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HomeMy WebLinkAboutLand Use Case.1000 E Hopkins Ave.A19-95 CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 0 21 95 PARCEL ID AND CASE NO. DATE COMPLETE: 2737-182-01-003 A19-95 STAFF MEMBER: LL PROJECT NAME: VALLEY HI INSUBSTANTIAL\(AMENDMENT fv,0 Project Address: 1000 E. Hopkins Ave. Aspen, Colorado 81611 Legal Address: APPLICANT: Jeff Yusem Yusem Corp. 920-2186 Applicant Address: 220 E. Hyman Ave. Aspen, Colorado 81611 REPRESENTATIVE: Gibson & Reno Architects 925-5968 Representative Address/Phone: 210 E. Hyman Avenue Aspen, CO 81611 FEES: PLANNING $ 425 # APPS RECEIVED 1 ENGINEER $ # PLATS RECEIVED 4 ea of 2 HOUSING $ ENV.HEALTH $ TOTAL $ 425 TYPE OF APPLICATION: STAFF APPROVAL:_ 1 STEP: X 2 STEP: P&Z Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO DRC Meeting Date REFERRALS: City Attorney -< Parks Dept. School District City Engineer Bldg Inspector Rocky Mtn NatGas Housing Dir. Fire Marshal CDOT Aspen Water Holy Cross Clean Air Board City Electric Mtn. Bell Open Space Board Envir.Hlth. ACSD Other Zoning Energy Center Other DATE REFERRED: ? I1 INITIALS: 5" DUE: 311-7 FINAL ROUTING: DATE ROUTED: {z/, lc- INITIAL: G City Atty City Engineer Zoning Epy. Health Housing _ Open Space _ Other: FILE STATUS AND LOCATION: MEMORANDUM TO: Stan Clauson, Director Community Development FROM: Leslie Lamont, Deputy Director RE: Valley Hi Insubstantial PUD Amendment DATE: March 31, 1995 SUMMARY: The applicants, Yusem Corp. and the Valley Hi Development Trust, seek to amend the Valley Hi PUD/Subdivision to relocate the driveway and garage access, alter the parking garage, and reconfirm the zero rear yard setback for the first floor of the building. LOCATION: 1000 East Hopkins Avenue, Aspen, Colorado ZONING: R/MF with PUD overlay APPLICANT: Jeff Yusem and the Valley Hi Development Trust REFERRAL COMMENTS: Please see Engineering and Parks Department referral comments, Exhibit A. STAFF COMMENTS: The Valley Hi Development Trust received a subdivision/PUD approval in 1991 to redevelop a multi-family apartment complex. The approved plans included the development of four free-market townhomes and four fully deed restricted affordable dwelling units. The AH units are proposed on the rear of the building facing the river. The site design also includes a below grade parking garage for 12 cars. Access to the garage was originally proposed directly off of Hopkins Avenue with the garage door in front of the building facing Hopkins. The Engineering Department stipulated, in the 1991 approval, that the grade of the garage ramp could not exceed a 12% grade for a 20 ' distance from the property line. Recently a potential developer discovered that the approved garage access could not be achieved without exceeding the 12% grade requirement. As a result, the applicants propose to realign the driveway and reconfigure the parking garage. Staff has determined that this change to the approved plans is an insubstantial amendment to the final PUD/subdivision development plan. Please see new site plan, Exhibit B. The applicant proposes to enter the garage from the rear of the building using an alley right-of-way that exists behind the building. The new driveway will be constructed on the east side of the proposed development extending down the side yard along the property line, turning behind the building to access the garage in the back of the property. Although the drive will wrap around the outside of one of the affordable housing units, the actual drive will be slightly lowered below the surface to mitigate surrounding one of the affordable units with a driveway. Pursuant to Section 24-7-907 an insubstantial amendment of an approved PUD plan may be authorized by the Planning Director provided that the amendment does not: a. change the use or character of the development; RESPONSE: The realignment of the driveway and garage access will not change the use of the proposed multi-family development. However, if the driveway, as it turns the corner at the rear of the building, is not sunk below grade the affordable dwelling unit on that corner of the building would be greatly impacted. As the driveway turns the corner of the building and into the garage it wraps around the front of the AH unit and its small outdoor patio area. Staff has recommended that the drive be sunk into the ground, to the greatest extent possible, to lower the profile of autos using the driveway. b. increase by greater than 3% the overall coverage of structures on the land; RESPONSE: There is no increase in structures. However, a longer drive will increase the impermeable surface of the parcel. Historic surface run-off and any increase in surface run-off must be maintained on-site. c. substantially increase trip generation rates of the proposed development, or the demand for public facilities; RESPONSE: The is only a realignment of the driveway. The number of parking spaces and dwelling units will not increase. d. reduce by greater than 3% the approved open space; RESPONSE: The open space requirement for this zone district is 35% of the parcel. It is unclear from the submitted plans whether this development complies with the 35% open space requirement. Although there is a PUD overlay for this particular parcel, a variance for open space was not requested during the original review and approval . In addition, a specific open space plan was not approved during the original review and approval. Prior to the issuance of any building permits, the applicant must confirm that this development complies with the open space requirement of this zone district and a "rear access area" and "parking areas" cannot be used as open space. e. reduce by greater than 1% the off-street parking and loading space; 2 RESPONSE: The area that will be used for the driveway is the side yard of the proposal. The reconfiguration of the parking garage will not decrease the amount of parking that is required of this proposal. f. reduce in required pavement widths or rights-of-way for streets and easements; RESPONSE: N/A. g. increase greater than 2% the approved gross leasable floor area of commercial buildings; RESPONSE: N/A i. create a change which is inconsistent with a condition or representation of the project's original approval or which requires granting of a further variation from the project' s approved use or dimensional requirements; RESPONSE: Although the new driveway and garage access do not change the representations of the previously approved proposal, it does provide an opportunity for the staff to further review and fine tune the proposal and the recorded plat. The Parks Department has been working with the applicant to identify a better trail easement on the property. The current easement is on very steep slopes and would require the elimination of mature vegetation. An alignment in the alley or closer to the alley would facilitate a better trail. However, the realignment of the driveway uses the platted alley. The applicant has agreed to continue to work with the Parks Department to identify a better trail easement. Similarly, the Engineering Department has identified several public improvements that were not addressed during the original subdivision approval but are relevant for this proposal. Please see the Engineering referral comments. The applicant has agreed to comply with the requirements as outlined in the referral comments. Finally, if the applicants request a PUD variance for open space due to the realigned driveway and/or the proposals inability to provide 35% open space, a substantial amendment to the PUD is required. RECOMMENDATION: Staff recommends approval of the insubstantial amendment to the Valley Hi PUD/subdivision development plan to realign the driveway and the entrance to the below grade garage with the following conditions: 3 1. The applicant shall file an amended plat indicating the new driveway alignment and access to the garage. This approval shall be void if the amended plat is not recorded within 180 days. A certificate of occupancy may not be issued unless the amended plat is recorded. However, the applicant may be issued a building permit consistent with this approval and previous approvals prior to the recordation of the amendment plan. 2 . The applicant shall continue to work with the Parks Department to identify a new trail alignment to avoid destruction of mature trees and maintain the privacy of the residents. The new trail alignment shall be depicted on the amended and recorded plat as well as a 20 foot construction easement for the trail. 3 . The applicant shall allow the City to access the parcel for trail construction if the project and trail are being constructed at the same time. 4 . The recorded plat shall include: a. amended site plans; b. a note that encroachments shall be removed at the time of development; c. compliance with the requirements of Section 24-7-1004 .D; d. top of the bank; and e. a legend and all improvements labeled. 5. Prior to the issuance of any building permits the applicant shall sign and record a sidewalk, curb, and gutter agreement. 6. Prior to the issuance of a Certificate of Occupancy, the applicant shall replace the street light with a standard City antique street light. 7 . All utility pedestals or other equipment must be installed on an easement provided by the applicant and not in the public right- of-way. 8 . . All conditions of approval that were outlined in Ordinance 8 (Series of 1991) and Ordinance 13 (Series of 1995) shall remain in effect. 9 . Prior to the issuance of any building permits the applicant shall comply with all dimensional requirements of the zone district unless varied through a substantial PUD review and approval process of Board of Adjustment. 4 10. The approval of the realignment of the driveway does not constitute a variance to the open space requirements of this zone district for this project. 11. The applicant shall lower the driveway to the greatest extent possible to buffer the access from the view, both inside and outside, of the affordable housing unit. 12 . All representations made in this application and exhibits to this memo shall be adhered to. I hereby approve of the insubstantial amendment to the final development plan of the Valley Hi pursuant to S ct 'on 24-7-907 of the Municipal Code. Stan lauson, irector Community Development ment 5 ckEcF/ MEMORANDUM `"'�> Mqp TO: Leslie Lamont,Deputy Planning Director - 199f THRU: George Robinson, Parks Director O� FROM: Rebecca Baker,Parks Department L` DATE: March 24, 1995 RE: Valley Hi Insubstantial PUD Amendment CPI t',: •_` We have reviewed the application for an insubstantial PUD amendment for the Valley Hi development and would like to include the attached memo as an exhibit for the amendment. Staff met with Jeff Yusem and Augie Reno to discuss the possibility of realigning the trail easement to accommodate trees for the trail construction. It was agreed that we would meet again in spring to stake out a better alignment for a trail to avoid the destruction of mature trees to the greatest extent possible while still providing some privacy for the residents in the employee units along the alley. If this is the case and the trail is realigned outside of the dedicated easement then we would like to have an amendment to the plat reflecting this change to ensure its legality. FEB 17 '95 03:2BPM GIBSON & RENO P.1 MEETING NOTES MEETING PROJECT: Valley Hi/ 1000 E. Hopkins DATE: 1/16/95 START TIME: 10:00 STOP TIME: 11:00 NOTES ATTENDEES: Jeff Yusem,George Robinson(Parks) NOTES: Discussion of placement of future trail along river crossing in back of the Valley Hi Property. Jeff&George discussed the placement&constraints of the trail location. a '',~:11 1. If the trail is in the Alley right-of-way as it enters the property from the west,it will heavily impact the privacy 1 of the resident housing units to be located here. Dave GIBSON • RENO T o l e n has expressed a desire to avoid this, Also,there A R C H I T E C T S is no dedicated connection of the alley with the trail Ill easement below. 2. Therefore,George said if the trail is constructed they will stay within the easement as much as possible, as permitted by existing mature tree locations, of which they want to save as many as possible. A spring time site inspection will be made by George& staff to refine this preferred location. 210 E.HYMAN 3. Furthermore,Jeff said that if the trail is constructed the No 202 while he is developing the property, he will allow free ASPEN e OI OPAL1rL access of construction vehicles to the trail for the purpose of construction. 3o3-9zs.s966 PACSIMIUE 303 9253993 COPIES TO: Jeff Yusem, a- .rgeRobinson. Bob BOwdan Kerry D� "' BY: If P avid Gibson, AIA P.O.BOX 278 I I7 N.WILLOW Not TELLUWDE COLORADO Post-rt'Fax Note 7671 Date^ — a pegged 8143S � S�� tt % r � ,�lilw�. • z / / , , 103.72e 6607 Co/Dept Co. FACSIMILE Phone 0y j, 7 Phone ft 303.728.$656 Fax#490etiza Fax• ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 Phone 920-5090 FAX 920-5439 MEMORANDUM TO: City Engineer Parks Department FROM: Leslie Lamont, Planner RE: Valley Hi Insubstantial PUD Amendment Parcel ID No. 2737-182-01-003 DATE: March 7, 1995 Attached for your review and comments is an application submitted by Jeff Yusem. Please return your comments to me no later than March 17. Thank you. r ( Q9'(� A DAVID ! ,tAla 4 �7�tl GIBSON. March 24, 1995 AIA S G • AUGUST RENO. AIA Ms. Leslie Lamont SCOTT Planning Office SMITH. 130 South Galena Street AIA Aspen, Colorado 81611 RE: Engineering Referral Memorandum \:1. `��"�n 1 Valley Hi/1000 E. Hopkins Street =NI 010111 e Insubstantial Amendment ....• Dear Leslie: GIBSON • RENO • A RC II I F c1 III I am in receipt of Chuck Roth's memorandum of 3-16-95 regarding the Insubstantial P.U.D. Amendment. I shall respond to his points in sequence. 210 E HYMAN N'202 1. P.U.D. Plat. We herein submit a copy of the 1991 recorded plat, for your records. ASPEN 2. Rneroachments.We agree to remove existing fences COLORADO and trash areas which encroach into public right-of-way S1G1 as part of our proposed improvements. 03.925s968 3. Storm Runoff.We agree to comply with applicable Municipal Code requirements which require that only FACSIMILE historic storm runoff leaves the site. 303.925.5993 4. Sidewalk,Curb and Gutter. We wish to construct curb gutter and sidewalk improvements as part of the Project, and will do so in consultation with the P.O. BOX 278 Engineering Department, and in accordance with City 117 N. WILLOW Standards. If, however, such improvements are not N°2 executed as part of this Project, then the Applicant agrees to enter into an Agreement with the City to fund TELLURIDE COLORADO such future improvements. 81435 303.728 6607 FACSIMILE 303.728.6658 ' March 24, 1995 Leslie Lamont Valley Hi 5. Driveway. Any retaining walls in excess of 30" shall be provided with a safety railing. 6. Trail Easement. The Applicant agrees to grant a 15 ft. trail easement coincident with the 100 year floodplain and located as determined by mutual consent, and a 20 ft. construction easement, to be utilized only during the construction of the project. 7. Streetlight.. If the City supplies a standard new "antique" style city street light, then the Applicant will provide a base and will erect the light, in the approximate location of the existing street light directly adjacent to the front lot line. 8. Utilities. Any new pedestals shall be located off of public right-of-way. 9. Previous Conditions of Approval. These remain in effect,as applicable. 10. P.il.D. Amendment. There is no change to the recorded Plat. The originally-recorded final Valley-Hi Plat of 1991 shows only a building footprint location, and does not depict any site improvements. We do not propose to change the footprint, and therefore the Plat of 1991 remains true and accurate, and does not need to be amended or refiled and remains in effect. Our P.U.D. Amendment shall consist in the supporting materials which we have submitted. 11. Plat Title. Name shall remain "Valley Hi". March 24, 1995 Leslie Lamont Valley-ft 12. Work in Public Right-of-Way. The Applicant shall consult with Engineering and Parks with regard to work to be performed in the public rights-of-way. 13. Alley Right-of-Way. At this point in time, we have no conclusive proof of any change of ownership to the property and do not wish to establish any new property description at this time. I trust that you can now finalize the Amendment which we have requested. Please call me if you have any questions. I will be out next week,but Rick Neiley can answer any questions. Augie will be in beginning Friday the 31st. We need this Amendment in order to finalize the land transfer to Mr. Yusem, and I hope that you will assist us in expediting our application. Thank you for your consideration. Resp ctfully Su d, 4.0y.a David F. Gibson, AIA end: 1. Original Plat Map 24" x 36" cc: Chuck Roth, Engineering Rick Neiley, Esq. Kerry Dunn Jeff Yusem Bob Bowden • ArtAa MF2xr 1 LAND use APPLICATION FORM Su Ian r??E`0 2 hi,/4S 1) project Name VA-1 LAY K► f I DOD E WDplct js 2) eject location j Del) E . t• PIU MS p1/41:5•11 1 ASP I Co • (indicate street address, lot & blade amber, legal description where - - aPPrePciate) 3) Present Zoning R.m.1= .4) Lot Size t G SP-t. 5) Applicant's Name, Address & Phone # 'IVSaM '1 LU&ti eoPI 274 F . k1/41nMJ Ai/al M'PEtJ , to .$Id! I ; 41.o - ?-186 6) Representative's Name, Address & Phone # X i L3to14 -jJ o /MO•► - alo E. Pim freJ /h/G• A5 925-stea 7) Type of Application (please check all that apply): ,_ Conditional Use _ Conceptual SPA _ Conceptual Historic Dev_ Special Bevies, Final SPA Final Historic Dev_ 8040 (peen i e _ Conceptual P _ Minor Historic Dev_ . _ Stream Margin __ Final PM _ Historic Demolition Mountain View. Plane _ Subdivision Historic Designation Condominium+ization _ Text/Map Amendeiit _ GS Allotment — Lot A juste Line tVMQ. ,s Di ritSja i 8) DescricHtion of Existing Uses -(Huber and type of existing structures, approximate sq_ ft_; nadir of bedrooms; any previous approvals granted to the ProPettY) - .//UL7)P ity US) tuar. F� ' .L-l3D)v)stcu AffIZDVMs 6fi* nEu otn)k. o- = LIG-5 D it? 1 . - 9) Description of Development Application 1/051f lb 2ECSN1FIauge 5t7E 1:1411 7 Peg Mrf PA'1et.t tJe t rheA E A-CcE% Mean( % 045 514014AV 611/41 firrnicifro G � �'7iAiJ DRll1N�F.�S - 10) Have you attached the following? Fesionse to Attachment 2, Miiium &taxiccionn Qxtttnts Response to Attachment 3, CpPrific Subaission Contents Response to Attachment 4, Review Standards for Your Application e''' ,. 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V LI MI! r ` M C IN O 11® (V ■ r meo • r J Yie---. :I al W Ii-N a z co 1 !,!, � c 0 _ a ■ ro i o _ _ moo �� _ Lo' I a — l - ` IR c \ co 'I'll I�Li� I = W SENT BY:Neiley & Alder ; 2-21-95 ; 15:25 ; Neilev & Alder-) 8255993;# 2 i • i CONSENT AND AUTHORIZATION TO PROCESS LAND USE APPLICATION I The undersigned owner hereby authorizes Gibson & Reno, Architects and Jeffrey Yusem to process on its behalf an appli- cation for insubstantial amendment to P.U.D. for the Valley-Hi Apartments, 1000 East Hopkins Avenue. This authorization includes any and all necessary applications which in any manner deal with said property. / DATED: C t' (q5 VALLEY-HI DEVELOPMENT TRUST, a Colorado general partnership BY: IAN INVESTMENT CORPORATION, Its . al Partner By kI ha ' Y. Neiley, Jr. , Secretary and authorized agent for Valley-Hi Development Trust • � 51A'12 I.0U'E 45,01 EA.A. LINE 4/414 (,L//,t^_"NG 4./-•�Z /Z 141 .._ '1 I '/u"wipe' ' nt r- N/7.4i W II59 1 , �"°�7P0 � Y I B / m j )' a W I s P 1 PR C.)\ w"r`°j 3 ALLEY ?f M a • N n 2 BLS'R911"E. 4500 f0UN0 I ' / // }1 5' /� 11086H WI CAP I WI CAP I. 4�,/ / / / - •� i6RW//,,,,, , I �/,// %// // // • • 11'/ /WO STORY / I" 1,11 // 395 /, r *P It GS/9- caxc. rt±LiL S It 1 / I1o5 ../-1 ::S 1 P R 0 + o W 1 s 5• L ' M is N W 2 R ` (\/huEY p ° t f}I m 3 z 1 LOCO S, ° MoMASco e . CooPE,2 - `A P140 9E-wry SITE) , 'I G11"V{4 P419IN0 E _G 573.51'32`E 19,09_ FL0 N75.Ofi 12'W, 9996 _ _ _ _ __ NI CAP 515.0911016.00 FOUND; N 75.0911°W 45.00 PCB"q WI CAP I NEBAB WI CAP LS 6866 LS 6068 f/4 A.N.C/.n Lit - . in / MEETING PROJECT: 1000 E. Hopkins Subdivision ,,, DATE: 1/20/95 START TIME: 2:30 STOP TIME: 3:00 NOTES ATTENDEES: Stan Clausen, Planning Director Leslie Lamont, Deputy Director Dave Tolen, Housing Authority Director Dave Gibson, Gibson & Reno Architects The purpose of the meeting was to examine various minor changes proposed to the development and to determine their 1,11 \�y 1i �uu '�� acceptability in the context of previous approvals given. ��,_'° �i n dutlll'lllll 1. PARKING RAMP DESIGN As originally proposed, the ramp entering into the front G I B S O N ' RENO of the building is not approvable under current City A R C H I T E C T S codes requiring a maximum 12% slope. Therefore, an I I I on-grade driveway along the east property line servicing the garage is proposed. This solution is found acceptable with the following conditions: a. A retaining wall up to 30" high may be required at the bottom of the ramp. b. The driveway in the alley shall be depressed at least 2' below floor level of the resident housing unit (to the extent permitted by the Sanitation District re: the existing sewer line in this area). c. Landscaping buffer will be provided between the 210 E HYMAN No 202 driveway and the north elevation of the living ASPEN COLORADO unit. 81611 303.925.5968 III 2. RESIDENT HOUSING DESIGN FACSIMILIE The four 2-bedroom units facing the river were 303.925.5993 reviewed and found to be acceptable as proposed with the following conditions: a. Each unit must contain at least 750 S.F. net area. b. Each unit is at least 50% above existing and/or finished perimeter grades. PO.BOX 278 I I7 N.WILLOW Not • TELLURIDE COLORADO 81135 303 728.6607 FACSIMILIE 303.728.6658 M January 20, 1995 Meeting Notes 1000 E. Hopkins Subdivision Page 2 3. EXTERIOR DESIGN MODIFICATIONS In addition to the changes above, other exterior variations are proposed from the 1991 Plans, including window design and placement, exterior materials, and architectural character. It was agreed that such changes are within the spirit of the original subdivision approvals and are acceptable. 4. SCHEDULE EXTENSION The request for a Schedule Extension of vested rights from June 10 to Nov. 10 to permit time for Building Permit plans to be developed has been received by Leslie and has been scheduled and reviewed for consideration by City Council action on February 27, 1995. 5. MISC. ITEMS a. Leslie determined that the 4585 SF parcel north of the alley is not considered to be part of the Development, for the purposes of calculating floor area and other bulk and area requirements. b. The proposed driveway and landscaping-related improvements proposed in the alley property are appropriate uses of this area. Res'ectfully mined: I David F. 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[ :[[[ ;[1.1 I 11 I n 00 Ice I of the hLni wdt inc, lion I.(e(fl rear I ; V[Cd !Hid dffprhkrerl rinde.ctshc (lily f\r;pen ' r edhi iddrn 1[14,V1 (14,1 124,(11 [ [1 [ . the ev dence o th n re I rkli [ILA .)ript 1 ,, ccri 11 01•CJI111111<.[[ No. n, Sosienot ] nn , cit the (P Lc of .Thpen . Very truly (ronn. :;, L/C-3H 12,1Q- t Ii di 1.ameh,