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Home My WebLink Aboutresolution.apz.018-12 RECEPTION#: 593257, 10/22/2012 at 12:35:15 PM, 1 of 9, R $51.00 Doc Code RESOLUTION Janice K.Vos Caudill, Pitkin County, CO RESOLUTION N0. 18 (SERIES OF 2012) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION REGARDING A CONCEPTUAL PLANNED UNIT DEVELOPMENT APPLICATION FOR THE SOUTH ASPEN LODGE PROJECT LOCATED ON A PARCEL OF LAND DESCRIBED AS PARCELS 1,2,AND 3,OF THE SOUTH ASPEN STREET SUBDIVISION/PUD, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-131-39-001 (Parcel 1) Parcel No. 2735-131-39-002 (Parcel 2) Parcel No. 2735-131-39-003 (Parcel 3) WHEREAS, the Community Development Department received an application from ASV Aspen Street Owners, LLC, represented by David Parker, of Bald Mountain Development, requesting Conceptual Planned Unit Development approval of a mixed-use development consisting of 35 free-market residences, 31 "lock-off' units to be associated with the residences, employee housing in both dormitory and apartment style, and a 73 unit (76 keys) lodge containing a restaurant/bar, accessory retail, various meeting facilities, a spa and fitness facility with indoor and outdoor amenities, underground parking, and various administrative and support function spaces; and, WHEREAS, the subject property is described as Lots 1, 2, and 3, of the South Aspen Street Subdivision/Planned Unit Development as described on the subdivision plat thereof recorded as reception number 537080 in Book 83, Page 50, with the Pitkin County Clerk and Recorder; and, WHEREAS, pursuant to Section 26.445.030, Conceptual Planned Unit Development approval may be granted by the City Council after considering a recommendation from the Community Development Director and a recommendation from Planning and Zoning Commission made during a public hearing; and, WHEREAS, the Community Development Director recommended, after consultation with the applicant, the Conceptual approval be limited to a review of the proposed program (the types and amounts of various land uses within the project), the site plan (how those uses lay on the land), and massing (how the buildings would appear in 3 dimensions) aspects of the project; and, WHEREAS, the Planning and Zoning Commission, during a duly noticed public hearing and after soliciting public input, has reviewed the program, site plan, and massing aspects of this application and has provided statements concerning conformance with the Planned Unit Development review criteria and suggestions to achieve greater conformance. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION THAT: PZ Reso No. 18, Series of 2012. Page 1 of 4 Section 1: Commission Concerns The Commission finds that the application does not conform to the Planned Unit Development criteria for approval as outlined in Section 26.445.050 of the City of Aspen Land Use Code. The Commission's primary concerns are: • The project is predominantly a free-market residential project with a lodging component. There are more units and more square footage devoted to free-market residential use in this plan than in the entirety of the vested townhomes plan. • The upper two parcels have a "private enclave" feel to them, although this condition may not be worse than with the vested townhomes plan. • The proposal accommodates only half of the standard affordable housing mitigation as otherwise required. The project generates more employees than the townhomes plan and the Commission believes this under-mitigation shifts too much housing burden to the public. The Commission questions the validity of such a significant trade-off. Section 2: Supported Revision The Commission supports the applicant's revision to the vehicular circulation plan. The original plan contained a Juan-to-Garmisch traffic pattern for hotel parking and presented too much traffic impact upon the neighborhood to the west. By moving the hotel parking entrance to South Aspen Street, overall traffic impacts are minimized. The Commission believes this amendment is a significant improvement. Section 3: Commission Recommendations The Commission finds that the application could be substantially improved and achieve compliance with the criteria for Planned Unit Development approval. Following are suggested ways to achieve compliance: • The free-market portion of the project could function more `lodge-like' — assisting the hotel use and increasing short-term stays. This could be achieved through fractional interests, the operation of the lock-off units, or other mechanisms. In any regard, this needs to be assured through appropriate land use and legal mechanisms that sustain. • The design of rights-of-way along the western extent of the site could be oriented to maximize on-street parking. The City Engineer is encouraged to explore this option. • Massing concerns along the north edge of the hotel could be alleviated by vacating all or part of Juan Street and shifting the lodge building southward. The applicant has agreed to explore this option. The Commission also encourages the applicant to explore a tunnel rather than a bridge to connect the buildings. • The applicant is to increase affordable housing on-site or off-site to decrease the unmitigated employee housing burden of this project. The applicant has agreed to explore partnership options utilizing city-owned properties to achieve a greater amount of affordable housing. PZ Reso No. 18, Series of 2012. Page 2 of 4 Section 4: Requested Clarifications The Commission finds that certain aspects of the application are difficult to understand. A 3- D rendering(s) of the project would help reviewers fully understand the scale and massing of the project and its visual impacts, especially in comparison with the COWOP II project. Section 5: Limitations Approval of this conceptual development plan does not constitute final approval or permission to proceed with any aspect of the development. Approval of this conceptual development plan authorizes the Applicant to proceed to City Council review for Conceptual PUD. This application is subject to Final Planned Unit Development review, Conditional Use, Special Review, Growth Management Review, Mountain View Plane Review, Subdivision, Condominiumization, Commercial Design Review and 8040 Greenline Review, and a Street Vacation and Right-of-Way Dedication Plat pursuant to the Municipal Code. Additional reviews may be necessary depending on amendments made to the program, site plan, and massing of the project. Application for final review must be in accordance with the City Council Resolution granting conceptual PUD approval. A pre-application conference with a member of the Community Development Department is required prior to submitting an application. This Conceptual Review by the Planning and Zoning Commission provides guidance to the applicant and to City Council regarding this project's program, site plan, and massing. This Resolution shall not create specific reliance or prohibit the Commission from conducting a full and throrough review of the application upon final PUD review. The limitations of Section 26.445.030.D apply. Reviews by the referral departments have not been conducted for this Conceptual review and certain aspects of this project may need to be redesigned or reconsidered to achieve compliance with applicable building and development codes. Section 6: 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 7• 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. Section 8: If a lodge is developed on Parcel 1, the Commission recommends removing the right for free- market residential uses on the parcel unless otherwise waived by the City Council for good cause. PZ Reso No. 18, Series of 2012. Page 3 of 4 APPROVED BY the Planning and Zoning Commission of the City of Aspen on this ;)- day of 2012. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: Debbie Quinn, LJ r gamer, Chair Assistant City Attorney ATTEST: a ' J kie Lothian, beputy City Clerk ExhibitA — Summary of Program, Site Plan, and Massing PZ Reso No. 18, Series of 2012. 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PARCEL#3 PARCEL#2 LEVEL FREE MARKET UNITS LOCK-OFF UNITS LEVEL FREE MARKET UNITS LOCK-OFF UNITS I B1 1 1 LEVEL 1 1 1 LEVEL 1 3 3 LEti:L 2 4 4 LEVEL 2 5 5 LEVEL 3 5 5 w LEVEL 3 5 5 LEVEL 4 4 4 LEVEL 4 3 3 LEVEL 4 4 I TOTALS 17 17 TOTALSI 18 18 ®oESisM PouArtlltecdu.lPlaRRlnE — _d --�a. I .l 1 ' o I PROPOSED HOTEL 01-0., Pp I LIFT ONE LODGE -GRADE NA%Nw 4-W T- SOUTH ASPEN STREET REDEVELOPMENT pOSS ARCHITECTURE+PWINING CONCEPTUAL DESIGN:PROPOSED HOTEL 10'SETBACK ■ pp. mm,M xm. September 28.2012 I ., u r .. , r i I i 1 �f�ftnD4-1�rwA -42 is, SOUTH ASPEN STREET REDEVELOPMENT p0$$ARCHITECTURE PLANNING CONCEPTUAL DESIGN:PERSPECTIVE 3- rrrrrrzrrr.rsrirrrr�rrrrrrrr rrrrr Ja7�ze September hih,2012 "4♦ y fy. o- SOUTH ASPEN STREET REDEVELOPMENT PO$$ARCHITECTURE+PLANNING C O N C E PT UAL D E S I G N:PERSPECTIVE 29 ...............o.,......... ...., onur..�t:tMr,�.. S.m.mtoraw,z0iz