HomeMy WebLinkAboutagenda.apz.20081202AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY; December 2, 2008
4:30 p.m. -Public Hearing
SISTER CITIES, CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES
IV. DECLARATION OF CONFLICT OF INTEREST
V. PUBLIC HEARINGS:
A. ZG Master Plan (verbal update presented at the meeting)
B. 311 S. Monarch (Dancing Bear Lodge), PUD Amendment
VL OTHER BUSINESS
VII. BOARD REPORTS
VIII. ADJOURN
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Andrea Hingley, Planning Technician
THRU: Jennifer Phelan, Community Development Deputy Direct
DATE OF MEMO:
MEETING DATE:
November 26, 2008
December 2, 2008
~: 411 S. Monarch Street -Planned Unit Development (PUD)
Amendment, Commercial Design Review
Continued from November 18, 2008
APPLICANT /OWNER:
Dancing Bear Land, LLC
REPRESENTATIVE:
Eben P. Clark, Klein, Cote and Edwards, LLC
LOCATION:
Civic Address - 401 S. Monarch Street; Legal. Description -Lots P, Q, R and S, Block 77, City
and Townsite of Aspen; Parcel Identification Number - 2735- 182-19-002
CURRENT ZONING & USE
Located in the Lodge zone district with a PUD overlay containing a timeshare lodge
development currently under construction.
PROPOSED LAND USE:
The Applicant is requesting an amendment to the approved PUD to accommodate the screening
and enclosure of the spa mechanical equipment area on the 3`d floor rooftop.
SUMMARY:
At the November 18, 2008 hearing the applicant asked to continue the hearing until December 2,
2008 to determine if the enclosure on the roof could be modified to address the Commission's
concerns regarding the mass, scale and height of the structure.
The applicant has submitted revised plans showing a smaller structure than previously presented
(Exhibit C Pg.3). The footprint of the enclosure is now 9' x 11.5', instead of 9.5' x 14.5' (Exhibit
D.1). The enclosure has been pulled back from the northwest parapet by about 3 ft. and remains
about 8 ft. from the north parapet (Exhibit D.1). The height has been reduced by 1 ft from 8' 7"
to 7'7". The enclosure continues to have 2 levels of varying heights, and is shown to be lower
than the roof of the central gazebo (Exhibit D.2 & D.3).
Page 1 of 2
The proposed enclosure still differs from the approved PUD in location, but is closer to the intent
of the commercial design review standards than what was previously submitted. The proposed
enclosure will result in a greater compliance as the equipment is shielded from view and is
located at the back of the building and is grouped into one area. The enclosure is now set back
from the edge of the 3rd floor but continues to be visible from certain perspectives. It is not
visible from Wagner Park (S. Monarch St) and is only visible from certain locations on Durant
Ave., S. Aspen St. and the alley. The enclosure's location and size has been designed to be as
unobtrusive as possible, and blend in with the rest of the building and the surrounding area.
STAFF RECOMMENDATION:
As originally approved in the PUD, the mechanical area was located away from the 3rd floor
parapet and railing and in a more central location on the roof. As noted in the November 18,
2008 memorandum, staff felt that the change in the location of the mechanical equipment could
not be approved administratively, as there have been concerns about the prominence of a 4`h
story on the building. The location of the mechanical equipment enclosure is closer to the edge
of the 3rd floor than originally approved and staff cannot support the request. With that being
said, the applicant has reduced the size of the structure further and the enclosure will assist in
dampening sound. A further setback from the edge of the 3rd floor will assist in minimizing the
impact of the structure. The Planning and Zoning Commission will need to weigh the intent of
the original approval with the practical constraints presented to them in making a decision.
Exhibit A -Staff Findings (Provided with 11/18/08 memo)
Exhibit B -Meeting Minutes from Aspen City Council (Provided with 11/18/08 memo)
Exhibit C -Application (Provided with 11/18/08 memo)
Exhibit D -Revised Plans
Exhibit E -Applicant Supplemental
Page 2 of 2
RESOLUTION No. 3 t-~
(SERIES OF 2008)
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
ASPEN, APPROVING A REQUEST FOR A PLANNED UNIT DEVELOPMENT AND
COMMERCIAL DESIGN REVIEW FOR THE PURPOSE OF ENCLOSING THE
MECHANICAL EQUIPMENT ON THE ROOFTOP OF THE DANCING BEAR LODGE
LOCATED AT 411 SOUTH MONARCH STREET, LEGALLY KNOWN AS LOTS P, Q, R
AND S, BLOCK 77, CITY AND TOWNSITE OF ASPEN
Parcel Identification Number 2737-182-19-002
WHEREAS, Eben P. Clark of Klein, Cote and Edwards, LLC located at 201 North Mill
Street, Suite 203, Aspen, Colorado on behalf of Dancing Bear Land, LLC, 210 North Mill Street,
Aspen, Colorado, submitted a request, a Planned Unit Development Other Amendment and
Commercial Design Review -Substantial Amendment dated September 23, 2008 to the Planning
and Zoning Commission; and
WHEREAS, the subject property is located at 411 S. Monarch Street, Aspen, the parcel is
identified as parcel number 273718219002, and the legal description of the property is: THE
DANCING BEAR LODGE ACCORDING TO THE ,FINAL PUD PLAN AND PLAT
RECORDED JUNE 8, 2004 IN PLAT BOOK 69 AT PAGE 80 UNDER RECEPTION NO.
498443, IN THE RECORDS OF THE CLERK AND RECORDER, COUNTY OF PITKIN,
STATE OF COLORADO and also known as Lots P, Q, R and S, Block 77, City and Townsite of
Aspen, County of Pitkin, State of Colorado ("Property"); and
WHEREAS, the Planned Unit Development approval for the Property was originally
approved by the Aspen City Council in 2003 by Ordinance No. 29 Series of 2003, and the Dancing
Bear Lodge Final PUD Plan and Plat is recorded in the records of the Clerk and Recorder for Pitkin
County at Plat Book 69 Page 80, Reception No. 498443 (the "PUD"); and
WHEREAS, the current request is to receive approval for a Planned Unit Development
Other Amendment and Commercial Design Review -Substantial Amendment to amend the PUD
to permit the enclosure of the spa mechanical equipment on the rooftop.
WHEREAS, the Planning and Zoning Commission reviewed and considered the
application for a Planned Unit Development Other Amendment pursuant to Code section
26.445.100 (B) (PUD Other Amendments), and Commercial Design Review -Substantial
amendment pursuant to Code section 26.412.080.B (Review Procedures) under the applicable
provisions of the Municipal Code as identified herein, has reviewed and considered the
recommendation of the Community Development Director, and has taken and considered public
comment at a duly noticed public hearing on November 18, 2008; and,
WHEREAS, upon review of the application and the applicable code standards, the
Community Development Department recommended denial of the request; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this
Resolution furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO 1N REGULAR MEETING
ASSEMBLED, THAT:
Section 1
The Planning and Zoning Commission makes the following findings of fact:
A. A Planned Unit Development Other Amendment, and Commercial Design Review -
Substantial Amendment application was initiated by: Eben P. Clark of Klein, Cote and
Edwards, LLC located at 201 North Mill Street, Suite 203, Aspen, Colorado on behalf of
Dancing Bear Lodge, 210 North Mill Street, Aspen, Colorado.
B. Notice of the proposed Planned Unit Development Other amendment, and Commercial
Design Review -Substantial Amendment has been provided to surrounding property
2
owners in accordance with Section 26-304-060(E)(3) of the Aspen Municipal Code.
Evidence of such notice is on file with the City Clerk.
Section 2•
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves the Planned Unit Development Other
amendment as requested and Commercial Design Review -Substantial Amendment application
request for the property.
The approval granted herein is conditioned on the following:
A. The applicant shall meet all of the conditions of Ordinance No. 29. of Series 2003;
however the applicant has approval to enclose the spa mechanical equipment on the top
floor. The enclosure shall have the same facade materials as the rest of the building.
B. A change order shall be required to the existing building permit.
Section3•
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section4•
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
Section 5•
All material representations and commitments made by the Applicant pursuant to the approvals as
herein awarded, whether in public hearing or documentation presented before the Planning and
Zoning Commission or City Council, are hereby incorporated in such approvals and the same shall
be complied with as if fully set forth herein, unless amended by an authorized entity.
Section 6•
The rights granted by the approval of this site-specific development plan shall remain vested for
a period of three (3) years from the effective date of the approved development order.
No later than fourteen (14) days following the final approval of all requisite reviews necessary to
obtain a development order as set forth in this ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the City of
Aspen, a notice advising the general public of the approval of a site specific development plan
and creation of a vested property right pursuant to this Title. Such notice shall be substantially in
the following form:
Notice is hereby given to the general public of the approval of a vested property right,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following :described property: 411 S. Monarch Street.,
City and Townsite of Aspen, CO, by Resolution No. Series of 2008, of the Aspen City
Council.
Section 8•
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the date
of publication of the notice of final development approval.
APPROVED by the Commission at its regular meeting on November 18, 2008.
APPROVED AS TO FROM:
COMMISSION:
Jim True, Assistant City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
PLANNIG AND ZONING
LJ Erspamer, Chairperson
. ~a.~
EXHIBIT A -Approved site plan and elevations
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KLEIN, COTE, & EDWARDS, LLC
ATTORNEYS AT LAW
HERBERT S. KLE1N ~(ii, ~celae• net
LATICE R. COTS, PC' 11S?~4}.il1L' O.C!
JOSEPH E. EDNARDS, III, PC iee.rr kcclaw.net
EBENP. CLARK en~kcelaty net
COREY T. ZURBUCH ~ly~~c&Jaw.nM
IVIADHU B. J:RISI~IIdAMURTl mbkrkcetatv.net
IIAViD C. UHLIG dc~•kcelaw.nel
MATTHEN M, LOMRY mmlrkcelaw net
201 T`ORTH T\9LL STREET, STE. 203
ASPEN, COLORADO $Itil I
TELEPHONE: (970} 925-$700
FACSIMILE: (470} 925.3977
~ atto admitted in California
November 25, 2008
City of Aspen Planning and Zoning Commission
c% Jennifer Phelan
Deputy Director -Community Development
130 S. Galena Street, 3rd Floor
Aspen, CO 81611
RE: Supplement to Application for "Other"'F~JD Amendment and Commercial Design
Review for 411 S. Monarch Street, Aspen ("the Project")
To the Members of the Commission:
This letter and the accompanying exhibits are intended to supplement the application and
written description previously submitted for the above referenced application.
I. Introduction:
The applicant is Dancing Bear Land, LLC, 210 N. Mill Street, Aspen, Colorado 81611
("Applicant"). Our fum, Klein, Cote & Edwards, LLC, 201 N. Mill Street, Suite 203, Aspen,
Colorado 81611 is authorized to act on Applicant's behalf with regard to the Project. Please
address all correspondence regarding this supplement to ouI• firm and to my attention.
The subject property is located at 411 S. Monarch Street, Aspen. The parcel is identified
as parcel number 273718219002, and the legal description of the property is:
THE DANCING BEAR LODGE ACCORDING TO THE FINAL PUD PLAN AND PLAT
RECORDED, JUNE 8, 20041N PLAT BOOK 69 AT PAGE 80 UNDER RECEPTION NO.
498443, IN THE RECORDS OF THE CLERK ANDRECORDER, COUNTY OF PITKIN,
STATE OF COLORADO; ~~' ~'
also known as:
City of Aspen, Planning and Zoning Commission
November 25, 2008
Page 2 of 3
Lots P, Q, R and S, Block 77, City and Townsite of Aspen, County of Pitkin, State of Colorado
("Property").
The Planned Unit Development (PUD) for the Project was originally approved by the
Aspen City Council in 2003 in Ordinance No. 29 Series of 2003, and the Dancing Bear Lodge
Final PUD Plan and Plat is recorded in the records of the Clerk and Recorder for Pitkin County
at Plat Book 69 Page 80, Reception No. 49$443.
II. Application:
Applicant is requesting an amendment of the approved PUD plan to accommodate the
enclosure of spa mechanical equipment on the rooftop. The location of the enclosure is
designated for screened mechanical and spa equipment in the original PUD approvals.
At the hearing held on November 18, 200$, the Commission indicated that while the
Application in its initial form was not likely to pass, the Commission would consider a revised
Application. To that end, Applicant requested a continuance of the healing to the Commission's
next meeting on Tuesday December 2, 200$, and the Commission granted that request.
Since the first hearing an this Application, the Project architects, O'Bryan Partnership,
Inc., have reworked the spa mechanical enclosure. By stacking and rearranging, the equipment
within the enclosure, the architects were able to reduce the footprint of the structure as well as its
overall height. While the structure was fozmerly 14'-6" long and 9' high, it is now i 1'-6" long
and 8' tall. Perhaps the most important aspect of these changes is that they have allowed
Applicant to move the structure an additional tluee feet (3') from the building's western parapet.
This final aspect was in response to specific comme'hts from the Commission, and these changes
can be seen in the exhibits attached hereto.
At the healing to be held Tuesday December 2, 2008, Ken Robertson with O'Bryan
Partnership will be present and can give the Commission additional details on the redesign of the
enclosure.
III. Conclusion:
Thank you for considering this application. If there is further information you z•equire,
please do not hesitate to contact me.
Sincerely,
KLE1N, COTS & EDWARDS, LLC
,~'~?~~
By: ~ (~'
,' Eben P. Clark
City of Aspen, Planning and Zoning Commission
Novembel• 25, 2008
Page 3 of 3
Table of Contents:
Exhibit A -Sheet SP5.0 -Pump Station Schematic
Exhibit B -Sheet A107 Roof Garden Plan
Exhibit C - Sheet A544 Roof Exterior Detail
Exhibit D -Sheet A202 South Elevation
Exhibit E -Sheet A203 West Elevation
Exhibit F -Sheet A204 North Elevation
Supplement Spa Enc App 11-25-08
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