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HomeMy WebLinkAboutcoa.lu.rz.McCullough/Smuggler.1973 Aspen Planning & Zoning July 17, 1973 TOP OF ASPEN REZONING - COMMENTS ON COUNTY RECOMMENDATIONS 1. The Planning & Zoning Commission would like to request assurance that public facilities i.e. , schools , roads , (anything that has an impact on public facilities) can, in fact, be provided. 2. Further request that with the revision of the Master Plan, the type of housing not necessarily be restricted to resident housing, but rather to the results of the findings of the revising committee, i.e. which is more appropriate, short or long-term housing. May, 1973 PITKIN COUNTY PLANNING AND ZONING RESOLUTION' CONCERNING THE McCULLOUGH OIL-TOP OF ASPEN REZONING • Location: Smuggler Mountain, northeast of the City of Aspen, Colorado. From: R-15 Residential District, R-30 Residential District and AF-1 Agriculture and Forestry District. To: AR-2 Accomodations/Recreation District P.U.D. WHEREAS , McCullough Oil - Top of Aspen has filed an application to rezone 226 . 68 acres situated on Smuggler Mountain northeast of the City of Aspen shown on the attached map from R-15 Residential District, R-30 Residential District and AF-1 Agriculture and Forestry District to AR-2 Accomodations/Recreation District P.U.D. , and WHEREAS , based on the evidence, testimony, letters, . exhibits , a study of future land use plans for the area and comments from the City/County Planning office, the Pitkin County Planning and Zoning Commission finds as follows : 1. The present application is not the same as that originally submitted in February of 1972 which was for 476 units and a different housing type. 2. That the road system must be improved and provision made for pedestrian access to the business area as a condition for any major new development occurring in the area. 3. The timing for construction for any major project in the area must be approved by the County to coordinate the county' s ability to provide services to the area and assure that any major construction is not premature. / -1- 4 . That any development in the area should he oriented toward permanent housing and not second homes , the tourist market or short term rentals . 5. The Silver King apartment project (438 total units of which 304 will be constructed at end of this construction season) in which the applicant has an interest is a different housing type than that presently proposed .and a need exists for the housing type being requested by the applicant. 6. Slopes exceeding 40% on Smuggler Mountain should not be used for and development whatsoever. 7. That the lands of less than 40% slope on Smuggler Mountain should not be developed for single-family purposes but should be part of a 'planned unit development, to avoid a land use type that can only be served by the individual auto. 8. A change in zoning to AF-Agriculture Forestry District density is consistent with the Planning and Zoning recommendations to change the zoning on Smuggler Mountain from R-30 Residential District to AF-Agricultural Forestry District. This action together with the purchase of Hunter Valley would vertally set the land use policies needed to complete the planning in Smuggler - Hunter Valley area. 9. Aspen Metropolitan Sanitation District will more than double its sewage treatment capability with the expansion planned and funded for 1973. -2- 10 . The proposal calls for development of approxi- mately 14% of the applicant' s property and dedication to the public of the remaining 86%. This constitutes - a very valid application of the density transfer concept serving to cluster all development toward the bottom of the mountain leaving the more visible upper areas undisturbed. NOW THEREFORE. BE IT RESOLVED, that the- Pitkin County Planning and Zoning Commission does hereby recommend to the Pitkin County Commissioners that McCullough Oil - Top of Aspen' s application to rezone from R-15 Residential District, R-30 Residential District, and AF-1 Agriculture and Forestry District to AR-2 Accommodations/Recreation District P.U.D. be granted subject to the following conditions: 1. All development shall occur according to an approved PUD plan; 2. Density shall be limited to 188 dwelling units ; 3. The units shall provide housing for permanent residents wishing to own a home as well as rent; 4. The initiation and phasing of construction of the project shall be approved by the County so as to correspond to the ability of the public sector to solve the problems of impact including a solution to the school site location serving the area; 5. The applicant shall be required to participate in a realistic solution to the road and circula- tion system in the general area of the project which shall include a pedestrian path connect- ing subject property with the Trueman property being purchased by the City; -3- • 6. Sal gtion Ditch shall be proti `ed and any ditch seepage or ditch failure within the project area shall be the responsibility of the applicant. Public access to and along the ditch shall be preserved; 7 . The land not planned for development (195 acres) shall be dedicated to the Pitkin County Board of Commissioners or the Forest Service for use as open space and parkland: In the event that the land is conveyed to the Forest Service and the County shall enter into an agreement with the Forest Service requiring County approval for any road construction or land use changes to occur in said area; 8. Landscaping within the development area shall be by an approved plan; 9. The developer shall provide for vehicular, pedestrian and bicycle circulation within the project to include a pedestrian and bicycle easement along the southern boundary for future access to schools; 10. All utilities shall be placed underground; 11. All building locations, setbacks, heights and similar matters shall be established according to an approved PUD plan; 12. The applicant shall be required to participate with other land owners in providing a proportion- ate contribution in a shuttle transportation system linking the area hereby recommended for rezoning with Ruby Park. ()Ct Chairman Pitkin County P1 nning and Zoning - - - i Dated this (') day,' n : `'��`'�� _._. , 1973. TOP-OF-ASPEN Density Transfer Calculations AF-2 = 196 . 13 acres (above 8200 elevation) R-30 = 13.42 acres • R-15 = 17 . 13 acres TOTAL 226 . 68 acres Density Calculations AF-2 = 196.13 acres minus 77 .13 acres (slope > 40 7) 119.00 acres (for density calculation) 119.00 acres (AF-2) @ 1 d.u. per acre = 119.00 du 13.42 acres (R-30) @ 1.45 d.u. per acre = 19.46 du 17.13 acres (R-30) @ 2.9 d.u. per acre = 49.68 du TOTAL 188. 14 du Existing zoning of the subject application area allows approximately 350 units which does not include any density bonus . ...• . • • . . . ,:. .-- v ,JAN . .. •t,- • . . : 7.--- , .. ....// ..---- • ,..,.v•-..-----• . . e...y_Ltr,e. ,;:.,,:._s-...,--- - . - - • ,... •.... ( . . . , , i . ! t i i icto.4 Ac.Rr=5 . .14. ..--..--...,...... . r '/ ■ / '... -•... -P •••.. ,, tiz ••—sZki 17:- •:..• ; ..8.12 1 " \■,..4 \ _ I 1 R • (r .$.. k% kx .....,.. .z. \\ u I i \ • - ,. IN If ( ,_ i : 71 `) •• =, .....„-...., 1- 6tviu cis 11—n K. 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