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HomeMy WebLinkAboutresolution.apz.001-2015 RECEPTION#: 616672, 01/13/2015 at 09:12:00 AM, 1 OF 9, R $51.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION NO. 1 (SERIES OF 2015) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL GRANT PLANNED DEVELOPMENT— PROJECT REVIEW APPROVAL, GROWTH MANAGEMENT APPROVALS AND RECOMMENDS DENIAL OF CONCEPTUAL COMMERCIAL DESIGN REVIEW, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR BASE 1 LODGE LOCATED ON PROPERTY COMMONLY KNOWN AS 730 E COOPER STREET, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID:2737-182-27-004 AND 2737-182-27-904 WHEREAS, the Community Development Department received an application for the Base 1 Lodge (the Application) from 730 E. Cooper 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; 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 1 Lodge proposes: ■ 44 lodge units and 44 bedrooms in 7,612 square feet of net livable area. ■ 3,351 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, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, Planning and Zoning Commission Reso No. 1, Series 2015 Page 1 of 9 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 Planning and Zoning 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.B.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 Planning and Zoning 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 Planning and Zoning Commission reviewed the Application at a duly noticed public hearing on December 2, 2014, continued from November 18, 2014, during which the recommendations of the Community Development Director and comments from the public were requested and heard by the Planning and Zoning Commission; and, WHEREAS, during a duly noticed public hearing on January 6, 2015, continued from December 16, 2014, continued from December 2, 2014, the Planning and Zoning Commission approved Resolution 1, Series of 2015, by a 4-2 vote recommending City Council approve the Base 1 Application and all necessary land use reviews with the exception of Commercial Design Review, 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: Recommendation Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby recommends City Council grant — Project Review approval, Growth Management approvals, and recommends denial of Conceptual Commercial Design, for a Site Specific Development Plan for Base 1 Lodge, subject to the recommended conditions of approval as listed herein. Exhibit A describes the dimensional requirements. 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 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. Planning and Zoning Commission Reso No. 1,Series 2015 Page 2 of 9 Section 3: Growth Management Allotments 3.1 Reconstruction Credits. Based on the existing development at 730 E. Cooper St. (aka Buckhorn Lodge),the Applicant is entitled to the following reconstruction credits,pursuant to Land Use Chapter 26.470 a. A total of 4 lodging bedrooms, 8 dodge pillows, are credited toward the Project's lodge GMQS allotment request. b. A commercial reconstruction credit of 3,751 square feet of net leasable area is credited toward the Project's 3,351 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 1 Lodge: a. 40 lodging bedrooms=80 lodging pillows. Added to the reconstruction credits,the project represents 44 lodging bedrooms or 88 pillows. Section 4: Affordable Housing The Lodge Preservation Overlay Zone District employee generation rate of 0.3 FTEs per bedroom is established for Base 1 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. h. An updated and final Transportation Impact Analysis (TIA), including a monitoring plan., i. A plan for deliveries, pursuant to Section 26.412. 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 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. Planning and Zoning Commission Reso No. 1, Series 2015 Page 3 of 9 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 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. 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: The corner,of Cooper Ave and Original St could be a potential location for a pedestrian bulb out. This option should be considered given the long crossing distances and level of pedestrian traffic in this area. All sidewalk curb and gutter shall meet the Engineering Standards of City of Aspen Municipal Code Title 21. Sidewalks within the Right of Way may not be altered to accommodate hotel entrances. Directional ADA ramps are required on the corner of Cooper Ave. and Original St. 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. 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 Survey Requirement: Pothole and provide depth to utilities on the survey as part of building permit submittal. Planning and Zoning Commission Reso No. 1, Series 2015 Page 4 of 9 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 for the.cottonwood tree in front of the property is required prior to Detailed Review application submittal. Tree removal permits for the,remaining trees may 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. The applicant shall explore potential sites around the property to allow full maturation of trees. This shall be included as part of the PD Detail Review. 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 Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. 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. 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. Planning and Zoning Commission Reso No. 1, Series 2015 Page 5 of 9 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. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. 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. 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 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. The trash enclosures shall meet the minimum requirements outlined in Title 12 unless varied through Special Review. Prior to Detail PD 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 maybe required during Detailed Review. • Prior to arrival providing guests with information for RFTA. • Providing bus passes to employees that live down valley. Planning and Zoning Commission Reso No. 1, Series 2015 Page 6 of 9- • 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 shall be signed loading zones with approval from the Parking Department. The applicant shall secure off-site parking spaces and provide valet service, or another similar parking situation to provide off- site parking spaces for the lodge. Parking in residential neighborhoods is prohibited. 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: 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 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 deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Planning and Zoning Commission Reso No. 1, Series 2015 Page 7 of 9 Approved as to form: Approved as to content: Deborah Quinn,Assistant City Attorney rgr� LJ Erspamer, Chair Attest: Cindy KIW,Records Manager Attachments: Exhibit A: Approved Dimensional Requirements Planning and Zoning Commission Reso No. 1, Series 2015 Page 8 of 9 Exhibit A—Approved Dimensional Requirements Approved Dimensions front yard (Cooper 0, . St.) side yard (Original St.) 01 side yard (west) 5' rear(alley) 0' 37'6"top of third floor parapet maximum height 43' top of bathrooms 43 top of-stairs and 48'6"top of elevator public amenity 65% or 4,503 sf mostly on the rooftop minimum off-street parking spaces cumulative floor 2.46:1(17,032 sf) area lodge floor area 1.58:1 (10,930 sf) average lodge unit about 173 size lodge net livable 7,612 sf area Commercial floor area 0.52:1 (3,574 sf) Commercial net 3,351 sf leasable area Number of lodge 44 units Planning and Zoning Commission Reso No. 1, Series 2015 Page 9 of 9