HomeMy WebLinkAboutresolution.hpc.036-2014 RECEPTION#: 615951, 12/11/2014 at
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1 OF 9, R $51.00 Doc Code RESOLUTION
Janice K. Vas Caudill, Pitkin County, CO
RESOLUTION NO. 36
(SERIES OF 2014)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING CITY COUNCIL GRANT CONCEPTUAL COMMERCIAL
DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT— PROJECT REVIEW
APPROVAL, MAJOR DEVELOPMENT CONCEPTUAL APPROVAL, DEMOLTION
APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC
DEVELOPMENT PLAN FOR BASE 2 LODGE LOCATED ON PROPERTY
COMMONLY KNOWN AS 232 E MAIN STREET, CITY.OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel/D: 2737-073-20-008
WHEREAS, the Community Development Department received an application for the
Base 2 Lodge (the Application) from 232 E. Main LLC (Applicant), represented by Mitch Haas
of Haas Land Planning for the following land use review approvals:
• Planned Development— Project Review, pursuant to Land Use Code Chapter 26.445.
• Growth Management Review — Replacement of Existing Commercial and Lodge
Development, pursuant to Land Use Code Chapter 26.470.
• Growth Management Review—Lodge Development, pursuant to Land Use Code Chapter
26.470.
• Growth Management Review— Affordable Housing, pursuant to Land Use Code Chapter
26.470.
• Commercial Design Review, pursuant to Land Use Code Section 26.412;
• Major Development Conceptual Review, pursuant to Land Use Code Section 26.415;
• Demolition Review, pursuant to Land Use Code Section 26.415; and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day of initial application—October 20, 2014, as applicable to this Project; and,
WHEREAS, the Application for the Base 2 Lodge proposes:
• 40 lodge units and 40 bedrooms in 6,763 square feet of net livable area.
■ 3,105 square feet of accessory commercial net leasable space; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Building Department,
Environmental Health Department, Parks Department, Parking Department, Aspen/Pitkin
County Housing Authority, Public Works Department, and the Transportation Department as a
result of the Development Review Committee meeting; and,
WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use
Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a
recommendation for approval with the condition that affordable housing be mitigated onsite by
the board was provided at their November 5, 2014, regular meeting; and,
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Reso No. 36, Series 2014
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WHEREAS, said referral agencies and the Aspen Community Development Department
reviewed the proposed Application and recommended approval with conditions; and,
WHEREAS, pursuant to Chapter 26.445 of the Land Use Code, Planned Development -
Project Review approval may be granted by the City Council at a duly noticed public hearing
after considering recommendations by the Historic Preservation Commission, the Community
Development Director, and relevant referral agencies; and,
WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures,
and Section 26.304.060.8.4, Modification of Review Procedures, all other necessary land use
reviews, as identified herein, have been combined to be considered by the City Council at a duly
noticed public hearing after considering recommendations by the Historic Preservation
Commission, the Community Development Director, and relevant referral agencies; and,
WHEREAS, such combination of review procedures was done to ensure clarity of
review, was accomplished with all required public noticing provided as evidenced by an affidavit
of public noticing submitted to the record, and the public was provided a thorough and full
review of the proposed development; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at a duly
noticed public hearing on December 3, 2014, continued from November 19, 2014, during which
the recommendations of the Community Development Director and comments from the public
were requested and heard by the Historic Preservation Commission; and,
WHEREAS, during a duly noticed public hearing on December 3, 2014, the Historic
Preservation Commission approved Resolution 36, Series of 2014, by a four to two (4 -2) vote
recommending City Council approve the Base 2 Application and all necessary land use reviews,
as identified herein, with the recommended conditions of approval listed hereinafter.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:Anarovals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby recommends City Council grant — Project Review
approval, Growth Management approvals, Major Development Conceptual approval, Conceptual
Commercial Design approval and Demolition approval, for a Site Specific Development Plan for
Base 2 Lodge, subject to the recommended conditions of approval as listed herein. Exhibit A
describes the dimensional requirements.
The Historic Preservation Commission recommends that the applicant restudy the rear yard
(alley) setback.
Section 2: Subsequent Reviews
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to obtain Final Commercial Design Review, Final Major Development
Review, Growth Management, and Planned Development—Detail Review following approval of
the reviews outlined herein. The applicant shall combine these applications, and they shall be
made no later than one (1) year following City Council approval of the reviews outlined herein.
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Section 3: Growth Management Allotments
3.1 Reconstruction Credits. Based on the existing development at 232 E. Main St. (aka
Buckhorn Lodge), the Applicant is entitled to the following reconstruction credits, pursuant
to Land Use Chapter 26.470
a. A commercial reconstruction credit of 1,500 square feet of net leasable area is credited
toward the Project's 3,105 square feet of commercial net leasable area.
3.2 Growth Management Allotments. The following growth management allotments are
recommended to be granted to the Base 2 Lodge:
a. 20 lodging bedrooms = 40 lodging pillows.
b. 20 lodging pillows are granted from the 2014 allotments.
c. The Applicant is required to apply for the additional 40 lodging pillows in 2015 pursuant
to Land Use Code Section 26.470.110.A.10, Growth Management multi-year growth
allotments.
d. 1,605 square feet of net leasable commercial space is granted from the 2014 allotments.
Section 4: Affordable Housing
The Lodge Preservation Overlay Zone District employee generation rate of 0.3 FTEs per bedroom
is established for Base 2 Lodge.
Section 5: Planned Development—Detail Review
In addition to the general documents required as part of a Planned Development—Detail Review,
the following items shall be required as part of the Application's Planned Development— Detail
Review:
a. A trash utility area meeting City standards or as otherwise approved by the Utility and
Environmental Health Departments.
b. A signage plan.
c. Vestibules for both commercial spaces.
d. An Outdoor Lighting Plan, pursuant to section 26.575.150.
e. An existing and proposed Landscaping Plan, identifying trees with diameters and values.
f. A draft Construction Management Plan.
g. A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto
neighboring properties. Demonstrate that any snow which sheds off roofs will remain
on-site.
It. An updated and final Transportation Impact Analysis (TIA), including a monitoring plan.
i. A plan for deliveries, pursuant to Section 26.412.
j. Add an entrance on Main Street into the commercial space.
Section 6: Subdivision/PD Plat and Agreement
The Applicant shall submit a Subdivision/PD agreement (hereinafter "Agreement") that meets
the requirements of the Land Use Code within 180 days of final approval. The 180 days shall
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commence upon the granting of Final Commercial Design and Planned Development — Detail
Review approvals by the Planning & Zoning Commission. The recordation documents shall be
submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land
Use Code.
a. In accordance in Section 26.490.040, Approval Documents Content and Form, the
following plans are required in the Approved Plan Set:
1. Final Commercial Design Review/Architectural Character Plan.
2. Planned Development Project and Detail Review Plans.
3. Public Infrastructure Plan.
4. Final Transportation Impact Analysis (TIA), including a monitoring plan.
b. In accordance with Section 26.490.050, Development Agreements, a Development
Agreement shall be entered into with the City.
c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the
applicant shall provide a site protection guarantee and a site enhancement guarantee.
d. In accordance with Section 26.490.070, Performance Guarantees, the following
guarantees are required in an amount equal to 190% of the current estimated cost of the
improvement:
1. Landscape Guarantee.
2. Public Facilities and Public Infrastructure Guarantee.
3. Storm Water and Drainage Improvements Guarantee.
Section 7: Engineering Department
The Applicant's design shall be compliant with all sections of the City of Aspen Municipal
Code, Title 21 and all construction and excavation standards published by the Engineering
Department.
7.1 Drainage: The project shall meet the Urban Runoff Management Plan Requirements. Provide
a full major drainage report that meets URMP and Engineering Design Standards with
building permit submittal.
7.2 Sidewalk/Curb/Gutter: All sidewalk curb and gutter shall meet the Engineering Standards of
City of Aspen Municipal Code Title 21. Due to the current condition, the curb and gutter
along Monarch St will need to be replaced. The existing ramps on the corner of Main St and
Monarch are non-complying ramps. Curbheads along ramps are only permitted if the
curbhead is adjacent to a planting or other non-walking surface. Since this particular comer is
paved throughout, winged ramps are required.
7.3 Encroachments: The building overhang into the ROW must have a minimum height of 7'.
Include information on how the overhang is supported. Buildings shall not overhang into the
alley. Locate all utility pedestals and electric transformers to within the property boundary.
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7.4 Excavation Stabilization: Due to the proximity of the neighboring property and the
excavation of the building, an excavation stabilization plan shall be submitted to the
Engineering Department prior to building permit submittal.
7.5 CMP: The Construction Management Plan shall describe mitigation for: parking,
staging/encroachments, and truck traffic.
7.6 Environmental Site Assessment: An environmental site assessment and soils test is required.
The site assessment and remediation is to comply with the Colorado Department of Labor and
Employment— Division of Oil and Public Safety.
7.7 Survey Requirement: Pothole and provide depth to utilities on the survey as part of building
permit submittal.
7.8 Parking: Parking lanes shall not be located within twenty feet of a crosswalk at an
intersection or within thirty feet of any signal. Include a guest loading/unloading area.
Section 8: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not
limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire
sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907).
Section 9: Parks Department
Tree removal permits shall be submitted as part of the building permit submittal. Mitigation for
removals must be met by paying cash in lieu, planting on site, or a combination of both, pursuant
to Chapter 13.20 of the City Municipal Code. Any plantings on the roof shall not qualify as
mitigation.
A tree protection plan indicating the drip lines of each individual tree or groupings of trees
remaining on site shall be included in the building permit application for any demolition or
significant site work. The plan shall indicate the location of protective zones for approval by the
City Forester and prohibit excavation, storage of materials, storage of construction backfill,
storage of equipment, and access over or through the zone by foot or vehicle.
Section 10: Aspen Consolidated Sanitation District Requirements
The applicant for these proposed developments shall commit to funding the replacement of the
existing District owned main sanitary sewer lines the alleys serving the proposed developments.
Service is contingent upon compliance with the District's rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Grease interceptors (not traps) are required for all food processing establishments.
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Oil and Sand separators are required for parking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW.
Below grade development may require installation of a pumping system. Above grade development
shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer casements or right of ways. Landscaping plans will
require approval by ACSD where soft and hard landscaping may impact public ROW or easements to
be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit.
Where additional development would produce flows that would exceed the planned reserve capacity
of the existing system (collection system and or treatment system) an additional proportionate fee
will be assessed to eliminate the downstream collection system or treatment capacity constraint.
Additional proportionate fees would be collected over time from all development in the area of
concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The District
would fund the costs of constructing reserve capacity in the area of concern (only for the material
cost difference for larger line).
A "Line Replacement Request" and.a "Collection System Agreement are required for these projects.
Both are ACSD Board of Director's action items.
Pool drain sizing shall be approved by the District.
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private sanitary sewer system. The glycol storage areas must have
approved containment facilities.
The applicant's engineer.shall furnish average and peak flows as well as proposed service size prior
to final design.
Section 11: Environmental Health Department
The State of Colorado mandates specific mitigation requirements with regard to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise
abatement.
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The trash enclosures shall meet the minimum requirements outlined in Title 12 unless varied
through Special Review. Prior to Detail 13D Review, the dimensions of the trash area and an
accessible route to the trash area shall receive approval by the Environmental Health
Department.
Section 12: Transportation Department
A specific narrative associated with the Transportation Impact Analysis shall be submitted with
the Detailed PD Review application. The TDM and MMOLS measures described below shall be
implemented. Additional TDM and MMOLS measures may be required during Detailed
Review.
• Prior to arrival providing guests with information for RFTA.
• Providing bus passes to employees that live down valley.
• Local and airport shuttle service to be shared with Base 2 Lodge.
• Either partner with Wecycle or provide bicycles for guests.
Section 13: Parking Department
Two parking spaces on Monarch Street in front of the lodge shall be signed loading zones. The
applicant shall secure parking spaces in the Rio Grande parking garage and offer valet service, or
another similar parking situation to provide off- site parking spaces for the lodge.
Section 14: Water/Utilities Department
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and
with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of
the Aspen Municipal Code, as required by the City of Aspen Water Department. All Water
System Distribution standards in place at the time of building permit shall apply, and all tap fees -
will be assess per applicable codes and standards. Utility and transformer placement and design
shall meet adopted City of Aspen standards. Transformer location shall be included in the
Detailed Review application.
Section 15: Outdoor Lighting and Signage
All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code
unless otherwise varied through Detailed Review.
Section 16: Public Amenity Spaces
The Applicant has committed to providing a ground level courtyard and roof top public amenity
spaces. The rooftop deck does not count toward floor area calculation. These spaces shall be
permanently accessible by the public through stairs and/or elevators. The rooftop space shall not
be enclosed with temporary or permanent walls/windows or otherwise enclosed as interior
conditioned space. The ground level courtyard may be enclosed with a roof and walls through
an administrative amendment.
Section 17: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
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Section 18:
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 Community Development Department, the Planning and Zoning
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 19:
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 20:
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.
FINALLY, adopted, passed and approved this 3rd day of December, 2014.
ApprVved as to form: =WQIis
o content:
Debbie Quinn, Assistant City Attorney Pember,Acting Chair
Attest:
�
Kathy Stn kland, Deputy Clerk
Attachments:
Exhibit A: Recommended Dimensional Requirements
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Exhibit A—Dimensional Requirements
Dimensional Requirements
front yard 0'
(Main St.)
side yard 0'
(Monarch St.)
side yard (west) 0'
rear (alley) 0'
36' 3" front gable (Main Street)
33'9" the parapet (Main Street)
maximum height 36' 7" rear gable (alley)
40' top of exterior stair
44' top of elevator overrun
2,725 sf mostly on the rooftop
public amenity *subject to approval as an alternative
method of public amenity
minimum off-street 0
parking spaces
cumulative floor 2.8:1(16,732 so
area
lodge and Lodge: 2.14:1 (12,775 so
commercial Commercial: 0.66:1 (3,957 so
floor area
commercial net 3,105 sf
leasable area
average lodge unit about 169 sf
size
lodge net livable 6,763 sf
area
Number of lodge 40 units
units
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