Loading...
HomeMy WebLinkAboutExhibit A - Planned Development - Detailed Review, Review CriteriaExhibit A Planned Development - Detailed Review, Staff Findings Sec. 26.445.070. - Detailed Review Standards. Detailed Review shall focus on the comprehensive evaluation of the specific aspects of the development, including utility placement, and architectural materials. In the review of a development application for Detailed Review, the Planning and Zoning Commission, or the Historic Preservation Commission as applicable, shall consider the following: (a) Compliance with Project Review Approval. The proposed development, including all dimensions and uses, is consistent with the Project Review approval and adequately addresses conditions on the approval and direction received during the Project Review. Staff Response: All dimensions and uses are consistent with the Project Review approval. Minor changes to site grading, utility infrastructure, minor design changes, and interior programming changes are within the established limitations of the Project Review approval and are appropriate modifications that are a result of further refinement of the project. Staff finds this criterion to be met. (b) Growth Management. The proposed development has received all required GMQS allotments, or is concurrently seeking allotments. Staff Response: Ordinance No. 29, Series of 2016 granted growth management allotments for 4 free market residential units, 1 one-bedroom affordable housing unit, 7,730 sq. ft. of commercial net leasable space, 112 lodge pillows or 56 lodging keys from the 2016 GMQS calendar year. 50 Lodging pillows or 25 lodging keys were granted from the 2017 GMQS calendar year. Overall, 162 lodging pillow or 81 lodging keys were granted allotments. No additional allotments are requested. Staff finds this criterion to be met. (c) Site Planning and Landscape Architecture. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: (1) The landscape plan exhibits a well-designed treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Vegetation removal, protection, and restoration plans shall be acceptable to the Director of Parks and Open Space. Staff Response: The proposed landscaping plan is appropriate given the location of the development and surrounding natural features. There is an appropriate blend of plantings for the climate and are appropriate for the type of development and amount of open space surrounding the development. The Parks Department is supportive of the tree removal and replanting plan. Any additional requirements the Parks Department has will be addressed during Building Permit review; this will be included in the Resolution as a condition of approval. Staff finds this criterion to be met with conditions. (2) Buildings and site grading provide simple, at-grade entrances and minimize extensive grade changes along building exteriors. The project meets or exceeds the requirements of the Americans with Disabilities Act and applicable requirements for emergency, maintenance, and service vehicle access. Adequate snow storage is accommodated. Staff Response: The site contains significant steep slopes. The front entry is on the same plane as the cul-de-sac providing vehicular and pedestrian access from S. Aspen Street. There are at grade entrances to the restaurant, bar, and some at grade rooms on the east side of the property. The west side contains below grade, at grade, and slightly above Exhibit A Planned Development - Detailed Review, Staff Findings grade entrances to the building but there is less public access or amenities provided on this side of the building. The building department has indicated compliance with accessibility requirements is achieved or is achievable with minor revisions through the building permit process. Emergency access, fire access, and snow storage are initially accepted, and compliance will be confirmed prior to building permit issuance. Much of the exterior circulation and cul-de-sac are snow melted reducing the need for snow storage on site. Staff finds this criterion to be met. (3) Energy efficiency or production features are integrated into the landscape in a manner that enhances the site. Staff Response: Portions of the roof will contain Sunstyle photovoltaic shingles that will provide solar energy to the development and offset some of the energy usage of the development. These shingles look similar to slate shingles and will allow for energy production with no visual impacts. Staff finds this criterion to be met. (4) All site lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City's outdoor lighting standards. Staff Response: A conceptual lighting plan was provided, staff has reviewed the initial plan and provided direction on elements that do not comply. Approval of the final lighting plan will be required prior to building permit issuance; this will be included as a condition of approval. Staff finds this criterion to be met with conditions. (5) Site drainage is accommodated for the proposed development in compliance with Title 29—Engineering Design Standards and shall not negatively impact surrounding properties. Staff Response: Engineering has reviewed the project for compliance with the requirements of Title 29 and have indicated compliance on most items. Many items will continue to be refined as the project moves through final design and compliance will be confirmed during building permit issuance. Engineering has indicated compliance is achieved or easily achievable without significant deviations from the Detailed Review plan. Conditions of approval will be included to ensure compliance is achieved prior to building permit issuance on any outstanding items. Staff finds this criterion to be met with conditions. (d) Design Standards and Architecture. The proposed architectural details emphasize quality construction and design characteristics. In meeting this standard, the following criteria shall be used: (1) The project architecture provides for visual interest and incorporates present-day details and use of materials respectful of the community's past without attempting to mimic history. Staff Response: Materials used include stone, wood, metal, and glass in a design that is consistent with current architectural trends, historical architectural styles, provides ample visual interest, and are appropriate given the location and type of development. The materials used are consistent with current development in Aspen and representative of historical development trends. Staff finds this criterion to be met. (2) Exterior materials are of a high quality, durability, and comply with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. Exhibit A Planned Development - Detailed Review, Staff Findings Staff Response: Exterior materials are high quality and durable. Design elements are used to shield materials from sun and moisture in an effort to extend the life of these materials and improve long term appearance. The materials comply with all applicable Commercial Design requirements. Staff finds this criterion to be met. (3) Building entrances are sited or designed to minimize icing and snow shedding effects. Staff Response: The primary building entrance is covered, the roof does not shed snow on any of the entrances, and snowmelt is provided on all exterior walking surfaces to reduce icing and snow accumulation. Staff finds this criterion to be met. (4) Energy efficiency or production features are integrated into structures in a manner that enhances the architecture. Staff Response: Sunstyle PV shingles are used which looks like slate shingle and produce energy without any negative architectural or visual impacts. Staff finds this criterion to be met. (5) All structure lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City's outdoor lighting standards. Staff Response: A conceptual lighting plan was provided, and the City has provided direction on the proposed lighting shown. A final lighting plan is required as part of the building permit submission and full compliance will be required prior to building permit issuance. Staff finds this criterion to be met with conditions. (e) Common Parks, Open Space, Recreation Areas, or Facilities. If the proposed development includes common parks, open space, recreation areas, or common facilities, a proportionate, undivided interest is deeded in perpetuity to each lot or dwelling unit owner within the Planned Development. An adequate assurance through a Development Agreement for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a prohibition against future development is required. Staff Response: The Gorsuch Haus property contains pedestrian amenity public areas and public access easements that will be platted and documented as part of the development agreements. Lot 2 contains a development restriction that is memorialized on the plat and in Ordinance No. 39, Series of 2016. Staff finds this criterion to be met. (f) Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any new vehicular access points minimize impacts on existing pedestrian, bicycle and transit facilities. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of the Project Review and as otherwise required in the Land Use Code. These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements and to determine any required cost estimating for surety requirements, but do not need to be detailed construction documents. Staff Response: The project improves pedestrian access to Aspen Mountain and the Top of S. Aspen Street. Sidewalks are installed and improved. Crosswalks will help reduce vehicle/pedestrian conflict. Bike parking is provided, and end of trip facilities exist for Exhibit A Planned Development - Detailed Review, Staff Findings residence and guests that encourage bike travel. The overall project contains numerous multi-modal transportation improvements and the Gorsuch Haus contributes to those improvements. Staff finds this criterion to be met. (g) Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29— Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29—Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Response: Engineering has reviewed the project and has confirmed compliance with all applicable Engineering Design Standards prior to building permit issuance is achievable without significant variation from the current design. Conditions of approval are included to ensure compliance on specific items. Staff finds this criterion to be met with conditions. (h) Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29—Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Response: Engineering has reviewed the project and has confirmed compliance with all applicable Engineering Design Standards and URMP requirements prior to building permit issuance is achievable without significant variation from the current design. Conditions of approval are included to ensure compliance on specific items. Staff finds this criterion to be met with conditions. (i) Phasing of development plan. If phasing of the development plan is proposed, each phase shall be designed to function as a complete development and shall not be reliant on subsequent phases. Phasing shall insulate, to the extent practical, occupants of initial phases from the construction of later phases. All necessary or proportionate improvements to public facilities, payment of impact fees and fees-in- lieu, construction of any facilities to be used jointly by residents of the Planned Development, construction of any required affordable housing, and any mitigation measures shall be completed concurrent or prior to the respective impacts associated with the phase. Staff Response: A Phasing plan was submitted and reviewed by various City Departments. Initial comments were provided to the applicant and the Applicant will continue to work with all stakeholders to ensure development or the entire Lift 1 Corridor Exhibit A Planned Development - Detailed Review, Staff Findings is timely and complies with the various code requirements. These conditions will be approved and memorialized through the Development Agreements and building permit review process. Staff finds this criterion to be met with conditions.