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HomeMy WebLinkAbout07_1175 Doolittle Cir Proposal Description 715 W. Main Street, Suite 104 Aspen, Colorado 81611 voice: 970.544.4851 email:LAM@MenendezArchitects.com March 25, 2021 Re: Castle Ridge Apartments Sidewalk Replacement Project (1175 Doolittle Circle, Aspen) Project Description Castle Ridge Apartments is an employee-housing complex consisting of eight, 2-story, residential buildings and one, 1-story, maintenance equipment storage shed. The project was originally approved as the Waterhouse Housing project and developed by the city of Aspen in 1980-1981. Excluding decks and exterior on-grade stairs, the total area of existing enclosed space is 64,251 square fee, consisting of eight residential buildings totaling approximately 63,928 square feet plus a maintenance shed of 988 square feet. The proposed project consists of removing the on-grade concrete walkways and stairs serving the 600 & 700 Buildings, that were constructed without a permit, and replacing them with new code-compliant on-grade concrete walkways and stairs as mandated by order of the Building Department. The replacement on-grade stairs count toward the deck area of the lot. Per the attached Pre-Application Conference Summary the proposed improvement project is subject to 8040 Greenline Review Exemption and Insubstantial PD Amendment review. 8040 Greenline Exemption Per Land Use Code Section 26.435.030.B projects are exempt from 8040 Greenline and may be reviewed administratively if all of the following standards are met: 1. The development does not add more than ten percent (10%) to the floor area of the existing structure or increase the total amount of square footage of areas of the structure that are exempt from floor area calculations by more than twenty- five percent (25%). Project meets the standard - the replacement walkway stairs total 425 square feet, which represents less than one percent of the existing floor area. 2. The development does not require the removal of any tree for which a permit would be required pursuant to Section 15.04.450 or the applicant received a permit pursuant to said Section. Project meets the standard - the project is designed to leave all existing trees in place. In the event that any of the existing trees require removal a tree removal permit will be obtained. 3. The development is located such that it is not affected by any geologic hazard and will not result in increased erosion and sedimentation. Project meets the standard - the replacement walkways are to be located in the same general location as the existing walkways. There are no geologic hazards in these locations and the replacement walkways should not result increased erosion and sedimentation since these are already developed and disturbed areas. 4. All exemptions are cumulative. Once a development reaches the totals specified in Subsection 26.435.030.B.1, and 8040 Greenline review must be obtained pursuant to Subsection 26.435.030.C. Project meets the standard – the only previous 8040 Greenline exemption for this property was for the 988 square foot shed that replaced previously existing sheds. 8040 Greenline Review Standards In addition to meeting the 8040 Greenline review exemption standards, the project meets all 8040 Greenline review standards listed in Section 26.435.030.C as follows: 1. The parcel on which the proposed development is to be located is suitable for development considering its slope, ground stability characteristics, including mine subsidence and the possibility of mudflow, rock falls and avalanche dangers. If the parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the soils or, where necessary, cause them to be removed from the site to a location acceptable to the City. Project complies with requirement – the parcel is already developed with 8 multi- family residential buildings, a shed and a significant amount of hardscape areas dedicated to walkways, road and parking. The replacement walkways are to be located where the existing walkways currently exist that serve the 600 and 700 buildings. There is no evidence of previous mudflows or rock falls and avalanche dangers in this location. The walkways are proposed to be located on a gently sloping part of the site. 2. The proposed development does not have a significant adverse effect on the natural watershed, runoff, drainage, soil erosion or have consequent effects of water pollution. Project complies with requirement – the project will not change the existing course of drainage. All drainage from the replacement walkways will continue to flow similarly to the existing walkways. The water will be conducted via grassy areas to the existing drainage. 3. The proposed development does not have a significant adverse affect on the air quality in the City. Project complies with requirement – the replacement walkways will not have any equipment that would contribute to air pollution and will not have a snowmelt system. 4. The design and location of any proposed development, road or trail is compatible with the terrain on the parcel on which the proposed development is to be located. Project complies with requirement – the replacement walkways follow the slope of the terrain and create a gentler and safer approach to the buildings than the walkways they will replace. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural land features. Project complies with requirement – grading will be minimized to what is required to construct the proposed project. The project has been designed to preserve the existing trees. All disturbed soils will be reseeded. 6. The placement and clustering of structures will minimize the need for roads, limit cutting and grading, maintain open space and preserve the mountain as a scenic resource. Project complies with requirement – the proposed building will be located where the site already contains development. Grading will be limited to what is needed for the replacement walkways. No new roads or driveways will be necessary to access the walkways. 7. Building height and bulk will be minimized. Project complies with requirement – the proposed replacement walkways are on- grade. 8. Sufficient water pressure and other utilities are available to service the proposed development. Project complies with requirement – the replacement walkways do not require utilities or water. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. Project complies with requirement – the proposed project will be located in an existing development that is served by Castle Creek Road. The walkways will be served by Doolittle Circle, which is the private road within the existing development and is maintained by the property owner. 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Project complies with requirement – there is already adequate ingress and egress to the site, and to the location of the replacement walkways via Doolittle Circle for fire protection and snow removal. 11. The adopted regulatory plans of the Open Space and Trails Board are implemented in the proposed development, to the greatest extent practical. Project complies with requirement – not applicable. Insubstantial Amendments Per Section 26.445.110.A of the Land Use Code, the proposed project falls under the category of Insubstantial Amendment to a PD by meeting the required criteria as follows: 1. The request does not change the use or character of the development. Project meets the criteria – the replacement walkways will serve existing development without changing its use or character. The proposed work does not include any work to the existing buildings, only to the walkways. 2. The request is consistent with the conditions and representations in the project’s original approval, or otherwise represents an insubstantial change. Project meets the criteria – the original approval is not very detailed but the replacement walkways replace existing walkways. This is an insubstantial change to what has existed since the project was originally built. 3. The request does not require granting a variation from the project’s allowed use(s) and does not request an increase in the allowed height or floor area. Project meets the criteria – the replacement walkways do not change the allowed use and does not impac height. The original approval does not define a specific maximum floor area but the walkways replace existing stair floor area and only increases it, if at all, by an amount equal to less than one percent (1%) of the existing floor area. 4. Any proposed changes to the approved dimensional requirements are limited to a technical nature, respond to a design parameter that could not have been foreseen during the Project Review approval, are within dimensional tolerances stated in the Project Review, or otherwise represents an insubstantial change. Project meets the criteria – the original approval is not detailed with respect to dimensional requirements and the proposed improvement should be considered an insubstantial change that is necessary to safely and properly access the building they serve. This suggests that precise total floor area was not of concern and that certain flexibility in floor area was allowed for the project. Thus, further supporting that the proposed increase in area is insubstantial to the original approval. Given the type and the insubstantial nature of the proposed project we feel that it is a good candidate for an administrative review and that the added costs and time that would be required for a Planning and Zoning Commission and City Council review would represent an unnecessary hardship to the Owner of this employee housing project.