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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
GRANTING SPECIAL REVIEW APPROVAL FOR THE PROPOSED OFF-STREET PARKING
ASSOCIATED WITH THE FOUR (4) DEED RESTRICTED UNITS OF THE TIPPLER
TOWNHOMES DEVELOPMENT, AND RECOMMENDING APPROVAL OF THE SUBDIVISION
REQUEST FOR THE TIPPLER TOWNHOMES DEVELOPMENT LOCATED AT 535 DEAN
STREET, AND LEGALLY DESCRIBED AS LOTS L, M, AND N, BLOCK 97, ASPEN TOWNSITE,
LOT 1 TIPPLE WOODS SUBDIVISION AND LOT 2, CANNON'S ENTRY IN THE NW 1/4 OF
SECTION 18, T. 10 S., R.84 W., OF THE 6TH P.M., CITY OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORADO
Resolution 98- 0~0
WHEREAS, The Community Development Deparrmem received an applicatiun from Vann
Associates on behalf of the Kettle Corporation, owner, for Special Review of.Off-Street Parking
Requirements associated with the development of Affordable Dwelling Units and, Subdivision; and
WHEREAS, pursuant to Section 26.64.040(B) of the Aspen Municipal Code, Special Review of
Off-Street Parking Requirements may be approved by the Planning and Zoning Commission; and.
pursuant to Section 26.88.040 of the Aspen Municipal Code. the Planning and Zoning Commission shall
make a recommendation to the City Council regarding requests for Subdivision approval; and.
WHEREAS. the Housing Office, City Engineering, Parks Department, Aspen Consolidated
Sanitation District, Environmental Health Department and Community Development Department reviewed
the proposals and recommended approval of each with conditions; and.
WHEREAS, the above referenced application was legally noticed for a public hearing; and.
WHEREAS, during the public meeting held on March t7. 1998, the Planning and Zoning
Commission approved by a 6-0 vote the Special Review of the Off-Street Parking requirements; and,
WHEREAS, during a public hearing on March 17, 1998, the Planning and Zoning Commission
reconunended approval by a 6-0 vote of the Subdivision application with the conditions recommended by
staff, as amended.
NOW, THEREFORE BE IT RESOLVED by the Commisstun:
A. Special Review of Off-Street Parking Requirements:
That the proposed off-street parking plan associated with the affordable units in the Tippler Townhomes is ~'
hereby approved pursuant to Section 26.64.040(B), Special Review of Off-Street Parking Requirements. of ~_.
the Aspen Municipal Code. The approved plan includes the provision of two (2) off-street parking spaces
for each of the two (2) two-bedroom affordable housing units, and one (1] off-street parking spac~ for each ;:-
of the two (2~ one-bedroom units. This results in a total of six (6) off-stred parking spaces for ~th$.foilr (4)
units. All of the parking for the project's affordable units will be located in the undergrouffd:parking
garage, with direct, enclosed stairway access to the associated dwelling units. The plan 'also include the
provision of two (2) guest parking spaces in the underground garage and the ability to util/ze the four (4)
surface parking spaces intended for non-exclusive use by both guests of the Tippler Townhomes and
residents of the Tipple Lodge.
B. Subdivision:
That a recommendation to approve the Subdivision request, is forwarded to the City Council. That is. the
Commission recommends to Council that the Tippler Townhomes request Subdivision be approved by the
City Council with the following conditions:
1. Prior to the issuance of any building permits, the applicant shall provide the Environmental Health
Department with: documentation indicating that the Aspen Consolidated Sanitation District (ACSD) is
capable of serving the development: ~i letter of agreement from the City of Aspen Water Departmem
indicating that they will serve the development; a fnreplace/woodstove permit: a fugitive dust and
erosion control plan which includes, but is not limited to fencing, watering of haul roads and disturbed
areas, daily cleaning of adjacent paved roads to remove mud that has been carried out, speed limits, or
other measures necessary to prevent windblown dust from crossing the property line or causing a
nuisance; documentation indicating that a qualified Engineering finn has reviewed the parking
structure's ventilation system and found that it is adequate to prevent carbon monoxide from reaching
high levels inside the facility or in the nearby areas outside of it; and, documentation indicating that
the Colorado Department of Health has reviewed and approved the proposed parking structure
ventilatiori system.
2. During construction, noise shall not exceed maxnnum permissible sound level standards, and
consmaction shall not occur between the hours of 6 p.m. and 7 a.m.
3. Prior to the issuance of building permits, the proposed above-ground and underground parking
arrangemems shall be reviewed by the City Engineering Depamnem, and revised as necessary to
provide sufficient space (turning radii) to maneuver into and out of the parking spaces.
4. Prior to the issuance of building permits, the applicant shall demonstrate to the City Water
Department's satisfaction how the subject property presently receives water service in order to plan the
service to the new development while maintaining service to the neighboring buildings.
5. A dedicated mechanical space large enough for backflow prevention valves, individual water metering
and valving for each of the proposed eight (8) units, a landscaping/irrigation system, and the frre
sprinkler system is required: this space shall have separate access available to City Water Departmem
and Fire Deparument personnel and will not be obstructed by vehicle parking, other equipment, or the
need to pass through another room or space which could impede access by service persormel.
6. Water service lines and sanitary sewer lines shall be improved to present day standards for the newly
constructed buildings.
7. The subdivision plat shall include explanatory notes fully describing the present status of the
easements encumbering the property including notes and recording citations for easements which have
been extinguished, abandoned or modified; the abutting subdivisions and lots will also be shown on
the subdivision plat as required by the Municipal Code.
8 As determined to be necessary by the City Engineer, the existing sidewalks, curbs and gutters will be
repaired or replaced prior to the issuance of an Certificates of Occupancy; any improvements or areas
disturbed during construction will be restored to preconstmction condition or better; and, the existing
light and sign post at the south side of the driveway onto South Galena Street will be removed.
9. The applicant shall dedicate Tract 3, a non-contiguous and undevalopable parcel fronting on S. Galena
Street, triangular in shape and containing approximately 82 square feet, to the City as part of the
subdivision dedications.
10. The site development must meet the runoff design standards of the Land Use Code at Section
26.88.040(C)(4)(f), and the building permit application must include a drainage mitigation plan (full
size - 24" x 36") and report, both signed and stamped by an engineer registered in the State of
Colorado: the plan shall identify solutions acceptable to the City Engineer to mitigate the site-
generated drainage flows; said drainage plan will also need to address the conveyance of the off-site
drainage flows which may pass through the site from the base of the Aspen Mountain ski area on the
eastern side and southeast comer of the property.
11. The propert~ owner is required to join any future improvement districts formed for the purpose of
constructing public improvements which benefit the property under an assessment formula; the
agreement shall be executed and recorded concurrently with the recording of the subdivision plat.
12. Prior to the issuance of any Certificates of Occupancy, the building permit applicant will be required to
submit to the Aspen/Pitkin County Information Systems Department as-built drawings for the project,
showing the property lines, building footprint, easements, encroachments, enu'y points for utilities
entering the property boundaries and any other improvements; these drawings shall be provided in
accordance with City GIS requirements.
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13. If the proposed use, density or timing of the construction of the project change, or the site, parking or
utility plans for this project change subsequent to this approval, a complete set of the revised plans
shall be provided to th? Engineering and Community Development Departments for review and re-
evaluation.
14. Prior to the issuance of building permits, the developer shall submit a traffic and parking plan
acceptable to the City Engineer, Parking and Transportation Departments, Streets Department, and
Utilities Department. The plan shall describe traffic detouring, parking, and staging areas for the
several stages of construction of the project; The developer shall be required to rent on-street parking
spaces if, due to the construction activities, any such spaces will be temporarily impacted or unusable
for public parking. These plans and permits will also need to be coordinated with the Rights-of-Way
permit for the utility and street frontage work.
15. In the event required, the applicant must receive approval from:
The City Engineer for design of improvements, including landscaping, within public fights-
of-way;
· The Parks Department for vegetation species, tree removal, and/or public trail disturbances;
· The Streets Department for mailboxes and street cuts; and,
· The Community Development Deparanent to obtain permits for any work or development,
including landscaping, within the public rights-of-way.
16. Prior to obtaining a building or demolition permit, the applicant must have the existing building tested
for asbestos, and if any is present, it must be removed by a licensed asbestos abatement f'mn. It is
recommended that testing be done well ahead of time so that, if removal is required, delays will not be
experienced:
17. In the event required, a tree removal permit must be obtained from the Parks Department for any
tree(s) that is/are to be removed or relocated; also, no excavation can occur within the dripline of the
tree(s) to be preserved and no storage of fill material can occur within this/these dripline(s).
18. Down-directional, sharp cut-off fixtures shall be used for screening of all outdoor lighting sources.
19. Prior to and on a proportional basis to the issuance of any building permits for the residential units, the
applicant shall pay a cash fee in lieu of School Land Dedication to the City of Aspen.
20. The proposed plans for the common sanitary sewer service line to the development will need to be
reviewed by the Aspen Consolidated Sanitation District line superintendent prior to building permit
issuance; the subgrade parking area will be required to have a District-approved oil and sand
separator installed; a shared service line agreement will need to be completed and approved by the
ACSD Board; no clear water connections will be allowed to the public system; the flows collected by
the trench drain to be installed in the driveway must be directed into the drywell or stormwater
drainage system rather than the sanitary sewer system.
21. Staff of the Aspen/Pitkin County Housing Authority shall be permitted to visit and inspect the
affordable housing units prior to the issuance of the Certificates of Occupancy.
22. Deed restrictions on the affordable units shall be recorded prior to building permit issuance.
23. The applicant Will make the required Park Dedication Impact Fee payment, as determined by the City
Zoning Officer, prior to the issuance of a building permit for the project.
24. The applicant shall submit to the Community Development Department, all materials required to carry
out a review of the proposed architecture against the'Residential Design Standards in place at such
time as the submittal is received.
25. All material representations made by the applicant in this application and during public meetings shall
be adhered to and shall be considered conditions of approval, unless otherwise amended by a
Board/Commission having authority to do so;
APPROVED by the Commission at its regular meeting on March 17, 1998.
APPROVED AS TO FORM:
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D~vid Hoefer, Assistant C~y Attorney
Attest: Planning and Zoning Commission:
faCk~-e'L°t~ian, Deputy City Clerk Sara Garton, Chairperson
c:khomehnitchh\p&zmemos\tipplrcs.doc
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