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HomeMy WebLinkAboutresolution.apz.015-00 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF THE ASPEN GOLF AND TENNIS CLUB/TRUSCOTT HOUSING CONCEPTUAL PLANNED UNIT DEVELOPMENT, CITY OF ASPEN, PITKIN COUNTY, COLORADO. PARCEL NOS. 2735-111-09-702 & 2735-111-09-001 Resolution #00- 15 WHEREAS, the Community Development Department received an application from the City of Aspen and the Aspen/Pitkin County Housing Authority, applicant, for a Conceptual Planned Unit Development (PUD) approval for redevelopment of the Aspen Golf Course parking lot and Truscott Affordable Housing to include additional affordable housing and recreational facilities on land currently described as Lot#1 and Lot#2 of the Aspen Golf Course Subdivision, including land within said Subdivision described as "golf course support area;" and, WHEREAS,the application was referred to the relevant referral agencies including the Fire Marshall, Colorado Department of Transportation, USWEST Communications, the Pitkin County Community Development Department, Holy Cross Electric, Aspen Consolidated Sanitation District, the Roaring Fork Transit Agency, City Water Department, Environmental Health Department, City Engineering Department, Parks Department, and the Building Department; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Conceptual PUD and recommended approval with conditions; and, WHEREAS,pursuant to Section 26.445 of the Land Use Code, Conceptual PUD approval may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, WHEREAS, Conceptual PUD review by the Planning and Zoning Commission does not require a public hearing, but this application was reviewed under a public hearing to garner input from surrounding property owners and other interested citizens; and, WHEREAS, during a regular meeting on February 15, 2000, the Planning and Zoning Commission opened the public hearing to consider an overview presentation of the project and continued the public hearing to March 7, 2000, to consider transportation related issues, continued the public hearing to March 21 to consider recreation components of the plan, and continued the public hearing to April 4, 2000 to consider the residential components of the plan and, by a six to zero (6-0) vote, recommended City Council approve the Conceptual Planned Unit Development, with the findings and conditions listed hereinafter; and, WHEREAS, Conceptual PUD approval shall only grant the ability for the applicant to submit a Final PUD Application and the proposed development is further 1 466653 Planning and Zoning Commission Page: 1 of 7 Resolution No. 00-15 Pa e 1 1111111111111111111 Ili 111111111 i 04/25/2002 02:19F Page SILVIA DAVIS PITKIN COUNTY CO R 35.00 D 0.00 subject to Final PUD review, Rezoning, Subdivision, Growth Management, and Residential Design approval pursuant to the Municipal Code. NOW, THEREFORE BE IT RESOLVED by the Commission that the City Council should approve the Aspen Golf and Tennis Club/Truscott Housing Conceptual Planned Unit Development with the following findings and conditions: Section One: The Commission finds the following with respect to the Conceptual PUD Plan: • Intersection and site access. The preferred intersection design and entrance to the project is a signalized light with a short intervening cycle for a 2-3 car cue and a built- in delay for re-triggering the cycle. A sensing device that accounts for the traffic volume on Highway 82 would be helpful in reducing delays. Other options that were disposed-of for various safety, emergency access, and practicability reasons included a stop sign (existing condition), an interchange, a %2 interchange, and a no left-turn scenario. The intersection should be developed once and not in phases or in a manner requiring multiple expenditures to rebuild the same improvements. This intersection should be developed prior to initiating construction of the project. In fact, the development team should be directed to finalize the intersection designs and proceed to construction of this improvement as soon as possible. The concept of this proposed development is not expected to change significantly during Final PUD review and the intersection itself is not proposed on the Truscott site and not subject to a Final PUD approval. A second, but least desirable, alternative would be for flaggers to monitor construction access throughout the project development. • Transit Opportunities. The high percentage of existing Truscott residents that use transit on a regular basis indicates this site as a good site for high-density affordable housing. This site represents an opportunity for a true Transit Oriented Development and for Transportation goals of the AACP to be realized. The use of internal remote parking(on-site but not directly adjacent to the residences)will aid in promoting transit usage as many residents' cars will be no more convenient than the free transit service. • Pedestrian connections. A Highway 82 underpass for pedestrians must be accomplished to ensure the highest level of safety. The location of the Highway 82 underpass is appropriate considering the limitations of the site although a location east of the intersection would be closer to the residential development. The pedestrian underpass under the entrance way is important in reducing the conflicts between automobiles and bicyclists. To the extent practicable, the pedestrian underpasses should be coordinated with construction of the intersection and of infrastructure improvements. • Parking Garages. The concept of remote parking has been discussed many times by the Commission in relation to increased density within the Townsite. The Truscott site, given the proximity to free transit and the bikeway, is an excellent location for remote parking. The most difficult issue with high-density infill housing is on-site parking. With this remote parking, goals of the infill program may be easier to Planning and Zoning ommission �111 466653 Resolut on No. 00-5,Page 2 l 04925/2002 02:19F I SILVIA DAVIS PITKiN COUNTY CO R 35.00 D 0.00 achieve while still addressing the"car storage" issue. The Commission realizes the primary issue regarding the structured parking is financial. The Commission believes this component of the project is important enough that the Council should investigate ways to finance this improvement without burdening the Affordable Housing fund. This will be a community amenity, not just an affordable housing amenity, and will achieve broader community goals. One suggestion would be to finance the garage with a pay-per-use operating system. Any surface parking that is developed should consider the possibility of a future parking garage and not be developed in a manner that eliminates the future conversion. A parking structure under the tennis facility should be considered. By raising the tennis courts and developing a"Meadows-Style" garage, additional car storage for infill housing can be achieved. The tennis parking garage should be developed in the current phase as reconfiguring the tennis facilities in a future phase may be very costly and overly cumbersome. • Recreation Parking. A capacity near that of the existing surface lot is expected to adequately meet the demands of the recreation components of this plan. The tennis facility is not expected to require additional parking and may even require fewer parking spaces than the current ball field. The applicant should, however, investigate ways to reduce parking demand by recreational users. Clear indication, and enforcement, of the recreation parking lot is needed to prevent residents from using this parking. A suggested solution would be to prohibit parking from 3 a.m. to 6 a.m. and for a towing company to remove any offending cars. This method would also allow for more efficient snow removal. • Overall Parking. The Commission believes there is a possibility of a parking shortfall at this site. Without a parking garage to accommodate residential overflow, guest parking, and special event parking for the recreational uses, there is not adequate space for additional cars, only those of the on-site uses. The possibility of the restaurant functioning as a"stand-alone"use also increases parking demand. The Commission encourages the City Council to accommodate this possible parking demand through construction of the parking garages under the tennis courts and the golf parking lot. • Residential Parking. Single occupancy should be a priority for residential units which have less convenient automobile access. Handicapped units should be assigned parking in close proximity. A less than 1:1 ratio of parking spaces to residential units may be appropriate if parking spaces are rented to residents rather than provided free of charge. Additional parking spaces within Phase#1 and Phase#2 should be considered. Additional short-term parking spaces within the residential portion should be provided to reduce the"schlep factor" (the carrying of groceries, couches, etc.). This last point has been achieved with the amended plan, attached, which increases "street'parking and the number of short-term spaces in close proximity to residences. • Internal circulation. The internal four-way intersection needs to maintain clear sight triangles. The landscape plan submitted for the final application should depict this i 11il 111111 I i ( 466653 Planning and Zoning Commission f Page: 3 of 7 II 04,212002 02:19F Resolution No. 00-15,Page 3 �1 . � SILVIP DPVIS PITKIM COUNTY CO R 35,00 0 0.00 requirement. Strategies to reduce automobile speeds within the project should be sought by use of a curved street, speed tables, and/or on-street parking. The final plan should include lighted sidewalks or pathways. • Infrastructure. In order to coordinate with pending scheduled upgrades, the "go- ahead" should be given to the applicant to perform utility improvements at the time of conceptual plan approval. This will allow the utility improvements to be completed with a"dig once" approach. The basic locations of land uses and structures are not expected to change significantly during the Final Review in a manner that would affect these utilities. The utilities should be designed in a manner that does not prohibit, or significantly complicate, development of parking garages in the future. To the extent practicable, every utility should be developed underground. • Construction Plan. A construction plan describing timing of construction components, areas of disturbance, contractor parking, and a physical plan for maintaining adequate access, including emergency access, to land uses remaining active, including residential, during construction shall be provided with the Final PUD application. • Phasing Plan. A detailed phasing plan that describes overall timing of specific project phases, including the intersection, and describing construction affects on the golf course operation and leaseholders shall be provided with the Final PUD application. • Tennis courts. The six court plan with one court having stadium seating for events is acceptable. If clay courts are developed,proper drainage should be included in the designs. The design of these courts needs to address the visual and noise impacts on the tennis players. The applicant should contemplate developing a structured parking garage under the tennis courts during this initial development phase. Not developing a parking garage under the tennis courts permanently precludes a garage in the future. A raised garage, similar to the Meadows parking garage, will work in this location and will provide sufficient parking prior to housing Phase#3 being developed. • Golf practice area. The location of the golf building and the pro-shop proximate to the golf practice area will address the current conflicts with pedestrians, autos, and golf carts. • Servicing. The service area for the restaurant should be designed to reduce carrying distances and to eliminate conflicts with outdoor seating. A service area attached to the main building may accommodate these issues if a basement service area is developed. Otherwise, the final plans should strive for easy service delivery, especially to the restaurant. The service area needs to be developed in a flexible manner that can accommodate a future parking garage. The final application should depict adequate trash areas. • Emergency access. The Final application should demonstrate adequate turning radii, turn-around areas, any pedestrian ways that double as emergency routes, and maximum emergency vehicle-to-event distances required for adequate emergency service. i II i I 466663 Planning nd Zoning Commission Page: 4 of 7 g g 04/25/2002 02:19F Resolution No. 00-15,Page 4 SILVIA [)AVIS PITKIN COUNTY CO R 35.00 D 0.00 • Clubhouse. The clubhouse is proposed in the appropriate location considering the uses on the parcel, circulation of carts, and the proximity to golf starts the nordic facilities and the tennis facilities. The reduced size of the structure is appropriate as the mass of the structure has been reduced. The architectural style presented in the application is appropriate. The plan also allows for Golf employees to monitor golf starts and for patrons to observe golfers practicing, finishing, etc. from the restaurant. • Restaurant. The revised plan for a smaller restaurant is appropriate. The restaurant should remain a use accessory to the recreational facilities on the site and should not be a"stand alone"use. Truscott patrons should be attracted to the site for the recreational opportunities or as a place of residence, not for the restaurant. Suggested ways of achieving this accessory characteristic include limiting hours of operation and limiting or prohibiting special events such as weddings. If the restaurant does become a"stand alone"use, additional parking will be required. • Outdoor spaces. The drop-off area for the clubhouse works to reduce conflict between pedestrians, autos, and carts. If the outdoor spaces for the residential portion of the development are designed well, the level of"livability"will be high while accommodating a high density of units. • Accessory uses. The amended location of the golf carts (north of the tennis courts) is the next best location to the previous plan for storage under the clubhouse (see attached drawings). The locker room facilities should be designed to accommodate all of the intended uses. For residential, the "community center" should not be developed, but rather additional parking or residential units. Laundry facilities should be developed as needed. • Administrative Offices. The administrative offices for Golf, Housing, and a housing maintenance shop should be located at this site. Affordable housing mitigation for the associated employee generation should be provided as would be required for any other office development. • Jr. Golf Facility. Re-use of the existing pro-shop as the Jr. Golf facility is a good idea and the building should be transferred. Safety issues for children accessing the recreational facilities from this location should be considered. • Residential Aesthetics. The basic massing, scale, proportion, and heights are acceptable. Half of the Commission believes the architectural style to be appropriate while the other half believe the architectural style to be less important that other residential issues, such as density. • Residential. A high density re-development of Truscott represents an opportunity to promote Transportation, Growth, and Housing Goals of the newly adopted AACP as well as meeting the goals of the Interim Citizen Housing Plan. The project should first and foremost strive for a high density. With a good design, a high density can be achieved with a high level of"livability." The Commission believes the plans represent this high quality of design and that a high quality of life will be accommodated. A one parking space per residential unit ratio is expected to be 45665 Planning and Zoning Commission S ` I Page: 5 of 7 - f I� III Resolution No. 00 15,Page 5 04/25/2002 02:19F� I SILVIA DAMS PITKIN COUNTY CO R 35.00 D 0.00 sufficient provided additional guest parking can be accommodated in a garage (see "parking," above). The preference for Phase#1 is the "U-shaped"plan with a less-ridged layout and additional parking. The preference for Phase#2 is the courtyard scheme presented as "option#3." (Please refer to the preferred plan, attached.) The combination of Phases #1 &#2 should accomplish the goal of 100 units. Phase#3 should include 75-85 units in the configuration, or closely related configuration, as presented with the same number of parking spaces in an underground parking structure. Phase#3 is expected to happen in 2006 and this conceptual approval should allow for a Final application to be submitted beyond the one-year limitation of Conceptual approvals. • Overall Plan. The proposed location and intensities of land uses proposed in the conceptual PUD are appropriate. The Conceptual approval should apply to the entire development, including all portions of recreation, the parking garages, and all phases of residential. The Final application should be reviewed as one aggregate project with the exception of the Phase#3 housing. Preferably, the Phase#3 housing would be included in the Final application and vested as a long-term phase. This would allow the entire plan to be contemplated as a"total package." In the alternative, Phase#3 could be removed from the Final PUD application and be submitted closer to the time of actual construction. In this case, the Conceptual PUD approval should grant the applicant the ability to apply for a Final PUD on Phase#3 at this later date. Section Two: The Following Conditions of approval are hereby recommended for Conceptual PUD approval: 1. The Final PUD application shall reflect and demonstrate compliance with the findings of the Commission, as described above. 2. The Final PUD application shall include: a. An application for Final PUD, Subdivision,Rezoning, Special Review for parking, Growth Management, and Residential Design Standards. A pre- application conference with a member of the Community Development Department is required prior to submitting an application; b. Delineation of all dimensional provisions to become requirements of the PUD. c. A proposed subdivision plat and PUD plans. d. A construction plan describing timing of construction components, areas of disturbance, contractor parking, and a physical plan for maintaining adequate access, including emergency access, to land uses remaining active during construction shall be provided with the Final PUD application. e. A detailed phasing plan that describes overall timing of specific project phases, including the intersection, and describing construction affects on the golf course operation and leaseholders. I r I x}66653 Planning and Zoning Commission Page: 5 of 7 Resolution No.00-15,Page 6 I I iii �i 04 i25/2002 0.00 02:19F SILVIA DAVIS PITKIN COUNTY CO R 35.00 APPROVED by the Commission at its regular meeting on April 4, 2000. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: , ckie Lothian,6e—pity City Clerk Attachment A—Preferred Site Plan 466653 I I Page: 7 of 7 Planning and Zoning Commission I I" I`I , R 35l-00 4/25DZ0.00 02:19F Resolution No. 00-15,Page 7 SILVIA DAVIS PITKIN COUNTY co