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HomeMy WebLinkAboutresolution.hpc.037-2014 RECEPTION#: 616145, 12/1912014 at 10:21:52 AM, 1 OF 9, R $51.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION NO. 37 (SERIES OF 2014) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECOMMENDING CITY COUNCIL GRANT PLANNED DEVELOPMENT — PROJECT REVIEW APPROVAL, SUBDIVISION APPROVAL, MAJOR DEVELOPMENT CONCEPTUAL APPROVAL, DEMOLITION, GROWTH MANAGEMENT APPROVAL, AND CONCEPTUAL COMMERCIAL DESIGN APPROVAL FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR THE HOTEL JEROME PLANNED DEVELOPMENT LOCATED ON PROPERTIES COMMONLY KNOWN AS 310 & 330 E MAIN STREET (LEGALLY DESCRIBED IN EXHIBIT I TO THIS RESOLUTION),CITY OF ASPEN, PITKIN COUNTY, COLORADO. ParcellDs: 2737-073-21-001 & 2737-073-21-003 WHEREAS, the Community Development Department received an application for the Hotel Jerome PD (the Application) from Jerome Properties, LLC and 310 East Main St. Ventures, LLC (Applicants), represented by Vann Associates for the following land use review approvals: • Planned Development— Project Review, pursuant to Land Use Code Chapter 26.445. • Subdivision Review—pursuant to Land Use Code Chapter 26.480. • Growth Management Review— Lodge Development, pursuant to Land Use Code Chapter 26.470. • Commercial Design Review - Conceptual, pursuant to Land Use Code Section 26.412. • Major Development - Conceptual for properties listed on the Inventory of Historic Landmark Sites and Structures, pursuant to Land Use Code Section 26.415. • Demolition of properties listed on the Inventory of Historic Landmark Sites and Structures, pursuant to 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—September 8, 2014, as applicable to this Project; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Fire Protection District, Environmental Health Department, Parks Department, Aspen/Pitkin County Housing Authority, Public Works Department, and the Transportation Department as a result of the Development*Review Committee meeting; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Application and recommended conditions; and, WHEREAS, pursuant to Chapter 26.304.060 of the Land Use Code, the Community Development Director may combine reviews where more than one (1) development approval is being sought simultaneously; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public noticing submitted to the record, a summary of public outreach was provided by the Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page I of 9 applicant to meet the requirements of Land Use Code Section 26.304.035, 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 10, 2014, during which the recommendations of the Community Development Director and comments from the public were heard by the Historic Preservation Commission, and recommended approval with conditions by a vote of four to zero (4 -0). NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1:Atwovals 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 the Hotel Jerome Planned Development — Project Review, Subdivision, Growth Management, Conceptual Major Development, Conceptual Commercial Design, and Demolition approvals, subject to the recommended conditions of approval as listed herein. The recommended dimensions are attached as Exhibit II. Existing and proposed floor area and net livable calculations shall be verified with the Zoning Officer prior to Planned Development— Project Review by City Council. The Applicant shall complete the following, prior to City Council review: 1. Further study the proposed fourth floor setback on the north side. 2. Further study the relationship of the new lodge structure to the restored former Aspen Times building. 3. Consider restoring and incorporating the historic signage from the Aspen Times into the new design. 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, Major Development Review— Final for properties located within the Historic District, 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. Failure to file such an application within this time period shall render Planned Development—Project Review, Conceptual Commercial Design, and Conceptual Major Development approvals null and void. This deadline may be extended by the Community Development Director, pursuant to Section 26.445.090.0 of the Land Use Code. Section 3: Growth Management Allotments The Historic Preservation Commission hereby recommends the Hotel Jerome be granted growth management allotments for 15 lodging bedrooms = 30 lodging pillows from the 2014 growth management year. Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 2 of 9 Section 4: Affordable Housing The existing development for the Hotel Jerome generates a credit of 147.13 FTEs. The proposed final development generates a total of 135.51 FTEs, creating a net decrease of 11.61 FTEs. The proposed development for the Hotel Jerome is not required to provide any affordable housing mitigation. Any reconstruction credit shall be valid for one (1) year following issuance of a demolition permit, pursuant to Chapter 26.470.130. 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. An Outdoor Lighting Plan, pursuant to section 26.575.150. b. An existing and proposed Landscaping Plan, identifying trees with diameters and values. c. A draft Construction Management Plan. d. A completed Transportation Impact Analysis. e. A plan for a delivery area for the restored historic resource that meets the Commercial Design Standards. Section 6: Subdivision/PD Plat and Agreement The Applicants 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 commence upon the granting of Final Commercial Design, Final Major Development and Planned Development — Detail Review approvals by the Historic Preservation 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 and Historic Design Review/ Architectural Character Plan. 2. Planned Development Project and Detail Review Plans. 3. Public Infrastructure Plan. 4. Final Transportation Impact Analysis (TIA). 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 150% 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. Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 3 of 9 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. Drainage: • The project shall meet the Engineering Design Standards (the "EDS") and the Urban Runoff Management Plan (the "URMP"). A full major drainage report and plan that meets URMP and EDS must be submitted at building permit that provides for the WQCV and for conveyance of the 100-yr event from the site to the City of Aspen Stormsewer system. Snow Storage: • A minimum functional area equaling 30% of the paved area shall be provided contiguous to the paved and designed to accommodate snow storage. For heated areas, the functional area can be reduced to 10%. Sidewalk and Curb and Gutter: • All sidewalk, curb and gutter must meet the Engineering Standards as outlined in Title 21 and the Engineering Design Standards adopted by Title 29. The applicant shall work with Engineering to provide a sidewalk improvement plan, prior to City Council review. Construction Management • The plan must include a planned sequence of construction that minimizes construction impacts. The plan shall describe mitigation for parking, staging/encroachments, and truck traffic. Section 8: Fire Mitigation All codes adopted by the Aspen Fire Protection District shall be met, subject to review and approval by the Fire Marshall. Section 9: Parks Department Tree removal permits are required prior to issuance of a building permit for any demolition or significant site work. 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. Section 10: Aspen Consolidated Sanitation District Requirements 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. Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 4 of 9 Oil and Grease interceptors (NOT traps) are required for all food processing establishments. Locations of food processing shall be identified prior to building permit. 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 line connections must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line. Subject to the provisions of the final plat, permanent improvements are prohibited in sewer easements 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). The glycol heating and snow melt system 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 must furnish average and peak flows as well as service size for both buildings prior to final design. The applicant will need to provide plans showing that the pool drain sizes conform to district regulations. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet vertically below an ACSD main sewer line. Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 5 of 9 The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. Section 11: Environmental Health Department The Applicants shall obtain Special Review approval from the Environmental Health Department in accordance with Municipal Code Chapter 12.10 in order to eliminate the trash/recycle area required for the new construction, prior to issuance of building permit. Section 12: Transportation Department The Applicants shall update the Transportation Impact Analysis report for approval by the Transportation Department and Engineering Department prior to City Council review. Staff requests that the applicant consider new/enhanced TDM measures for this project. Section 13: Water/Utilities Department The Applicants 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 placement and design shall meet adopted City of Aspen standards. Section 14: Outdoor Lighting and Signage All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code. Section 15: Building Department All applicable building and accessibility codes in place at the time of building permit shall be met. Section 16: 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 Historic Preservation 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 17: 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 18: 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 Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 6 of 9 deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, adopted, passed and approved this 10`h day of December, 2014. Ap roved as to form: Ap d as o conte DcWorah Quinn,Assistant City Attorney Willis Pember,Acting Chair Attest* Kathy Strickl• d, Deputy City Clerk Attachments: Exhibit L• Legal Descriptions Exhibit II. Recommended Dimensional Requirements Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 7 of 9 Exhibit 1 310 E. Main Street— All of Lot M, the west ten (10) feet of Lot N, and the east one-half of Lot L, the said east one-half of Lot L being more particularly described as follows: that portion of Lot L lying easterly of a line drawn parallel with the side lines of Lot L and equidistant therefrom and extending to the end lines of said lot; all of said property being in Block 79, City and Townsite of Aspen. 330 E. Main Street — A parcel of land situated in the City and Townsite of Aspen, Colorado, being all of Lots A, B, C, D, E, F, G, H, 1, O, P, Q, R, S, and the East 20.00 feet of Lot N, all in Block 79, together with the East 170.00 feet of the Alley in said Block 79, Vacated by Ordinance No. 1 (Series of 1951) of the City of Aspen, Colorado, according to the Hotel Jerome Lot Line Adjustment and Subdivision Exemption plat filed June 12, 1991 at Reception No. 331521, in Plat Book 26 at Page 52. Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 8 of 9 Exhibit II — Recommended Dimensional Requirements ,.' �� kr�, t5 ! 6 v: Dlmen811oLn9 �+i k' � ja ' i��k� if a,i }'. Propose Dov XM., rr Minimum tr,4': rr 54,355 sf ,E . fl �l Aspen Times— 16' (21.5' false front) 'Maximum height' 'r a �" New lodge structure— 31.5' �s u , t; Jerome— 54.5 X41 Aspen Times— 11.5' first floor Minimum floor to"floor heights." a $ New lodge structure— 8.5' first floor " Jerome— 8.5' on 4`s floor addition , f ,z� 1,945 & 1,970 sf for 2 3-bedroom lock-off units Maximum unit size All other units— underlying Zoning Cumulatrve�FAR —' ' r„ ' 2.73:1 or 134,580 sf Coinmercial FARC "�'§ 0.38:1 or 18,829 sf Lodge FAR t s ;` yY. w t,h' 2.35:1 or 115,751 sf J Averag $a lod a umtsize ,�� *} �� �� 619 sf Commercial":net leasable s5IW15,508 sf .cra. -.. Ar,t:':�.;`#• LodJge net livable , x $ , f ? 66,282 sf Lodge umts/keys/bedrooms L 103/107/109 ++ PubhcAmenity r 9,980sf(20.2%) .P.�:-..x..x a.fin. . .�•r .+ ::t Minimum off street Parking spaces.. ; ` 47 Hotel Jerome 330 E. Main Street Resolution No.37, Series 2014 Page 9 of 9