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HomeMy WebLinkAboutExhibit F_8040 Greenline ReviewExhibit F 8040 Greenline Review 1 C. 8040 Greenline review standards. No development shall be permitted at, above or one hundred fifty (150) feet below the 8040 Greenline unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. The parcel on which the proposed development is to be located is suitable for development considering its slope, ground stability characteristics, including mine waste 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. Staff Findings: The site is currently home to Lift 1-A and an associated operations building. The applicant enlisted HP Geotech and Tetra Tech to evaluate the subject site for development suitability, including risks related to rockfall, snow avalanche, slope movements, mine waste deposits, earthquake and mudflow. The studies indicate little to no risk for mountainside slope movements, mine waste and rockfall risks. While the studies found potential risk of snow avalanche, the potential risk is mitigated by the existing buildings located to the west of the site as well as the avalanche controlled Northway Slope and Fifth Avenue ski runs. The Mudflow Analysis that was completed by Tetra Tech does indicate Gorsuch Haus to be located on the western side of a mudflow path. The results of the study anticipate minor mudflow accumulations at the lodge. The applicant has suggested construction in compliance with the City’s mudflow regulations to prevent additional impacts on downhill and adjacent properties. This application has been reviewed by the City’s Engineering Dept. who notes all mountain runoff is proposed to be diverted to the South Aspen St. storm water system. The drainage report will need to coincide with both the Lift One Lodge and S. Aspen Street Townhomes (One Aspen) drainage plans. Any alterations will need to be specifically called out and all downstream impacts analyzed. Engineering is also requiring an agreement to be in place that will require Gorsuch Haus to be part of the slope stability Improvement District for the Strawpile Slope if one is created. And lastly, ground stability must be monitored via an inclinometer prior and during construction. Specific language outlining this requirement shall be included in the Planned Development Agreement document. Conditions to this effect will be included in the draft resolution. Staff finds this conditionally met. 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. Staff Findings: The applicant has submitted a runoff, drainage and soil stabilization plan for the site. As previously mentioned, the Engineering Dept. notes the Lift One Lodge PD shows drainage passing through the center skier easement. Gorsuch Haus proposes to divert all mountain runoff to the South Aspen St. storm water system. The drainage report will need to coincide with both the Lift One Lodge and One Aspen drainage plans, with all alternatives to be specifically highlighted and all downstream impacts analyzed. Until this is complete, Staff finds this criterion to not be met. Exhibit F 8040 Greenline Review 2 3. The proposed development does not have a significant adverse effect on the air quality in the City. Staff Findings: The proposed development is not expected to have any significant adverse effects on the City’s air quality. Staff finds this criterion to be met. 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. Staff Findings: The design of the proposed development steps to follow the topography of the site. There are no new roads or trails proposed with the application; however, the summer access road is proposed to be relocated. The existing S. Aspen St. will be designed to terminate in a paved bulb to facilitate skier drop-off and emergency services access to the site. The paved area is approximately level with the existing paved parking area of the Shadow Mountain Condominiums. Staff finds this criterion to be met. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural land features. Staff Findings: The applicant is proposing a project that will require an extensive amount of grading to achieve the proposed building, as well as the skier return. The applicant is proposing to restore the property with a finished grade that generally follows the site’s natural topography, but will do so in stepped modules of the building which will require retaining walls. This application has been reviewed by the Parks Department. Parks requires a more detailed grading plan to show why the trees proposed for removal along the east service road require removal. Parks has indicated an intent for these trees to be preserved. Additional information on the grading is needed. 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. Staff Findings: The development proposed for the site is based on one structure, aside from the addition of the new high speed ski lift, which is proposed to be next to the plaza at the eastern side of the development. The area will be accessed from the existing S. Aspen St. and a dirt access road is rerouted. The project will require significant grading to accommodate the skier return along the east side of the site. It is unclear as to whether views of the mountain will be maintained from S. Aspen St. and through to the lift corridor based on the information provided. Staff finds this criterion not met. 7. Building height and bulk will be minimized and the structure will be designed to blend into the open character of the mountain. Staff Findings: The proposed development is designed such that it is split into modules that follow the grade changes of the natural landscape. No building module is greater than four stories in height, as viewed above grade. To that extent the height of the building is minimized; however, the design primarily utilizes flat roof forms, which can add bulk. The green roofs will Exhibit F 8040 Greenline Review 3 assist the structure in blending into the natural surroundings in the warmer months. Overall staff believes the height and bulk of the building is not minimized. Staff finds this criterion not met. 8. Sufficient water pressure and other utilities are available to service the proposed development. Staff Findings: The Aspen Consolidated Sanitation District has reviewed this proposal and is requiring the following in relation of sewer and water treatment: • Service from the Sanitation District are contingent upon compliance with the District’s rules, regulations and specifications, which are on file at the District’s office. Staff expects the site to be served by this District, as well as electric • A wastewater study flow will be required for this project which shall be funded by the applicant. • On-site drainage and landscaping plans shall require approved by the District. • The applicant must work with the South Aspen Street condo project to determine the location of the applicant’s proposed sanitary sewer line. This is also a requirement of the Engineering Dept. • The Aspen Ski Company’s on-mountain sewer line may need to be relocated to accommodate the proposed building. • Additional fees will be assessed for water collection and treatment systems when flows are produced that exceed the planned reserve capacity of the existing system. If the existing system is overwhelmed, the development will be assessed fees to cover the costs associated with replacing the entire portion of the system that is overwhelmed. The Engineering Dept. highly recommends the Gorsuch Haus project coordinate with One Aspen on the water main alignment, as One Aspen plans for the waterline located further to the west. Engineering also notes: • 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. The above indicates a number of factors that will require resolution on the part of the applicant prior to availability of services being confirmed. Staff finds this criterion to not be met. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. Staff Findings: The proposed project will be served by the existing South Aspen Street and terminates in a proposed cul-de-sac. The design of the cul-de-sac has been called into question by the engineering department based on the diameter being substandard as well as some of the improvements associated with it. Staff finds this criterion not met. Exhibit F 8040 Greenline Review 4 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Staff Findings: The sole ingress and egress route available to the proposed development is via existing S. Aspen St. The Engineering Dept. requires the proposed cul-de-sac at the terminus of S. Aspen St. to be a minimum diameter of 100’, and to remain clear and free of stopped vehicles at all times for fire access and vehicle turn around. The Engineering Dept. also requires an eight foot passenger loading/unloading area as well as an ambulance parking area be incorporated into the design. Staff is concerned that the cul-de-sac will not remain clear of parked vehicles as the applicant indicates the edge of the turn-around will be used for loading and unloading associated with the lodge, and recommends further study of this area to meet the requirements of access associated with emergency services, as the fire department has concerns that the current design does not provide for adequate access. Staff finds this criterion to not be met. 11. The adopted regulatory plans of the Open Space and Trails Board are implemented in the proposed development, to the greatest extent practical. Staff Findings: Staff is unaware of any regulatory plans of the Open Space and Trails Board that would encumber this project. Staff finds this criterion to be not-applicable.