HomeMy WebLinkAboutExhibit I_P&Z ResolutionRECEPTION#: 632650, 09/30/2016 at
02:33:50 PM,
1 OF 7, R $41.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION NO. 7
(SERIES OF 2016)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING DENIAL OF A PLANNED DEVELOPMENT -PROJECT REVIEW AND
ASSOCIATED LAND USE REVIEWS FOR THE GORSUCH HAUS, A PROPERTY LOCATED
AT THE BASE OF ASPEN MOUNTAIN AND 1A LIFT, ON THE EAST SIDE OF S. ASPEN
STREET, COMPRISED OF FOUR PARCELS, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel IDs: 273513127001, 273513126001, 273513400028
WHEREAS, the Community Development Department received an application for the Gorsuch Haus
lodge from Norway Island LLC, PO Box 12393, Aspen CO 81612 (applicant), where Aspen Skiing
Company, PO Box 1248, Aspen CO 81612 is the owner of the property described in Exhibit C, represented
by Design Workshop for the following land use review approvals:
• Planned Development — Project Review, pursuant to Land Use Code Chapter 26.445; and,
• Rezoning - pursuant to Land Use Code Chapter 26.310; and,
• Growth Management Reviews — for lodge, free-market, affordable housing, and commercial
development pursuant to Land Use Code Chapter 26.470; and,
• Conceptual Commercial Design Review - pursuant to Land Use Code Section 26.412; and,
• 8040 Greenline Review - pursuant to Land Use Code Chapter 26.435; and,
• Mountain View Plane - pursuant to Land Use Code Chapter 26.435; and,
• Major Subdivision - pursuant to Land Use Code Chapter 26.480; and,
• Vested Property Rights - pursuant to Land Use Code Chapter 26.308.
WHEREAS, the application for the redevelopment proposes, as shown in Exhibits A and B:
■ 67 hotel units with 81 keys.
■ 6 free-market residential units.
■ 1 affordable housing unit.
■ 61 parking spaces; and,
WHEREAS, the Community Development Department received referral comments from the Aspen
Consolidated Sanitation District, City Engineering, Building Department, Environmental Health
Department, Parks Department, Aspen/Pitkin County Housing Authority, and Utilities Department as a
result of the Development Review Committee meeting; and,
WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use Code, a
recommendation from the Aspen/Pitkin County Housing Authority is required and a recommendation by
the board was provided; and,
WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the
proposed application and initially recommended restudy of the project so the design, mass and scale of
the project better fit with the context of the immediate neighborhood; and,
Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 1 of 7
WHEREAS, the Planning and Zoning Commission reviewed the application at a duly noticed public
hearing on July 5, 2016, that was continued to July 19, 2016, August 16, 2016, and September 20, 2016,
during which the recommendations of the Community Development Director and comments from the
public were requested and heard by the Planning and Zoning Commission.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF ASPEN, COLORADO THAT:
Section 1: Denial
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning
and Zoning Commission hereby recommends that City Council deny the land use reviews needed to
redevelop the site with a mixed use building containing a mix of lodging, free-market residential,
affordable housing and commercial net leasable space. Specifically, the Commission recommends that the
following land use reviews be denied: Planned Development- Project Review, Rezoning, Major
Subdivision, Growth Management Quota System Reviews, Conceptual Commercial Design, Mountain
View Plane, 8040 Greenline, and Vested Property Rights for the Gorsuch Haus.
Prior to review by City Council the Applicant shall:
• Verify dimensional requirements are met, specifically Floor Area and height with staff.
• Verify employee generation rates and credits with staff.
• Provide additional information, as deemed necessary by staff, regarding drawings of perspectives,
elevations, and sections of the project as well as additional information on the parcels, associated
• easements, and proposed transportation shuttle.
Section 2•
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate,
distinct and independent provision and shall not affect the validity of the remaining portions thereof.
FINALLY, adopted, passed and approved this 201h day of September, 2016.
App oved as to form: Appr e s o content:
1 V" 61 4Z c�
Deborah Quinn, Assistant City Attorney Kei o , Chair
Attest: '7�
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Cindy 10ob, Records Manager
Attachments:
Exhibit A — Site plan and elevations
Exhibit B - Dimensional standards
• Exhibit C — Legal description
Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 2 of 7
Exhibit A — Site Plan and elevations
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Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 3 of 7
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Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 4 of 7
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Exhibit B: Dimensional standards
Dimensions
Current
Proposal
SKI
Minimum lot size
75,466 (Lot 1)
Minimum net lot area
per dwelling unit
NA
Minimum lot width
+/- 221 ft.
Front yard
46 ft.
Side yard
6 and 0 ft.
Rear yard
5 ft.
Maximum height
47 ft.
Cumulative floor area
70,134 sq. ft.
Lodging floor area
51,268
Commercial floor area
5,910
Multi -family floor area
12,102
Affordable housing
floor area
854
Maximum multi -family
size cap
NA
Minimum
off-street
parking
spaces
Lodge
81 keys = 41
Residential
7 units = 7
Commercial
6,810 = 7
Public Amenity Space
NA
Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 5 of 7
. The legal descriptions are as follows: Exhibit C -Legal description
PARCEL 1: LOTS 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13 AND 14, BLOCK 10, EAMES ADDITION TO THE
CITY OF ASPEN
PARCEL 2: LOTS 1, 2, 3, 4, 5, 6 AND 7, BLOCK 12, EAMES ADDITION TO THE CITY OF ASPEN
PARCEL 3: A PARCEL OF LAND BEING A PORTION OF THAT PROPERTY DESCRIBED IN THE
DOCUMENT RECORDED JULY 15, 1985 AS RECEPTION NO. 156038 IN BOOK 270 AT PAGE 21 OF THE
PITKIN COUNTY RECORDS AND THAT PROPERTY DESCRIBED IN THE DOCUMENT RECORDED
JULY 13, 1971 AS RECEPTION NO. 146439 IN BOOK 256 AT PAGE 506; SAID PARCEL OF LAND ALSO
BEING SITUATED IN GOVERNMENT LOT 1 IN SECTION 13, TOWNSHIP 10 SOUTH, RANGE 85 WEST
OF THE SIXTH PRINCIPAL MERIDIAN; SAID PARCEL BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY BOUNDARY LINE OF BLOCK 10 EAMES ADDITION TO
THE CITY OF ASPEN, WHENCE THE NORTHEAST CORNER OF LOT 7 OF SAID BLOCK 10 BEARS
N.I5°46'58"E. A DISTANCE OF 41.96 FEET; SAID POINT ALSO BEING THE SOUTHWEST CORNER OF
CARIBOU CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED APRIL 24, 1973 IN
PLAT BOOK 4 AT PAGE 379; THENCE S.70003'10"E. ALONG THE SOUTHERLY BOUNDARY LINE OF
SAID CARIBOU CONDOMINIUMS A DISTANCE OF 1.01 FEET TO THE NORTHWEST CORNER OF
MOUNTAIN QUEEN CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED
SEPTEMBER 27, 1974 IN PLAT BOOK 4 AT PAGE 489; THENCE LEAVING SAID SOUTHERLY
BOUNDARY LINE OF SAID CARIBOU CONDOMINIUMS S.11025'30"E. ALONG THE WESTERLY
BOUNDARY LINE OF SAID MOUNTAIN QUEEN CONDOMINIUMS A DISTANCE OF 110.77 FEET TO A
POINT ON THE SOUTH LINE OF SAID GOVERNMENT LOT 1; THENCE LEAVING SAID WESTERLY
BOUNDARY LINE OF SAID MOUNTAIN QUEEN CONDOMINIUMS S.89055'06"W. ALONG SAID
SOUTH LINE OF SAID GOVERNMENT LOT 1 A DISTANCE OF 53.70 FEET TO A POINT ON THE
EASTERLY BOUNDARY LINE OF BLOCK 12 EAMES ADDITION TO THE CITY OF ASPEN; THENCE
LEAVING SAID SOUTH LINE OF SAID GOVERNMENT LOT 1 N.I5°46'58"E. ALONG THE EASTERLY
BOUNDARY LINE OF SAID BLOCK 12 EAMES ADDITION A DISTANCE OF 5.21 FEET TO THE
NORTHEAST CORNER OF SAID BLOCK 12 EAMES ADDITION, SAID POINT ALSO BEING THE
SOUTHEAST CORNER OF SUMMIT STREET RIGHT OF WAY; THENCE CONTINUING N.I5°46'58"E.
ALONG THE EASTERLY LINE OF SAID RIGHT OF WAY A DISTANCE OF 20.00 FEET TO THE
SOUTHEAST CORNER OF SAID BLOCK 10 EAMES ADDITION; THENCE CONTINUING N.15046'58"E.
ALONG THE EASTERLY BOUNDARY LINE OF SAID BLOCK 10 EAMES ADDITION A DISTANCE OF
88.05 FEET TO THE POINT OF BEGINNING. SAID PARCEL OF LAND CONTAINING 2,973 SQUARE
FEET OR 0.068 ACRES, MORE OR LESS.
PARCEL 4: A PARCEL OF LAND BEING A PORTION OF THAT PROPERTY DESCRIBED IN THE
DOCUMENT RECORDED DECEMBER 19, 1946 AS RECEPTION NO. 094502 OF THE PITKIN COUNTY
RECORDS; SAID PARCEL OF LAND ALSO BEING SITUATED IN GOVERNMENT LOT 31 IN SECTION
13, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN AS DESCRIBED
BY THE DEPENDENT RESURVEY AND SURVEY PLAT OF TOWNSHIP 10 SOUTH, RANGE 85 WEST,
OF THE SIXTH PRINCIPAL MERIDIAN, FILED MAY 30, 1980 IN THE UNITED STATES DEPARTMENT
OF THE INTERIOR BUREAU OF LAND MANAGEMENT OFFICE IN DENVER, COLORADO ("BLM
PLAT"); SAID PARCEL OF LAND IS LOCATED ENTIRELY WITHIN THE CITY LIMITS OF THE CITY
OF ASPEN AND IS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE WESTERLY BOUNDARY LINE OF MOUNTAIN QUEEN
CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED SEPTEMBER 27, 1974 IN PLAT
BOOK 4 AT PAGE 489, WHENCE THE NORTHWEST CORNER OF SAID MOUNTAIN QUEEN
CONDOMINIUMS BEARS N.I 1 °25'30"W. A DISTANCE OF 110.77 FEET; THENCE S.11 °25'30"E. ALONG
SAID WESTERLY BOUNDARY LINE OF MOUNTAIN QUEEN CONDOMINIUMS A DISTANCE OF
•197.75 FEET; THENCE CONTINUING ALONG SAID WESTERLY BOUNDARY LINE S.45°00'00"W. A
DISTANCE OF 6.42 FEET TO THE SOUTHWEST CORNER OF SAID MOUNTAIN QUEEN
Planning and Zoning Commission
Resolution No. 7, Series 2016
Page 6 of 7
CONDOMINIUMS; THENCE LEAVING SAID WESTERLY BOUNDARY LINE S.45000'00"W. ALONG
• THE EAST LINE OF SAID GOVERNMENT LOT 31 A DISTANCE OF 281.39 FEET TO A POINT ON THE
SOUTHERLY BOUNDARY LINE OF THE SOUTH ANNEXATION TO THE CITY OF ASPEN, COLO,
ACCORDING TO THE MAP THEREOF RECORDED MARCH 24, 1967 IN PLAT BOOK 3 AT PAGE 132;
THENCE LEAVING SAID EAST LINE OF SAID GOVERNMENT LOT 31 N.70037'00"W. ALONG THE
SOUTHERLY BOUNDARY LINE OF SAID SOUTH ANNEXATION TO THE CITY OF ASPEN A
DISTANCE OF 757.26 FEET TO A POINT ON THE WEST LINE OF SAID GOVERNMENT LOT 31;
THENCE N.14040'13"E. A DISTANCE OF 35.71 FEET TO THE SOUTHERLY MOST POINT OF
GOVERNMENT LOT 38, ACCORDING TO SAID "BLM PLAT'; THENCE ALONG THE COMMON LINE
BETWEEN SAID GOVERNMENT LOT 31 AND SAID GOVERNMENT LOT 38 THE FOLLOWING TWO
(2) COURSES:
1) N.38038'25"E. A DISTANCE OF 72.34 FEET
2) N.45013'35"W. A DISTANCE OF 33.86 FEET;
THENCE LEAVING THE EAST LINE OF SAID GOVERNMENT LOT 38, CONTINUING ALONG THE
WEST LINE OF SAID GOVERNMENT LOT 31 N.14°42'57"E. A DISTANCE OF 30.93 FEET TO A POINT
ON THE NORTH LINE OF THE SE1/4NE1/4 OF SECTION 13, ALSO BEING A POINT ON THE NORTH
LINE OF SAID GOVERNMENT LOT 31; THENCE LEAVING SAID WEST LINE OF SAID GOVERNMENT
LOT 31 N.89055'06"E. ALONG THE NORTH LINE OF THE SEI/4NE1/4 OF SECTION 13, ALSO BEING
THE NORTH LINE OF SAID GOVERNMENT LOT 31, A DISTANCE OF 598.23 FEET TO A POINT ON
THE WESTERLY BOUNDARY LINE OF BLOCK 12, EAMES ADDITION TO THE CITY OF ASPEN
THENCE LEAVING SAID NORTH LINES S.14050'49"W. ALONG THE WESTERLY BOUNDARY LINE OF
SAID BLOCK 12 EAMES ADDITION A DISTANCE OF 6.17 FEET TO THE SOUTHWEST CORNER OF
SAID BLOCK 12 EAMES ADDITION; THENCE LEAVING SAID WESTERLY BOUNDARY LINE OF
SAID BLOCK 12 EAMES ADDITION S.75009'1 I"E. ALONG THE SOUTHERLY BOUNDARY LINE OF
SAID BLOCK 12 EAMES ADDITIONS A DISTANCE OF 181.46 FEET TO THE SOUTHEAST CORNER OF
•SAID BLOCK 12 EAMES ADDITION; THENCE N.15°46'58"E. ALONG THE EASTERLY BOUNDARY
LINE OF SAID BLOCK 12 EAMES ADDITION A DISTANCE OF 54.79 FEET TO A POINT ON SAID
NORTH LINE OF SAID SE 1 /4NE 1 /4 OF SECTION 13, SAID POINT ALSO BEING A POINT ON THE
NORTH LINE OF SAID GOVERNMENT LOT 31; THENCE LEAVING SAID EASTERLY BOUNDARY
LINE OF SAID BLOCK 12 EAMES ADDITION N.89055'06"E. ALONG THE NORTH LINE OF THE
SEIANE1/4 OF SECTION 13, ALSO BEING THE NORTH LINE OF SAID GOVERNMENT LOT 31, A
DISTANCE OF 53.70 FEET TO THE POINT OF BEGINNING. SAID PARCEL OF LAND CONTAINING
240,375 SQUARE FEET OR 5.518 ACRES, MORE OR LESS.
•
Planning and Zoning Commission
Resolution No. 7, Series 2016
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