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HomeMy WebLinkAboutresolution.apz.05-2018 RESOLUTION NO. 5 (SERIES OF 2018) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF THE LIFT ONE CORRIDOR PROJECT, WITH CONDITIONS, FOR A MAJOR AMENDMENT TO A PLANNED DEVELOPMENT, SUBDIVISION, RE-ZONING, GROWTH MANAGEMENT QUOTA SYSTEM,COMMERCIAL DESIGN,AND RELATED REVIEWS,FOR THE PROPERTY COMMONLY KNOWN AS 710 S. ASPEN STREET, WILLOUGHBY PARK, AND LIFT ONE PARK, AND LEGALLY DESCRIBED AS LOTS 1, 2, 3 AND 4 OF THE LIFT ONE LODGE SUBDIVISION / PUD ACCORDING TO THE PLAT THEREOF RECORDED MARCH 5,2013,AT BOOK 102,PAGE 1,RECEPTION NO.597438,COUNTY OF PITKIN, CITY OF ASPEN, STATE OF COLORADO. Parcel ID:2735-131-01-001;2735-131-01-002;2735-131-01-800;2735-131-01-801 WHEREAS, the Community Development Department received an application for the Lift One Lodge Subdivision and Planned Unit Development (the Application) from Lift One Lodge Aspen, LLC (Applicant), represented by Stan Clauson Associates, Inc. for the following land use review approvals: • Planned Development, Major Amendment, Project Review - pursuant to Land Use Code Chapter(26.445); and, • Subdivision-pursuant to Land Use Code Chapter(26.480); and, • Amendment to the Zone District Map - pursuant to Land Use Code Chapter(26.310); and, • Growth Management Quota System - pursuant to Land Use Code Chapter (26.470); and, • Commercial Design-pursuant to Land Use Code Chapter(26.412); and, • Timeshare Development -pursuant to Land Use Code Chapter(26.590); and, • Transportation and Parking Mana ement - pursuant to Land Use Code Chapter (26.515); and, • Special Review-pursuant to Land Use Code Chapter(26.430) • ESA- Mountain View Plane-pursuant to Land Use Code Chapter(26.435); and, • Vested Property Rights-pursuant to Land Use Code Chapter(26.308); and, WHEREAS, the subject property is zoned Lodge (L) and Park (P) with a Planned Development(PD) Overlay; and, WHEREAS,The original approval of the Lift One Lodge Subdivision/PUD was granted through Ordinance No. 28, Series of 2011; and, 1111111 111111111111111111111111111111111111111111111111 Planning and Zoning Commission RECEPTION#: 651808, R: $58.00, D: $0.00 Res.No.5,Series of 2018 DOC CODE: RESOLUTION Lift One Lodge,Major Amendment Pg 1 of 10, 11/08/2018 at 10:35:04 AM Page 1 of 8 Janice K. Vos Caudill, Pitkin County, CO WHEREAS, an Amendment to the Planned Development was approved by Planning and Zoning Commission in Resolution No. 2, Series of 2016; and, WHEREAS,City Council,in Resolution No.41,Series of 2015,Resolution No. 90,Series of 2017, and Resolution No. 71, Series of 2018 have approved extensions of vested rights; and, WHEREAS,the Lift One Lodge Project has existing vested rights through November 28, 2021; and, WHEREAS,as a consequence of the proposed changes constituting a Major Amendment, all code citation references to the City of Aspen Land Use Code are in effect on the day of initial application—September 4, 2018, as applicable to this Project; and, WHEREAS, the proposed changes in the Application for the Lift One Lodge Subdivision/PD are in response to a completed study of the Lift 1 A corridor and the proposed relocation of the Lift 1 A lift station to Willoughby Park; and, WHEREAS,a Development Review Committee Meeting was held on September 19,2018 and the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Aspen Fire Protection District, Aspen/Pitkin County Housing Authority,Parking Department,and the Transportation Department as a result of the Development Review Committee meeting; and, WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use Code, the Aspen/Pitkin County Housing Authority met on October 3, 2018 and recommended approval of the proposed changes, with a condition; and, WHEREAS, a properly noticed site visit on October 15, 2018 provided additional information on the project with relationship to site planning and proposed building heights for the Lift One Lodge and Gorsuch Haus applications; and, WHEREAS, the Planning and Zoning Commission reviewed the Application at a duly noticed public hearing on October 2, 2018; and, WHEREAS, the Planning and Zoning Commission continued the public hearing to a regularly scheduled meeting on October 16, 2018; and, WHEREAS, during a duly noticed public hearing on October 16, 2018, the Planning and Zoning Commission approved Resolution 5, Series of 2018, by a seven to zero (7-0) vote; recommending approval, with conditions for a Major Amendment to a Planned Development, Project Review, and related reviews for Subdivision, Rezoning, Growth Management Quota System, Commercial Design, Timeshare Development, Transportation and Parking Management, Special Review, ESA— Mountain View Plane, and Vested Rights, as identified herein, with the recommended changes to the application listed hereinafter. Planning and Zoning Commission Res.No. 5,Series of 2018 Lift One Lodge,Major Amendment Page 2 of 8 NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN,COLORADO THAT: Section 1: Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby recommends approval with conditions of the Lift One Lodge Asepn, LLC application for a Site Specific Development Plan for the Lift One Lodge Subdivision / PD that includes reviews for a Major Amendment to a Planned Development - Project Review, and related reviews for Subdivision, Rezoning, Growth Management Quota System, Commercial Design, Timeshare Development, Transportation and Parking Management, Special Review, ESA — Mountain View Plane, and Vested Rights — allowing for a site specific development inclusive of the proposed uses in the Lift One Corridor project. At final approval, unless otherwise noted, all conditions outlined in all previous approvals remain valid and in effect. The Commission specifically recommends the following conditions and/or approval of specific aspects of the application as the project moves toward review with City Council: 1. Applicant shall provide options to City Council regarding the vertical circulation elements on both buildings, including changes to materiality or form, or relocation to the interior of the building. At the October 16''meeting,the applicant provided a response in the form of new elevations. P&Z is supportive of this response — illustrating narrowed vertical circulation elements and changes to the fenestration and materials of the top level of the west building. The proposed drawings that reflect the direction from P&Z are attached as Exhibit A. 2. Applicant shall provide visual analysis of the project from the origin point of the Wheeler View Plane for City Council during conceptual review. 3. Approval of the proposed free market unit sizes, subject to confirmation of the net livable calculations showing that proposed units are the same or smaller in size when compared to previously approved units. 4. Acknowledgement of the importance of the interface between the parking garage and facilities managed by Aspen Skiing Company and Aspen Historical Society in the Skiers' Chalet Lodge recommending that final design of this interface will be reviewed at Detail Review of the Planned Development Amendment. 5. Applicant shall provide evidence that standard trash and recycling equipment can enter and navigate the subgrade garage. Final design of the trash and recycling facilities will be completed at Detail Review. 6. Approval of the conceptual design for Dean Street and Gilbert Street. At the October 16th meeting, the applicant provided a traffic study to better understand the impacts of the Lift One Lodge development and the related parking facility. This study will be further vetted by City of Aspen staff prior to Second Reading with City Council. Planning and Zoning Commission Res.No.5, Series of 2018 Lift One Lodge, Major Amendment Page 3 of 8 7. Mud flow analysis and mitigation systems, storm-water management design, and grading studies to show compliance with Engineering Standards shall be reviewed conceptually with City Council with fully realized design being approved at Detail Review with P&Z. 8. Applicant shall provide visual identification of any on-site pedestrian amenity on Lots 1 and 2 of the Lift One Lodge property—inclusive of the West Building and Skiers' Chalet Steakhouse. 9. Water and energy efficiency efforts are a priority for the Planning and Zoning Commission. At Detail Review,water and energy efficiency strategies, including those required by City of Aspen Municipal Code, will be evaluated. 10. P&Z recommends that the proposed project meet its minimum, on-site parking requirement, (at a current estimate of 125.1 spaces) as specified by the Code or through Special Review for parking space design. P&Z recognizes that one option defined by Code in meeting this requirement is provision of cash-in-lieu payment. 11. The applicant shall work with staff to confirm project dimensions prior to City Council review. 12. Approval of the use of established standards in the Lodge zone district related to floor area ratio (FAR) and allowable Floor Area for the proposed project. 13. The project will provide one (1) on-site unit in providing 1.75 FTE. The balance of the required mitigation will be provided utilizing off-site units or Affordable Housing Credits. The applicants may request Council to consider cash-in-lieu as a mitigation option. 14. The ski museum facilities under the management of the Aspen Historical Society is determined to be an Essential Public facility. The Planning and Zoning Commission recommends a waiver of GMQS mitigation subject to an employee audit at years 5 and 10 from issuance of Certificate of Occupancy. This does not include the space occupied by Aspen Skiing Company. This square footage will be calculated as net leasable and will be calculated to include consideration of a credit for existing Ski Co. facilities at Lift IA. 15. Affordable Housing mitigation for the proposed project will be calculated utilizing the methods provided in the Land Use Code in effect on September 4, 2018. By a 4-3 vote on this particular condition, P&Z additionally recommends the use of Employee Generation Review, specifically section 26.470.050.C.6, that removes the free-market residential mitigation requirement in the final calculation of required affordable housing mitigation, and is also subject to a future audit of employee generation. 16. Due to the substantial changes to the site specific land use approval, approval of a new vesting period of three (3) years shall be established from the date of issuance of a development order. 17. Approval of the proposed lot re-configuration. Planning and Zoning Commission Res.No.5,Series of 2018 Lift One Lodge,Major Amendment Page 4 of 8 18. Planning and Zoning Commission recognizes the approved maximum heights for the project and the role of the approved interpolated grade and recommends application of these heights and grades to the proposed project. Section 2: Vested Approval and Proposed Dimensions" Vested Approval Proposed 44,845 sf 44,830 sf Net Lot Size Lots 1 and 2 reconfigured Lots 1 and 2 Floor Area 76,123 sf 107,651 sf Floor Area Ratio 1.95 : 1 2.40 : 1 Max.Height Interpolated: 53.3 ft. Interpolated 53.3 ft. West Building See height plan Finished 56 ft. Max.Height Interpolated 47.5 ft. Interpolated 47 ft. East Building See height plan Finished 42.6 ft. Setbacks Different Lot Configuration west 8.5'; east 1.5' West Building south 3.5 Setbacks Different lot Configuration west 0';east 14.9' East building north 12'; south 3.5' Distance between East 45 ft. 66 ft. and West Buildings Lodge Units 22 units 34 units Keys 84 keys 104 keys Pillows 168 pillows 208 pillows Lodging 45,118 sf FA 79,680 sf FA Floor Area 53,976 sf NL Lodging Unit Size 537.1 sf(key)FA 519 sf(key)NL 2050.8 sf(unit)FA 1587.5 sf(unit)NL Commercial Net Leasable 23,676 sf 16,125 sf Does not include AHS or ASC Free Market Units 5 6 Free Market Floor Area 13,108 sf 18,831 sf Floor Area Net Livable Average 2,774 sf 2789.5 sf Free Market Unit Size Floor Area Net Livable Planning and Zoning Commission Res.No.5, Series of 2018 Lift One Lodge,Major Amendment Page 5 of 8 On-Site Housing for 16 FTE dormitory 1 BR Unit in East Building Affordable Housing Units style In Steakhouse 1.75 FTE Affordable Housing Unit 3,184 Total sf 623 sf FA Size 398 sf/unit 791 sf NL Ratio Free-Market to .27 : 1 .343 : 1 Lodge/AH 163 -Total 109—Total Off-Street Parking 50—Public 50—Public 113 -Lift 1 Lodge 75.1 —Lift 1 Lodge Lodge, Commercial,FM,AH Lodge,Commercial, FM,AH "Note: The proposed dimensions for the project may change as the project moves toward review by City Council. Section 3: Subsequent Reviews Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Planned Development—Detail Review following approval of the reviews outlined herein(with it being acknowledged that City Council intends to refer the decision of final approval to the voters pursuant to the applicable referendum provisions of the City of Aspen Home Rule Charter). The application shall be made no later than one (1) year following a public vote. Section 4: Subdivision/PD Plat and AsEreement The Applicant shall submit a Subdivision/PD agreement(hereinafter"Agreement")that meets the requirements of the Land Use Code and any conditions of approval in the final ordinance within 180 days of final approval. The 180 days shall commence upon the granting of Planned Development— Detail Review approvals by the Planning & Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Architectural Character Plan. 2. Planned Development Project and Detail Review Plans. 3. Public Infrastructure Plan. 4. Final Transportation Impact Analysis (TIA). 5. An updated Timeshare Management Plan b. In accordance with 26.480, Subdivision and 26.490.040; Approval Documents, a subdivision Plat shall contain the information and be in the format required by Title 29— Engineering Design Standards. Planning and Zoning Commission Res.No. 5, Series of 2018 Lift One Lodge,Major Amendment Page 6 of 8 c. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. d. In accordance with Section 26.490.060,Financial and Site Protection Requirements,the applicant shall provide a site protection guarantee and a site enhancement guarantee. e. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. Storm Water and Drainage Improvements Guarantee. f. A Condominium Map,for necessary elements of the project, shall be completed for the development in accordance with Section 26.480.050(A), Condominiumization. Section 5: Engineering Department The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 29 and all applicable standards published by the Engineering Department. Section 6: Building Department The Applicant shall meet all applicable building, fire, energy, and accessibility codes in place at the time of building permit submission. Section 7: Parks Department 1. WELS (Water Efficient Landscaping Standards) will apply to this project. 2. A tree removal permit will be required along with both an existing and proposed landscape plan 3. The Parks Department will require that required tree mitigation be bonded in its entirety to protect against project delays and/or insolvency. Section 8: Aspen Consolidated Sanitation District Requirements Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. Section 9: Environmental Health Department 1. This project is subject to Special Review due to the lack of alley access. (Municipal Code 12.10.040 C, F, G). 2. The dimensions required for this project is 400 square feet with 10' height clearance, with space for both trash and recycling(Municipal code 12.10.040 A(a)). 3. Subgrade location must be able to provide access to trucks to service the compactor. Section 10 Unless otherwise noted in the previous approval for the Planned Development,or this Amendment, the project is subject to the current Land Use Code, and any other relevant aspects of the City of Aspen Municipal Code. Planning and Zoning Commission Res.No.5, Series of 2018 Lift One Lodge,Major Amendment Page 7 of 8 Section 11 All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 12• 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. Section 13• 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. FINALLY,adopted,passed and approved this 16th day of October, 2018. App r d a orm: Approved as o content: Andrea ryan, ssistant City Attorney Attest: e nnine Stickle,Records anager Attachments: Exhibit A: Proposed elevations related to Condition 1 in Section 1; (Presented by the applicant at meeting on 10.16.18) Planning and Zoning Commission Res.No.5,Series of 2018 Lift One Lodge,Major Amendment Page 8 of 8 r� Earn a❑ J" f 00 as urn 77, � ca O Cc V r p oo °O } ME] � � n L25 O � x w LU ❑07 H a� O � i r 0 ' I4 , ! ®r,-m,, - W H ! EEF i h] E31 o MF oriCL V -- q0 EXT Q V V o LU I .N 1 y