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HomeMy WebLinkAboutagenda.apz.19990907 AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, SEPTEMBER 7, 1999, 4:30 PM COUNCIL CHAMBERS MEETING ROOM I. ROLL CALL H. COMMENTS A. Commissioners B. Planning Staff C. Public HI. MINUTES IV. DECLARATION OF CONFLICTS OF INTEREST IV. PUBLIC HEARING 4:45-5:15 A. Aspen Mountain PUD, Julie Ann Woods s:~'W Lighting Ordinance, Stephanie Millar {to be contd to a date certain) V. WO~SESSION - ~o ~ 5:20-~:05 A. Ullr Lodge Affordable Housing. Chris Bendon ~. ADJOU~ Times are approximate. We recommend applicants arrive at least~ hour prior to the scheduled time. CITY AGENDA City Council Meetings- on the 2nd and 411 Mondays at 5:00 PM Planning Zoning Commission Meetings- on the 1st and 3d Tuesdays at 4:30 PM Historic Preservation Commission Meetings- -on the 2nd & 41h Wednesdays at 5:00 PM Board of Adjustment- on every other Thursday at 4:00 PM, or on Demand 9/7 City Planning and Zoning (4:30) City Notice 8/17 Lighting Ordinance Public Hearing -To Be Continued (SM) Ullr Lodge Affordable Housing Work Session (CB) Aspen Mountain PUD Reso. (JA) 9/8 HPC (5:00) City Notice 8/17 Election of Officers 71h & Main, Conceptual Public Hearing (PH) 426 N. 2nd, Minor and Variances Public'Hearing (PH) Isis, Modifications 9/13 City Council (5:00) City Notice 8/24 Moore Rezoning -1st Reading (SM) (consent) Sign Code Amendments, Public Hearing 2nd Reading (SO) Kolor Wheel Temporary Use (PH) Reso. (CB) Code Amendment- Planned Unit development 1 st reading (CB)(PH) Code Amendment- Accessory Dwelling Unit Program 1st reading Action Item (CB) Code Amendment- Lodge Preservation Program 1st Reading Action Item (CB) Section M Agreement Action Item (Aspen Mountain PUD)(JA) 9/21 City Planning and Zoning (4:30) Sister City Room City Notice 8/31 426 N. 2nd, Landmark Public Hearing (PH) Williams Ranch Substantial PUD Amendment, Public Hearing (CB) (con't from 8/3) Code Amendment- Residential Multi -Family Housing Definition (CB) (PH) Yellow Brick School Rezoning to Public (NL) (PH) Daly Accessory Dwelling Unit 1590 Homestake Dr. Public Hearing (NL) (PH) Hoag Lot #3 8040 Greenline Review (CB) 9/22 HPC (5:00) City Notice 8/31 104 S. Galena, St Mary's Rectory- Worksession 12:00 Site Visit to St. Mary's 9/27 City Council (5:00) City Notice 9/7 Moore Rezoning, 2nd Reading Public Hearing (SM) 426 N. 2nd, Landmark, 1st Reading (AG) Bavarian Conceptual Action Item 1st Reading (JO) (PH) Aspen Mountain PUD Conceptual Action Item 1st Reading (JA) (PH) Section M 1st Reading (JA) 9/28 City Planning and Zoning (5:00) Special Meeting with County P&Z Buttermilk Master Plan -Gondola 10/5 City Planning and Zoning (4:30) City Notice 9/14 3:30- 5:00 Staff Meeting with City Council- Regarding Work Program 5:00- 7:00 Planning & Zoning Commission Meeting with City Council 10/6 HPC (5:00) Special Meeting Winter & Co. 10/12 ' City Council City Notice 9/12 4/26 N. 2 nd Landmark 2 nd Reading (PH),Prenotice (AG) Code Amendment- Lodge Preservation Program 2 nd Reading (CB) (PH) Code Amendment- Planned Unit Development (if Continued) 2 nd Reading(CB) Code Amendment- Accessory Dwelling Unit Program 2 nd Reading(CB) (PH) Yellow Brick Rezoning to Public 2 nd Reading & Prenotice(CB) (PH) Code Amendment- Definition of Residential Multi -Family Housing 2 nd Reading & Prenotice(CB) (PH) 10/13 HPC (5:00) City Notice 9/21 135 W. Hopkins Public Hearing (con't from 8/11) 10/19 City Planning and Zoning_(4:30) City Notice 9/28 ' Mitchell 8040 and Zoning Variances, 550 Aspen Alps Road, Public Hearing (con't from 8/3)(CB) Saint Moritz VP Expansion & Minor PUD Public Hearing (CB) 10/25 City Council (5:00) City Notice 10/5 Lighting Ordinance — 1" Reading (SM) Yellow Brick Rezoning to Public 2 nd Reading (PH) Prenotice (CB) Code Amendment- Residential Multi -Family Definition 2 nd Reading (PH) Prenotice (CB) 10/27 HPC (5:00) City Notice 10/5 cc: P&Z Packet City Attorney's Office City Planning Staff City Clerk's Office Revised 9/1/99 g:/planning/aspen/agendas/comingup.doc/ N - _� �_D­ I L A % TO: Aspen Planning and Zoning Commission FROM: Julie Ann Woods, Community Development Director DATE: September 7, 1999 SUBJECT: Aspen Mountain PUD Conceptual Approval --Resolution As per your direction at the last hearing on August 17, 1999, staff has drafted the attached resolution for your consideration which we believe addresses your concerns on both Lot 3 and Lot 5 of the Aspen Mountain PUD. If the Commission agrees with the resolution, or wishes to make some modifications, it would be appropriate to approve the resolution (with or without modifications) at this meeting, which is a continued public hearing. It is staffs intent to forward your recommendation on the conceptual review of both lots, and the Bavarian AH project to City Council as action items on their September 27 b agenda. The Commission is encouraged to attend that meeting if possible. P&Z Resolution 99-25 Page 1 of 6 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 Vann 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, 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 to (---) 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: 1. 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 allotments to tourist accommodation P&Z Resolution 99-25 Page 2 of 6 allotments, or (b) require that all allocations be obtained through the GMQS scoring and competition procedures. 2. 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. 3. 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. 4. 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. 5. 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 -regular basis. 6. 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. 7. 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. 8. If the exit from the underground garage is to remain on Galena Street, it shall include a means of precluding right turns 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. 9. 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. P&Z Resolution 99-25 Page 3 of 6 10. 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. 11. 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 to presentation of the Final PUD application to the Planning and Zoning Commission. 12. Any and all variance requests shall remain outstanding until Final PUD review. 13. Prior to GMQS Scoring and Final PUD Review, Savanah shall provide accurate "story poles" at the new building corners and at roof height changes to reflect the peaks of the proposed roof. 14. 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, spacing 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 proposed along the site's southerly property line should be selected to provide mature heights closely approximating the height of the hotel in this area. 15. 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. 16. Any and all internal drives shall comply with all pertinent City regulations and ordinances. 17. 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: 1. 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 districts. P&Z Resolution 99-25 Page 4 of 6 2. 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 rezoning, the applicant will consider applying to rezone all 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. 3. The Final PUD application will contain further information, including a slope analysis for each subdivided parcel, to determine compliance with all applicable zone district and dimensional requirements. Allowable FARs for each Lot 3 parcel will remain a function of City Council's decision as to whether or not Savanah may reallocate unused floor area from one or more parcels to other parcels within the PUD. 4. 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, shall be considered part of the Planning and Zoning Commission's Conceptual PUD recommendation to City Council. 5. In the Final PUD application, proposed building mass and related impermeable surface layout will closely conform with the final 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. 6. Savanah Limited Partnership's (owner/developer) representative agreed to provide necessary drainage easements and shall continue to provide these easements for safe conveyance of surface runoff and debris through the site. 7. 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. 8. 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 will be responsible for all other on -site drainage implementation improvements required by the development. 9. 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. 10. The development must comply with the most recent municipal engineering practice standards and the `Best Management Practices" (BMPs) identified for water quality control requirements. The existing site must be carefully studied and evaluated to ensure a proper design and correct selection of BMP(s). 11. The Final PUD application shall include further grading and excavation plans, based on today's conditions and all parts of the current design concept, with suggested conditions for development. 12. 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 P&Z Resolution 99-25 Page 5 of 6 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. 13. With the Final PUD application, plans must be provided for the construction and post -construction phases of the development in order to address the problems associated with the grade of South Mill Street. 14. 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. 15. 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 at that time. . Staff suggests a different roof form for the Parcel 3 duplex. 16. 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. 17. 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. 18. Any and all PUD variance requests shall remain outstanding until Final PUD review. 19. 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, spacing of plantings, and tree removal permit requirements. 20. Two sets of simulated three-dimensional photographs of the proposed development 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. 21. 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 Community Development Department's currently proposed/pending outdoor lighting ordinance or such regulations in effect at the time of Final PUD submission. P&Z Resolution 99-25 Page 6 of 6 22. Any and all internal drives shall comply with all pertinent City regulations and ordinances. 23. 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. APPROVED by the Commission at its continued meeting on September 7, 1999. Attest: Planning and Zoning Commission: Jackie Lothian, Deputy City Clerk Bob Blaich, Chairperson APPROVED AS TO FORM: David Hoefer, Assistant City Attorney c:/my documents/city files/ampud/3&5 P&Z RESO A Division of East West Resorts September 6, 1999 City of Aspen - Planning and Zoning Members RE: Aspen Mountain PUD Dear Commission Members: On Tuesday, September 7, 1999 you will again be holding hearings on the Aspen Mountain PUD. Our company represents eleven (11) condominium associations in the immediate area of the PUD, all of which have concerns to one degree or another with the current conceptual plan. Lot 3 Overall density of the proposed Lot 3 development is too high and the location of the employee housing could be better. Our associations believe that it would be better to replace the two triplexes in parcel #1 with the two employee housing duplexes from parcel #2. Lot #2 should then have one triplex, thereby reducing the overall density of Lot 3 by three units. If the existing plan is to be approved, then the Fifth Avenue Association prefers the two employee housing duplexes to be placed as far south on parcel #2 as possible, with all visitor (outside) parking to be on the west side of the duplexes, "heading in" toward the south. This will reduce the amount of light pollution on the existing Fifth Avenue first floor units. The entrance to parcel #1 should be moved from Summit Street to Mill Street. Summit Street is too narrow, and automobile lights will shine into Summit Place units as they exit parcel #1. Trails and easements are of great concern on Lot 3. It was our understanding after the August 10, 1999 hearing that a meeting would occur with Savannah, the Parks Department and a Fifth Avenue Condominium Association representative to talk about the trails issue, and that this meeting would occur before the September 7, 1999 P&Z meeting. No such meeting has occurred to date and John Sarpa has stated that such a meeting will not occur in the conceptual phase of the approval process. Agreement on • 747 South Galena Street Aspen, Colorado 81611 970.925.2260 800.321.7025 Fax: 970.925.2264 http://www.aspenlodgingco.com E-mail: lodging@csn.net Page 2 of 2 September 6, 1999 the trail locations is of concern to the Fifth Avenue and the Parks Department. In fact, the Parks Department recommends that the conceptual PUD be denied if trail locations are not agreed to at the conceptual level in the approval process. Drainage and grading are of concern. It is important that the increased surface water flows that development will bring are handled correctly. We are hopeful that the City of Aspen will assure that proper storm drainage is provided on Mill Street. Lot 5 While the underground parking being provided in the conceptual plan may meet code, we are concerned that it is not enough. With 150 rooms, 8,000 square feet of meeting space, restaurant space, bar space and employee housing, the 106 parking spaces are inadequate, especially during the summer "drive market". We manage the Inn at Aspen with 122 rooms, 5,000 square feet of meeting space and a small restaurant and bar area. Our General Manager at the Inn reports that the 240 parking spaces he has available are well over Mull many days during the summer months. We believe the number of parking spaces for Lot 5 should be increased to keep overflow parking out of the surrounding residential areas. The Tipple Inn Association wants to make sure that any parking spaces lost at the ice rink due to the new hotel development are replaced. In addition, the Tipple Inn would like to see the entrance to underground parking moved to Dean Street from Galena Street so that automobile lights do not shine into the Tipple Inn units. Heights, setbacks, and mass are of concern to neighboring properties. Setback markings should be made and "story poles" should be erected so that neighbors can get a feel for the impact of the new hotel. We are concerned that this has not been done to date, despite our repeated requests for the same. We believe it is a very important step in the conceptual approval process. We believe that most neighbors are in support of the hotel concept, but they remain skeptical about the impact of such a large structure. Thank you for your consideration of the above thoughts and concerns. We will remain active in the public hearing process and appreciate your tireless efforts in making this a development we can all live with. Sincerely, ASPEN LODGING COMPANY, LLC David H. Booth, CPM° General Manager CITY CLERK: �,<"I F,= " STAFF: �A �—r—L—�-�-� "A-A;z-;5 WITNESSES: (1) �d �r,.A (3) Pry Z) b5 -0-r-4- A6pe�4 �,t Z�� &I eq (4) !f7T:e\je j.,/ t �� Bill (5) W�Fl L �) EXHIBITS: 1 Staff Re t ( ) (Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 5 &TtIN:P256/ 1 f VOTE: YES NOD YES NO ROGER HUNT YES Y NO ROBERT BLAICH YES Zw RON ERICKSON YES � NO JASMINE TYGRE YES ZNO TIMOTHY MOONEY YES JNO s-x VVr YES NO R-in • .� . I MEMORANDUM E TO: Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohison, Deputy Director E F FROM: Christopher Bendon, Planner k RE: Ullr Lodge Employee Housing — Work Session DATE: September 7, 1999 SUMMARY: Katherine Updike, Managing Partner of Building Solutions, will be present to talk about plans for converting this lodge on Main Street to affordable housing. This project is in its conceptual stages and the development team is seeking some feedback from the Commission on a few planning issues. Please refer to the project description and drawings. Work Sessions are an opportunity for a potential applicant to discover planning issues that need to be addressed. Work sessions, however, are non -binding, and are not publicly noticed. The Commission should provide general direction to the developer without prejudging the project. For example, "this method of addressing parking worked well for this other similar circumstance" or "this manner of addressing trash pick-up doesn't work and should be avoided" are appropriate direction statements. Statements in the manner of "if you do this, we'll approve the project," are not appropriate. ATTACHMENTS: A — Location Map B —Project Description and Drawings Exhibit __ Location . • I 'a E BUILDING SOLUTIONS E F; Katberine L. bywlike September 2, 1999 To: Planning & Zoning Commissioners From: Katie Updike On behalf of the Carbondale Affordable Housing Corporation Re: Employer Sponsored Housing — The Ullr Lodge Attached is on overview of the proposed employer sponsored housing initiative. The Housing Office in conjunction with the Carbondale Affordable Housing Corporation (CAHC) is attempting to define a method for employers (the private sector) to become a more active part of the housing solution. The objective is to alter the `risk — reward' relationship in order to allow employers to fund the housing subsidy necessary while still meeting the over-all objectives set by community planning of housing more of the workforce, maintaining long-term affordability, and reducing the dependence on the automobile. As with most good housing programs, the solutions are varied and require multiple tools. We hope that this one becomes an important part of the solution. The Ullr has a small number of units. It is expected that demand will exceed the supply of units for most unit types. Given that we hope that the Ullr will become a model for employer involvement in the housing solutions. There will be a few planning and zoning issues. We are not seeking approvals at this meeting, however, your input now will help us make the approval process smoother and thereby more successful. The Ullr Lodge in general is in very good shape. It appears to have minimal deferred maintenance. Over 50% of the lodge is currently being used for long term housing and its larger unit sizes and kitchens make it appropriate for longer term housing. Other planning issues: ➢ Parking: Current parking is 19 spaces for 26 units. Part of it crosses the sidewalk. Because of the location, cars will be less necessary, but the code minimums are currently not met and cannot be met going forward. ➢ Streetscape: The courtyard currently houses an underutilized (and high cost) swimming pool. It is expected that the courtyard will be redesigned to supply quality exterior open space within the complex. It would be desirable to create a sense of private outdoor space, while still meeting the design criteria for the Streetscape. ➢ Historic Overlay: The exterior of the building will be modified very little. There should be no problem meeting criteria established by the Historic Commission. ➢ Interior Renovations: Although most rooms currently function well and are in reasonable shape, there are several areas where modifications will ensure that the project function better long term, specifically splitting one extra large unit into three similarly sized units, conversion of the office, and upgrading of a housekeeping unit. Upgrades will need to be done in concert with thresholds for code revisions, and ADA. We look forward to your assistance in realizing our objectives.