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HomeMy WebLinkAboutagenda.apz.20120515 AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, May 15, 2012 4:30 p.m. Sister Cities room 130 S. Galena Street, Aspen I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS — A. 101 Founders Place (Obermeyer Place)- PUD Amendment B. 480 Doolittle Drive (Waterplace Affordable Housing) — SPA Amendment VI. OTHER BUSINESS VII. BOARD REPORTS VIII. ADJOURN Next Resolution Number: 10 • . 3 A P1 MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Jennifer Phelan, Community Development Deputy Director FROM: Sara Nadolny, Planner Technician RE: 101 Founders Place, Unit 202, PUD and SPA Amendment • MEETING DATE: May 15, 2012 APPLICANT/OWNER: Anthony and STAFF RECOMMENDATION: Staff M. Deborah Clancy, Obermeyer Place HOA recommends that the Planning and Zoning Commission approve the PUD/SPA amendment. REPRESENTATIVE: Scott Lindenau, Studio B Architects SUMMARY: The applicant requests of the Planning and Zoning Commission approval to amend the PUD LOCATION: Obermeyer Place, 101 Founders and SPA to permit a privacy screen around the Place,Unit#202 second floor balcony of condominium unit#202. V � Applicant further requests approval to continue the L •", , 'Ai.. + existing fence along the western portion of the 1 ., property, to more fully privatize the limited common '� element walkway between the Obermeyer Place . I �• SPA/PUD and the adjacent City of Aspen Parking Department's impound lot. _� i . Figure A:Unit#202, west side: proposed r privacy screen location CURRENT ZONING & USE Service -: +*: ` Commercial Industrial(SCI)Zone District with , Planned Unit Development(PUD)and Speciallyzx, i lima Planned Area(SPA)overlays, residential use. PROPOSED LAND USE: The owners of Unit existing fence Figure B:West #202 request approval to construct a privacy c. side of „d property: screen on the 2 floor unit's private balcony that proposed faces an adjacent parking lot, and to continue the continuation of ` length of fencing that currently exists along the : , r=o7,... ' general western edge of the property on the limited common element fence common element walkway for the Crescent "`` Building. P2 _ LAND USE REQUESTS AND REVIEW PROCEDURES: Planning and Zoning Commission Approvals: • Amendment of PUD development order(Subsection 26.445.100.B, Other Amendment)to construct a privacy screen for Unit 202 and add a general common element privacy fence. The Planning and Zoning Commission is the final review authority. • Amendment of SPA development order(Subsection 26.440.090,Amendment to development order)to construct a privacy screen for Unit 202 and add a general common element privacy fence. The Planning Zoning Commission is the final review authority. PREVIOUS APPROVALS: The residences at Obermeyer Place were approved as part of the Obermeyer Place COWOP Project via City Council Ordinance 18, Series 2003, permitting the construction of a mixed use project containing commercial net leasable, affordable housing, and free market residential units. PROJECT SUMMARY: The applicants request approval to construct a wooden slatted privacy screen to surround the second floor balcony of condominium unit#202. The privacy screen is proposed to sit atop the existing concrete wall cap, which measures approximately 3'4" in height from finished grade on the west side, and approximately 12'7" in height from finished grade on the east side. The privacy screen would provide an additional 30"to these wall measurements, bringing the west side to approximately 5'9" in height and the east side to approximately 15'2" in height, as measured from finished grade, and to a total length of 44'9". The applicant further requests approval to construct a wooden fence on the western edge of the property between Obermeyer Place and the City of Aspen Parking Department lot, on the Crescent Building's limited common element walkway, which will complete an existing fence. The existing wooden fence measures 4'10" in height. The proposed fence will match the existing fence in height, color, and material, and continue for approximately 75'6"towards the southern edge of the Obermeyer Place property. The completion of this fence will serve to privatize the walkway and screen adjacent the parking lot. The project is before the Planning and Zoning Commission because Staff found the proposed privacy screen to be inconsistent with the representations of the project's original approval, and therefore does not qualify as an administrative insubstantial PUD amendment. P3 STAFF COMMENTS: PUD and SPA Reviews The privacy screen addition to Unit#202 and the limited common element fence are proposed within Obermeyer Place, which is subject to the site specific development plan approval by the SPA/PUD. Any changes to the land use, density, height, bulk, architecture, landscaping, and open space must undergo review and may be permitted through an amendment to the final development plan. Both the PUD and SPA review criterion discuss the compatibility of changes in light of architectural character, and is concerned with compatibility and/or enhancement of visual character and its relationship to its surroundings. Staff finds the proposed privacy screen to be compatible in materiality and color with the existing architecture of the Obermeyer SPA/PUD. Furthermore, the proposed screen will not change the land use, density, bulk, landscaping, or open space. It will add height to the existing deck of Unit#202, which will be minimal in nature and serve to create an element of privacy from the adjacent parking lot. The fence continuation is proposed to be maintained at the same height as that of the existing fence (4'10"), and will match the existing fence in color and materials. It will serve to privatize the Crescent Building's limited common element walkway between Obermeyer Place and the adjacent parking lot property for users. Staff finds the proposed fence to be compatible with the existing SPA and PUD. Given the minor architectural changes that are proposed to occur with this application and the compatibility with the existing architecture found within the Obermeyer SPA and PUD, Staff finds the review criterion to be met. STAFF RECOMMENDATION: Staff supports the fence extension, and finds the design to be compatible with the existing land use, and the materials and design to be consistent with the existing architectural character of Obermeyer Place. The fence will serve as an extension of the existing general common element for Obermeyer Place and will further privatize the walkway between this property and the adjacent parking lot. Staff recommends approval of the privacy screen at Unit#202, to the extent that it be allowed on the west side of the unit. The unit's west side directly faces the City of Aspen's Parking Enforcement lot at grade, and therefore the applicants are currently unable to enjoy use of their patio with some sense of privacy that one may expect at a private residential unit. The screen, as proposed, would afford the applicants a degree of privacy. Furthermore, it is found to be compatible with the visual character of Obermeyer Place, and would not add significant height to the wall. However, Staff recommends denial of the extension of the privacy screen to the south and east of the unit. Unit#202 is raised at a second story level on its southern and eastern sides, P4 . and therefore does not experience the same level of visibility as found on its western side. A degree of privacy is further afforded by the tree that is growing on the unit's southern end. Kil11.l4 fib a • TI 1 i „ pp hi oalktil !2t. \ .." ti2 ng ii wall Existing Patio et.i "r.,14 \ , ,t.0\C' ,A,'AillihM11■11111= ./. , % (t) \\ ....; %Willi V,�y ii,440.r \yam % v Figure C: Proposed privacy screen, plan view. Yellow, Staff approved. Red, Staff denied. -- I • , t, 3 s v 'y •ti_ ,. y ti Figure D: Unit#202, west side of property; staff proposed limits of the privacy screen P5 • s--''' 1)11 t ; ' rig .✓ . -Y Y '- - eft. ! i Y 333r j Figure E: Unit#202,southwestern view =-s% Figure F: Unit#202, southeastern view ter' Y` I r #� : S � . rA�N RC � it _ , AF 1 l r` ::- ! ;,, ..., __ •, t , 1 1-, 1 z .., . ..., .. , 1 1 1 . ____ .7,,. .i ; , i • 1 _„_________i , i 1 , _ . _ ; I. ,! i 1 1 , .,: , . 1 ,. 1 1 ___ .1w r ' ; - . 1 `.:- 7 _____.— \ I 1 , Figure G: Existing fence,west side Figure H: Proposed fence extension of Obermeyer Place property P6 RECOMMENDED MOTION (ALL MOTIONS ARE WORDED IN THE AFFIRMATIVE): "I move to approve Resolution No. , Series of 2012, approving an amendment to the Obermeyer Place PUD and SPA as proposed, with conditions. Attachments: EXHIBIT A—SPA and PUD Amendment Review Criteria EXHIBIT B -Application P7 RESOLUTION No. (SERIES OF 2012) A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN,APPROVING A PLANNED UNIT DEVELOPMENT—OTHER AMENDMENT AND SPECIALLY PLANNED AREA AMENDMENT FOR THE PROPERTY LOCATED AT 101 FOUNDERS PLACE, AKA OBERMEYER PLACE, UNIT 202, CITY AND TOWNSITE OF ASPEN AND ON A LIMITED COMMON ELEMENT. Parcel Identification Number: 2737-073-05-009 WHEREAS, Anthony and M. Deborah Clancy submitted a request for Planned Unit Development(PUD) Amendment and Specially Planned Area(SPA) Amendment to the Planning and Zoning Commission; and WHEREAS, the property is located in the Service Commercial Industrial (S CI) zone district with PUD and SPA Overlay; and WHEREAS, the Planned Unit Development approval for the Property was originally approved by the Aspen City Council via Ordinance No. 18 Series of 2003, and the Obermeyer Place Plat is recorded in the records of the Clerk and Recorder for Pitkin County at Plat Book 69, Page 44, Reception No. 498396; and WHEREAS, upon initial review of the application and the applicable code standards, the Community Development Department recommended approval of the PUD and SPA Amendment; and WHEREAS, during a regular meeting on May 15, 2012, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project; and WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein; and, WHEREAS, the Aspen Planning and Zoning Commission finds that the development proposal meets all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the Aspen Planning and Zoning Commission finds that this resolution furthers and is necessary for the promotion of public health, safety, and welfare. P8 NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: Section 1: The PUD and SPA is hereby amended to allow the addition of a privacy screen for Unit #202, aka Obermeyer Place Condominium Unit#202, as depicted in Exhibit A to this Resolution. Section 2: The PUD and SPA is hereby amended to allow the addition of a fence along the western portion of the Obermeyer Place property, on a limited common element walkway, as depicted in Exhibit B of this Resolution. Section 3: 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 Planning and Zoning Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 4: 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 5: 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. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 15th day of May, 2012. LJ Erspamer, Chairman APPROVED AS TO FORM: Deb Quinn,Assistant City Attorney ATTEST: 2 P9 Jackie Lothian,Deputy City Clerk Exhibit A: Privacy screen plans Exhibit B: Fence plans on limited common element 3 P10 . Resolution Exhibit A I---s -. b IN,,- f A ------„..,,..1 14=— - \ V Al .t i i Y . q � - 1_ \ : 7 ,,,14' 9 � 4 \ r 7 11 . ,--..."-- 1 ng Existing Patio , / o wall - - _ S.< , / ; Vii, 7WØII1I`. or 'a wt 111 a0a 17'"1 ,t Yellow=Staff recommended length of approval of privacy screen Red = Staff recommended denial of length of privacy screen P11 Resolution Exhibit B Proposed Fence location and Length \ / existing ` eV I, Existing Patio j/ 'i 1 1)1.condo wall - ,r. .E t� a \ _'''''''..\ '''a \ of .,\I\ 0.4,4,\060,\\ .\'■ \ \\` �,.0\s,,�® \1\ ..•+' , \ terminate new ,; •4to ''A ence at existing �" \ `` ®® �,� �£' \\ concrete wall \ `� \: �'� ,R;i eta \ . ..s rAQa ; - i new wood fence to � ' 0 match existing 7 v Qterr eriate(connect 0 new fence to \ . ... P12 Exhibit A Review standards for development in a Specially Planned Area (SPA) A. General. In the review of a development application for a conceptual development plan and a final development plan, the Planning and Zoning Commission and City Council shall consider the following: 1. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Response: The building already exists at 480 Doolittle Drive. The proposed use is compatible with the mix of development in the vicinity, in that it is proposed to become an affordable housing unit, and will be within the Water Place Affordable Housing area. The structure's change in use will not alter the existing land use, height, bulk, architecture, landscaping, or open space, as relatively little exterior changes will occur to the building. Staff finds this criterion to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Response: The project is presently served by existing roads and public facilities. Staff finds the criterion to be met. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mudflow, rock falls, avalanche dangers and flood hazards. Staff Response: The building already exists on this parcel. There will be no changes that will affect the possibility of mudflows, rock falls, avalanche dangers and flood hazards. Staff finds the criterion to be met. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and similar amenities for the users of the project and the public at large. Staff Response: There will be no change in the height and mass of the existing building that will cause impacts to significant view planes, have adverse environmental impacts, or change the way the area's open space, trails, and similar amenities are used. Staff finds the criterion to be met. 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. Staff Response: The Aspen Area Comprehensive Plan supports the development of affordable housing. Staff finds the criterion to be met. P13 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel or the surrounding neighborhood. Staff Response: The project will not require any expenditure of excessive public funds to provide public facilities for the parcel or surrounding neighborhood. Public facilities such as roads and infrastructure already serve the building. Stafffinds the criterion to be met. 7. Whether proposed development on slopes in excess of twenty percent (20%) meet the slope reduction and density requirements of Subsection 26.445.040.B.2. Staff Response: There are no slopes in excess of twenty percent (20%) below the area of development. Stafffinds the criterion to be met. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Response: There are no limits to the growth of affordable housing within the City of Aspen. Stafffinds this criterion to be non-applicable. P14 Exhibit B • Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors. Staff Response: The proposed change in use does comply with the Guidelines of the Aspen/Pitkin Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority is included in Appendix E, Department Responses. Staff finds the criterion to be met. b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. (Ord. No. 6—2010, §4) • Staff Response: The proposed unit is a deed-restricted affordable housing unit, and requires no further mitigation. Staff finds the criterion to be non-applicable. c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. (Ord. No. 14—2011, §3) Staff Response: The proposed unit is entirely a one story, at grade building, which requires no dimensional variances. Staff finds the criterion to be met. d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to P15 own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organiation, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. Staff Response: The proposed unit will be deed restricted as a for-sale unit and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. Staff finds the criterion to be met. e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540. (Ord. No. 6—2010, §4) Staff Response: Staff finds this criterion to be non-applicable. P16 Exhibit C Change in Use. A change in use of an existing property, structure or portions of an existing structure between the development categories identified in Section 26.470.020 (irrespective of direction), for which a certificate of occupancy has been issued for at least two (2) years and which is intended to be reused, shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.050. No more than one (1) free-market residential unit may be created through the change-in-use. 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. Staff Response: The proposal is for an affordable housing unit, and no growth management allotments are placed on this type of development. Staff finds this criterion to be non-applicable. 2. The proposed development is consistent with the Aspen Area Community Plan. Staff Response: Affordable housing is an important component of the Aspen Area Community Plan. This proposal will add a one-bedroom unit to the housing stock. Staff finds the criterion to be met. 3. The development conforms to the requirements and limitations of the zone district. Staff Response: The zoning for this development is Public with a Specially Planned Area overlay, which would require a site specific approval. Staff finds the criterion to be met. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design,Review approval and the Conceptual Planned Unit Development approval, as applicable. Staff Response: Staff finds this criterion to be non-applicable. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. (Ord. No. 6—2010, §2) P17 Staff Response: This proposal is for a voluntary affordable housing unit. No employee mitigation is necessary in this event. Stafffinds this criterion to be non-applicable. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. (Ord. No. 6—2010, §2) Staff Response: The proposal is for a voluntary affordable housing unit and not as mitigation for free market residential development. Staff finds this criterion to be non-applicable. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal,parking and road and transit services. (Ord.No. 14, 2007, §1) Staff Response: As a one-bedroom unit, the project represents minimal additional demand on public infrastructure. There will be no need for additional roads, fire and police protection utilities, drainage control, solid waste disposal, or parking and road and transit services. Staff finds the criterion to be met. P18 Exhibit D 8040 Greenline review standards. No development shall be permitted at, above or one hundred fifty (150) feet below the 8040 Greenline unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. The parcel on which the proposed development is to be located is suitable for development considering its slope, ground stability characteristics, including mine subsidence and the possibility of mudflow, rock falls and avalanche dangers. If the parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the soils or, where necessary, cause them to be removed from the site to a location acceptable to the City. Staff Response: The parcel on which the development already exists is a flat site, suitable for this existing development. No stabilization, revegetation, or mitigation of toxic soils is necessary. Staff finds the criterion to be met. 2. The proposed development does not have a significant adverse affect on the natural watershed, runoff, drainage, soil erosion or have consequent effects of water pollution. Staff Response: The development already exists. The proposed minor changes (carport with storage and covered front entry) are expected to have no adverse affects as they will be constructed on the existing asphalt base, and no new disturbance is expected to occur. Staff finds the criterion to be met. 4. The proposed development does not have a significant adverse affect on the air quality in the City. Staff Response: The proposed change in use will have no significant adverse affect on the air quality in the City. Stafffinds the criterion to be met. 4. The design and location of any proposed development, road or trail is compatible with the terrain on the parcel on which the proposed development is to be located. Staff Response: The primary building already exists and is found to be compatible with the parcel's terrain. The proposed minor development (carport with storage and covered front entry) is also compatible with the parcel's terrain, as it will be located on the existing flat asphalt surface. No new roads or trails are proposed for this change in use project. Staff finds the criterion to be met. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural land features. Staff Response: No grading is proposed with this application. Stafffinds the criterion to be met. P19 6. The placement and clustering of structures will minimize the need for roads, limit cutting and grading, maintain open space and preserve the mountain as a scenic resource. Staff Response: The structure is pre-existing and will undergo minimal development and a change in use. There is no need for additional roads or cutting and grading, and open space and preservation will not be changed by this proposal. Stafffinds the criterion to be met. 7. Building height and bulk will be minimized and the structure will be designed to blend into the open character of the mountain. Staff Response: The structure is a single story, and smaller in mass and height than the adjacent two story affordable housing units and storage units. Stafffinds the criterion to be met. 8. Sufficient water pressure and other utilities are available to service the proposed development. Staff Response: Sufficient water pressure and other utilities are available to service this project. Stafffinds the criterion to be met. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. Staff Response: Adequate roads are available to serve the proposed development, which are properly maintained by the City of Aspen. No additional roads or maintenance needs are proposed for this development. Stafffinds the criterion to be met. 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Staff Response: Adequate ingress and egress is currently available for this project for fire protection and snow removal equipment. Stafffinds the criterion to be met. 11. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Trails Plan are implemented in the proposed development, to the greatest extent practical. (Ord. No. 55-2000, § 7) Staff Response: This proposal is located adjacent to a neighborhood park, the Waite/Robinson Park, Water Place trail system, and Twin Ridge Open Space. Stafffinds the criterion to be met. P20 Exhibit E Residential Design Standards. Variances from the Residential Design Standards, Section 26.410.040, which do not meet this Section may be granted by the Planning and Zoning Commission, the Board of Adjustment or the Historic Preservation Commission, if the project is subject to the requirements of Chapter 26.415. An applicant who desires to consolidate other requisite land use review by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission may elect to have the variance application decided by the board or commission reviewing the other land use application. An applicant who desires a variance from the Residential Design Standards shall demonstrate and the deciding board shall find that the variance, if granted would: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints. (Ord.No. 52-2003, § 5; Ord. No. 20-2005, § 1) Staff Response: This unit is proposed within a pre-existing affordable housing SPA, and the building proposed for the change in use is also pre-existing. The surrounding pattern of development is a horseshoe grouping of affordable housing buildings and storage units for these buildings. As this building was formerly used as an emergency response center for the water treatment plant, it is situated on the southern portion of the grouping, Due to the fact that this building already exists, there will be limited exterior development necessary to complete the change in use. The applicant is proposing to maintain the exterior materials and massing. The exterior changes that will occur are minor, and include the addition of a carport with storage unit and a covered front entryway.. The building as proposed will meet the Residential Design Guidelines in the Code in all ways but one. As it exists, the building's front façade is perpendicular to the street. The Code requires the following: • According to Section 26.410.040 (A) (1.) Building orientation of the Land Use Code, the front facades of all principal structures shall be parallel to the street. In this instance, the existing building's front façade faces south, and Doolittle Drive runs north/south. Therefore the front façade does not face the street. Due to the pre-existing nature of this building, and the applicant's desire to limit the amount of exterior renovation performed on this building, the applicant requests a variance from this section of the Code. P21 • According to Section 26.410.040 (D) (1.) Street oriented entrance and principal window of the Land Use Code, the unit, as a single-family home, should have a street oriented entrance and principal window. Due to the pre-existing nature of the building and applicant's desire to use the building as it exists to the extent possible, the unit will not have a street oriented entrance and principal window. The applicant requests a variance from this section of the Code. a. The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight(8) feet. Staff Response: The applicant requests a variance from the requirement of a street facing entry door. b. A street-facing principal window requires that a significant window or • group or windows face street. Staff Response: This project requests a variance from the requirement of a street facing principal window, and from the requirement that a significant window or group of window face the street. The applicant is requesting from Planning and Zoning Commission the approval of the above residential design variances that are necessary due to the site specific constraints that are created by the adaptive reuse of an existing building, causing it to not meet residential design code standards that would be possible if the building were demolished and rebuilt. Stafffinds the criterion to be met for the approval for these residential design variances. RECEIVED APR 052012 CITY OF ASPEN CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY COMMUNITY DEVELOPMENT PLANNER: Jessica Garrow, 970.429.2780 DATE: 12/15/2011 PROJECT: Obermeyer PUD REPRESENTATIVE: Scott Lindenau', Studio B, 920.9428, studio @sopris.net Greg Woods, Woods Construction, 948.6483,grieg@idicolorado.com TYPE OF APPLICATION: PUD Amendment DESCRIPTION: The owner is interested in adding a privacy screen to their unit. The unit is located in Building 1 on the second floor. The screen would be located on the Alley side of the building. The screen would be approximately 30 inches in height and is proposed to be added to an existing wall. Obermeyer was approved through a PUD process and is zoned SCI PUD, so any change to the design must receive a PUD Amendment. The proposal requires review by the Planning and Zoning Commission at a public hearing. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.445.100.8 PUD—Other Amendment 26.710.0190 SCI Zone District Follow link below to view the City of Aspen Land Use Code http://www.aspenpitkin.com/Departments/Community-Development/Planning-and- Zoninn /Title-26-Land-Use-Code/ Follow the link below to view the City of Aspen Land Use Application http:/Iwww.aspejpitkin.com/Portals/0/does/City/Comdev/Apps%o20and%20Fees/2011%201 and/2Ouse%20a00%20form df Review by: Community Development Staff, P&Z Public Hearing: Yes, P&Z Planning Fe es: $1,260 for a One Step Review. This includes four (4) hours of staff review time. Additional time over four (4) hours will be billed at $315 per hour Total Deposit: $1,260 Fee Note: The typical deposit for this type of land use application is $4,410 for 14 hours of work. Due to the limited nature of this project, the Community Development Director authorizes the acceptance of a lower deposit amount of$1,260 for 4 hours of work. Please. not that any time over 4 hours will be billed at the regular rate of•$315/hour. Total Number of Application Copies: 12, 1 sets of full size plans To apply, submit the following information: Total Deposit for review of application. .re-application Conference Summary. rpplicant's name, address and telephone number,. contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. ED Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. • F A site plan depicting the proposed layout and the project's physical relationship to the land and its surroundings. • 1 C pleted Land Use application and signed fee agreement. • An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen. n 12 copies of the complete application packet and maps. 0 A written description of the proposal and a written explanation of how the proposed development complies with the review standards relevant to the development application § 26.445.100.B, PUD Other Amendment. ✓I'Visual Representation in renderings and/or drawings that depict what the proposed screening will look like on the building. Information on materials should also be provided. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. ,ir gyp1'7-+ fo B { a r c h i t e c t s • 4 April 2012 Clancy Unit Obermeyer Complex 101 Founders Place, Unit 202 Aspen, Colorado 81611 RE: Written Description The Owners of this unit are requesting a low 30" privacy fence that would be installed on the existing concrete wall cap at their exterior south facing patio and is to be constructed to match existing railings at Obermeyer. It shall be painted to match the existing colors of the complex and is consistent as to what is there and with the original PUD review standards. See attached colors from Aspen Painting verifying the colors. The Owners are also requesting that the existing 4'-10" wooden fence (see images) that exists between Obermeyer and the City of Aspen parking department lot be connected completely to privatize the Obermeyer sidewalk and screen the parking lot. The drawings were submitted to the board of directors at Obermeyer and approved and a letter confirming that is attached from Beach Resource Management which governs the complex and enforces its bylaws. Sincerely, Scott Lindenau Studio B Architects Owners Representative • 501 rio grande place suite 104 aspen co. 81611 970.920.9428 fax 970.920.7822 • • w w w .studiobarchitects.net S ! U d I 0 B a r c h i t e c t s 4 April 2012 City of Aspen 130 Galena Street Aspen, CO 81611 RE: Obermeyer PUD Minor amendment, Clancy Residence, 101 Founders Place, Unit 202 Aspen, Colorado 81611 Scott Lindenau of Studio B Architects is hereby appointed as our representative and is authorized to serve on our behalf for our minor PUD amendment at our Unit which is located at 101 Founders Place, Unit 202 at the Obermeyer Complex in Aspen, Colorado. Scott Lindenau Studio B Architects 970 920 9428 .K•s,. �- k err .r e i �•• : .. v .xs �. '-\ ., t..,-?.., a4... ,.ir..y S_c�..... .. :.- .✓ A . � J.ANTHONY CLANCY COMMAND ASSET PROGRAM 7504 M. DEBORAH CLANCY 64-22/610 3605 TUXEDO COURT BRANCH 01666 ATLANTA,GA 30305-1067 2 Date Pay to the Order of I $d F,i Z 610_7/1A);. k&: A .L_. ( ti / ._,collars a "S,Yr o. WELLS *PADVISORS CODEI FARGO f; a Vachovia Bank, a y A§ a division of Wells Fargo Bank,N.A. 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'h-,s^a e .,m s�'F JA'il dk•e w 4 5!g91115 ;�,rr'r Yr3,tiril. :::..',40,..,e,"•.4•-.',..!* r 54" '-'.!;,'..4-7t.. 1`?d t • ' 'J/ ,t s r� r :a �' a,ws x. ` l i C z `1 fj7its1, �s ¢� m ”?'• ; g'} 'SRS, 3` :3,.$`11d z h . 4 Fv r' x a r ,*tt' �"`s' " '' r „, x t,tM {u 4w` °.7.:,..4:�i.'t' x44,. a 1 ,,'pie , {'. sl .*' a-65 J},,=-y,.4 Z,'y'� '��,, ,. .,yy�' , . 7-.`"•'"i s a i+v+A,rS t" i ,:t.L • t t t..., 'i • ATTACHMENT 2-LAND USE APPLICATION PROJECT: Name: lit llrf✓G 'r' g A( V mt — 't' f etnrce Location: f 13 et—met( - cotgLf.6X V N yr 1-d't 3 t1 t #sI - O N6 (Indicate street address,lot&block number,legal description where appropriate) Parcel ID#(REQUIRED) APPLICANT: Name: TONY + 9960RkI4 e-Abpd'Z`{ fLenp_ $''r SuPT'T' to' tNf>Cty'4N Address: RArifl Pc-A-€.0 , cry- to 4- 4-seen/ Phone#: l ZO . 4" `Le REPRESENTATIVE: Name: ctrl- !/-tt/DS w A--rot Siry Ps 0 Address: Phone#: TYPE OF APPLICATION:(please check all that apply): ❑ . GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use ❑ GMQS Allotment [Final PUD(&PUD Amendment), ❑ Text/Map Amendment ❑ Special Review ❑ Subdivision ❑ Conceptual SPA ❑ ESA—8040 Greenline,Stream ❑ Subdivision Exemption(includes ❑ Final SPA(&SPA Margin,Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane ❑ Commercial Design Review ❑ Lot Split ❑ Small Lodge Conversion/ Expansion ❑ Residential Design Variance ❑ Lot Line Adjustment ❑ Other: ❑ Conditional Use EXISTING CONDITIONS: (description of existing buildings,uses,previous approvals,etc.) ?(l$t ttr6— QUD G40M.P�� PROPOSAL: (description of proposed buildings,uses,modifications,etc.) Avp A- 3 on rL vA-c.`r M i gtr- TV T1c e c srJrcr-- 'f6 -8 0/1-(4., d v r Rd of p0 er- v/rc.`r f I VM ?Ago-a.m. (-107.- Have ou attached the following? FEES DUE:$ (t2 V O.a" cat,Tl6. Tvfir i-Application Conference Summary fr f�. Wy 0 0 Attachment#1,Signed Fee Agreement VPCI ❑ 11.9sponse to Attachment#3,Dimensional Requirements Form PeNZ — esponse to Attachment#4,Submittal Requirements-Including Written Responses to Review Standards ❑ 3-D Model for large project All plans that are larger than 8.5"X 11"must be folded. A disk with an electric copy of all written text (Microsoft Word Format)must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. MCOlVIMUNITY DEVELOPMENT DEPARTMENT ,,, Agreement to Pay Application Fees An agreement between the City of Aspen("City")and Property C#Npor d' N tT Z fCg6-rLEM'Phone No.: Owner("I"): i O1 Frdu 14p611-5 Os6ilimso e.-Email: Address of to N( GLRr 6,,y Billing Cie ry p t a Pj Property: V —202. Address: c.t (R. to C-meW 6 ft.. (pre- (subject of (send bills here) application) %IP C MQJ 5 qt. l�'W61J Co . Vick ef-St 0741 co. g r k I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. h $ (t2 Co, flat fee for/A t t — Q U Q /r$ P. $ flat fee for $ flat fee for $ flat fee for For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. w $ � Z G D. deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at$315 per hour. $ deposit for hours of Engineering Department staff time.Additional time above the deposit amount will be billed at$265 per hour. City of Aspen: Property Owner: 415t, Chris Bendon ``i bew�� Community Development Director Name: S�TI- City Use: Title: PW we-f pee. Fees Due:$ Received:$ 411 (,L NovemUei,u2Q1'1 y _, �., ,hrY City 6f4 spen 1'130 S. Galena Si'- (970)920-5090 • CERTIFICATE OF OWNERSHIP Pitkin County Title,Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that J. ANTHONY CLANCY AND M. DEBORAH CLANCY are the owner's in fee simple of the following described property: CONDOMINIUM UNIT 202, CRESCENT BUILDING, OBERMEYER PLACE CONDOMINIUMS,according to the Condominium Exemption Map of the Obermeyer Place Condominiums recorded July 26,2006 in Plat Book 80 at Page 57 as Reception No. 526898 and First Supplemental Condominium Exemption Map recorded September'19,2006 in Plat Book 81 at Page 20 as Reception No. 528770 and Second Supplemental Condominium Exemption Map recorded January 16,2008 in Plat Book 86 at Page 44 as Reception No. 545903 and as defined and described in the,Condominium Declaration for the Obermeyer Place Condominiums recorded July 26,2006 as Reception No. 526895 and First Amendment recorded September 19,2006 as Reception No. 528769 and Second Amendment recorded January 16,2008 as Reception No. 545904 and Third Amendment recorded October 6,2010 as Reception No. 574121. County of Pitkin,State of Colorado ADDRESS ACCORDING TO THE PITKIN COUNTY ASSESSORS OFFICE: 101 Founders Place, Unit 202 Aspen, CO 81611 Encumbrances: NONE This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITKIN COUNTY TITLE,INC. BY: • authorized signature CERTIFIED TO: March 30, 2012 at 8:00 A.M. Job No. ACCOM2581 C W ao o III °° ta O L.. 0 c!: .0 I - d U I i a).4 ilk 1 IX 0 A --- H_.-.__...ILL –....... ........ — –7...1 — 119 . --...."I / � J / = U L I I taifr )I I na Rdt, ectivV'1 C13msvci NTTI0H9 — J jc°C 3n 'HOW) -r-iv'm r r ∎ I '>•�Ili `�• 0 NOV C13Z'1010� i I ; \ �� r 3 'V - NI lSt,0 �1�'' r CA Mk J •\ O / rn CV c A T- ' t +=1 - 7 r \ ' c X 3 c o \ IJ c 0 >, \ +- J U U J L o A ci . ) . 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Asset Management LOCATION: Water Place Housing,480 Doolittle Dr. lilligtomoingli . , 1-,.._ )iii if ms, 1 = ° i i, j 7 R Ki,,,.. ,.: ,',31:e:.--;',, 1 4■54f4„.a. 11 CURRENT ZONING&USE: Public SUMMARY: The applicant requests of the (PUB) zone district with a Specially Planning and Zoning Commission approval to Planned Area (SPA) overlay. This amend the Aspen Water Place Treatment Plant building is currently vacant; however, it and Affordable Housing SPA to change the use has served as an emergency response of a vacant emergency response facility to an facility for the Water Treatment Plant in affordable housing unit. This request will require the past and is considered to be an an SPA Amendment, Growth Management Essential Public Facility review, Change in Use review, 8040 Greenline review, and variances of existing Residential PROPOSED LAND USE: The applicant Design Standards. requests approval to change the use of the building to a for-sale deed restricted housing unit. P2 LAND USE REQUESTS AND REVIEW PROCEDURES: The Applicant is requesting four (4) land use approvals requiring a review by the Planning and Zoning Commission(P&Z). • SPA Amendment pursuant to Land Use Code Section 26.440.090, the P&Z shall issue a decision to grant or deny the change in use that is being requested by this application. • Growth Management Review pursuant to Land Use Code Section 26.470.070 (4), the P&Z shall issue a decision regarding the approval to develop a deed-restricted affordable housing unit at this site. • Change in Use Review pursuant to Land Use Code Section 26.470.070 (2), the P&Z shall issue a decision regarding the approval to change the use of an Essential Public Facility to a deed-restricted affordable housing unit at this site. • 8040 Greenline Review pursuant to Land Use Code Section 26.435.030 (C), the P&Z shall issue a decision regarding the impact of any new development (carport, exterior storage space, covered front entry). • Residential Design Standards Variance pursuant to Land Use Code Section 26.410.040 (A)(1) and (D)(1)(a, b, & c), the P&Z shall approve, conditionally approve, or deny the request for residential design variances, which include building street orientation, primary window facing street, and a covered entry porch as part of the front facade. BACKGROUND: 480 Doolittle Drive is part of the larger Aspen Water Treatment Plant and Affordable Housing Project at 500 Doolittle Dr. The property's underlying zone district designation is Public with an SPA overlay. The SPA was created via City Council Ordinance No. 18, Series of 2009. 480 Doolittle Dr. was historically used as an emergency response center for the water treatment plant. All equipment stored in the building was non-chemical in nature. Due to changes in technology, the emergency response center is no longer necessary to the operation of the water treatment plant, and therefore the building is current vacant and unused. PROJECT SUMMARY: The Applicant is proposing a change in use to 480 Doolittle Dr, from its current unused state to a deed-restricted for-sale affordable housing unit. The one-story unit is proposed to be 572 square foot in size, with 508.1 square feet of net livable space. The unit's exterior will largely remain unchanged, save for the following. The applicant proposes a 70 square foot covered entry to the building's front face, and a carport to the immediate east that will contain a 44 square foot storage closet. Due to its location 480 Doolittle Drive is subject to the heightened level of review associated with the 8040 Greenline. Although the development has previously undergone this review when first constructed as part of the Water Place Affordable Housing SPA, the additional structure being proposed causes this review to be revisited. STAFF COMMENTS: SPA Amendment The building that is proposed for a change in use exists within the Water Place Affordable Housing SPA, and therefore must undergo review to change the Final Development Plan. The purpose of this review is to determine whether the proposed changes are consistent with the final development plan. 2 P3 Staff Comment: The building is pre-existing, and there are minor plans for development on the site (a carport with outdoor storage unit and covered front entry). The proposed use for-the building is compatible with the mix of development in the vicinity, the majority of which is affordable housing units. No new roads or infrastructure is necessary for the change in use of this building, and it in no way will impact the area's open space, trails, view planes, or surrounding environment. The parcel is stable and there will be no need to stabilize or regrade. Staff feels this proposal meets the requirements of SPA Amendment review, and recommends a change to the Water Place Affordable Housing SPA. Growth Management The proposal is to turn an existing underutilized building into an affordable housing unit. The applicant is proposing it as a Category 3 or 4 deed-restricted housing unit. The purpose of this review is to ensure the proposal is in compliance with the Aspen/Pitkin County Housing Authority Guidelines. Staff Comment: The applicant is proposing to deed-restrict the for-sale unit at a Category 3 or 4 level. According to APCHA guidelines, a Category 3 or 4 one-bedroom unit should contain a minimum net livable area of 700 square feet. APCHA does allow for a twenty percent reduction in net livable area,provided certain conditions are met. These include: o Additional storage outside the unit, o Additional window for natural light; o Efficient and flexible layout; o Site amenities; o Location within the project; and o Achievement of higher density deed-restricted units with variance. The application does meet each of these conditions with the following: o The applicant is proposing to provide an additional 44 sf of storage space within the outdoor carport; o Additional windows will be added for enhanced natural light and southern exposure; o The interior layout is efficient, without hallways and staircases; o The site is located adjacent to a neighborhood park, the Waite/Robinson Park, Water Place trail system, and Twin Ridge Open Space; o The project is single-story ground level unit; and o A higher density of deed-restricted units will be achieved with this project. However, even with a twenty percent reduction the applicant is below the minimum net livable area for a Category 3 or 4 one-bedroom unit. The minimum net livable area for a Category 3 or 4 designation is 700 sf, which may be reduced to 560 sf by taking the 20% reduction as stated above. The net livable area for this unit is 508.1 sf. However, the minimum net livable area for a Category 3-4 studio unit is 500 sf, which this application meets. Categorizing this unit as a studio rather than a one-bedroom unit will decrease the allowable for-sale price; however, this designation more accurately fits the square footage of the unit. Staff recommends approval of the Growth Management Review, with the condition that the unit be deed-restricted as a studio for-sale unit at Category 4 or lower. 3 P4 Change in Use The proposal involves a change in use of an essential public facility to a for-sale one-bedroom deed-restricted residential housing unit. The purpose of this review is to ensure the proposed change in use is appropriate. Staff Response: The essential public facility is currently unused and vacant. The addition of one- bedroom deed restricted unit to the Aspen/Pitkin County Affordable Housing stock is desirable, and approved by the Housing Department. Staff finds the proposed Change in Use to be an appropriate use of this building. 8040 Greenline Review The proposal involves a building that is located above the 8040 Greenline. The purpose of this review is to ensure reduced impacts on the natural watershed and surface runoff, minimize air pollution, reduce the potential for avalanche, unstable slope, rockfall and mudslide, aid in the transition of agricultural and forestry land uses to urban uses, and ensure the availability of utilities and access to development that exists above 8040 feet mean sea level. Staff Comment: This building is largely pre-existing and has previously undergone this heightened level of review upon the initial development of the Water Place Affordable Housing SPA. The changes that are proposed include a 70 sf covered front entryway and a carport with a 44 sf storage closet. These additions will not require additional excavation of land, regrading, or stabilization. The change in use will have no significant adverse affects on air quality and no new roads or utilities will be required to service this unit. The structure is smaller in bulk and height as compared to adjacent buildings. It is located adjacent to a park, trail system, and open space. Stafffeels this proposal meets the requirements for an 8040 Greenline Review. Residential Design Standards Variances The applicant is requesting several Residential Design Standards variances with regard to building orientation and street facing windows, as noted in Exhibit D. The purpose of this review is to ensure the preservation of established neighborhood scale and character and to ensure street and neighborhood walkability. Staff Comment: The building is pre-existing is proposed as an affordable housing unit. The variances that are requested deal primarily with the building's orientation. The front of the building is not street facing, which also affects the ability to have a street facing window standard. These standards will be met with having a primary window and front covered entry way,just not to the letter of the Code. The issue is to allow these standards to be met with a non- street facing orientation. Due to the efforts of the applicant to use an existing building and to minimize any new development, as well as the intent to change the use to affordable housing, Staff supports the recommendation for the granting of residential design variances. REFERRALS: Staff solicited the opinions of several City departments regarding this project, including the Aspen/Pitkin County Housing Authority (APCHA), Engineering, Water Treatment, and Parks. Following is a summary of the comments received from these departments. 4 P5 o Water Treatment— o The Emergency Response Center has never housed, stored, filled, spilled, cleanup, remediated or decontaminated anything having to do with hazardous chemicals. o The building was staff as a training/staging area for emergency responders. o Engineering— o The design for the site must meet the Urban Runoff Management Plan requirements, and a compliant drainage plan must be submitted prior to final plat. o A construction management plan must be submitted in conjunction with the building permit application. o This major project is subject to the Fee in Lieu per Sec. 2.12.140 of the Municipal Code. o APCHA— o The remodel would provide needed employee housing. o Although the size of this unit would typically fall into a Category 1 or 2, Water Place housing does not specify categories for any of its 22 available units; o The affordable housing category will be determined based on the City employee purchasing the unit. o APCHA is recommending approval of this project with deed-restriction similar to the Water Place housing project. o Parks— o Any tree removal will require a tree permit to be approved prior to the approval of building permits. Mitigation for removal will be in accordance with Municipal Code 13.20. o A vegetation protection fence must be erected at the drip line of each tree remaining on the site, which will be inspected by the City forester or his designee prior to any construction. o A formal plan indicating the location of tree protection is required for the building permit set. RECOMMENDATION: In reviewing the proposal, Staff believes that the project is consistent with the applicable review standards in the City Land Use Code. Staff recommends approval of the project. RECOMMENDED MOTION(ALL MOTIONS ARE WORDED IN THE AFFIRMATIVE): "I move to approve Resolution No._, Series of 2012, approving SPA Amendment, Growth Management Review, 8040 Greenline Review, Change in Use, and Residential Design Variances for Building Orientation and Street Facing Principal Windows." ATTACHMENTS: Exhibit A— SPA Amendment Review Criteria Exhibit B—Growth Management Review Criteria Exhibit C—Change in Use Review Criteria Exhibit D— 8040 Greenline Exemption Review Criteria Exhibit E—Residential Design Variance Review Criteria Exhibit F—Application Exhibit G—DRC Comments 5 P6 RESOLUTION No. (SERIES OF 2012) A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, APPROVING AN AMENDMENT TO SPECIALLY PLANNED AREA, GROWTH MANAGEMENT REVIEW, CHANGE IN USE REVIEW, 8040 GREENLINE REVIEW, AND RESIDENTIAL DESIGN VARIANCES FOR THE PROPERTY LOCATED AT 480 DOOLITTLE DR, AKA THE WATER PLACE AFFORDABLE HOUSING SPA, CITY AND TOWNSITE OF ASPEN Parcel Identification Number: 2735-132-04-024, 2735-132-04-825 WHEREAS, the City of Aspen has submitted a request for Specially Planned Area (SPA) Amendment, Growth Management Review, Change in Use Review, 8040 Greenline Review, and Residential Design Variances to the Planning and Zoning Commission; and WHEREAS, the property is located in the Public (PUB) zone district with SPA Overlay; and WHEREAS, the Specially Planned Area approval for the Property was originally approved by the Aspen City Council via Ordinance No. 23 Series of 1996; and WHEREAS, upon initial review of the application and the applicable code standards, the Community Development Department recommended approval of the SPA Amendment, Growth Management Review, Change in Use Review, 8040 Greenline Review, and Residential Design Variances; and, WHEREAS, during a regular meeting on May 15, 2012, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project; and WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein; and, WHEREAS, the Aspen Planning and Zoning Commission finds that the development proposal meets all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the 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 CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: P7 NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: Section 1: SPA Amendment The SPA is hereby amended to allow the change in use from an essential public facility to a for- sale deed-restricted affordable housing unit. Section 2: Growth Management Review The Growth Management Review has been satisfied to deed restrict this unit at a studio Category 4 or lower affordable housing unit in compliance with the Aspen/Pitkin County Housing Authority standards. Deed restriction shall be recoded prior to granting a Certificate of Occupancy. Section 3: Change in Use Review The Change in Use Review has been satisfied and the changing of an essential public facility to a for-sale deed-restricted affordable housing unit has been found to be an appropriate use of this property. Section 4: 8040 Greenline Review The 8040 Greenline Review has been completed and found to meet the criteria for an 8040 Greenline exemption. See Exhibit A for the approved site plan. Section 5: Residential Design Standards Variances Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves variances for Residential Design Standards listed in Section 26.410.040 D, Building Elements, (1) (a), (c) and (3) (a) for single family residences as represented in the application. Section 6: Engineering The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21, Title 28 and all construction and excavation standards published by the Engineering Department. A construction management plan must be submitted in conjunction with the building permit application. A completed drainage report/plan as outlined in the Urban Runoff Management Plan shall be submitted and approved prior to Building Permit issuance. This major project is subject to the fee in lieu requirement of Section 2.12.140,of the Aspen Municipal Code. Section 7: Exterior Lighting All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor Lighting. Section 8: School Lands Dedication Before the Applicant is issued a Building Permit, the Applicant shall pay a fee-in-lieu of land dedication pursuant to Chapter 26.620, School Lands Dedication. The amount of the fee shall be 2 P8 Section 9: Impact Fees Before the Applicant is issued a Building Permit, the Applicant shall pay a Parks Development fee and a TDM/Air Quality fee pursuant to Chapter 26.610, Impact Fees. The amount of the fees shall be calculated by the Community Development Department using the calculation method and fee schedule in effect at the time the Applicant submits a Building Permit. Section 10: 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 Planning and Zoning Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 11: Vested Rights The development approvals granted herein shall constitute a site-specific development plan and a vested property right attaching to and running with the Subject Property and shall confer upon the Applicant the right to undertake and complete the site specific development plan and use of said property under the terms and conditions of the site specific development plan including any approved amendments thereto. The vesting period of these vested property rights shall be for three (3) years which shall not begin to run until the date of the publications required to be made as set forth below. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements `required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050, Void Permits. Zoning that is not part of the approved site- specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of this Resolution, 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 Chapter 26.308, Vested Property Rights. Pursuant to Section 26.304.070(A), Development Orders, such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, 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: 233 East Cooper Avenue, Monarch on the Park Condominiums Unit P-3, City and Townsite of Aspen, Colorado. The vested rights granted hereby shall be subject to all rights of referendum and judicial review. The period of time permitted by law to exercise the right of referendum to refer to the electorate this Section of this Ordinance granting vested rights; or, to seek judicial review of the grant of 3 P9 vested rights shall not begin to run until the date of publication of the notice of final development approval as set forth above. The rights of referendum described herein shall be no greater than those set forth in the Colorado Constitution and the Aspen Home Rule Charter. 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 APPROVED BY the Planning and Zoning Cominission of the City of Aspen on this 15th day of May, 2012. LJ Erspamer, Chairman APPROVED AS TO FORM: Deb Quinn,Assistant City Attorney ATTEST: Jackie Lothian,Deputy City Clerk Exhibit A: Site plan 4 31 ''.------ ope.opo uacIsti t.t,_, and UOISIAlpqns a3erdJele/VI Ei II 1 4,P iliii _ IT; -1001/NIAN eNtsnoH 90Vld 2:IA_LVAA 1 i '.,g .■.■ 1 -'‹ 11 ■kill!'id Ili i ;-.)N1 `2`4zis0 J - 0 410112 . . t ' 1 , \ \ \ \ 1 1 472243See 4129 1 ••) : lit..... ' \I \ s L,,,, .. k ...., 1 ..1 \ , 71 t I ,--,1 tualts3 L _ - \ • , _. ,,. - 11) , ■{ _ . . t .. .; . \ , *N\ 4" • - \ N \ g• \.____Ir .• \•3‘ • ''.- • / - „....... ....--.. .......-. ....-.. ......-... --- .....■ i \.,.% . , . g \ . I . 1 . .. _ 1 . 8 .. _ _ , • '/,. ._ \ \ , . , .1.. -. S-...,., a...,, , , I '111■--.." . k, 1 \ .. . L -..... ,' . \ i \ 1 (.0 .‘ • . _ • Ilk' tc, 1 Q•••..... , \ ,, , • . \ , l i . ) , 1 . • 4 1 . .. . • 1 N1 . t ( Jt L._ Ao, _________-----,----- • 0,—• , . , 1 ..........-...... . . ,.--- - -- -. , .......-. .........--. ....—,.......— ...—... —.._ -- _.„ .., .__—_ --..... ......... .............. ' ... ,......... .„ %,,. 1 --•"' ' ."-"." 1 'S •/ ....,,,, r..,... ...._,._ I. 1 . ___...... < fi / ....._ ■ —'— 1 Nilli,,, ,• ,- ,- 1 I , ____ / 1 , 7 • a , . j., • / ,.- , 1 • •' I( . r ,J -- 1-1 z . 1,:t _,..-- . f ... II - 1 .. ' _ _, , \ 1 , t o \ 44 I• l• t .... nomorms Iss ' ..-- \ \, r , rt -s',Its I / ;fr , "-• ‘,.)1 -- .• r-----L \ -_— — \ I emsemmaginvittahlr-- 11 f( -^" . . .......... ( ,......-, / • ,... ,....., ,-.... .._ — _.., ‘ P11 Exhibit A Review standards for development in a Specially Planned Area (SPA) A. General.' In the review of a development application for a conceptual development plan and a final development plan, the Planning and Zoning Commission and City Council shall consider the following: 1. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Response: The building already exists at 480 Doolittle Drive. The proposed use is compatible with the mix of development in the vicinity, in that it is proposed to become an affordable housing unit, and will be within the Water Place Affordable Housing area. The structure's change in use will not alter the existing land use, height, bulk, architecture, landscaping, or open space, as relatively little exterior changes will occur to the building. Staff finds this criterion to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Response: The project is presently served by existing roads and public facilities. Stafffinds the criterion to be met. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mudflow, rock falls, avalanche dangers and flood hazards. Staff Response: The building already exists on this parcel. There will be no changes that will affect the possibility of mudflows, rock falls, avalanche,dangers and flood hazards. Staff finds the criterion to be met. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and similar amenities for the users of the project and the public at large. Staff Response: There will be no change in the height and mass of the existing building that will cause impacts to significant view planes, have adverse environmental impacts, or change the way the area's open space, trails, and similar amenities are used. Staff finds the criterion to be met. 5. Whether the proposed development is in compliance with , the Aspen Area Comprehensive Plan. Staff Response: The Aspen Area Comprehensive Plan supports the development of affordable housing. Stafffinds the criterion to be met. P12 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel or the surrounding neighborhood. Staff Response: The project will not require any expenditure of excessive public funds to provide public facilities for the parcel or surrounding neighborhood. Public facilities such as roads and infrastructure already serve the building. Staff finds the criterion to be met. 7. Whether proposed development on slopes in excess of twenty percent (20%) meet the slope reduction and density requirements of Subsection 26.445.040.B.2. Staff Response: There are no slopes in excess of twenty percent (20%) below the area of development. Staff finds the criterion to be met. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Response: There are no limits to the growth of affordable housing within the City of Aspen. Staff finds this criterion to be non-applicable. P13 Exhibit B Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors. Staff Response: The proposed change in use does comply with the Guidelines of the Aspen/Pitkin Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority is included in Appendix E, Department Responses. However, due to the size of the unit, which is proposed net livable at 508.1 square feet, Staff recommends the unit be deed-restricted to a for- sale studio, rather than a one-bedroom unit, which will affect the potential for-sale price of the unit. Even with the allowed 20%floor area reduction due per APCHA standards, the unit does not meet the size standards for a 'one-bedroom Category 3-4 unit. According to APCHA guidelines, Category 3-4 one-bedroom units must be a minimum of 700 sf. With the 20% allowable reduction, the unit must be a minimum size of 560 sf. However, a Category 4 or lower studio may be a minimum of 500 sf, which this application meets. Therefore, Staff recommends that the Applicant pursue a for-sale, deed restricted Category 4 or lower studio designation. Stafffinds the criterion to be met, with this condition. b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. (Ord. No. 6—2010, §4) Staff Response: The proposed unit is a deed-restricted affordable housing unit, and requires no further mitigation. Staff finds the criterion to be non-applicable. c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. (Ord. No. 14—2011, §3) P14 Staff Response: The proposed unit is entirely a one story, at grade building, which requires no dimensional variances. Staff finds the criterion to be met. d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. Staff Response: The proposed unit will be deed restricted as a for-sale unit and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. Staff finds the criterion to be met. • e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540. (Ord. No. 6—2010, §4) Staff Response: Staff finds this criterion to be non-applicable. P15 Exhibit C Change in Use. A change in use of an existing property, structure or portions of an existing structure between the development categories identified in Section 26.470.020 (irrespective of direction), for which a certificate of occupancy has been issued for at least two (2) years and which is intended to be reused, shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.050. No more than one (1) free-market residential unit may be created through the change-in-use. 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. Staff Response: The proposal is for an affordable housing unit, and no growth management allotments are placed on this type of development. Stafffinds this criterion to be non-applicable. 2. The proposed development is consistent with the Aspen Area Community Plan. Staff Response: Affordable housing is an important component of the Aspen Area Community Plan. This proposal will add a one-bedroom unit to the housing stock. Staff finds the criterion to be met. 3. The development conforms to the requirements and limitations of the zone district. Staff Response: The zoning for this development is Public with a Specially Planned Area overlay; which would require a site specific approval. Stafffinds the criterion to be met. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Conceptual Planned Unit Development approval, as applicable. Staff Response: Stafffinds this criterion to be non-applicable. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. (Ord. No. 6—2010, §2) P16 Staff Response: This proposal is for a voluntary affordable housing unit. No employee mitigation is necessary in this event. Stafffinds this criterion to be non-applicable. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent(30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. (Ord.No. 6—2010, §2) Staff Response: The proposal is for a voluntary affordable housing unit and not as mitigation for free market residential development. Stafffinds this criterion to be non-applicable. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. (Ord. No. 14, 2007, §1) Staff Response: As a one-bedroom unit, the project represents minimal additional demand on public infrastructure. There will be no need for additional roads, fire and police protection utilities, drainage control, solid waste disposal, or parking and road and transit services. Staff finds the criterion to be met. P17 • Exhibit D 8040 Greenline review standards. No development shall be permitted at, above or one hundred fifty (150) feet below the 8040 Greenline unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. The parcel on which the proposed development is to be located is suitable for development considering its slope, ground stability characteristics, including mine subsidence and the possibility of mudflow, rock falls and avalanche dangers. If the parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the soils or, where necessary, cause them to be removed from the site to a location acceptable to the City. Staff Response: The parcel on which the development already exists is a flat site, suitable for this existing development. No stabilization, revegetation, or mitigation of toxic soils is necessary. Stafffinds the criterion to be met. 2. The proposed development does not have a significant adverse affect on the natural watershed, runoff, drainage, soil erosion or have consequent effects of water pollution. Staff Response: The development already exists. The proposed minor changes (carport with storage and covered front entry). are expected to have no adverse affects as they will be constructed on the existing asphalt base, and no new disturbance is expected to occur. Staff finds the criterion to be met. 4. The proposed development does not have a significant adverse affect on the air quality in the City. Staff Response: The proposed change in use will have no significant adverse affect on the air quality in the City. Stafffinds the criterion to be met. 4. The design and location of any proposed development, road or trail is compatible with the terrain on the parcel on which the proposed development is to be located. Staff Response: The primary building already exists and is found to be compatible with the parcel's terrain. The proposed minor development (carport with storage and covered front entry) is also compatible with the parcel's terrain, as it`will be located on the existing flat asphalt surface. No new roads or trails are proposed for this change in use project. Staff finds the criterion to be met. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural land features. Staff Response: No grading is proposed with this application. Stafffinds the criterion to be met. P18 6. The placement and clustering of structures will minimize the need for roads, limit cutting and grading, maintain open space and preserve the mountain as a scenic resource. Staff Response: The structure is pre-existing and will undergo minimal development and a change in use. There is no need for additional roads or cutting and grading, and open space and preservation will not be changed by this proposal. Stafffinds the criterion to be met. 7. Building height and bulk will be minimized and the structure will be designed to blend into the open character of the mountain. Staff Response: The structure is a single story, and smaller in mass and height than the adjacent two story affordable housing units and storage units. Stafffinds the criterion to be met. 8. Sufficient water pressure and other utilities are available to service the proposed development. Staff Response: Sufficient water pressure and'other utilities are available to service this project. Stafffinds the criterion to be met. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. Staff Response: Adequate roads are available to serve the proposed development, which are properly maintained by the City of Aspen. No additional roads or maintenance needs are proposed for this development. Stafffinds the criterion to be met. 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Staff Response: Adequate ingress and egress is currently available for this project for fire protection and snow removal equipment. Stafffinds the criterion to be met. 11. The recommendations of the Aspen Area Community Plan: Parks/Recreation/Trails Plan are implemented in the proposed development, to the greatest extent practical. (Ord. No. 55-2000, § 7) Staff Response: This proposal is located adjacent to a neighborhood park, the Waite/Robinson Park, Water Place trail system, and Twin Ridge Open Space. Stafffinds the criterion to be met. P19 Exhibit E Residential Design Standards. Variances from the Residential Design Standards, Section 26.410.040, which do not meet this Section may be granted by the Planning and Zoning Commission, the Board of Adjustment or the Historic Preservation Commission, if the project is subject to the requirements of Chapter 26.415. An applicant who desires to consolidate other requisite land use review by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission may elect to have the variance application decided by the board or commission reviewing the other land use application. An applicant who desires a variance from the Residential Design Standards shall demonstrate and the deciding board shall find that the variance, if granted would: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In • evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints. (Ord. No. 52-2003, § 5; Ord. No. 20-2005, § 1) Staff Response: This unit is proposed within a pre-existing affordable housing SPA, and the building proposed for the change in use is also pre-existing. The surrounding pattern of development is a horseshoe grouping of affordable housing buildings and storage units for these buildings. As this building was formerly used as an emergency response center for the water treatment plant, it is situated on the southern portion of the grouping, Due to the fact that this building already exists, there will be limited exterior development necessary to complete the change in use. The applicant is proposing to maintain the exterior materials and massing. The exterior changes that will occur are minor, and include the addition of a carport with storage unit and a covered front entryway. The building as proposed will meet the Residential Design Guidelines in the Code in all ways but one. As it exists, the building's front façade is perpendicular to the street. The Code requires the following: • According to Section 26.410.040 (A) (1.) Building orientation of the Land Use Code, the front facades of all principal structures shall be parallel to the street. In this instance, the existing building's front façade faces south, and Doolittle Drive runs north/south. Therefore the front façade does not face the street. Due to the pre-existing nature of this building, and the applicant's desire to limit the amount of exterior renovation performed on this building, the applicant requests a variance from this section of the Code. P20 o According to Section 26.410.040 (D) (1.) Street oriented entrance and principal window of the Land Use Code, the unit, as a single-family home, should have a street oriented entrance and principal window. Due to the pre-existing nature of the building and applicant's desire to use the building as it exists to the extent possible, the unit will not have a street oriented entrance and principal window. The applicant requests a variance from this section of the Code. a. The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight(8) feet. Staff Response: The applicant requests a variance from the requirement of a street facing entry door. b. A street-facing principal window requires that a significant window or group or windows face street. Staff Response: This project requests a variance from the requirement of a street facing principal window, and from the requirement that a significant window or group of window face the street. The applicant is requesting from Planning and Zoning Commission the approval of the above residential design variances that are necessary due to the site specific constraints that are created by the adaptive reuse of an existing building, causing it to not meet residential design code standards that would be possible if the building were demolished and rebuilt. Staff finds the criterion to be met for the approval for these residential design variances. 1 P21 April 27, 2012 THE CITY OF ASPEN WATER DEPARTMENT To whom it may concern; • The property located at 480 Doolittle Drive, what the Water department has referred to as the Emergency Response Center(ERC) since it's construction,has never housed, stored, filled, spilled, cleaned up? remediated, nor decontaminated anything having to do with any Hazardous Chemicals what so ever. I have personally managed this facility since its construction and it was staffed as a training, staging area for emergency responders only. Please contact me if I may be further assistance. Charles O. Bailey Treatment Supervisor City of Aspen Water Dept. •130 South Galena St. • Aspen, CO 81611 970-920-5110 chuckb@Ciaspen.co.us • 130 SOUTH GALENA STREET • ASPEN,COLORADO 81611-1975 • PHONE 970.920.5110 • FAx 970.920.5117 Printed on Recycled Pia. P22 Date: May 9, 2012 Project: Doolittle Affordable Housing City of Aspen Engineering Department DRC Comments These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting. General A compliant and accurate survey, must be submitted. We are unable to determine (among other things) utility easements and access easements needed for the site. Drainage: General note: The design for the site must meet the Urban Runoff Management Plan Requirements. Staff was not able to determine whether or not the site will meet these requirements. A full review will be completed when there is enough information to review. A compliant drainage plan must be submitted prior to final plat. Staff was unable to determine whether or not the site is able to meet the Drainage Principals: 1.Consider stormwater quality needs early in the design process 2.Use the entire site when planning for stormwater quality treatment. 3.Avoid unnecessary impervious area. 4.Reduce runoff rates and volumes to more closely match natural conditions. 5.Integrate stormwater quality management and flood control. 6.Develop stormwater quality facilities that enhance the site, the community, and the environment. 7.Use a treatment train approach. 8.Design sustainable facilities that can be safely maintained. 9. Design and maintain facilities with public safety in mind. Construction Management—A construction management plan must be submitted in conjunction with the building permit application. The plan must include a planned sequence of construction that minimizes construction impacts to the public. The plan shall describe mitigation for: parking, staging/encroachments, truck traffic, noise, dust, and erosion/sediment pollution. Fee in Lieu—This project is considered a Major project and is subject to the Fee in Lieu P 23 please refer to Section 2.12.140 of the Municipal Code. P24 MEMORANDUM TO: Sara Nadolny FROM: Cindy Christensen, APCHA Operations Manager DATE: May 2, 2012 RE: CHEMICAL TREATMENT BUILDING REMODEL Parcel ID No. ISSUE: The applicant is requesting to remodel a structure into a deed-restricted affordable housing unit. BACKGROUND: The structure was used for chlorine disaster preparedness. At no name were harmful chemicals get in the structure. The structure has been unused for years and the remodel would provide needed employee housing. The cost of the remodel is to be from the fund that is supported by the City departments and not from the 150 affordable housing development fund that is provided with taxpayer money. The City plans to utilize the remodeled structure for a City employee similar to the Water Place housing project. Although the application is proposing the unit be a Category 3 or Category 4 ownership unit, it has been the City's objective to provide housing for any City employee. The unit is proposed at 572 square feet, which is a Category 1 or 2 for a one-bedroom unit stated in the Guidelines. Water Place housing does not specify categories for any of the 22 available units. The category is based on the employee purchasing the unit. RECOMMENDATION: Due to the fact that one-bedroom units are the most sought-after type of unit, based on the location of the proposed affordable housing unit, and in conjunction with the funding of the remodel through the City of Aspen employee fund, APCHA staff is recommending approval of the remodel, as it provides an additional affordable housing unit into the program. The deed restriction should be similar to the Water Place housing project. 1 P25 Memorandum Date: April 30, 2012 To: Sara Nadolny From: Brian Flynn, Parks Department Re: DRC comments for 500 Doolittle Drive Housing Per City Code 13.20 an approved tree permit is required for the removal of any tree or the excavation under the drip line of the tree. Parks is requiring that the tree permit be approved prior to approval of building permits. Mitigation for removals will be paid cash in lieu or on site per City Code 13.20. A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site and their represented drip lines.A formal plan indicating the location of the tree protection will be required for the bldg permit set. No excavation, storage of materials, storage of construction backfill, storage of equipment;foot or vehicle traffic allowed within the drip line of any tree remaining on site. This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. As referenced in Chapter 13.20