HomeMy WebLinkAboutLand Use Case.750 S Mill St.10A-89Summit Place Insubstantial PUD
nendment 2737-182-85-007 10A-89
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ASPEN/PITKIN PLANNING OFFICE
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 2/24/89 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-182-85-002 10A-89
STAFF MEMBER•
PROJECT NAME: Summit Place Insubstantial PUD Amendment
Project Address: 750 South Mill Street
Legal Address: Lot 2, Aspen Mountain Subdivision
APPLICANT: Hadid Aspen Holdings
Applicant Address:_600 E. Cooper St, Suite 200, Aspen
REPRESENTATIVE: Joe Wells
Representative Address/Phone: 130 Midland Park Place, F2
Aspen, CO 81611 5-8080
PAID: YES NO AMOUNT: $100.00 NO. OF COPIES RECEIVED: 2
TYPE OF APPLICATION: 1 STEP:
P&Z Meeting Date
2 STEP:
PUBLIC HEARING: YES
VESTED RIGHTS: YES
CC Meeting Date PUBLIC HEARING: YES
VESTED RIGHTS: YES
Planning Director Approval: /
Insubstantial Amendment or Exemption: c/
REFERRALS:
NO
NO
NO
NO
Paid:
Date:
City Attorney
Mtn. Bell
School District
City Engineer
Parks Dept.
Rocky Mtn Nat Gas
Housing Dir.
Holy Cross
State Hwy Dept(GW)
Aspen Water
Fire Marshall
State Hwy Dept(GJ)
City Electric
Building Inspector
Envir. Hlth.
Roaring Fork
Other
Aspen Consol.
Energy Center
S.D.
DATE REFERRED:
INITIALS:
FINAL ROUTING: DATE ROUTED: 310?0% 9 INITIAL:
City Atty
Housing
City Engineer Zoning Env. Health
Other:
FILE STATUS AND LOCATION: (/
March 14, 1989
Mr. Joe Wells
Doremus and Wells
130 Midland Park Place, #F-2
Aspen, Co., 81611
Dear Joe,
I have reviewed your application for an insubstantial amendment
to the Summit Place component of the Aspen Mountain PUD. The
purpose of this letter is to inform you that I am hereby denying
this request.
There are two aspects of the proposal which cause this rejection.
First, the design as shown converts the area previously used as
garage into residential space. Since this area is above finished
grade, even though below natural grade, it will increase the
site's FAR. Further variation of the site's FAR must be granted
by City Council, not by staff.
Second, I find the relocation of the parking into a carport on
Lot 3 of the PUD, from its approved location, under the units on
Lot 2, to be a change in the use or character of the proposed
development. Please do not construe this to mean that I find the
change inappropriate; only that it is substantial enough to
warrant notice being given to surrounding landowners and
review by P&Z and Council, who initially approved the project.
If you wish to proceed with these amendments, you should submit
an application for PUD amendment, and it will be processed
accordingly. If you need to conduct a pre -application meeting
prior to submission, please contact me and I will meet with you.
Sincerely,
Alan Richman, AICP
Planning Director
summit
02737-/8a-6; 5=00a-
0 •
DOMMUs & weLLs
an association of land planners FR2 Q
February 24, 1989
Mr. Alan Richman
Director, Aspen/Pitkin Planning Office
130 South Galena
Aspen, CO 81611
Dear Alan:
My letter is to forward drawings which reflect certain insubstan-
tial amendments to the Summit Place Project (Lot 2, Aspen
Mountain Subdivision) which I mentioned in our phone conversation
some time ago. We believe that these changes fall within the
standards of Section 7-907(A), Insubstantial Amendment of a PUD
Development Order, which limits such changes to technical or
engineering considerations which were not anticipated during the
approval process.
There are basically two changes proposed:
1. Temporary surface parking.
Temporary parking for six cars in a covered carport is pro-
posed on the south side of the Summit Street easement to serve
the project. These spaces would replace, on at least an interim
basis, the six subsurface spaces approved for the project. As
requested by Jay Hammond, the carport is set back from the Summit
Street easement by 5 feet.
During the City review process representatives of Hadid
Aspen Holdings, Inc. (Hadid) spoke with Lee Miller, the property
manager of the Aspen Inn Condominiums regarding an easement to
provide vehicular access to the Summit Place Project. Mr. Miller
in turn spoke with some of the owners of the condominiums in that
project who generally favored the offer proposed by Hadid; at
that time, we anticipated that there would be no difficulty in
arriving at a resolution of the issue regarding access.
Subsequent to City approval of the project, all but one of
the owners approved the settlement proposed by Hadid regarding
the easement. One owner presently opposes the agreement,
however, and that owner appears to be unwilling to negotiate
further at this time. This situation was clearly not anticipated
during the approval process.
608 east hyman avenue ❑ aspen, colorado 81611 ❑ telephone: 303 925-6866
•
•
Mr. Alan Richman
February 24, 1989
Page Two
While the owners intend to continue to pursue these
negotiations and expect a satisfactory resolution at some point
in the future, these discussions are nonetheless presently
delaying construction of the project.
In the unlikely event that the easement dispute is not
eventually resolved, parking for Summit Place will either remain
in place as proposed here or will have to be incorporated into
the off-street parking plan under future submissions for the Top
of Mill Project.
2. Addition of exit stair.
In order to meet Building Code requirements, it is necessary
to add an internal stair from the top floor of the building which
will exit at the level of Summit Street. As illustrated on the
attached drawings, this change has been accomplished without
modifying the footprint of the enclosed area of the approved
building.
The only exterior modifications necessary to accomplish this
change are a continuous balcony at the top level along the north
elevation and the additional doors that are shown on the north
and south elevations of the revised drawings.
Compliance with the standards for an Insubstantial Amendment.
The two changes proposed comply with the provisions of
Section 7-907 as follows:
1. No change in the use or character of the development is
proposed.
2. The exterior balcony on the third level increases the
overall coverage of the Summit Place structure from 2,900 square
feet, as approved for Lot 2 (see page 7 of the June 3, 1988
submission for the Aspen Mountain Subdivision) to 3,090 square
feet.
Total coverage for the three projects within the Aspen
Mountain Subdivision which have received final approval (Lots 1,
2 and 4) is 69,100 square feet. Therefore the increase of 190
square feet represents 0.3% of the building coverage approved to
date under the First Amended Plat for the Aspen Mountain PUD/
Subdivision, with the final building coverage for Lots 3 and 5 to
be established by subsequent amendment.
Mr. Alan Richman
February 24, 1989
Page Three
The building coverage of the carport to be built on Lot
3 is 1,300 square feet. If actually constructed, the carport
will be taken into account in the calculations for the lot in
subsequent submissions for Top of Mill.
3. The trip generation rate of the project will not be
affected.
4. Open space on -site is unaffected by the proposed
elimination of the access drive, because the area generally
exceeds the permitted depth below natural grade.
Although not finally established, open space to be pro-
vided on the Top of Mill site is potentially affected negatively
by the 1,300 square foot carport proposed on Lot 3. Open space
for the three lots which have already received final approval
exceeds 236,000. The potential open space reduction is therefore
0.6% of that previously committed to within the PUD.
5. No reduction in off-street parking and loading is
proposed.
6. No reduction in pavement, easement or right-of-way
widths is proposed.
7. The project includes no commercial buildings. There-
fore no increase in gross leasable commercial floor area is
proposed.
8. No increase in residential density is proposed.
We are enclosing the required processing fee of $100.00. Let me
know at 925-8080 if you need additional information.
Sincerely,
Joseph Wells, AICP
L
JW/b
Enclosure
608 east hyman avenue c aspen, colorado 81611 ❑ telephone: 303 925-6866
DOMMUS & weLLs
an association of land planners
March 13, 1989
Mr. Alan Richman
Director, Aspen/Pitkin Planning Office
130 South Galena
Aspen, CO 81611
Re: Summit Place Insubstantial Amendments
Dear Alan:
Perry Harvey asked me to confirm for you that the lower level
enclosed space proposed to replace the garage areas at Summit
Place is in fact all non -FAR square footage. No zoning
variations for the Summit Place site are required as a result of
this change.
Let me know if you need any additional information.
egardb,
Joseph Wells, AICP
JW/b
608 east hyman avenue ❑ aspen, colorado 81611 11 telephone: 303 925-6866