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HomeMy WebLinkAboutAppendix C. Exhibit 11 DRC ResponseDevelopment Review Committee Sept. 26, 2018 Applicant Response Original comments followed by Applicant response in bold. Aspen Sanitation District (Hamilton Tharp) Updates to the sanitary sewer main in the area of South Aspen Street and the First Street Trunk line have been completed since the original requirements to Serve was issued for this project on 5-11-16. This project is required to financially contribute a proportionate share of the completed improvements. A cost recovery section is included in the Development Agreement Appendix C. Exhibit 4. A wastewater flow study will be required for this project to be funded by the applicant. The applicant’s engineer will be required to give the District an estimate of anticipated daily average and peak flow from the project. According to preliminary estimates the lodge is anticipating 808 drainage fixture units. These demands will be further evaluated and coordinated with ACSD. Features for connecting Gorsuch Haus to the new main line were not installed during the South Aspen street improvements. If a main line extension of the District’s sanitary sewer is required to serve this project, a Line Extension Request and a Collection System Agreement will be required. Applicant is responsible for all costs associated with construction of line extension. The design currently contemplates a shared service extending east from the existing terminus manhole within S. Aspen Street. There is the possibility that in lieu of a shared service that a Line Extension may be pursued. The line extension would include approximately 40-ft of additional mainline infrastructure. These options will be considered further as the design progresses. Construction of Gorsuch Haus may require relocation the existing 8” diameter sanitary sewer service currently serving the on-mountain restaurant, Ruthie’s. Any relocation of existing service must be done in agreement with the Aspen Skiing Company or other such owners. A shared service may be desirable and would be acceptable with the execution of Shared Service Line Agreement The Utilities Plan illustrates the proposed vertical and horizontal re-alignment of Ruthie’s sewer service; refer to Appendix B Sheet C.3.01 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, exterior parking garages, etc.) are not connected to the sanitary sewer system. The Utilities Plan and the Master Drainage Plan address this topic and final designs will be provided in support of future building permit application. Commercial food service facilities and/or food processing establishments must be served by oil & Grease interceptors. These will be located and described prior to building permit to the District. Appendix C. Exhibit 11 Development Review Committee Sept. 26, 2018 Applicant Response Interior parking garages and vehicle maintenance facilities with surface/floor drains and, hydraulic elevator equipment rooms and sumps connected to the sand interceptors These will be described prior to building permit to the District. Glycol heating and snow melt systems must be designed to prohibit discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. A snowmelt system is included in the project and is not connected to the sanitary sewer system. Mechanical details of the snowmelt system will be completed prior to building permit. Plans for interceptors, separators and containment facilities require submittal by the applicant and approval prior to building permit. This will be providing to the District prior to building permit. Drain size for pool and spas must be approved by the District This will be provided to the district prior to building permit. On-site utility plans require approval by ACSD The Utilities Plan contains this information and final construction documents will be provided prior to building permit. Below grade development may require installation of a pumping system. Final construction drawings will design any pumping system if required. Soil nails are not allowed in the ROW or easements without prior review and acceptance by the District Prior to building permit, the limit of soil nailing will be provided for review. Generally, 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. The conceptual design contemplates a single 8” sewer service to serve the project. Per ACSD rules and regulations this 8” sewer will connect to at a manhole rather than a direct tap into the mainline. Existing service lines or laterals connected to the District’s main line, serving the subject property and adjacent properties, must be identified, located and isolated from soil stabilization processes or other potential damage, or properly disconnected from the ACSD main line at the point of connection according to specific ACSD requirements. See Utilities Plan and in the future, final construction documents. 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. Development Review Committee Sept. 26, 2018 Applicant Response See Utilities Plan and the proposed Landscape Plan. Final construction documents to be provided to the District prior to building permit. All ACSD fees must be paid prior to the issuance of a building permit. Our office can develop an estimate for this project once detailed plans have been made available to the district. Fees will be paid prior to issuance of 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 Impact Fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Preliminary estimates have the lodge at 808 dfu. This demand will be further coordinated with the District as the design progresses through the review process. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. Final construction plans will be provided to the District in the future. Environmental Health (Liz O’Connell) 1. This space is subject to the requirements of a Lodge with over 60 rooms and food service will need to provide 400 square feet of space to the storage of trash and recycling. The standard configuration is 20’l x 20’d x 10’ h (Municipal Code 12.10.0 A (a)). The narrative mistakenly cites section 12.10.030 with a 300SF requirement (narrative page 46). The Plan provides 400sf of trash and recycling within the service dock. 2. The current submission does not show the exact dimensions of the trash and recycling space (pg A101). The revised submission does not show the dimensions of the area (narrative pg 17 and Appendix D1 pg A101) a. This configuration of space without alley access requires Special Review from the Environmental Health department prior to approval. The applicant is seeking special review of the size and location of the trash and recycling area due to this requirement. b. Applicant was advised that because of the unusual configuration and the shared space with the receiving area that approval would be contingent upon plans which indicated this space was for the exclusive storage of trash and recycling and written commitment that the floor. and walls would be painted to ensure this space was reserved for trash and recycling and not used for other purposes. The space is described on the Architectural Plans and the written commitment is in the Agreement Appendix C. Exhibit 4. Development Review Committee Sept. 26, 2018 Applicant Response 3. Applicant indicated they wanted to have the waste trucks drive into the enclosed space to service containers. a. Applicant was advised that the needs of this type of building would likely require a compactor for trash and front-loading dumpsters for recycling. The Applicant will provide a minimum 20yrd trash compactor and front-loading recycling containers. b. Applicant was informed the current design does not accommodate the configuration needed for both hook trucks and front-loading trucks to service the compactor and recycling bins, respectively. See the Architectural Plans for configuration of trash and recycling. 4. Is it not clear How the residents will access the waste area. (pg A101) The residents will have access to the trash and recycling area with the assistance of the Lodge staff. Access to the service area at a pedestrian level will occur via a door on the eastern side of the service bay. Engineering (Hailey Guglielmo) These comments are not intended to be exclusive, but a continued response to the project packet submitted for purpose of the DRC. The following comments are in regard to the September 4th, 2018 DRC submittal. Previous Engineering memorandums for the initial 2016 submittal are dated May19, 2016 and October 14, 2016 Aspen St ROW Vacation: Municipal Code Section 26.480.070 B 6 states: For partial or full vacation of existing rights-of-way, the applicant shall demonstrate the right-of-way, or portion thereof, has no current or future use to the community as a vehicular way, pedestrian or bike way, utility corridor, drainage corridor, or recreational connection due to dimensions, location, topography, existing or proposed development, or other similar circumstances 1. Vacating the southern end of South Aspen St cuts off public access to City boundary limits, cuts off access to the mountain, and prevents skier return down this corridor. City Council has agreed to exchange the ROW areas. Additional public access has been agreed to and is described on the Subdivision Plat. 2. Aspen streets serve as view corridors to the mountain. By vacating the Aspen St ROW the property would cut off this view plane. City Council has agreed to the exchange of the ROW. Development Review Committee Sept. 26, 2018 Applicant Response 3. The only ROW access to the Conservation Parcel Barbee Family Subdivision is at the southern end of the South Aspen St ROW. Vacating half of the ROW and with existing encroachments from Shadow Mountain Townhomes the access is further limited. This may not be an issue but should not go overlooked. Access will remain to the Barbee Parcel with additional access provided by the west stair with public access easement. Easements: 4. Dedication Number 5 - The Engineering Department supports an increase in public access easements through the site. Pedestrian and bicycle access should be provided for access up the mountain road. The current proposed dedication only provides access for Lot 1. The Agreement (Appendix C. Exhibit 4) and Subdivision Plat define the use of public access for pedestrians and bicycles per this request. 5. Follow the utility easements dimensions found in section 2.5.2 of the Engineering Design Standards. All rear and side lot lines shall have a 5’ utility easement. Applicant is asking for a variance of the Engineering Standard since the setback itself is 5ft and the rear and one side yard setback are adjacent to Lot 2, which has restriction on future use and development. Furthermore, one side yard setback is City ROW. Provision for utilities to be located on other portions of the site have been made; please refer to the draft subdivision plat. 6. Provide easements for any required mud or debris walls. Currently a single debris flow wall is proposed within the eastern portion of Hill Street ROW. The location of this wall was conceptually approved under the draft mudflow study. If the mitigation wall remains in the right-of-way then a permanent encroachment license will be requested. The location of the wall will be further evaluated as the design progresses. See Subdivision Plat details for this information. 7. Drainage easements need to incorporate channel flow, not just areas where stormwater infrastructure is proposed. See Subdivision Plat details for this information. 8. Gorsuch Haus will need permission from Mountain Queen to change their drainage and access easement. Maintenance of an open channel is very different than maintenance of a road with pipe. Utilities: 9. All trees shall be planted a minimum of 10’ away from existing and proposed utilities. Development Review Committee Sept. 26, 2018 Applicant Response Given the density of the existing and proposed utilities it is difficult to maintain 10-ft separation in several locations. This has been discussed during design coordination meetings with Engineering who stated they understood the challenges. See Landscape Plan and Utility plan. 10. Fire flow calculations shall be submitted at building permit to demonstrate an 8” line is necessary. Calculations for a 6” line shall also be submitted which show the 6” line does not supply adequate fire sprinkler protection. Currently the project is anticipating a 6” shared fire and domestic water service. The size of the water service to include domestic and fire flow demands will be verified prior to building permit. 11. How will access to the utilities and drainage infrastructure on the west side of the property be achieved? This includes the offsite headwall and catch basin, the existing switchgear, transformer serving Shadow Mountain, and the proposed transformers on the Gorsuch property? The proposed retaining wall by the cul-de-sac cuts off that access and access around the structure doesn’t seem feasible either. Maintenance and cleaning of the proposed catch basin along the west side of the property can be performed with a vac truck accessed from the cul-de-sac. If further repairs/maintenance is required then equipment may need to be hoisted over the tiered retaining walls. The switch gear will be relocated to the east side of the lodge where access can be achieved via the re- aligned Mountain Road. Shadow Mountain’s secondary service is going to be re-established from an existing transformer located northeast of their property which will allow their existing transformer to be abandoned thereby eliminating any need for access. See the Utilities Plan for re-adjusted layout and features (Appendix B). Mudflow and Debris Flow 12. What’s the plan with the plan? No improvements are shown for mitigation. This still needs to be worked out to a level where we can be confident the site plan is not going to change to a degree that would require the project to go back to P&Z or council. See Mudflow Mitigation Plan and Final Mudflow report. Street Maintenance and Snowmelt 13. The City is unable to maintain SAS at the level of service needed for these lodges. The cost sharing agreement recommends upgraded maintenance equipment as the most feasible option to maintain safety on the street. It is not clear what the upgraded equipment is, or if it will be sufficient. There is no higher maintenance that the City can provide to maintain South Aspen St to a level that is required for the proposed level of use. More sand is not a viable solution. The onetime payment from the developments will not cover the unending maintenance required. The city recommends Development Review Committee Sept. 26, 2018 Applicant Response snowmelt or the creation of a maintenance district so that the lodges maintain the roadway instead of the City. There are also environmental impacts to not snow melting. These include the use of deicers and the resulting pollution added to the Roaring Fork River. The project is proposing to snowmelt the entire cul-de-sac to include adjacent pedestrian corridors. Please refer to Ordinance 39, Series of 2016 for resolution of snowmelting the remaining portions of S. Aspen Street Stormwater/Drainage 1. In the current application there is no indication on how stormwater or drainage will be handled onsite. The project will be responsible to follow all URMP requirements. From conversations the Engineering Dept believes this can be accomplished with the proposed site plan. See Master Drainage Plans (Appendix B) and Drainage Section of the Engineering Report (Appendix C. Exhibit 3). TIA: 2. Measure number 9, large scale landscaping, is not applicable. The project will remove a handful of large trees. The loss of this established vegetation nullifies this measure. See revised TIA (Appendix C. Exhibit 8). 3. Measure Number 15, pedestrian interaction with vehicles, is not applicable. The project does greatly improve the interaction with the parking area, however the project proposes vehicle access to the Mountain Access Road to pass through a pedestrian area. This is a detriment to the pedestrian experience and nullifies this measure. See revised TIA (Appendix C. Exhibit 8). 4. The TIA takes credit for a full bus stop with a bench, shelter, and lighting. This measure is meant for a City bus stop. A bus or shuttle stop is not proposed at the cul-de-sac, all public access to the lift will be down on Dean St. Therefore, measures 28, 29, 31, and 32 are not applicable. See Revised TIA (Appendix C. Exhibit 8). 5. With the removal of the above measures the project is 22 points short of the required mitigation. The project shall consider other measures that will improve pedestrian, bicycle, and transit options. See TIA drawing with the TIA report which shows all MMLOS improvements (Appendix C. Exhibit 8). Stability: 6. A slope stability study is required as slopes on and above the site exceed 30%. This study will be forwarded to the Colorado Geological Survey for review. The review fees will be invoiced to the Development Review Committee Sept. 26, 2018 Applicant Response applicant directly. The Slope Stability Memo is provided in Appendix C. Exhibit 13. Earth Retention: 7. Inclinometers will be required prior to and during construction to monitor ground movement. Below is wording from South Aspen St PUD that shall be included in the Gorsuch Haus PUD. This comment is addressed in the Agreement (Appendix C. Exhibit 4). 8. Ground Stability Monitoring. In order to ensure that development of the Project does not exacerbate naturally occurring ground movement, an inclinometer shall be installed and maintained by Gorsuch Haus or its successors or assigns with bi-annual readings taken through the time of issuance of a Certificate of Occupancy. The first Building Permit application for the Project shall include a report on the initial readings and a subsequent report is required prior to issuance of a Certificate of Occupancy. This comment is addressed in the Agreement (Appendix C. Exhibit 4). Streets and Sidewalks/Cost Recovery: 9. The property is required to reimburse One Aspen for a pro-rata share of costs associated with the reconstruction of South Aspen St and associated sidewalks, public utilities, and drainage facilities. Reimbursement shall take place prior to issuance of a building permit per Lift One Lodge Subdivision Agreement Sections 3.3-3.5. This comment is addressed in the Agreement (Appendix C. Exhibit 4). Additional Comments 10. More information is needed on grading to understand the extents of grade changes and retaining walls onsite. Particularly the following. a. How tall is the proposed retaining wall on the west side? The maximum height of the wall on the west side is approximately 15ft. This high point occurs in one location. The wall is designed with the slope, generally set at six-inches above the proposed finished grade. b. Along the Hill St corridor there are two curbs. How is access provided up the Mountain Access Road? How is ADA access provided with the second curb? The current cul-de-sac design has a mountable curb and the second curb has been removed. c. What is the grade change on the north side to the Lift One Lodge property? Given the existing topography will this be a retaining wall with what height and what fall protection given it is a pedestrian area? This is a variable height wall that will provide fall protection, if necessary. d. The existing slope on the SW corner of Lift One Lodge property does not provide ADA access. How will ADA access be provided? The stairs in this location have been removed and in its place a pedestrian ramp has been accommodated. e. The crossings to Shadow Mountain Townhomes and the garage entrance must have ADA crossings. The design of the cul-de-sac includes ADA compliant crossings at Shadow Development Review Committee Sept. 26, 2018 Applicant Response Mountain and parking garage entrance; please refer to sheet C.2.00 of the Civil Plan Set. 11. The Lift One Lodge and South Aspen Street PUDs required public parking spaces be provided at the top of South Aspen St. Where are these now accommodated? These four spaces have been re-located inside the Lodge underground parking structure. 12. The loading area provides two parking spaces. There is still concern of the cul-de-sac becoming congested and limiting emergency access through. Are two spots adequate for a hotel of this size? How will the drive area be kept clear? The loading zone and the cul-de-sac driving surface will be snow melted to remove the snow. The loading spaces will be managed with a valet parking management system. The loading zone is located on private property and is fully outside the ROW. 13. The property needs to accommodate snow storage, both onsite and for the cul-de-sac. A minimum functional area equaling 30% of the paved area shall be provided contiguous to the paved area and designed to accommodate snow storage (unheated areas). For heated areas, the functional area can be reduced to 10%. The Snow Storage Plan meets this comment and calculations are provided for the snow storage areas. Please refer to civil sheet C.1.01 (Appendix B). 14. The first catch basin up Mountain Access Road, near the Mountain Queen, appears to be in conflict with an existing waterline. Is adequate separation provided? This has been revised with mountain road realignment. Zoning (Jim Pomeroy): Not received. Parks (Dave Radeck): 1. Trees along the property line at the Mountain Queen condo’s will need to be retained. The trees along the Mountain Queen are shown as preserved. 2. The 8 spruce trees at the Caribou Condo’s property line will also require retention. (page 79). The property owners of the Caribou have expressed this desire and thus this comment. Has there been any discussion with them? The referenced trees will be preserved. Within Lot 2, tree #45 (9.2” conifer), #46(10.8” conifer), and #47 (9.2” conifer) with be removed to accommodate the new ski run. Development Review Committee Sept. 26, 2018 Applicant Response 3. The removal of trees and shrubs and gamble oak for the Norway ski run will require vetting through the City Forester. The trees to be removed are noted on the existing and proposed Landscape Plans for the Norway Ski Run. 4. A tree removal permit will be required along with both an existing and proposed landscape plan with an estimate from a nursery to offset mitigation for any tree removals. The cost estimate and tree health will be completed with the Tree Mitigation Plan as part of the Detailed Review. 5. A bond must be provided to cover mitigation for trees. This will be a landscape guarantee. This comment is also addressed in the Agreement, Appendix C. Exhibit 4. 6. Silva Cells or equivalent may be required where trees are being proposed. Three street trees are proposed and Silva Cells are identified for these trees. The total amount of the Silva Cells is reduced from Engineering Standards due to available space within the cul- de-sac. 7. 30” depth of good soil is required for all new planted trees. The trees have 30” or more of planting soil. 8. A formalized, dedicated non-motorized public access easement through the open space area, including the summer road, access to Summit Street, and the open space between Mountain Queen and the proposed Gorsuch project. (This is a historic, year-round access used over the years by the public to access Aspen Mountain.) The Pubic Access is agreed to and documented in the Agreement, Appendix C. Exhibit 4. 9. The Water Efficient Landscaping Standards (WELS) ordinance will be in effect for this project. Please contact Rick Magill @ 970-920-5582 with any questions with regards to WELS. The applicant understand the Water Efficient Landscape Standards will apply. 10. Maintenance and irrigation of the island in the cul-de-sac will be the responsibility of property owner. Development Review Committee Sept. 26, 2018 Applicant Response The Applicant accepts the maintenance responsibility of the center island. APCHA: RECOMMENDATION: The APCHA Board reviewed the application at their regular meeting held October 4th, 2018, and recommend approval with the following conditions: The APCHA Board does not support the use of payment-in-lieu for employee housing mitigation. The APCHA Board recommended the following methods to satisfy the required employee housing mitigation: a. Onsite deed restricted housing constructed or converted next to or attached to the proposed development. b. Offsite deed restricted housing constructed or converted at a separate location within the Aspen core subject to approval by APCHA. A single offsite deed restricted unit in an otherwise free-market housing complex shall not be approved. c. Use of Certificates of Affordable Housing Credits (Housing Credits). d. APCHA approved buy-down units. The APCHA Board also recommended that the on-site deed-restricted unit be used as a rental unit for an employee of the lodge. The Affordable housing conditions are included in Ordinance 39 Series of 2016 and is documented in the Agreement Appendix C. Exhibit 4.