , 0 � � � � � f : . � � 5000 10000 15000 20000 25000 House fioor area (square feet) � ' •- It should again be noted that the larger houses were not taken to the technical limit of low � energy use,but were rather designed w a standard which is achievable wday using off the , . j shelf materials and mature design technologies. For example,if tfie 10,000 square foot r � house were utsulated to the same level as the lazgest house,its heating energy use and •'� , fumace size would probably have been lower than the smatlest house. � , i �, The assumption that heating energy use increases with size does not hold � ��"'M1";' �vith higher levels of insulation and energy efCciency. '�1�'I � Implications � . �• By using the techniques briefly described in this report,houses can be made so ihat their . heating enetgy use is virtually independent of their size. Because of larger houses'reduced �� surface area(for heat loss)compared to heated volume,they actually become relatively ' ,,,�;;F , easier to heat as their size increases. Coupled with today's best energy efficiency � technologies,heating energy use can become a non-issue for large houses. � 1�l�: .'�'� �1 �, - i ti �' � �• '� :.. � .: -.; ; .. .. ( . .. ..._ ..... '....�. . ..._ ...,... r. . ,.... � 2� •:5;. s �, ^v. . '�.'r'�. .. �� t� �:.. �r ... „�. .. ... ... . . .. � �� - ' . . . . . ' � . � � - � . �t .�f�� . .. � ..� , ' �.�,� . �.�i 3��, . — ' :r,� _ ,.�, 4 . ��: . � . 'L . . , - . - �� , . � . ,�!�,��:��. . `��r�`.; . ' • : . :.R��.w _ � . . . y..��.+�G'_aY�. . - ,`,'SSRJ's@a';.R4�k:- . ' � �.• ��; � . ��: '°}7N 'st�`� <- . �.� �..:. '.+hi.� rr_. ... . .. . ., - . . - .:-- ' . r � �,.. ,�� ,�: ,,.-.- ., . ...�, .. _� ... � v `r ';k'1-•i.i��. °t��:�'i:�,, � �R;,;�f-t , � �x�t�i: � Descripliun oC calculations ? �. The component R-values(wall,roof,etc.)were taken as d�e commonly accepted ones for � each construction listed. More detailed calculations would give similar results,depending : on the input assumptions,but no greater accuracy. All the insulation levels listed are reasonable and conservative. �I The heat loss ccefGcient caicu2ation is done using accepted procedures,as described'u��he • - ASHRAE Fundamentals Handbooks, with the exception of the slab tloor insulation y i-M� calculation,where the British CIBS calculalion procedure(using an effective R-value for the whote floor area depending on its size and insula6on ievel)was used because of its ;�'',:�'.' greater flexibility. The italicized values in the heat loss coefficient calculation tables in Appendix 1 aze due to ihe infiltration values being neither heat loss nor area,but rather net � air changes per hour and house volume in cubic feeL The density-heat capacity product of air at 8000 feet above sea level was taken as 0.013 Btukubic foot°F. � The gross heat loss was catculated as the heat toss coeffccient mulGplied by 8850 degree °t ! , days(Aspen)and 24 hours per day,and expressed in millions of BW per year(MMBtul yr). !� � Variable base degree-days were not used,to avoid complications with assumptions about �`�., intemal heat gains. This can be considered a conservatism in tttis analysis,as with them, .1� , the best insulated houses would face much lower degree days,and thus have even lower � heat losses than calculated. The heat loss factor(used for code compliance)was calwlated as the heat loss ccefficient R�� mulfipiied by 70°F AT(using a design tempetatureof-5°F)divided by the total floor area of ; each house. �, The fumace size(input Btu/hr)was calculated as the heat loss coefficient mulfiplied by 80°F �� AT(using a design temperature of-15°�divided by the farnace efficiency. '� ; ; The passive solar frackion was calculated using the T.os Alamos National Laboratory"Solar ; � ro Load Ratio"method for d'uect gain systems with slab floors,countine east and west � windows as haif as valuable as south,and downgrading the calculated solar fractions by about 10% to account for shading,and munding to the nearest 10%. (If the calculated � values were used direcUy,the energy use of the largest houses would have beere reduced even more!) Finally,ihe net heat load was calculated as the gross heat load,minns the solar fraction(in ' �' percent)divided by the heating system efficie�icy_ i�� ,. Lightin;,water heating,and appliance energy use were not included in this study. Because �� Uiis is not commonly regulated,correlations with floor area are not well established,and ;� '� � because the savings potendai is so high(at least 75%cost-effective savings compared to , standard pracdce,as dceumented in Itocky Mountain Institute's COMPETITEK reports), �� , ��: ` possible variations would be so high as to make comparisons meaningless. This is a �. r further conservatism,which would have made the results even more distinct if considered. "' - �� i ti � i i! ; �i ;i .�"'�:,° _ ... , . i t � .. . . . . .. .. . . .._. . . ._... � � s; .. -. ,;� , . �� : : 411 � �. � � . .-,�� . _..:--.--..-. '.�_�,... ��._ � . �- �... � f. . .. � . . .. ' 1� '. ��s �`�+. � ' . �'. �*S#� x.�': • .. -- ,�f�� ` - ' - ,.�' .. . .�� . `�:�',. �; . ti:,, , . ; �� ...r,�:,.:;f� . ��7.. . • , . =Y� u ��: � �t�`�;'"'' . �j�a. .. J'�'"��••Y� , ' � f.•' n�,' � 1'�w'.�N]h•:5.''{S��4� . ��x �� .��'4� ' ' • . . yY S�P,�.•� � � •Mi.� � . ._ . � i ' - . . � ' t:i;�. � ��}1�}: :.FJ:4`wr�.��. ��5 i�';�: � 2000 sq ft house � :� , ,. � � zo ec. � --'-- � so�. .r... � Specificatiuns 1 �:"ri;•` r ? '6 Roof !0"fibreglass batts above ceiling,R-30 , � � F1oor 1"polystyrene 2'deep around perimeter,effecUve R-10 !�,� ' Walls 6"fibreglass batts in cavity,R-19 � Windows double glazed,low-e coating,overall R-3 �:! • � , 200 sq.ft facing north,80 sq.ft facing south,east,west � .:. Doors hollow wooden doors,R-4 "� � � Infiltration reasonabl y airti ght house,0.5 air chan oes p er hour ' � ;; Furnace gas forced air,65�seasonal e�ciency ,'�,-�, ;j ;. _ � I�eat Loss and Energy Calculations � � -v ue ea sq. t 00 � Floa 10 1000 100 ' Wails 19 1710 90 `' Windows 3 440 147 Doors 4 90 22 Intiltration U.S 16,OW 104 ' o �`' � �: i Results `�' . � Gross heat loss 105 MMBtulyr Heat lo�.s factor 17.4 Btulhr sq.ft�70°F OT � , � Furnace size(input) 61 kBtulhr Pa�.sive�►lar fraction 30% (SSN� ` l�Tet heat load 114 MMBtulyr �` ' �� r��'' � �� i - S�. : 11/14/91 15:27 �`� _ ��:.�. =s "��j', r ,��..s� .,� �� ,�'k '- ..t:.,' »_ �.s_�. , .�. ._ 1 _ .. .�... . : ... ...... -___._". . _ F, :; . 1 ' +.c r,3..�t�:.� IX, .a:-��' .:,( .' ::, ��d� x,�� ' ' � .� . . . i �_. ��., � . •'• . � ;, ;,_, . . ;F,: r . - . � . . � - � . ., , �`� •� � , I . _� '�".S,� ` � � - .. ` � � , ' � �s �. , , ;; _ . , .�'�.� � .. . 6� �•�y�' . � � ,,nR��. � . � � ,�_ ,.r: , 7 f�x ., .... . . � �_ v -�€. v �.-ijr, � :�Sxy,.ir. �-r..>•... ..,i',C..!.n�. . . ..... �A.w .. . . .• . .� . �.11 •(1 _�� _. . , .. _. ,.._... . ..v�,. 1�.. �, . �. r �� , � 4800 sq ft house � � .. � �o�. y ,: i so t�. �` � SpeciCications �' 1 � `. Roof 10"fibreglass batts above ceiling,R-30 � Floor 1"polystyrene 2'deep azound perimeter,effec6ve R-15 � Walls 6"fibreglass batts in cavity,R-19 Windows double glazed,low-e coating,overall R-3 � 40p sq.it facing north,100 sq.ft facing south,east,west �. � Doors hollow wooden doors,R-4 Y . Infilriation reasonably airtight house,0.5 air changes per hour ,,.,. Futnace gas forced air,65%seasonal efficiency � Heat Loss and Energy Caiculations � -v ue ea sq. Roo � Floar 15 2400 16(1 .: . Walls 19 2679 141 ° �.. � Windows 3 700 233 Doors 4 141 35 Infiltration US 38,4fX1 25U „ , � o ' �i Results . . ; Gross he�at toss 191 MMBtulyr �; Heat loss factor 13.1 Btulhr sq.ft,@ 7d°F OT r . Furnace size(input) 111 kBtulhr '�' • Passive solar fraction 203'0 (SSF) � ' �' Net heat load 235 MMBtulyr � , c ti . �4 I it �' �I' 1il14/91 15:27 �-; -�. t� . _ �, .:.- _.�. _., ._..r:..�' � : , :-`:l+sF M6ve::v.: . :,37.�' .�.�. .�-:�:- . .. p� �t . . . .}'i_.::.. I f ,'.�71=� . , � _. I'.�. �71 F f' . Y�-� • .. ' . �' r ,�''`"' _ . ._t'�.n` . . .� - � . . . _ .. ' _ . ... .. � . tF��' Yr .f' .r,� ' � . r+ . `. � - . . -r,,s,� ' . - ` ki. , :;�i ki, . . � • . ., _ . a ,1,"' r _ � ". ,:�d .'� iay�il�'�,4 � � . �� a� . S .� :y,�4'y b`'i' ri) �!y} .: k }a� . �w 1��`" � t 1 ° " :t?�.{- �� 74� .�p;. �, x� _. �.t ' � . .. �.�; .,.;.; _:.. "ir'�:._ :S,:.��..:�"...,t9'3� .^. d..,.. `r`..:. . '� �y 'c i{.. _. �3..< ,_ .��}= ..1.. �';� L{. � ,,L�•' .� 10,000 sq ft house -� .� _ � so�. A.: � :�`;' � ioo n. � `. sp�iccations t, ` ,� � Roof 10"fibreglass batts above ceiling,R-30 F1oor 1"polystyrene T deep around perimeter and undernea[h slab floor,effective R-30 Walls 6"fibreglass batts in cavity,one inch foam sheathing,R-25 `s... Windows double glazed,low-e coating,overall R-3 5� 400 sq.R facing south,200 sq.ft facing north,east,west -�c- Doors insulated wooden doors,R-10 ' Infiltration OS air changes per hour,60%effec6ve air-to-air heat ezchanger • � Fumace hydronic radiators,80°k seasonal efficiency "I^.. Heat Loss and Energy Calculations � - ue sq. : Roo � Floor 30 5000 167 Wails 2_5 3608 144 Win�ows 3 1000 333 , Doors 10 192 19 , � Infiltration U 2 SU GW 2(�3 '�_ o ' 1' 'r.• Resuits . � �; _ i. •�!M; Gruss he�at lo�s 221 M114Btulyr i�� ''� Heat loss factor 7.3 Btulhr sq.f��70°F OT �' . Furnace size(input) 1(!4 kBtulhr � � _ Passive solar Fraction 503'0 (SSF) gE , Net heat Ic�ad 138 MMBtulyr " � ' . � 1 . . • 11/14/91 15:27 ', `�' 1� . ry. •ar� . :^ ...� .,'��. '•- .. ��' `�, . . _ _.:::.. , . ;�. , _ .... _.. . ! . .... .. . . . _ '+.. ��:'�', ��, ,�� :-'�" , ' . . � � �. . � ��.�� ~ _ .. ; ,'��` : _ _ . � : � �', , " . ; . mi ��: ' `��'=�y , ��, . � �x "�. w.,°: ..� . � _H ' wFt♦ ( E `Ldr �. t ' .. . ll.:. .. ..� • . . ..�. ..r_ ... _ . .. . . . -,e . .. . . _.. . .. ... ..4 _4tlY�.. _. . f... � �,. � 10,000 sq ft house � � �. � so n. � ioo n. � s��r,�c�ons �� ' Roof 10"fibreglass batts above ceiling,R-30 � F1oor - 1"polystyrene 2'deep around perimeter and unc�rneath slab floor,effective R-30 Walls 6"fibregtass batts in cavity,R-19 Windows double glued,low-e coafing,ovecall R-3 400 sq.fk facing south,200 sq.ft.facing north,east,west • , - Doors insulated waoden doors,R 10 9 Infiltration OS air changes per hour,60%effective air-to-air heat exchanger Fumace hydronic radiators,80%seasonal efficiency � F Heat Loss and Energy Calculations �' i 3� -v ue � s4, � . 00 Floor 30 5000 167 Walls 19 3608 190 Wiqdows 3 1000 333 Doars ' 10 192 19 '� In1ilGation U 2 SU OW 2U8 . �' 'r � Results . ;;:. I�� Gros�he�at loss 230 MMBtulyr ' ! - Heat toss factor 7.6 Btulhr sq.ft,Q 70°F�T ;{� � • Furnace size(input) 108 kBtulhr ` Psissive solar fraction 45% (SS� Net he�at luad 158 A4MBtulyr , E "- i , ' i t(14/91 15:03 �' - � ,.^., .,..c.,��.,,: .H'!v'..!1:5 ..✓- ��.;��. .......' ._,. .,. .. ..'.. .. . ... .. .. ...... .........,_. . . J *•i; � .�a�n . . ' . . . . �. . _ r`( '.. . / , '_ . .�' • ` �� , .. � � � �.. . . - � .. .. . , ,. �. _.� v,�. . � . .�'� . . . . _ . . ie ��_ ' . � . ; . ... � ��r� ' ' � y w 7�,�r, ` . � .. , ' ,'.�! . . � � � �. �! ��i. 'nu��. ' �•+.�A>. �Y`. ., . ~� � . .. . . . . .. • �� i . . 4lj.tt t . .• ' • ' � i '. a.: �� ,,,,� }v ! I'�r i G �' ,A:'s�. "'ya v:�..i,y''�P 4 ry..+k3a �- e � r , . �. i. •.. 5� , � , t "�'�'_�..�Y t: Y•. , :�., � d .nr�tx�`t`.4... �. . .. � ��.,.�,�' ._..� #��. �.-��g ,F ...;i..� r<��,:e* � . . . . . ,.. . � �i � 20,000 sq ft house � � . � ��o�. � . �. ;o rc. ; 150 ft • � �� Specifications ��ta�etG"` ; . . � Roof 24"fibre lass batts above ceiling,R-SO Fioor 2"polysty�rene 2'deep around perimeter and derneath slab floor,effective R-40 Walls 12"thick double stud wall,one inch foam sheathing,R-40 � --� Windows Argon filled heat mirror glazing,edge insulated,overall R-6 400 sq.ft.facing south,noRfi,east,west Doors heavily insulated wooden doors,Tt-20 , Infiltcatioa QS air changes per hour,80%effecfive air-to-air heat exchanger i ,+� Furnace zoned hydronic radiators,95%seasonal efficiency �� r Heat Loss and Energy Calculations �' � -v ue ea sq. 00 F1oor 40 7500 188 Walts 40 b848 171 Windows 6 1600 267 Aoors 20 352 18 Infiltration (11 I6�IXXl 2U8 � ' i o �t. ,t. I Results �',' � - ; . Grc�ss heat loss 201 A�MBtulyr Heat loss Pactor 33 Btulhr sq.ft(o�70°F AT " Furnace size(input) 80 kBtulhr �.� ' ' Passive solar fraction 60�Yo (SSF� n'� Net heat load 84�MMBtutyr � ?'i ` . 11/14l91 15:27 ,�:�� ::�- ..��s.�„. ,;� , ::..:. ,. , . _. . , .. . .. , _ .....� . .... ., 1� � ..+.1 / `''�{",x�. `*�<. � . ' • . --i ''l,' ..'y ; . �fi,,: . . � . . `��'4��,� _ . � R�; . S� � - w �' ��Y . . . . � �'�.��.��.-;r . �x� "��.,7�k. �. • . � . �� .�' ,.,.:.::: �m,� ��:!.Y.iI s�Y:ty}t K*f:. � (��y }s M1, �_i^. Y �, ac s .�."'�Y ...-�-:k{ A t aa: : `' � :.�y t' �.��. r.t � 1��: r � �,:�z�.�. a s. ._,. . .a.... ..�n. . . :✓:5`: .. .... -t:�iY.,r,.,,�a .�i..�. r :..:•..ti:�a�d'Yiww.i.�''va+.ou�N'!'ft�ip"`y��.��t.r•w��- -+�`.�';�L.�� I �S � 20,000 sq ft house � � r. � 100 fk � SO R. • � 150 f� , Specifications Roof 24"fibreglass batts above ceiling,R-80 F1oor 2"polystyrene 2'dcep around perimeter and underneath slab floor,effective R-40 . Walls 6"fibreglass batts in cavity,R-19 `"",k Windows Argon filled heat mirror glazing,edge insulated,overall R-6 � 400 sq.ft.facing south,north,east,west Doors insulated wooden doors,R-10 Infiltration O.S,air changes per hour,80%effective air-to-air heat exchanger Fumace zoned hydronic radiators,95%seasonal e�ciency i � Heat Loss and Energy Calculations -v ue sq. Roo . Flooi 40 7500 188 Walls 19 6848 360 - Windows 6 1600 267 _ Doors 10 352 35 IntiltraGOn U 1 160,1XX) 2U8 o � � S:. ResUlts 4, Grcas heat luss 245 MMBtulyr Heat loss factor 4.0 Btulhr sq.ft.�70°F OT � Furnace size(input) 97 kBtulhr � � Passivesolarfraction 50% (SS1� 't � Net he�at luad 129 MMBtulyr � i . y 11/14/91 15:03 i i - � ,.:-�..:��u...,...:wt �•.�:. �q�� ..,k-.• _.., ... .. _. . . . ,-_ . .... . ..__ ___... _.- i ,. �i:S • ;} F^ �'� : ��t ��. , � ' � _ �f�;h�� .. �. _.. , • . . `'-�ti. . a��, • . ' ; _ .. � ;; _ - ' . �� . . • • ,,?� �',.,r:, . � ev� 4'�. .. ' �� Iq.�R:. -.8:. ,�:;� . '' '<�'.� - . ' . . si� � } t �e i�.� d� :vi a.Mv`.�:�. . .�CiJ i T�� Uif �� '�� ,.��, lt�,� �s ,? S 1 .y} a+�,�FCf�tI A_!'F+ � 'I�?:.^'S..�LY�tw� � in �.� „��,} c � ..'�"�.Se.:�?k i h�'f�.��+2'�5��i,..,..E�� .�' ..7� ��j'�ti Y •�KM.'��L.'-.�� 1�_ .. � P � 4yyf--�� KK, �'� About the Author RoUerl Bishop is a Research Scholar in the Energy Program at Rocky Mountain Institute. He leads RMI's research into space cooling,air handling,and space heating. He eazned a : Bachelor of Science degree with distinction from Harvey Mudd College as a Nadonal Merit �.' Scholar,and a Master of Science in Mechanical Engineering from Stanford University as a ' 4y Stanford and Thermosciences Fellow. Ae has been a Research Scientist at the Building Research Association of New Zealand and an engineer with the New Zealand governmenPs energy management program,the Colorado School of Mines,and several U.S.consuldng fums. With over 3Q publications,he has been President of the New Zea.land section of the Y:� Australian/New Zealand Solar Fnergy Society and Associate Editor of Solar Progress,the Society's journal. �� _ ;f, . `� — %, _ `, � � ;!��. ;�', �: �; . :�� I�,� i4 � . t . � r'. � �, - w,_._�..k a.. ... _..,,.�s... .�..v t .. �. _�.....�.�:;�..�. :�:�y,93� e''t 4�4�1( � � � '. . ". '. , , .. _ �1 �% �� ` ____ - - •- . t �...:, . , _ ti . . ' . ,. . .. .. . , .. � � .. ' . . _. - . 'i� , 'jy '. ..... . ' . . . . . . . ... �µ ' ' ' . . . . . . . . . . � ? �-�� ,.:1� .. . .. ' . . ... � ... . . . . . . . ,,.' . ' . .. _ . �• . . . , . , .. � . __ ------_ _ -- .�.��.�_�.m.._ ______ �,:; ,�� p�e,�,n.Ft . - � � . ,.i, ...:.. ... ..... .. ` . _...,' � . . � -_.» - 1'i i�.4`'2 . .. . . . ... ... . ..... - . t�...� . ... . . ., _ . . ��Yt�. .�; ' . . . .. . . . .. . . . . � t /�/ �/ uy/n/ ' ` ! o 'J� ,� iC �r r.,i'�"�s . 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"J . \ ' � i ' ,�, F r:... . - ' . . . � - -, , . � . �� { ` . � . ' � � ( . . 1�`'� � , f.. , � � : . ;�.. � '' . . . --. � � ,, -y{'�'f'. . . . . . . +��r . . � . . . , .. . .. � �' . ��'-w�,L•'i�. . . ' . � . _ . • . _. . �'�; _ �.i ,�.: � _ _ � w: .. , . Y , _ .�;;�� - . �� i��. :��vr ii - ' .� . , . o�u� �T��c: , ��y� `�:'�. . .. ."';,�: _�,;;.. _�� E�� . � �; � .w��s . . . . . , . . . .. . . ...a.. , �_♦. .r . .. . . � S{Y_f � �.- �yi•0. �kf� � ._ � . '� ,: � �� D n't abandon efforts��`�� '� ��f� � ��_ ��r ,' � � O v«F:;��w��y�e"s'��ti'a�r,�'��+ �' t,`t�'",�V . °'��,��V. � • •F�'�:.,��.�'��`�'�s�'ri�,. ..,d.;i ; , �� to limr� house sizes ; ��3 6 v� The politics of intimidation seems W be winning a und here in Pitkin County. •� � ��a This week the P'itkin Courtty commissioners indicated ` they mey not,after all,be imposing restrictions on the 1'��`� izes ofhomes,aRzr a fleplorable dis la of i h- � �' n lf-interest b loc e rs and build v The two-year att e over whether the county should � gulate the size of homes,prompted by Prince Bandar s ° � b5,000 square foot mini-pulace in Starwood,has pitted " � ' \,�� carpenters and confractors against those of us who . " elieve that resource management is something local gov � •'� �� rnment should be involved in. � Massive homes,basically anything above 9,000 to '� '�',.�r•'' •\�� 10,000 square feet,are excee din 1 was .T he r esou r- _ �� s that go into building t em,the energy and water it - . takes to maintain them,and the ineradicabie change they ��•j wreak on local community character'all Fall within the � � - ` � legitimate realm of government. '3,; Because they are all things that have signiRcant , � impacts on the rest of us,the ones who don't need a K ��,s '��'� mart-sized structure to make us feel complete. • ; ��' , e resources f world are � ' d it is u to ,ry :', eack o us to fieht for wise us�of those resources wlte�[e- :; . ver we are.To do otherwise is to shuffle the problem into .�i ��' the next city,the next county,the next state.And if we � "� • " •-=� all just shove the problem away,it will never be �}°:" . addressed ;,= Our community�s character,one kind of resource,is a .. ' fragile thing.It has already been changed icrevocabiy by �? , Aspen's popularity among the monied elite,and if we are . to prevent it firom being wiped outi altogetherwe must , � ' begin to set limits on what extravagances we will �' ' - tolerate. .�. - The argument that putting a limit on home sizes will hurt the local economy is specious and�h_�rt_sightod >�EY For one thing,it is doubtful that Aspen's popularity n� '„ will wane just because we w11 not allow part-time resi- ��;;; , - - s dents to build ridiculously outsized homes. �i:�;� - ' Secondly,allowing anyone who wants to to build any- ' , ; thing they want to will ultimately be the death of our eco- � , nomy;because after a while this place will lose its rura} �• charm,its small-town atmosphere,everything that makes � '�. • - it the nice place that attracts so many people in the first ` � = place. - - ' , �P��ee the comm;a�ioners not to abandon their effort `�':^".�' I to establish reasonable limits on unreason . + • '` ance. , t - .. , _._.... __.._.. .: .._ v . ,,r; , - i,�..7 . . . , . � ` .�1 � . � i ' '�: . 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