HomeMy WebLinkAboutGorsuch Haus_DRC Comments_8.17.20Gorsuch Haus – Detailed Review Development Review Committee Comments
August 17, 2020
Parks comments (Dave Radeck):
1. All trees on the periphery of this project will need to remain to the greatest extent
possible.
2. Tree Permit will need to be submitted for all tree removals as well as any excavation
within the driplines of existing trees.
3. Tree numbers from arborist report does not match numbers listed on Landscape Sheet
P-005. Please correct.
4. City Forester will make the final determination of tree values of all removals being
requested.
5. Mark area of shrub removal that will be required for access for the Norway run.
6. Meeting with Parks to review what can be done to keep skiers from going down the west
side of the property and direct them back to Lift One.
7. The green ash that was specified for plantings need to be a different species due to
emerald ash borer.
WELs Comment (Dave Radeck):
1. This project will be required to adhere to the WELS ordinance which requires the
applicant to be in compliance with the 7.5 gallons per square foot per season over the
entire site that is disturbed.
2. A full color hydrozone plan showing material to be planted
3. An irrigation plan denoting all irrigation zones.
4. Contact Rick Magill at 970-920-5582 for any clarification and further requirements.
Environmental Health and Sustainability (Liz O’Connell)
Space Allotment for Trash and Recycling Storage
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 current application meets
these standards.
a. Applicant met with Environmental Health staff and brought drawings of the trash
and recycling space measuring 43.6’ l x 9.5’d x +10’h. This meets the square
footage requirement, but this configuration of space required Special Review,
since it does not have alley access. EH approves the current configuration.
b. Applicant has indicated this space will for the exclusive storage of trash and
recycling and the floor and walls would be painted to ensure this space was
reserved for trash and recycling and not used for other purposes.
Engineering Comments (Hailey Guglielmo)
PD Development Agreement:
1. Article IV. Public Improvements – All Exhibits referenced in this section need to be
submitted to the Engineering Department for review. This section of the PD shall include
all public improvements including those that overlap with the Lift One Lodge. Given the
overlapping complexities of the LOL and Gorsuch projects the PD Development
Agreement needs to speak to the expectations of installation timing for all public
infrastructure including but not limited to (1) the 16" waterline connection from S Aspen
St to Monarch St (2) the electric primary from S Aspen St to Monarch (3) any necessary
interim drainage and mudflow infrastructure should one project proceed ahead of the
other (4) the condition of the termination of S aspen St for both vehicles and pedestrians
should LOL proceed ahead of Gorsuch and (5) the completion of all Dean St
improvements in regards to Gorsuch or if those improvements are solely tied to Lift One
Lodge.
2. Section 3.5 c states “Soil stabilization shall be located within the property boundaries or
follow Section 21.12.140 of the Municipal Code.” This is acceptable. Section 3.21 B of
the Draft PD Development Agreement proposes a fee-free easement. This is not
acceptable to the COA Engineering Dept.
3. If just the cul-de-sac and not the whole street is snowmelted, snow plows will use the
cul-de-sac to turn around. The plows have chains on the tires that will damage a
concrete cul-de-sac. Damage to snowmelted concrete will have additional costs to
maintain. The maintenance and replacement will be the responsibility of the Gorsuch
Haus. The City will not be responsible for damage incurred by Street maintenance. This
language shall be added in the PD Agreement.
4. Section 30 of Ordinance 39 specifies the process for determining snowmelt along all of
South Aspen St. This process needs to be acknowledged and included in the PD
Agreement. The development agreement shall have the same winter maintenance
process agreement for South Aspen St that was laid out in Ordinance 39.
Use of the Public ROW:
5. The COA Engineering Department does not approve of waiving all fees for the use of the
ROW during construction. It is not appropriate to waive the ROW fees for the
construction of this project. Ordinance 39 clearly states the projects stabilization shall be
located within the property boundaries or follow section 21.12.140 of the Municipal
Code. Section 21.12.140 requires fees be paid for use of the ROW for stabilization. The
ordinance permits the use of the ROW for stabilization but does not waive fees. In
addition to stabilization in the ROW fees, the fees for rental of the ROW for staging
storage and laydown shall not be waived.
Easements:
6. 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. Provide documentation of this approval.
7. The subdivision Plat needs to show easements for channel flow, not just infrastructure.
8. The access easement is written to provide pedestrian and bicycle access from Hill St to
Monarch but not up the ajax mountain access road. Pedestrian and Bicycle access
should be provided up the mountain road. The DRC response document states a public
access is agreed and documented but it is not shown in an easement on the plat.
Section 3.7 c of the Development agreement only addresses pedestrian and bicycle
access from Hill St ROW to Monarch St ROW.
9. While the Shadow Mountain transformer has been relocated to the transformer by South
Aspen Townhomes, there are still utility meters for Shadow Mountain at the south side of
their property. How will these be accessed? Provide adequate easements and
accessibility.
Slope Stability:
10. Page 1 of the slope stability report does not support the oversteepening of the hillside
and recommends structural walls on either the building or hillside. This needs to be
addressed where the civil plans propose 1:1 slopes. The 1:1 slopes are not approved.
Revocable Encroachment License Hill Street ROW:
11. In addition to the Hill St encroachment agreement, a standard encroachment license will
be required at the conclusion of the project prior to CO.
12. Engineering needs to review Exhibit A and B reference in the Encroachment license.
13. Language needs to be added to the permanent encroachment license agreement that
should the City need to perform work on the 16" waterline or electric primary within the
Hill St ROW the replacement of the "landscape improvements" removed for excavation
of the utilities will be at the sole cost of the Gorsuch property to replace.
14. In Section 1. Encroachment Permission delete "building improvements". There shall be
no building improvements in the Hill St ROW
15. Finalize the call out for the encroachment distance. I think it is 110 ft of the westernmost
portion of the Hill St ROW.
Mudflow:
16. Per the Tetra Tech mudflow report 3' of freeboard is needed along the south side of
Gorsuch Haus. It does not appear this is met given the FFE and door openings shown
on sheet C.2.03. Please address. Also reference window plan to show all windows have
3' freeboard.
Transportation Impact Analysis:
17. The TIA as submitted is accepted. The necessary number of trips is mitigated.
Civil Plans:
18. The headwall and catch basin will be the maintenance responsibility of Gorsuch, as the
City does not have the equipment to maintain the catch basin over the retaining wall.
The responsibility of the catch basin to Gorsuch will be memorialized in a permanent
encroachment license.
19. The LOL and SATH PUDs required public parking spaces be provided at the top of
South Aspen St. The response to project review DRC comments stated that the parking
spots are moved into the parking garage. The cul-de-sac design is great and should not
be altered to add parking spots, but the project needs to ensure the requirements from
the previous approvals for SATH and LOL are properly acknowledged.
20. Given the proposed improvements, it is not clear that the trees along the property line of
the Mountain Queen and Caribou condos can be retained. This needs to be worked out
with Parks. Call out the cut depth and location in reference to the drip lines.
21. The stormwater vault placed partially in the ROW will be accepted as a permanent
encroachment. The vault treats approximately 1,000 sf of the ROW thus it is permitted.
22. The plat revokes the permanent encroachment license of Shadow Mountain Townhomes
with a plat note. A proper process is needed to revoke the existing encroachment license
and issue a new encroachment license for Shadow Mountain. The new license will
require a new survey exhibit and coordination with Shadow Mountain.
23. Sheet C2.00 Cul-De-Sac Plan Profile and Grading
a. Snowmelt in the cul de sac is not approved until a design solution is agreed upon
by the applicant and City of Aspen that will eliminate any possibility of ice
damning at the interface between the snowmelt and non snowmelt areas on
South Aspen St. While some alternatives have been discussed with Sopris and
COA Engineering, we do not feel confident that these plans guarantee a design
solution. Possible solutions that should be fully vetted are (1) trench drain (2)
valleypan (3) grooved pavement (4) ending snowmelt at a less steep location (5)
altering grading.
b. It appears the west side of the retaining wall extends onto Shadow Mountain
Town homes property. Is this the existing Shadow Mountain stairway wall or a
new improvement? Improvements cannot extend onto neighboring properties
without written approval. Show the Shadow Mountain Town home Improvements
on the survey and plan set to demonstrate the proposed Gorsuch plans tie in to
the Shadow Mountain Improvements without any issues.
c. Provide vehicle protection and a pedestrian deterrent along the north side of the
cul-de-sac so people do not walk across the cul de sac and jump down to the
sidewalk and so that vehicles do not cross the landscape buffer to the sidewalk 4
ft lower.
d. The trees next to Shadow Mountain Townhomes will not survive the installation
of the retaining wall and inlet and associated grading. It is the City Foresters
discretion if the tree removal will be permitted. The plans should show removal.
e. Call out the highpoint at the garage entrance. Drainage exterior to the garage
must drain to the storm system, drainage interior to the garage must drain to
interior drains that are routed to the sanitary sewer. Demonstrate this is the case.
24. Sheet C.2.03 Conceptual Perimeter Grading Plan
a. The design proposes a cut in excess of 10' for the drainage swale in the South
Aspen St ROW. At Project Review the Engineering Department commented that
a swale was an appropriate use of the ROW in this area. However, it appears the
1:1 slopes, 2:1 slopes, and excessive cut is proposed to benefit the Gorsuch
building, not because it is necessary for drainage or mudflow purposes. Looking
at the cross sections the east side of the swale is much lower than the west to
accommodate the building not the drainage. The use of the ROW in this manner
is not fair to the Shadow Mountain Townhomes and further limits available
access for any maintenance needs. The Engineering Department does not
approve nor support such a drastic cut. An alternative design needs to be
proposed that limits the cut depth, and the steepness of the side slopes.
Extending the storm system and catch basin up the mountain might be a more
acceptable alternative.
b. Due to the unusual difficulty to access the catch basin, the inlet will require a
revocable encroachment license and will be the responsibility of the Gorsuch
Haus to maintain. Additionally, an easement shall be provided up the summer
road and around the building in the event the city needs access the west swale
and inlet.
c. Provide a detail of the riprap for the west swale. The swale should be armored
below with grass on top. The SATH project had a hard time getting vegetation
stabilized over the rip rap on the existing inlet. How will Gorsuch accomplish
stability and aesthetics?
25. Sheet C.2.05 Mountain Road Sections
a. The plan proposes 2:1 slope which is in excess of the COA standard of 3:1. Per
the stability report the 2:1 slope is acceptable with appropriate vegetative
stabilization. Include a note on the stabilization plan.
26. Sheet C.2.06 West Swale Plan, Profile and Sections
a. The West Side Swale Profile has a note that calls out 3:1 (Max) Side Slopes. The
side slopes on the cross sections exceed 3:1. Section 2-2 has 2:1 slopes. The
max slope should be limited to 3:1 as the note suggests. Please address.
27. Sheet C.3.00 Master Conceptual Utility Plan
a. Does shadow mountain have the access they need for the meters and utilities left
in the south east corner of their property? Provide an easement around Gorsuch
so Shadow Mountain Townhomes can access their utilities.
b. Has Holy Cross reviewed the proposed easement to the transformers and
agreed there is adequate easement width for accessibility?
28. Sheet C.3.03-C3.04 16” Water Main Plan and Profile
a. The Second Amendment to Development Agreement for Lift One Lodge
Subdivision/PUD deferred the installation of the 16" waterline from S Aspen St to
Monarch St. Originally it was to be constructed with South Aspen Townhomes
but the amendment allowed the installation to take place when LOL is developed.
A timeline was set for five years from 2017 with the ability to extend via written
decision by the City Engineer. The 16" waterline must be constructed prior to CO
of either the LOL or Gorsuch property. This shall be addressed in the Gorsuch
Development Agreement. Lift One Lodge will need to make a formal request to
extend the completion date beyond 2022.
b. Call out 10' separation between outside diameter of the waterline and outside
diameter of the relocated sanitary service line.
c. The waterline replacement on Monarch St needs to match what was approved in
the original LOL/SATH approvals which is shown in the diagram below. All pipe
needs to be replaced to the gate valves north of the east-west 8" CIP. The 16"
line needs to be replaced to the gate valve beyond the service line to the east
i.
d. Can the waterline be constructed without impacting the trees on the Caribou
property? The applicant needs to show the exact location and excavation depth
to Parks Dept for their approval.
e. Fire flow calculations for a 6" service line will be required at building permit. Full
fire flow calcs for a 4" line demonstrating the 4" line fails also will be required at
building permit.
f. Include a note that the two dry line hydrants will be a different model than the
standard water distribution hydrant so there is no confusion in the future or mix
up thinking the hydrants have a permanent water source.
g. The portion of the waterline in the Hill St ROW was deferred for construction from
the South Aspen Town homes project because there was concern about the
installation of the waterline prior to excavation of LOL. How has this been
resolved? The waterline must be constructed under whichever project is
constructed first. Does this work with the proposed excavation and project
sequencing?
29. Sheet C.4.04 West Storm Pipe Profile
a. The Existing Inlet OS5 in the planter box next to Shadow Mountains drive
entrance does not collect runoff from any area. It may make more sense and look
a lot better to convert it to a manhole or remove it. This can be more closely
looked at and refined at building permit and is not necessary for land use
approvals.
30. Sheet C.4.06 East Storm Pipe Profile
a. The storm pipe going up Ajax needs to be in an easement. It will be the
responsibility of Gorsuch to maintain but the City requires access in the event of
emergency work.
b. Is an inlet permitted in the existing Mountain Queen fire access and drainage
easement? Is emergency access maintained with the inlet location? This inlet
needs approval from Fire Dept and from Mountain Queen per bk 275 pg 378.
c. How are the inlets integrated in to the skiway? Is the intent to cover the inlets or
block them off from skiers?
31. Sheet C.5.00
a. A drywell detail is shown. Is a drywell proposed on the site? If not remove the
detail.
32. Final Plat of: Gorsuch Haus PD/Subdivision Dedications and Reservations
a. Numbers 7 and 8:
i. In addition to lots 1 and 2 receiving an easement for onsite storm and
drainage infrastructure, an easement should be granted for the City to
access the drainage infrastructure that takes runoff from Ajax mountain
for any maintenance necessities. Item 8 gives the utility owner (the city for
stormwater) an easement. Include language so it is clear the easement
includes sub surface infrastructure and above grade swales and sheet
flow.
b. Number 2
i. The Public Trail Easement connecting S Aspen St to Monarch St should
be a minimum of 8 ft. A 5 ft public easement is proposed.
ii. The dedication states “owner reserves the right to unilaterally re-align this
public trail easement.” The City of Aspen needs to approve any alteration
to a public trail easement. It cannot be done unilaterally.
c. Number 5
i. The dedication states, “such private access easement does not confer
any rights to the general public, and no public access is intended to be
created by this dedication;” The Engineering Department supports
pedestrian and bicycle public access to Summer Road.
33. Final Plat of: Gorsuch Haus PD/Subdivision Sheet 4 of 4
a. The sheet shows a temporary construction easement in the ROW. This line
should be removed in the ROW. Construction uses in the ROW shall follow
section 21.12.140 of the Municipal Code.
b. Provide an easement for access to the swale and inlet on the west side of the
property. There is concern about the accessibility of the swale and inlet for
maintenance. Is the intent to drive around the building to access the inlet? Due to
the unusual difficulty to access, the inlet will require a revocable encroachment
license and will be the responsibility of the Gorsuch Haus to maintain.
Additionally, an easement shall be provided up the summer road and around the
building in the event the city needs access the swale and inlet.
Zoning (Jim Pomeroy):
See attached Exhibit C. Ongoing discussions regarding compliance with zoning requirements is
expected.
Building (Nick Thompson):
See attached Exhibit A.
APCHA (Cindy Christiansen):
See attached Exhibit B.
Exhibits:
Exhibit A – Building Comment letter
Exhibit B – APCHA Referral Memo
Exhibit C – Zoning Comment Letter