HomeMy WebLinkAboutresolution.apz.025-99P&Z Resolution 99-25
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING CONCEPTUAL PLANNED UNIT DEVELOPMENT (PUD)
APPROVAL FOR LOTS 3 AND 5 OF THE ASPEN MOUNTAIN PUD, CITY OF
ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
Resolution 99-25
WHEREAS, The Community Development Department received an application
originally dated September 15, 1998, then revised and dated March 1, 1999, from
Savanah Limited Partnership, represented by Vmm Associates, LLC, for Conceptual
Planned Unit Development (PUD) approval on Lots 3 (also known as the "Top of Mill")
and 5 (also known as the "Grand Aspen Site") of the Aspen Mountain
Subdivision/Planned Unit Development (hereinafter "AMPUD"); and,
WI-IEREAS, said March 1, 1999. application generally included the following
proposal for development of Lot 5 and Lot 3:
Lot 5 Grand Aspen site:
· 150 moderately priced, upscale hotel units (132 standard rooms, and 18 suites);
· On-site housing for 12 employees flour one-bedroom units and four studios);
· 8,000 square feet of meeting space;
· 2,750 square feet of restaurant space;
800 square feet of bar space;
· 2,400 square feet of kitchen space;
· 500 square feet of accessory commercial space:
· Customary lobby and support spaces;
· 106,780 square feet of external FAR floor area;
· 22,000 square feet of open space (plus an additional 25,000 square feet on Lot 6);
and,
· 106 below grade parking spaces.
Lot 3. Top of Mill:
· Creation of 8 development parcels and 2 open space parcels, as follows:
PARCEL 1:51.680 square feet of land containing 2 triplexes (6 free market
dwelling units) with a total of 27,000 square feet of FAR floor area;
PARCEL 2:26,520 square feet of land containing 2 duplexes (4 deed restricted
dwelling units) with a total of 7,500 square feet of FAR floor area;
PARCEL 3: 14,260 square feet of land containing I duplex (2 free market
dwelling units) with a total of 9,000 square feet of FAR floor area;
} PARCEL 4:13,290 square feet of land containing 1 free market single-family
dwelling milt with a total of 6,200 square feet of FAR floor area;
} PARCEL 5:10,370 square feet of land containing 1 free market single-family
dwelling unit with a total of 5,200 square feet of FAR floor area;
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PARCEL 6:10,380 square feet of land containing 1 free market single-family
dwelling unit with a total of 5,200 square feet of FAR floor area;
PARCEL 7:18,920 square feet'of land containing 1 free market single-family
dwelling unit with a total of 6,500 square feet of FAR floor area;
PARCEL 8:18,390 square feet of land containing 1 free market single-family
dwelling unit with a total of 6,500 square feet of FAR floor area;
> OPEN SPACE PARCEL A: 28,740 square feet of land (of which 18,710 square
feet lie within an access road easement; and;
)~ OPEN SPACE PARCEL B: 50,230 square feet of land.
Total of 17 residential units with the potential for up to 7 accessory dwelling
units;
Total of 73,100 square feet of FAR floor area;
Total of 60,260 square feet of land meeting the City's definition of "open space;"
and,
WHEREAS, Pursuant to Section 26.84.030 of the 1998 Aspen Municipal Code,
the Planning and Zoning Commission shall make a recommendation to the City Council
regarding requests for Planned Unit Development (PUD) approval; and,
WHEREAS, the Housing Office, the City Zoning Officer, the Roaring Fork
Transit Agency, the City Engineer, the Parks Department, Aspen Consolidated Sanitation
District, the Environmental Health Department, and the Community Development
Department reviewed the Lot 3 and 5 proposals and recommended approval of each with
conditions; and,
WHEREAS, the above referenced application was legally noticed for a public
hearing to be held on June 15, 1999; and,
WHEREAS, during the fifth continuance of the public hearing, on September 7,
1999 (first meeting on 6/15/99 was continued to 6/29/99, then to 7/13/99, then to 8/10/99,
and finally to 9/7/99), the Aspen Planning and Zoning Commission recommended that
City Council grant Conceptual PUD approval for Lots 3 and 5 of the AMPUD with
conditions by a six to zero (6 - 0) vote.
NOW, THEREFORE BE IT RESOLVED by the Commission:
Section One:
That the Planning and Zoning Commission recommends City Council grant Conceptual
Planned Unit Development (PUD) approval for Lot 5 with the following conditions:
Any and all Conceptual PUD approvals for Lot 5 shall be fully contingent upon
receipt of the necessary GMQS allotments. The Planning and Zoning
Commission makes no recommendation with regard to whether City Council
should: (a) allow for conversion of unused residential reconstruction credits to
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P&Z Resolution 99-25
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tourist accommodation allotments, or (b) require that all allocations be obtained
through the GMQS scoring and competition procedures.
The recommendations of the Housing Office and Housing Board with regard to
Lot 5, as contained in the June 4, 1999 Housing Office memorandum to Mitch
Haas of the Community Development Department, shall be considered part of the
Planning and Zoning Commission's Conceptual PUD recommendation to City
Council with the one exception being that the Planning and Zoning Commission
forwards no recommendation whatsoever with regard to use of the Bavarian Inn
site for affordable housing mitigation purposes:
All affordable housing mitigation shall be provided on-site and/or in an off-site
location approved by City Council after receipt of a recommendation from the
Housing Board.
If any off-site housing receives approval, Savanah shall be required to purchase
and make available at all times valley bus passes for all employees not housed on-
site.
For the Final PUD and GMQS Scoring and Competition applications: an
appropriate number of parking spaces shall be designated for dedicated use by the
on-site employee dwelling units; 9 spaces in an appropriate location shall be
dedicated to Silver Circle Ice Rink patrons; and, an appropriate amount of spaces
shall be dedicated to the meeting space, restaurant, bar, and accessory commercial
uses. The remaining spaces shall be available to hotel guests. The applicant
should also consider providing short-term parking (for restaurant, bar, etc.) as well
as parking for contractors such as window washers, electricians, etc., that would
be present at the hotel on a semi-reguiar basis.
Savanah shall commit to providing a shuttle to and from the airport for the hotel's
customers, and shall make a good faith effort to use an alternative energy source
vehicle for such shuttle purposes.
Savanah shall reexamine the garage entrance plan with consideration given to
affects on the Tipple properties across Galena Street. A plan for vehicular and
pedestrian circulation between and amongst the passenger drop-off area, main
hotel entrance, and the parking garage shall be provided (both directions). Said
plan shall, at a minimum, provide an analysis and consideration of: potential
conflicts (vehicular-to-vehicle, vehicle-to-pedestrian, etc.); impacts on
neighborhood-wide and site-specific traffic circulation; visual impacts; signage
required; and, enforcement mechanisms required to make the plan properly and
consistently function over time.
If the exit from the underground garage is to remain on Galena Street, it shall
include a means of precluding right tums out of the garage, and the landscape plan
shall maintain a site distance triangle open and clear to view both to the north and
to the south.
The service/delivery area shall be provided with a means of precluding exiting
vehicles from turning left onto South Mill Street. Time limitations for deliveries
shall be set, and a plan indicating how trucks will maneuver to enter the loading
docks shall also be provided. All service/delivery functions shall comply with
regulations currently in effect, as may be amended from time to time.
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The Final application shall include a management plan for demolition and
construction parking, traffic, and noise, and said plan shall consider neighborhood
concerns. It is recommended that meetings with the noticed neighbors be held in
preparation of the management plan required pursuant to this condition.
A model and/or simulated three-dimensional photograph of the proposed hotel
relative to the St. Regis and other surrounding structures, with Aspen Mountain in
the back-drop, shall be provided prior m presentation of the Final PUD
application to the Planning and Zoning Commission,
Any and all variance requests shall remain outstanding until Final PUD review.
Prior to GMQS Scoring and Final PUD Review, Savanah shall provide accurate
"story poles" at roof height changes m reflect the peaks of the proposed roof as
well as new building comer indicators.
A detailed landscape plan will be required in connection with a Final PUD
application, and staff suggests that the applicant work cooperatively with the
Parks Department to arrive at an acceptable Final landscape plan with regard to
selection of species, spamng of plantings, and tree removal permit requirements.
It is suggested that, in order to help buffer the visual impacts of the hotel structure
from the adjoining property to the south, species for tress p.roposed along the
site's southerly property line should be selected to provide mature heights closely
approximating the height of the hotel in this area.
Additional lighting details will be provided with the Final PUD application, and if
any outdoor lighting is used on the subject property, it will not cause glare or
hazardous conditions. All outdoor lighting shall employ down-directional, sharp
cut-off fixtures. There will be no lighting of landscape materials or building
facades, nor will the swimming pool area be lighted beyond the minimum
required for safety reasons. The lighting details to be provided with the Final
PUD application shall be consistent with the Community Development
Department's currently, proposed/pending outdoor lighting ordinance or such
regulations in effect at the time of Final PUD submission.
Any and all internal driveways and access roads shall comply with all pertinent
City regulations and ordinances.
All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to
and shall be considered conditions of approval, unless otherwise amended by a
Board/Commission having authority to do so.
Section Two:
That the Planning and Zoning Commission recommends City Council grant Conceptual
Planned Unit Development (PUD) approval for Lot 3 with the following conditions:
Any and all Conceptual PUD approvals for Lot 3 shall be fully contingent upon
subsequent rezoning hearings. That is, should the necessary rezoning request(s)
be denied, the applicant would have to come back through the Conceptual PUD
process with a proposal that meets the requirements of the existing zone disfficts.
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For the Final PUD application, the applicant will, in good faith, explore and
potentially pursue a rezoning request different from that currently proposed.
Instead of the currently proposed rezoxfing, the applicant will consider applying to
rezone ail portions of Lot 3 for which development is proposed to L/TR(PUD); if
this is done, the request to amend Section 26.40.070, Zoning of Lands Containing
More Than One Underlying Zone District, (as recodified) will be withdrawn.
The Final PUD application will contain further information, including a slope
analysis for each subdivided parcel, to determine compliance with ail applicable
zone district and dimensionai requirements. Allowable FARs for each Lot 3
parcel will remain a function of City Council's decision as to whether or not
Savanah may reailocate unused floor area from one or more parcels to other
parcels within the PUD.
The recommendations of the Housing Office and Housing Board with regard to
Lot 3, as contained in the June 4, 1999 Housing Office memorandum to Mitch
Haas of the Community Development Department, shail be considered part of the
Planning and Zoning Commission's Conceptual PUD recommendation to City
Council.
In the Finai PUD application, proposed building mass and related impermeable
surface layout will closely conform with the finai outcome of the Aspen Mountain
Drainage Basin Master Plan (AMDBMP) design and construction criteria. It shall
be the developer's or its successor's responsibility to fully comply with the
drainage criteria and perform within the parameters set forth in the report:
Savanah Limited Parmership's (owner/developer) representative agreed to provide
necessary drainage easements and shail continue to provide these easements for
safe conveyance of surface runoff and debris through the site.
In the Final PUD application, the developer's representative will make necessary
adjustments to building footprints to ensure that the requirements of the
AMDBMP and the above mentioned conditions are met.
The City will use the funds put in escrow to study and develop a master plan with
design and construction criteria and utilize the balance of these funds toward
implementation of an interim drainage mitigation project to control runoff to the
extent the remaining escrow funds will support.
Savanah shail be responsible for implementation of such on-site drainage
improvements as necessitated by their development and typically required of new
developments in the City of Aspen.
In the Final PUD application, the site layout must be such that it will in no way
pose a significant blockage in the natural stream bed or drainage path.
The development must comply with the most recent municipai engineering
practice standards and the "Best Management Practices" (BMPs) identified for
water quality control requirements. The existing site must be carefully studied
and evaiuated to ensure a proper design and correct selection of BMP(s).
The Final PUD application shall include further grading and excavation plans,
based on today's conditions and ail parts of the current design concept, with
suggested conditions for development.
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For the Final PUD application, Savanah shall work cooperatively with the Parks
Department to relocate and replat the Top of Mill Trail, where Savanah further
agrees to have any agreed upon alignment of the relocated trail staked and
approved by the Parks Department. The relocated trail must have a legal
description, be shown on the Final Amended Plat, and be dedicated/conveyed to
the City of Aspen Parks Department.
With the Final PUD application, plans must be provided for the construction and
post-construction phases of the development in order m address the problems
associated with the grade of South Mill Street.
Savanah shall commit, in the Final PUD application, to construct a
detached/separated sidewalk along the South Mill Street frontage of Lot 3, and to
plant appropriately spaced street trees in the area between the sidewalk and the
curb.
All residential structures will be subject to the provisions of the Residential
Design Standards. When more detailed architectural renderings are submitted in
conjunction with the Final PUD application, staff will conduct the Residential
Design Standards review under the provisions applicable m that time. Staff
suggests a different roof form for the Parcel 3 duplex.
Concurrent with Final PUD review for Lot 3, a general 8040 Greenline Review
will be carried out for the proposed building envelopes, but each parcel will still
be subject to a site- and design-specific 8040 Greenline review prior to its
development.
The Final application shall include a management plan for demolition and
construction parking, traffic, and noise, and said plan shall consider neighborhood
concerns. It is recommended that meetings with the noticed neighbors be held in
preparation of the management plan required pursuant to this condition.
Any and all PUD variance requests shall remain outstanding until Final PUD
review.
A detailed landscape plan will be required in connection with a Final PUD
application, and staff suggests that the applicant work cooperatively with the
Parks Department to amve at an acceptable Final landscape plan with regard to
selection of species, spacing of plantings, and tree removal permit requirements.
Two sets of simulated three-dimensional photographs of the proposed
developmem shall be provided prior to presentation of the Final PUD application
to the Planning and Zoning Commission. The two sets shall depict summer and
winter conditions of the proposed development, and both sets shall include views
of the development from downtown (i.e., Wheeler Opera House) and from above
(i.e., on Aspen Mountain or the Silver Queen Gondola), relative to the
surroundings.
Additional lighting details will be provided with the Final PUD application, and if
any outdoor lighting is used on the subject property, it will not cause glare or
hazardous conditions. All outdoor lighting shall employ down-directional, sharp
cut-off fixtures. There will be no lighting of landscape materials or building
facades, nor will any light be directed up the mountainside. The lighting details to
be provided with the Final PUD application shall be consistent with the
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Community Development Department's currently proposed/pend, ing outdoor
lighting ordinance or such regulations in effect a~ the time of Final PUD
submission.
Any and all internal driveways and access roads shall comply with all pertinent
City regulations and ordinances.
All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered m
and shall be considered conditions of approval, unless otherwise amended by a
Board/Commission having authority to do so.
Section Three:
In accordance with Section 26.84.030(C)(1)(b) and (c), Sections One and Two of this
Resolution, as provided above, shall not constitute final Planned Unit Development
approval or permission to proceed with development. Instead, such approval shall
constitute only authorization m proceed with a development application for a final
development plan. A development application for final development plan shall be
submitted within one (1) year of the conceptual development plan's date of approval of
by City Council, should such approval be granted. Unless an extension is granted by the
City Council, failure to file such an application within this time period shall render null
and void the approval of a conceptual development plan.
APPROVED by the Commission at its continued meeting on September 7, 1999.
Attest:
Planning and Zoning Commission:
/a~kie Lottfian,JDeputy City Clerk
APPROVED AS TO FORM:
Da,..Jvi("-d ~ e f~?r,'&tA s si~,t,)ant !i~["'y Attorney
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