HomeMy WebLinkAboutagenda.apz.20010102MEMORANDUM
TO: Mayor and City Council
Planning and Zoning Commission
Aspen/Pitkin County Housing Board
Historic Preservation Commission
FROM: Chris Bendon, Long -Range Planner
RE: Infill Program Update and Work Session
January 29`h 5 p.m. to 7 p.m. Council Room
DATE: December 21, 2000
SUMMARY:
Staff has scheduled a joint work session for the Infill Program with the City Council,
Planning and Zoning Commission, Historic Preservation Commission, and the
Housing Board for January 29"'. The meeting will be in the Citv Council Room
(basement of City Hall) from 5 p.m. to 7 p.m.
The purpose of this long-range project is to analyze the possibilities for infill
development and the various regulatory barriers that should be addressed. This
follows the general recommendation provided in the Aspen Area Community Plan
regarding infill development.
The purpose of this update is to review the progress of the Infill Advisory Group
and to solicit input regarding the direction of this project. This is an
opportunity to redirect the Group, if necessary, or request the Group investigate
additional issues. Following the work session, staff will be seeking a formal
direction to proceed from the City Council.
The Infill Advisory Group consists of members of Citv Council, the P&Z, the HPC,
Housing Board, CCLC, as well as citizens in general and has been working on this
project since July. The last check -in with elected officials was in October to review
the general direction of the project. Since then, the Group has reviewed the City's
development requirements for heights. FAR, density. use, view planes, open space,
and parking as well as the review processes to which projects are subject. The Group
has also reviewed some suggested uses for TDR's in the City. Graphic depictions of
various zoning scenarios have been prepared for different areas of town and will be
presented.
MEMORANDUM
TO: Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development
p ent Director
FROM: Joyce Ohlson, Deputy Director
RE: Iselin Park Consolidated Conceptual/F'
Conditional Use Public Hearing:
anal PUD/SPA &
1st meeting -Overview Presentation and
Discussion
DATE: January 2, 2000
APPLICANT:
City of Aspen
Asset Management Dept.
ZONING:
Park
LAND USE ACTIONS: PUD,
Specially Planned Area 8s
Conditional Use
SUMMARY:
REPRESENTATIVES:
Steve Bossart, Project Manager
Jeff Woods, Parks & Recreation
Director
PROPOSED FLOOR AREA:
76,051 square feet -Swimming Pool 8�
Ice Rink Facility, including
appurtenant facilities within the
structure
The Iselin Park combined Conceptual/Final PUD S review process has formallybey � PA and Conditional Use
bun with the submittal of application
materials and plans by the applicant. Three different la
reviews are necessary for the application. The include
incl nd use action
development review (for the overall master plan f a planned unit
specially planned area review (for the allowance of the subject property) a
affordable housing on the
site) and conditional use review (for the allowance o in the Park zone district) . Due to the limited extent f a recreational building
Of issues involved with
the PUD and because of a significant communityin
application is being reviewed as a consolidated Cn terest being served, the
application. conceptual and final
The applicants provided an Overview of the project t Zoning Commission on May 30, 2000, when p o'ecto the Planning and
conceptual phase. The May work session h to as plans were in a very
conducted in order to gain an understanding
a public hearing) was
erstanding of any major concerns and/or
threshold master planning issues that the P&Z could identify at that time.
Generally, the P&Z felt comfortable with the scope of the project and the site
planning and had limited issues of concern. Attached is a summary of the
P&,Z comments from May that identifies some specific items.
Now that the plans are more fully evolved, Staff has requested the applicant
present an overview to the Commission at this meeting. This is being done
for two reasons:
1. Reacquaint the Commission and the public with the project -its site
planning, programmatic components and how the project fits into
the bigger picture of the School Campus setting. Understanding
that larger picture initially will make the: -topic reviews more ZD
efficient and less confusing.
2. Major issues that need to be addressed during the more
substantive review are identified up -front and either requested of
the applicant to further address or staff to further
research/ analyze.
Staff intends this session as primarily an informative meeting with a
more in-depth substantive review public hearing occurring on
February 6, 2001 (unless an additional meeting is scheduled for 1 / 30
by the P&Z). Staff has requested the applicant's presentation be
approximately 15-20 minutes with 10-15 minutes for Commission
clarification questions. Issue identification could take approximately
10-15 minutes as well. This initial meeting, as well as the entire
PUD / SPA/ CU process with the Commission, will be administered as a
public hearing. The public should be given an opportunity to ask
clarification questions and provide issue identification on the project.
As part of this overview, the Commission should determine if there are
any additional issues or if the list needs to be amended to add or
delete issues.
A .summary of the current development program for the project is
included in the application as Appendix D.
Referral comments from other City departments are attached in
memorandum form from Ben Ludlow to Joyce Ohlson, dated July 17,
2000. It should be noted that the referral comments are quite general
and sometimes lacking due to the conceptual nature of the plans
brought to the Development Review Committee (DRC) back in June.
The DRC will convene again prior to the next public hearing and
review these this final set of plans. Therefore, the P&,Z can expect
more detailed referral comments at the next hearing.
Staff recommends the Commission ask the applicant team
clarification questions about the application, identify any issues
to be addressed during the next public hearing, and continue the
public hearing to February 6, 2001.
TIT�V7, T-r.v-...
❑ Size, Scale, & Mass/Volume of Buildings.
❑ Traffic & Circulation
Site access and Public Transportation opportunities
❑ Service & Delivery Access
❑ Parking.
Overall Site Plan. Integration of the project into the overall School
Campus setting. Includes location and orientation of all buildings and
parking.
Architectural Style. Compatibility to the site.
❑ Landscaping. Number, location, and species of vegetation.
Trail Connections.
Summary of Comments:
Planning and Zoning Commission Work Session, May 30, 2000
Iselin Pool & Ice Facility
Trails and paths:
-include numerous bike racks, anticipate high bike usage
-multiple use of trails is good-nordic, bike, ped
-access to trails should be easy, clear and obvious
Parking:
-Scheme seems to make sense
-Drop off area is important
-Is there enough parking for employees/occupants of the AH?
Kitchen facilities:
-make facilities adequate and include real cooking facilities, not
only microwave
-do not "skimp" on"kitchen
-have a food service that really feeds people in light of anticipated
family/visitor use, competitions, extended & day long stays, and
Youth Center
-food service should be targeted toward user of the facility
Youth Center:
-View of pool good
-Computers will be available
-Students wanted to be able to have youth center as an alternative
place to do homework (the facility may be too distracting)
-Youth center will be multiple use and appeal to multiple ages with
mulitple use managed through operations
Employee Housing:
-maximize the number of units possible on the site
-try to house Iselin facility employees on site in order to minimize
vehicle trips and need for car
-minimize operation/mechanical noise impacts to the residential
component
Competition:
- Yes, both hockey (adult & youth), skating and swimming
-(1) m. diving board is necessary for high school level competition
-no high diving competition
-pool includes deep area for swim meets
-staging outside for events
-look @ fold down seating & other seating options for pool
-any expansion options?
-special events
-8 foot "walk around" for special events
-is 450 seating capacity too small?
-no "huge" events @ arena, Olympic will not fit
-noise with mechanical and impact on housing component
-is 6 pool lanes sufficient? -according to h.s. regulations — yes
Multiple use issues:
-Utilize parking off site @ school campus for events acknowl that Tiehack parking only seasonally available)edge
-noise within building -glass wall separates
-swim meets will require closure of leisure lobby from pool area
pool, general pool area
MEMORANDUM
To: Joyce Ohlson, Planner
From: Ben Ludlow, Project Engineer
Reference DRC Caseload Coordinator
Date: July 17, 2000
Re: Iselin Park
The Development Review Committee has reviewed the Iselin Park application at their
May 10, 2000 and the July 12, 2000 meetings, and has compiled the following
comments:
General
1. Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that it shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Department. This
is to alleviate problems related to approvals tied to "issuance of building permit."
The drainage report is incomplete from a review standpoint as is the soils report.
Therefore the Engineering Department can make no real comments or
acceptance of anything that is based upon those reports nor will they be made
until a full report is received.
2. R.O.W. im_rae-fa: rr there are any encroachments into the public rights -of -way,
the encroachment must either be removed or be subject to current encroachment
license requirements.
Site Review
Site ,Drainage — Requirement —A drainage report was not submitted for review
by the DRC. Before the final design is approved, the site development approvals
must include the requirement meeting runoff design standards of the Land Use
Code at Sec. 26.88.040.C.4.f and a requirement that, prior to the building permit
application, a drainage mitigation plan (24 x36" size plan sheet or on the lot
grading plan) and a report signed and stamped by an engineer registered in the
State of Colorado, must meet the requirements of the Engineering Department
Interim Design and Construction Standards and must be submitted for review
and approval by the -Engineering Department. The mitigation plan must also
address the temporary sediment control and containment plan for the
construction phase. If drywells are an acceptable solution for site drainage, a
soils report must be provided with a percolation test to verify the feasibility of this
type of system. Drywells have depths well below depth of frost (10' minimum) to
function in cold weather. The drainage plan must contain a statementspecifying
the routine maintenance required by property owner(s) to ensure continued and
proper performance. Drywells may not be placed within public right of way or
Page 2 of 5
July 17, 2000
Iselin Park
utility easements. The foundation drainage system should be separate from
storm drainage, must be detained and routed on site, and must be shown on
drainage plans and submitted for approval prior to application for building permit.
The drainage may be conveyed to existing landscaped areas if the drainage
report demonstrates that the percolation rate and the detention volume meet the
design storm.
Information — The City drainage criteria needs to be implemented completely.
This includes but is not limited to erosion control, soil stabilization, and re -
vegetation in disturbed areas. Also, there needs to be an analysis of where the
drainage will flow and what adverse affects may arise from potential mud and
debris flow.
2. Sidewalk, Curb, and Gutter — Requirement- All sidewalk, curb, and gutter must
be designed using the City of Aspen design standards which are available in the
City Engineering Department.
3. Fire Protection District — Information — As of the request of the Fire Protection
District revisions need to be made as follows:
a. A sprinkler system and a fire alarm system are required for the entire
building. It is important to verify that water service lines are large enough to
handle this capacity in emergency situations.
4. Transportation — Information —
a. NONE
5. Building Department — Information — The following information has been
provided by the Building Department:
a. Check with a building code consultant before final design to make sure all of
the building adheres to code.
6. Parking — Requirement — The following requirement has been provided by the
Parking Department:
a. NONE
7. Engineering Department — Requirement- The following requirements have
been provided by the Engineering Department:
a. A soils report needs to be performed to identify soil stability in areas that will
be covered by pavement and by the buildings.
b. A landscape plan needs to be submitted for review by the Engineering
Department for approval including landscaping in and around the right of way.
c. A complete drainage report needs to be submitted to the Engineering
Department for approval.
Page 3 of 5
July 17, 2000
Iselin Park
d. A construction traffic maintenance plan needs to be submitted to the
Engineering Department for approval.
e. Geometric design, alignments, and calculations of all road improvements and
parking improvements needs to be submitted to the Engineering Department
for approval.
Information — The following information has been provided by the Engineering
Department:
a. Consideration needs to be given for the addition of acceleration and
deceleration lanes for the proposed parking lot. This will allow for better
vehicular egress and ingress during high traffic volumes.
8. Streets Department — Requirement- As of the request of the Streets
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction.
9. Housing Office — Information — The following information has been provided by
the Housing Office:
a. NONE
10. Community Development — Information — The following information has been
provided by the Community Development Office:
a. The final PUD plat needs to be more defined of the subject property inclusive
of the ball fields and current construction.
11. Emergency Management Disaster Coordinator — Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. Law enforcement and Parking enforcement impacts need to be considered
before stating that the City will perform these tasks. Both departments are
nearly unavailable to perform these tasks with the current staff load.
12. Parks — Requirement- The following comments have been produced by the
Parks Department:
a. NONE
10. Utilities: A utility plan was not submitted with the application. For the utility
departments to properly comment, a utility plan must be submitted
- Water.-
E
Page 4 of 5
July 17, 2000
Iselin Park
City Water Department - Requirement — As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. All uses and construction will comply with the City of Aspen Water System
standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as
they pertain to utilities.
b. If raw water is used for the playing fields, an analysis of this procedure needs
to be preformed because it is the very end of the raw water supply line.
c. Drinking fountains outside of the building will require a new potable water
line.
d. Service to the employee housing needs to be separate from the service to the
main building.
Wastewater.,
Aspen Consolidated Waste District - Information —As a request of the
Consolidated Waste District, revisions need to be made as follows:
a. Pool drain size requirements will be determined by ACSD based on capacity
allowances.
b. Detailed plans needs to be submitted to ACSD so that a fee estimate can be
established.
c. The food area will need an oil and grease interceptor.
d. The Zamboni garage will need an oil and grease interceptor.
e. The elevator shaft will need and oil and grease interceptor.
Construction:
Work in the Public Right of Way
Requirement — Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the
applicant as follows:
Approvals
1. Engineering: The applicant receives approval from the City Engineering
Department (920-5080) for design of improvements, including
grading, drainage, transportation/streets, landscaping, and
encroachments within public right of way.
2. Parks: The applicant receives approval from the Parks Department (920-
5120) for vegetation species and for public trail disturbance.
3. Streets: The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
J r
Page 5 of 5
July 17, 2000
Iselin Park
4. Permits:
DRC Attendees
Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
Staff: Nick Adeh
Ben Ludlow
Tom Bracewell
Dennis Murray
Fred Jarman
Joyce Ohlson
Ed Van Walraven
Applicant's Representative: Tim Anderson
Steve Bossart
County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT
} SS. TO ASPEN LAND USE REGULATIONS
State of Colorado } SECTION 26.304.060(E)
being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the ' day of , 200 c-> (which is I (. days prior to the public
hearing date of zu)
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from
the nearest public way) and that the said sign was posted and visible continuously from the Z2ttday
of , 200 c> , to the bZ'I'day of 3a-4u" , 200 ( . (Must be posted for at least
ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto.
(Attach photograph here)
Signature
Signed before me this 2&lay of
200J. by
h LA-) . �E
WITNESS MY HAND AND OFFICIAL �••��''••••••••••'''o�o�
E OF G
My Commission expires: 4 I Ij o�
Notary Publi
EXHIBIT
AM
a
County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT
} SS. TO ASPEN LAND USE REGULATIONS
State of Colorado } SECTION 26.304.060(E)
I � L� �C,
, being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the day of 5200 (which is days prior to the public
hearing date of ).
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from
the nearest public way) and that the said sign was posted and visible continuously from the day
of , 200 , to the day of , 200 . (Must be posted for at least
ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto.
1Ao+ice__
(Attach photograph here)
Signature
WITNESS MY HAND AND O
My Commission expires: (�/�0
Notary Public
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Blaich Associates
Design Management Consultants
319 North Fourth Street
Aspen, 8161 1, Colorado, U.S.A.
Tel. 970-920 9276
Fax 970-920 3433
blaich@sopris.net
01"`%us€„',Y'y.,3swaso-`.'e'k..
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sz
Trying to quit
Editor:
I made a New. Year's :resolution to' not write any '
more. letters -to the editor. But. = I could not make it 1
through the first day. I know that Andrew Kole,
Anthony Hershey, Tom McCabe and Rachel Richards
are going to be very unhappy that I could not keep my
resolve to "shut up but I feel that our community needs
to know that today at 4:30 p.m. the City of Aspen is
going to submit "their'-' final plans for the proposed pool X
and ice to P and Z for recommendations with the public 3>
being allowed to comment on the PUD application.
In April of 2000, your paper's headlines said, accord -
In to .certain `city staffers, "pool planning process far
from over" -and "that the pool concept and designs were ;Y
preliminary and that the `public would have lots of
r
opportunity to comment."
would like to know how we went from April of,
2000 to January 2001 without one community or public
meeting on the pool plans for comment, and now the
city is submitting their final plans? I did plead for a
comment session during one of the budget meetings but
was told to "sit down and shut- up." (So much 'for the
public process.).
While it has become painfully clear that the city
staffers responsible for the current pool plans have cho-
sen to not give: any -"credibility" to my efforts, experi
ence and credentials. and many of our teens requests, I
-cannot understand . why they have not and will not hire
any pool or aquatic consultant experts.
What, really perplexes me is how certain city staffers
can insist, that the pools are being built as a "state of the
art" facility when the current plans do not even meet
certain regulations. If the city staffers would consult
with the experts or listen to what other Colorado sister
cities' pools have said about the plans poor design in
safety, that would shut me up.
Toni Kronberg
f Y
Aspen
C
Dear Aspen City Council,
We support the idea of a warm water pool with deep and shallow water. If the pool is designed as
a place where teens can go and hang out, it would be great for our downtime, and, also, as a
workout/rehabilitative pool.
Athletes, adults, families, handicapped, seniors, scuba, water exercise, water aerobics, therapy,
and tourists could also use the warm water pool with deep water.
Silverthome and Avon recreation centers have a separate deep water tank. Aspen's pools should
equal if not excel the designs that are already in the ground at other comparable communities with
resort economies.
Thank you for helping us with a pool that we have needed for a long time.
Easten Treadwell
loth
Jessica Gosda
IOth
Alexa Meyer
IOth
Jamie Walbert
IOth
Nina Mohrman
1 Ith
Lydia Hanrahan
1 Ith
Liam Kiernan
1 Ith
Heidi Hauenstein
12th
Dave Stolley
Ronald L. Rakestraw
Hohn Rubel
Janet Lowe
Bryan Johnson
Liza Klanderud
Thunder Thorton
Marcus Morton
Sophie Morton
David F. Breasted
Julia Steindler
Elizabeth Severy
Gabe Gunther -Brown
Tiffany Stone
Kate Jensen
Lauren Taddune
Rossana Gamarra
1 Ith
I Ith
12th
12th
12th
1 Oth
1 Oth
Teran Christian
Nate Walla
Ale Crum
Sascha Anastas
Carter Hansen
Bree Kimmel
Chris Patterson
Spencer Purvis
Brandon Moon
Zac Paris
Anders Head
Marina Kanipe
Jeff Flack
Chris Luu
Kate Linehan
Sam Beach
Michelle Faurer
John Stewart
Nick Pearsons
Michael Reveal
Mark Welgos
Laura Hadar
Rob Feliciano
Cody Obuhanick
Stuart Barwick
1 Oth
1 Oth
12th
12th
12th
1 Oth
12th
I Ith
12th
1 Oth
1 Oth
12th
12th
12th
12th
12th
11th
1 Oth
1 Oth
1 Oth
1 Oth
1 Oth
1 Oth
1 Ith
11th
EXHIBIT
w
Danielle Hession
1 Oth
Gabby Loeb
1 Oth
Hillary Fornell
1 Oth
Besha Dean
IOth
Martie Lurie
Cherly Ann Lurie
Gail Cusick
John L. Lamoureax
Morgan S. Vail
RA Beattie
IOth
Josh Whitney
11 th
Jenna Fuechsel
1 lth
Wayne Chittey
1 lth
Chase LaCroix
9th
Gus Urkaine
11 th
Devon McCloskey
1 lth
Jessie Young
1 lth
Becky Bruening
1 lth
Andres Soonthornswad llth
Jeff Brence 11 h
Paul Conedera
Deb George
Shelly Mars
Lyndee R. Dean
C Mark Higgius
Names collected at time of printing
Daniel Adamson
011ie Urbach
Matt Brager
Paul Popish
Bill Weeks
Toni Kronberg
David Camara
Joey Hanson
Sean Friedland
Duncan Delano
Cory Reno
Kathy Johnson
Hayley Cassatt
Alison Eastley
WO Jones
Terry A. Decker
David Catanzaro
Jan Bandy
Vanna Vail
Rupert Vail
Rowland Krupp
Jennifer Belmont
To add name to list to be given to Aspen City Council, please call
The Kids Campaign
Contact person: Toni Kronberg 544-6148
11 th
11 th
12th
12th
12th
11 th
12th
To:
From:
CC:
Date:
Re:
Joyce Ohlson, City of Aspen, Community Development
Steve Bossart, City of Aspen, Asset Management
12/27/00
Iselin — Consolidated Final PUD/SPA - Correction
The Iselin Park— Consolidated Final PUD/SPA, contains an error in Appendix D,
Programming Summary, page 10, under "Training Pool". This paragraph states, "re -use the
existing -25 yard x 6-lane pool. Recondition the pool shell and provide new coping and deck
area. The existing mechanical will also be re -used and placed in the mechanical room...."
The concept of re -using the existing pool shell was under consideration for a brief period
but was abandoned. Our plan is to completely demo the 25-year-old facility and construct all
new facilities.
EXHIBIT
W <
�i
i�
m
FLAII�IN'II�N'IGJAIN`ID)Z�0)N111W1G; �'OINIWIIIfS;S,IIQ�NI
MEETINf. DATE: 01IO2/01
NAME OF PROJECT: ISELIN PARK CONCEPTUAL/FINAL PUD/SPA
CITY CLERK: Jackie Lothian
STAFF: Joyce Ohlson, Stephen Bossart, Ed Sadler, Jeff Woods
WITNESSES: (1)
(2)
(3)
(4)
(5)
(6)
(7)
EXHIBITS: 1.
2.
3.
4.
5.
6.
7.
John McBride
Lynn Mace
King Woodward
Debra Bradford
Jonathan Lewis
LJ Erspamer
Georgia Hanson
(8)
Larry Slater
(9)
Steve Wicks
(10)
Matt Vickers
(11)
Jackie Broughton
(12)
Toni Kronberg
(13)
Norma Roberts
Staff Report (X) (Check If Applicable)1/2/01
Affidavit of Notice (X) (Check If Applicable) 1/2/01
Board Criteria Sheet (X) (Check If Applicable) none
Various drawings, maps, bluelines
Steve Bossart Memo 12/27/00
Toni Kronberg letter 01/02/01
Toni Kronberg to City Council with Fish 01/02/01
MOTION: Roger Haneman moved to continue the public hearing for the Iselin
Park Conceptual/Final PUD/SPA Conditional Use to January 30, 2001. Ron
Erickson second. APPROVED 6-0.
VOTE: YES 6 NO 0
ROBERT BLAICH YES _x_ NO
ROGER HANEMAN YES _x NO
RON ERICKSON YES _x_ NO
JASMINE TYGRE YES _x_ NO
STEVEN BUETTOW YES x NO
ERIC COHEN YES _x_ NO
PZVOTE 1/02/01
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
FROM: Nick Lelack, Planner
RE: New West Hopkins Affordable Housing -- Conceptual Planned Unit
Development — Public Meeting
DATE: January 2, 2001
APPLICANTS
Aspen GK, LLC
Peter Gluck
Burton B. Kaplan
REPRESENTATIVE:
Joe Wells
LOCATION:
West Hopkins Ave. at 5th Street
(west of the new Boomerang site)
CITY & COUNTY ZONING:
R-15, Moderate Density Residential
(subject to annexation)
PROPOSED ZONING:
Affordable Housing/PUD
LOT SIZE:
53,187 square feet
FAR:
ALLOWED IN R-15: 7,965 sq. ft.
PROPOSED (TOTAL): 27,218 sq. ft.
AH: 10, 724 sq. ft.
FREE MARKET: 16,494 sq. ft.
LAND USE:
Existing: Vacant
Proposed: 15 Residential Units
11 Affordable Housing Units
4 Free Market Units
saw
The site as viewed from W. Hopkins and 5th St.
i ne lower portion of the site as viewed from
Shadow Mountain
.REVIEW PROCEDURE
• Conceptual Planned Unit Development: The Planning and Zoning Commission shall
by resolution recommend City Council approve, approve with conditions, or deny the
Conceptual Planned Unit Development request.
• Annexation: City Council has the authority to annex a property. The Applicants
have submitted a separate application requesting that the entire parcel be annexed
into the City.
• Final PUD, Rezoning, Special Review for Affordable Mousing Parking, Subdivision
8040 Greenline Review, and GMQS Exemption: If the conceptual PUD plan is
approved, the Applicant is required to make an application for these land use
approvals within one year.
STAFF COMMENTS:
Aspen GK, LLC, Applicant, represented by Joe Wells, has applied for a Conceptual
Planned Unit Development (PUD) on a parcel located on West Hopkins Avenue at
the end of 5th Street. The parcel is located partly in the City and partly in the
County. It is zoned R-15, Moderate Density Residential in both jurisdictions. If the
Conceptual PUD is approved, the Applicant will apply for a rezoning of the parcel to
Affordable Housing/Planned Unit Development.
On December 5, the Applicant presented an overview of the project to the Planning
and Zoning Commission. This continued public meeting will consist of reviews by
Staff and the Commission, public input, and possibly a Resolution by the
Commission recommending City Council approval or denial.
The following tables summarize several project features:
UNITS:
Affordable
HousingUnits
Number of
Units
Category
Total
Number of
Bedrooms
Sq. Ft.
Per unit
Total
Sq. Ft.
3-bedroom
4
4
12
1,384
5,536
2-bedroom
1
2
2
956
956
2-bedroom
2
3
4
956
1,912
1-bedroom
2
1
2
685
1,370
Studio
2
2
2
475
950
Sub -Total
11 (73%)
22 (610N)
109724
Free Market
3-bedroom
1
3
3,711
3,711
3-bedroom
1
3
3, 964
3,964
4-bedroom
1
4
4,380
4,380
4-bedroom
1
4
4,439
4,439
Sub -Total
4 (27%)
14 (39%)
169494
TOTAL
15
36
27,218
At the first meeting, Planning and Zoning Commissioners, the public and staff
identified several threshold issues to be discussed during the review process for this
proposed development. These issues are discussed below. Some of the issues will
be reviewed during the final review application, such as geologic hazards.
The threshold issues to focus on for the purposes of this Conceptual PUD are: (1)
density; (2) traffic; (3) trail connections; (4) size, scale, and mass of buildings; (5)
site access; (6) the Colorado Midland Right -of -Way; (7) parking; and (8) site plan.
1. DENSITY
The R-15 Zone District in the City would allow a single family residence or duplex,
and one accessory dwelling unit per residence, for a total of up to 4 dwelling units
on this site.
The Affordable Housing (AH)/Planned Unit Development (PUD) Zone District
allows density based on lot size. This lot is approximately 53,187 square feet; steep
slopes reduce the size of the lot for purposes of calculating density. According to the
application, the steep slopes on this lot reduce the lot area to 26,916 square feet for
purposes of calculating density.
The proposed density for this site requires a lot area of approximately 15,000
square feet. The Code requires 300 square feet of lot area per studio unit; 400
square feet of lot area per 1-bedroom unit; 800 square feet of lot area per 2-bedroom
unit; 1,200 square feet of lot area per 3-bedroom unit, and 400 square feet of lot area
per bedroom for 3 and more bedroom units.
Units
# of Units
Lot Area
Required
Per Unit
Total Lot Area
Required (Sq. Ft.)
Affordable Housing
3-bedroom
4
1,200
4,800
2-bedroom
3
800
2,400
1-bedroom
2
400
800
Studio
2
300
600
Free Market
3-bedroom
2
1,200
2,400
4-bedroom
2
1,600
3, 200
TOTAL
15
149200
Staff believes the proposed density complies with the 2000 Aspen Area Community
Plan. The Plan states: "To conserve resources, an Aspen Community Growth
Boundary has been identified. The City agrees to accept greater density within the
boundary in exchange for preservation of important open space in the outlying
County and key parcels in the City, maintaining the separation between
communities, and prevention of sprawl." This parcel is inside the Aspen
Community Growth Boundary.
Inaddition, the Interim Aspen Area Citizen Housing Plan calls for developing
citizen housing within the metro area, near available public mass transit, in areas
that will not promote additional development or sprawl, and in a location with
available public facilities and urban services. This site meets all of these criteria.
The Plan also calls for the development of citizen housing to be compatible with the
existing neighborhood character and environment. The Applicant proposes to build
15 residential units — 11 affordable housing units and 4 free market units — on a
53,187 square foot parcel. Based on other residential and lodge developments in
this neighborhood (listed below), staff believes the proposed density is appropriate
for the site.
The Boomerang Lodge expansion was approved for 5 lodge units, 2 lodge
condominiums, and 2 AH units immediately east of this property. The existing
Boomerang Lodge-34 lodge units- is adjacent to this property.
The Madsen apartments across the street include 9-10 residential units.
Several duplexes are located in the immediate vicinity of this parcel.
r0 The Christiania Lodge-26 lodge units (27 more proposed) -is one block north.
The L'Auberge Lodge-16 lodge units, 1 AH-is about 1.5 blocks northeast.
X The Ullr Commons-25 affordable housing units -is located about 1.5 blocks north.
The West Hopkins Affordable Housing-11 AH units -is located about 1.5 blocks
west.
2. TRAFFIC.
The Applicant has not provided a traffic study for this proposal; instead, the
Applicant proposes to complete a study if the project receives conceptual approval
The study would be submitted with the final PUD application.
Staff believes it is important to consider potential traffic impacts caused by this
proposal during the conceptual review because the extent of the impacts could affect
the project's density, and density must be resolved during the conceptual review.
Staff has attempted to gather the best possible data to evaluate potential traffic
impacts caused by this project. Three methodologies are used to determine
potential traffic impacts.
The City's Environmental Health Department contends that the residences
within one-half mile of a bus stop generate about 8 automobile trips per day.
The 1995 Shadow Mountain Affordable Housing Development Conceptual
Submission, submitted by T. Craig Glendenning, provides a traffic study
prepared by Banner Consulting Engineers & Architects. This study states
that the average weekday generation rate of a free market residence in this
location is approximately 6.9 daily trips, and 3 trips per day for an affordable
housing residence.
Jay W. Hammond, P.E., of Schmuesser Gordon Meyer, Inc., evaluated traffic
impacts of the proposed Boomerang Lodge expansion on the parcel to the
immediate east. Mr. Hammond's findings indicate that condominium and/or
1.1
townhomes in this location would generate approximately 5.86 automobile
trips per day based on the 1997 Trip Generation by the Institute of Traffic
Engineers.
The following table shows possible traffic generation scenarios.
Banner
Banner
Aspen
Aspen
Schmuess-
Number
Average
Total
Env.
Total
Schmuess-
er Gordon
Units
of Units
Daily
Average
Health
Average
er Gordon
Meyer, Inc.
Trips per
Daily
Dept.
Daily
Meyer, Inc.
unit
Trips
Trips
Total Trips
Affordable
Housing
11
3
33
8
S8
5.86
64.5
Free
Market
4
6.9
27.6
8
32
5.86
23.4
Total
Traffic
60.6
120
87.9
Generated
These figures indicate that the development could generate between 60 and 120
automobile trips per day. Mr. Hammond's report, dated March 17, 2000, stated that
the best available traffic counts on West Hopkins Avenue in this neighborhood are
between 500 and 1,000 vehicle trips per day; this data is contained in the existing
conditions section of the 1987 Aspen Area Community Plan: Transportation
Element. (Since this element was completed, the West Hopkins AH development
has been completed.)
VIr. Hammond's recent report also stated that West Hopkins Avenue "does not
function as a through street and serves only the immediate neighborhood
properties. Current traffic volumes remain low through most of the day based on
my observations during various site visits." He further stated that the 53 trips per
day that the Boomerang expansion might generate would be a "negligible impact to
surrounding streets."
Staff concludes that due to the site's close proximity to downtown, transit, trails,
and community amenities, traffic generation from this project may not reach as
high as 120 trips per day.
3. TRAIL CONNECTIONS AND EASEMENTS.
The Applicant and City Parks Department are working out the details of two trails
crossing the property. A trail currently enters the property from the east behind
the Boomerang expansion site, and then continues through the site to its end at the
5th Street/West Hopkins Avenue intersection.
The proposal is to keep this trail in a modified form, as well as to provide a second
trail higher up on Shadow Mountain behind the free market units. The Parks
Department is supportive of this conceptual trail alignment.
5
4. SIZE, SCALE, & MASS/VOLUME OF BUILDINGS.
The size, scale and mass of buildings, measured by floor area (basically above
ground square footage) and height are determined by the zone district and lot size.
Floor Area
This parcel is 53,187 square feet. Similar to the density discussion above, the Land
Use Code requires the lot area to be reduced for the purposes of calculating floor
area based on the steepness of slopes. However, this calculation is different from
the density calculation in that the maximum reduction in lot area for the purposes
of calculating floor area is 25%. This maximum reduction creates a net lot area of
39,906 square feet.
The R-15 Zone District would allow approximately 7,965 square feet of floor area
(5,615 square foot duplex, 750 square feet for two garages, and 1,600 square feet for
2 accessory dwelling units). This figure does not include sub -grade space.
The Affordable Housin- (AH)/Planned Unit Development (PUD) Zone District
allows the floor area ratio to equal 80% of the lot area. Therefore, 80% of 39,890
square feet results in 33,906 square feet of floor area. The Applicant is proposing
27,218 square feet of floor area in three buildings, including garages. The square
footage is about double the amount approved for the Boomerang Lodge expansion
(approximately 13,000 square feet above grade and 3,000 square feet below grade).
However, the Boomerang site is 19,287 square feet.
Height
The R-15 Zone District allows the maximum height of buildings to be 25 feet,
measured to a flat roof or to the mid -point of a pitched roof. The AH/PUD Zone
District allows height to be determined during the PUD review.
The Applicant is proposing the height of the building closest to West Hopkins
Avenue to be 21 feet high to a flat roof. The proposed height of the middle structure
is 25 feet high. The proposed height of the third building, set behind the affordable
housing buildings, is proposed to be 30 feet high. The first two buildings comply
with the R-15 Zone District's height limit, and the third would require a 5-foot
height variance under the PUD.
Staff believes that locating the shortest structures on the street, followed by taller
structures in the middle and back of the lot, preserves views for existing
neighborhood residents, visitors, and passers-by, and respects the scale of the
neighborhood's buildings.
Staff believes that, based on the model and representations in the application, that
the square footage has been distributed on the site in a manner that is in keeping
with the neighborhood character and in compliance with the AACP goals to provide
quality affordable housing in town. The photographs below show some structures
located near this site.
I
Madsen Apartments
Structures located next to the Madsen
Apartments
s _
`"OF
Boomerang Lodge
The Cisneros house located immediately
west of the site in Pitkin Countv.
n
k
A duplex west of this site on West Hopkins. A duplex east of the site
5. SITE ACCESS.
One driveway is proposed for vehicular and emergency access from West Hopkins
Avenue at the east end of the parcel. The proposed access appears to be meet
Municipal Code dimensional requirements, including a 16-foot width to allow
emergency vehicle access to the property with turning radii of 25 feet and 31 1 feet at the
appropriate locations.
7
However, the location of the access along the east property line is not adequate,
according to City Engineer Nick Adeh. Mr. Adeh strongly recommends that the access
be aligned with 5th Street for safety reasons.
According to Mr. Adeh, driveways that serve five (5) or more residential units must be
designed to function as a minor residential road because of traffic volumes serving the
property. He contends that minor residential roads must either be aligned with an
intersection or located 200 feet from an intersection. Because the property's frontage is
less than 200 feet, Mr. Adeh recommends that the driveway be aligned with 51h Street.
In addition, the Entrance to Aspen
Plan includes placing stop lights at
7th Street, 5th Street, and 31d Street,
and street closures at 7th Street, 6th
Street, and 4th Street, as shown in
Exhibit C. Therefore, limited
vehicular access between Main
Street and West Hopkins Avenue
at 7t", 6th and 41h Streets, will
cause an increase in traffic impacts
on 5t11 Street, particularly at the 5th
Street and West Hopkins Avenue
intersection.
M
Community Development Staff does not share the concern to the same degree as the
City Engineer because West Hopkins is expected to continue to only serve the local
neighborhood and not serve as a thru street. Community Development Staff and the
City Engineer agree that the driveway should not be relocated to run along the west
property line because of the potential for increased conflicts with pedestrians.
Staff seeks the Planning and Zoning Commission's direction on how to guide
the Applicant to arrange the access for the final plan review. At least two
alternatives exist.
One alternative is to require the access to be aligned with 5th Street. Such an
alignment would require the two (2) affordable housing buildings to be separated
into four (4) buildings or to reduce the number of affordable housing units on the
site because of the narrow space remaining between the aligned access and eastern
property line. The City Engineer strongly believes this alignment. would provide the
safest intersection.
A second alternative is to approve the access as proposed. This may allow for the
sharing of driveways with the new Boomerang Lodge, which received PUD approval
from City Council for a driveway on the western edge of its site. The timing for the
potential of sharing a driveway is fortuitous because the Boomerang Lodge is
seeking an amendment to its approved PUD concerning the number of underground
parking spaces provided. However, even if the property owners do not share a
driveway, Community Development Staff believes locating the driveways side -by -
side would provide a focal point for traffic accessing these sites, thus providing a
safe intersection for vehicular, pedestrian, and bicycle traffic to the neighborhood.
A stop sign currently exists on 5th Street at the intersection with West Hopkins Avenue.
Staff believes this intersection may require stop signs on West Hopkins Avenue as well
because of neighborhood traffic circulation resulting from the Entrance to Aspen Plan.
In addition to vehicular access to the site, pedestrian and bicycle access would be
provided on a trail parallel to the driveway. In addition, a sidewalk along W. Hopkins
Avenue would provide pedestrian access across the front of the property. And, each
affordable housing unit fronting West Hopkins Avenue would connect to the street via a
path from the front door to the sidewalk.
6. COLORADO MIDLAND RIGHT-OF-WAY.
The Colorado Midland Right -of -Way across this property is not on the City's
inventory of historic sites and structures. During the 1995 update of the list of
historic sites and structures, the Historic Preservation Commission voted to include
this right-of-way on the list, but City Council did not act on this recommendation.
According to Amy Guthrie, Historic Preservation Officer, City Council did not
consider the right-of-way as a historic landmark on this site because the integrity of
the right-of-way in the area had been compromised by other structures built on top
of it. Maps of the right-of-way are included in Exhibit B.
I
Staff does not believe this issue should impact this proposal because the right-of-
way is not currently on the inventory.
7. PARKING.
The Applicant is proposing to provide 23 covered parking spaces on site, including
eight 8 parking spaces for the four (4) free market units and 15 spaces for the 11
affordable housing units. The number of parking spaces provided may be
determined during the PUD review. In addition, Special Review is required to
determine the number of parking spaces designated for affordable housing units.
The Land Use Code requires two (2) parking spaces for free market units with 2 or
more bedrooms, and one (1) parking space for studios and 1-bedroom units.
On -Site Parking Spaces:
Unit Type
Total Number of
Covered Parking
Spaces Proposed
Affordable Housing
15
Free Market
8
TOTAL
23
In addition, the Planning and Zoning Commission and Applicant discussed the
possibility of providing additional on -site parking in an area shield by landscaping
at the east end of the property between the free market and affordable housing
units.
Staff believes the proposed parking is appropriate for the site and neighborhood.
8. OVERALL SITE PLAN.
Staff believes the proposed site plan is appropriate for the parcel and location. The
Applicant has proposed to locate the affordable housing units on and near the street
in two buildings. These units, which will be lived in year around, will bring life to
the street and provide convenient pedestrian and bicycle access for these residents.
The site plan includes appropriate pedestrian circulation. Connecting the units
fronting West Hopkins to a new side walk, as well as dedicating public trails
parallel to the access and behind the free market units provides pedestrian access to
all points on and off the property.
Parking is proposed to be accommodated on -site and mostly out of public view in
covered parking spaces. Adequate turning radii also appears to meet the City Code;
this will be verified during the final review. Emergency access also appears to be
acceptable to the Aspen Fire Marshall and City Engineer.
The site plan meets several City goals discussed above, including the provision of
affordable housing and increased density within the community growth boundary.
10
` The' remaining issue to be resolved -is access to the site, which was discussed above.
9. ANNEXATION
The annexation process is administered through the City Attorney's Office. City
Attorney John Worcester has determined that the property is eligible to be annexed
into the City based on its location and contiguity with the City of Aspen boundary.
City Council makes all decisions concerning annexation.
The annexation application is on hold until City Council considers this land use
application. City Council will consider annexation at the same time it considers the
final application for this proposal.
10. ZONING.
This Application proposes to re -zone to Affordable Housing (AH)/Planned Unit
Development (PUD); this issue will be considered in the final review. This up -
zoning allows for much higher density than the existing R-15 Zone District permits,
as well as the size, scale and mass of buildings. As discussed in the previous and
following sections, this site is across the street from the Madsen apartments and
Boomerang Lodge, next door to the Boomerang Lodge expansion site, and within a
couple of blocks of the West Hopkins Affordable Housing site, Christiania Lodge,
L'Auberge Lodge, Ullr Commons, as well as several duplexes and other large
structures.
Staff believes the proposed AH/PUD zoning of the property is compatible with the
existing neighborhood and approved development plans.
11. ROCK FALL HAZARDS.
The Applicant has not provided a geologic report with this application; instead, the
Applicant proposes to complete a study if the project receives conceptual approval.
The City Engineer recommends a condition of this approval is that the Applicant
shall develop a long term hazard mitigation and containment plan to protect the
proposed development.
The City Engineer's referral comments state that this site is directly below the
rockfall area as identified in the 1972 US Geological Survey map. This map also
indicates potentially unstable slopes adjacent to the rockfall area.
Staff recommends two conditions of approval. One is that the Applicant provide a
complete geologic report to the satisfaction of the Citv Engineer and Parks
Department. The second is that the Applicant prepare a long term hazard
mitigation and containment plan to protect the proposed development
It should be noted that Pitkin County would not permit development on slopes
exceeding 30% at the rear of this parcel. The City does not have similar regulations.
11
812. EXCEPTIONAL PROJECT.
The Land Use Code requires affordable housing projects to include a minimum of
70% of a project's total number of bedrooms to be deed restricted affordable housing.
However, a project may be eligible for a reduction of the minimum affordable
housing bedroom mix if the project is deemed exceptional by City Council. The
Applicant may propose a project consisting of 60% of the total bedrooms deed
restricted to affordable housing if City Council finds that the project meets the
requirements for such a project as set forth in the Affordable Housing Guidelines.
On December 6, the Housing Board recommended City Council approve the project
as "exceptional" finding that the Affordable Housing Guidelines review criteria have
been met.
The Planning and Zoning Commission does not make decisions or
recommendations on whether a project is deemed "exceptional."
13. ACCESSORY DWELLING UNITS.
No accessory dwelling units have been planned or are proposed as part of this
project. The Planning and Zoning Commission asked the Applicant to consider
including an ADU with each free market town house.
14. NEIGHBORHOOD CHARACTER GUIDELINES.
Conformance with the neighborhood guidelines was also raised as an issue to
address in the second meeting. The Neighborhood Character Design Guidelines
were the precursor to Residential Design Standards, which were adopted in 1995.
The Neighborhood Character Design Guidelines were intended to "guide" the design
of new development in Aspen's core area neighborhoods, including a specific set of
design guidelines for the Shadow Mountain Neighborhood. However, these
guidelines are no longer applied to developments. Now, the Residential Design
Standards are applied city-wide; this project must conform to the current standards
or receive variances from them. The project's compliance with the standards will be
reviewed during the final review of this project. The applicant has been advised
that any variance from the standards could be addressed as part of the PUD.
15. WILDLIFE MIGRATION.
The Pitkin County wildlife maps for the Roaring Fork Valley and Aspen do not show
any mapped wildlife habitat on or near this parcel.
SUMMARY:
Staff believes the conceptual project meets City goals to provide density within the
community growth boundary, and 11 affordable housing units in the metro area.
12
Important trail connections would also be preserved. Staff further believes that the
density and size of the project are compatible with the existing neighborhood and
approved plans for new developments. The Planning and Zoning Commission
should discuss and provide direction on the appropriate location for site access.
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission recommend City
Council approve the Conceptual Planned Unit Development for the subject
property, with conditions.
RECOMMENDED MOTION:
"I move to approve Resolution No. , Series of 2001, recommending City Council
approve the Conceptual Planned Unit Development, with conditions, finding that the
review criteria in Exhibit A have been met."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Referral Agency Comments
Exhibit C -- Maps
13
RESOLUTION NO. 01
(SERIES OF 2004)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING APPROVAL TO CITY COUNCIL OF THE
NEW WEST HOPKINS CONCEPTUAL PLANNED UNIT DEVELOPMENT, CITY
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-124-00-003
WHEREAS, the Community Development Department received an application
from Aspen GK, LLC, owner, represented by Joe Wells, for Conditional Planned Unit
Development approval for an affordable housing project at the 600 block of West
Hopkins Avenue, City of Aspen; and,
WHEREAS, the subject property is approximately 53,187 square feet, is located
partially in the City of Aspen and partially in Pitkin County, and is located in the R-15
Zone District in both jurisdictions; and,
WHEREAS, pursuant to Section 26.445, the City Council may approve a
Conceptual Planned Unit Development, during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, the Aspen Fire Marshall, Aspen Consolidated Sanitation District,
the City Water Department, City Engineering, City Parks Department, the Aspen/Pitkin
County Housing Authority, and the Community Development Department reviewed the
Project and recommended approval with conditions; and,
WHEREAS, during a duly noticed public hearing on January 2, 2001, the
Planning and Zoning Commission approved this resolution, by a _ to _ ( --) vote,
recommending City Council approve the New West Hopkins Affordable Housing
Conceptual PUD; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies, and has taken and considered public
comment at a public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
Section 1
That the Planning and Zoning Commission recommends City Council approve the New
West Hopkins Affordable Housing Conceptual Planned Unit Development, with the
following conditions:
The Final Application shall include detailed descriptions of two (2) trails across the
property to be dedicated public trail easements. One trail shall be across the lower
portion of the property connecting the existing trail to West Hopkins Avenue and the
other across the upper portion of the property. The Parks Department shall approve
the trail easements.
2. The Final Application shall demonstrate how the project will implement Green
Development Strategies as required by the Aspen/Pitkin County Housing Authority.
a. Use of gas log appliances. Pollution reduction and energy conservation.
b. Occupant recycling. Areas for glass, metal, plastic and newspaper.
c. Waste management. Identify ways to recycle materials where possible, and
minimize trips to the landfill, including separate dump containers for wood and
other potential recyclables.
d. Destratification fan systems. Fans recycle hot air at roof and recirculate to living
areas to decrease heating loads.
e. Attic fan systems. Naturally ventilate building, reducing the need for air
conditioning from solar gain.
f. Comply or exceed energy code requirements.
g. Landscaping. Utilize native vegetation to reduce water use.
h. Bike storage areas.
i. Trail. To be made permanent fixture of town system by way of easement.
j. Erosion control. Measured specified by licensed geotechnical engineer to
minimize damage to vegetation and ground stability.
k. Site preservation and restoration. Topsoil to be preserved for re -use in areas of
disturbance. Site disturbance limited. Intensive restoration plan to ensure proper
re -growth and stabilization of disturbed areas.
3. The Final Application shall address the Housing Authority's requirement to
investigate additional Green Development Strategies, including:
a. Building Commissioning.
b. Asbestos -free building.
c. CFC-free building products, including refrigeration systems and carpeting.
d. Recycled materials.
e. Building materials.
f. Water conservation.
g. Certified wood products.
h. Human comfort.
i. Energy efficient lighting.
j . Light pollution.
k. Indoor air quality.
1. Construction air quality plan.
5. The Final Application shall include a long-term hazard mitigation and containment
plan to protect the development from rock falls, snow slides, and other natural
hazards. The plan shall be approved by the City Engineer. A complete geologic
report shall be submitted to both the Parks Department and City Engineer for their
review and approval.
6. The site contains an old abandoned septic system. The Applicant shall comply with
Pitkin County Environmental Health Department requirements for abandonment of
the system and properly disposing of waste material. The Applicant shall also
provide an Environmental Assessment, especially focused on any natural and man-
made hazards that might exist on the property. Such assessment shall meet with the
approval of the Director of Environmental Health.
7. The Applicant shall develop traffic reduction measures for the project prior to final
submission in order to comply with the City's Municipal Code requirements. The
traffic reduction measures shall be approved by the City's Environmental Health
Department.
8. The landscape plan shall indicate that the native areas will be treated with the Parks
Department's recommended seed mix.
9. A 5-foot buffer to accommodate snow storage and removal on each side of sidewalks
and trails shall be indicated on the final site plan.
10. The final site plan shall show the areas of the dedicated public trail easements,
approved by the Parks Department.
11. The buildings shall include an adequate fire sprinkler system and alarm system,
approved by the Aspen Fire Marshall.
12. No excavation or storage of dirt or material shall occur within tree driplines or outside of
the approved building envelope and access envelope.
13. All construction vehicles, materials, and debris shall be maintained on -site and not
within public rights -of -way unless specifically approved by the Director of the Streets
Department.
14. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m.
15. The applicant shall not track mud onto City streets during construction. A washed
rock or other style mud rack must be installed during construction.
16. All uses and construction shall comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water Conservation
and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to
utilities.
17. The Applicant or owner shall mitigate any public impacts that this project causes,
including but not limited to utility expenses and sanitary sewer and water lines.
Section 2-
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, lidless amended by an authorized entity.
Section 'I --
This Resolution shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 4-
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.
APPROVED by the Commission at its regular meeting on January 2, 2001.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
Robert Blaich, Chair
EXHIBIT A
NEW WEST HOPKINS AFFORDABLE HOUSING PROJECT
26.445.050 Review Standards: Conceptual PUD
A development application for Conceptual, Final, Consolidated Conceptual and Final, or
Minor PUD shall comply with the following standards and requirements. Due to the
limited issues associated with Conceptual Reviews and properties eligible for Minor
PUD Review, certain standards shall not be applied as noted. The burden shall rest
upon an applicant to show the reasonableness of the development application, and its
conformity to the standards and procedures of this Chapter and this title.
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
Staff Fi.ndinty
Staff believes the proposed development is consistent with the 2000 Aspen Area
Community Plan (AACP). The Applicant is proposing to build 11 affordable housing
units and 4 free market town houses on a 53,187 square foot lot.
The 2000 Aspen Area Community Plan calls for increased density within the
community growth boundary. Specifically, it states: "To conserve resources, an Aspen
Community Growth Boundary has been identified. The City agrees to accept greater
density within the boundary in exchange for preservation of important open space in
outlying County and key parcels in the City, maintaining the separation between
communities, and prevention of sprawl." This parcel is clearly inside the Aspen
Community Growth Boundary and has not been identified as a key preservation parcel
in the City.
In addition, the Interim Aspen Area Citizen Housing Plan calls for developing citizen
housing within the metro area, near available public mass transit, in an area that will
not promote additional development or sprawl, and in a location with available public
facilities and urban services. This site meets all of these criteria. The housing proposed
is in the metro area, within a block and half of public mass transit, in an area that will
not promote additional development or sprawl (up against Shadow Mountain), and in an
area served by all public facilities and urban services.
The Plan also calls for the development of citizen housing to be compatible with the
existing neighborhood character and environment. Staff believes the density and size of
the buildings are compatible with the existing neighborhood and approved development
plans based on other residential and lodge developments in this neighborhood (listed
below).
City Council approved the Boomerang Lodge expansion for five chalet -style
lodges, 2-lodge condominiums, and 2 affordable housing units immediately east
of this property. The existing Boomerang Lodge is located across the street from
this site.
The Madsen apartments across the street include 9-10 residential units.
Several duplexes are located in the immediate vicinity of this parcel.
The Christiania Lodge and its associated affordable housing are one block north,
and the L'Auberge Lodge, including a manager's unit, is about 1.5 blocks
northeast.
The. Ullr Commons — 25 affordable housing units and one (1) free market unit —
is located about 1.5 blocks north.
The West Hopkins Affordable Housing units are located about 1.5 blocks west.
Staff believes this criterion is met.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
Staff Finding
The proposed development for multi -family housing on this site would be consistent
with the character of existing land use in the surrounding area. Land uses in the
surrounding area include: lodge; residential — detached single family, duplex, and
multi -family; park; and office.
Staff believes this criterion is met.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
Staff Finding
Staff does not believe the proposed development would adversely affect future
development of the surrounding area. The surrounding area is mostly built out,
consists of trails, steep slopes, or is in the county and would be subject to county land
use regulations which severely restrict development on steep slopes and in wildfire
areas.
4. The proposed development has either been granted GMQS
allotments, is exempt from GMQS, or GMQS allotments are available
to accommodate the proposed development and will be considered
prior to, or in combination with, final PUD development plan review.
Staff Finding
The free market residential development in the Affordable Housing/PUD zone district is
exempt from growth management competition and scoring procedures, pursuant to
Section 26.470.070 Growth Management Quota System — Exemptions.
D. .Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional
requirements for all properties within the PUD as described in General
Provisions, Section 26.445.040, above. The dimensional requirements of the
underlying zone district shall be used as a guide in determining the
appropriate dimensions for the PUD. During review of the proposed
dimensional requirements, compatibility with surrounding land uses and
existing development patterns shall be emphasized. The proposed
dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
Staff Finding
The final development plan shall show all of the dimensional requirements proposed.
Staff will evaluate the dimensions during the final review.
The Conceptual PUD application presents the following approximate dimensional
requirements:
Maximum allowable density: 15
Maximum height: 21 feet for the affordable housing building fronting West Hopkins
Ave.; 25 feet for middle building on the lot, and approximately 30 feet for the free
market building at the rear.
Maximum allowable floor area: approximately 27,218 square feet.
Minimum number of off-street parking places: 23
a) The character of, and compatibility with, existing and
expected future land uses in the surrounding area.
Staff Finding .
Overall, Staff believes the proposed dimensional requirements are appropriate and
compatible for the site and neighborhood. Staff believes the proposed density on the site
is similar to the Madsen apartments, West Hopkins Affordable Housing, Boomerang
Lodge, Christiania Lodge, L'Auberge Lodge, and Ullr Commons.
The size, scale and mass of the project appear compatible with the neighborhood as
well. The Applicant is proposing approximately 27,218 square feet of floor area.
This is comparable, in terms of lot size, with the Boomerang Lodge, Boomerang
expansion, Christiania, and Ullr Commons.
The height of the buildings are compatible with the neighborhood. The building
closest to West Hopkins Avenue is proposed to be 21 feet high, measured from the
ground to a flat roof. Behind this structure is a proposed second building, which
would be 25 feet high. The third building, set near the rear of the property into the
side of Shadow Mountain, is proposed to be approximately 30 feet from the ground to
the top of a flat roof. Existing and approved neighborhood buildings appear to be
within this height range.
The Applicant is proposing to provide 23 covered parking spaces on site, including 8
parking spaces for the four (4) free market units and 15 spaces for the 11 affordable
housing units. Additional parking may also be provided on -site in a landscape
shielded area near the center of the parcel. This proposal exceeds the ratio of units
to parking spaces on most other lodge and multi -family residential sites in the
neighborhood and throughout the City.
b) Natural or man-made hazards.
Staff Finding
Site hazards, both natural and man made, (including mining) will be identified during
final review in the geologic hazards report and/or through further environmental
assessment. Staff will address this criterion at that time.
c) Existing natural characteristics of the property and
surrounding area such as steep slopes, waterways, shade, and
significant vegetation and landforms.
Staff Finding
Staff believes the units have been appropriately clustered in the lower portions of the
lot. However, the geologic report will be important to determining whether the
proposed free market town homes on the slopes at the rear of the property are
compatible with the site's existing natural characteristics.
Staff will address the compatibility with existing natural characteristics of the property,
and specifically address the steep slopes, underground water flow, and significant
vegetation and landforms during the final review.
d) Existing and proposed man-made characteristics of the
property and the surrounding area such as noise, traffic,
transit, pedestrian circulation, parking, and historical
resources.
Staff Finding
Staff does not believe the properties dimensions will have an adverse affect on existing
and proposed man-made characteristics of the property or on the surrounding area. The
Colorado Midland Right -of -Way has been considered in the past as a historic resource,
but not included on the City's inventory of historic sites and structures. The proposed
site plan includes structures across the Right -of -Way.
The dimensional requirements for pedestrian circulation are appropriate for the site.
Pedestrian circulation is provided through the provision of two trails across the
property, a new side walk along the property's frontage on West Hopkins Avenue, and
paths between the affordable housing units and sidewalk.
The proposed density on the site could generate between 60 and 120 automobile trips
per day; many of those trips would likely be from the site to Main Street via 5th Street,
thereby reducing the noise and traffic impact on the surrounding area. This issue will
be further evaluated during the final review.
Please see 1(a) above for the parking discussion. Staff believes adequate parking is
being provided on -site.
2. The proposed dimensional requirements permit a scale, massing,
and quantity of open space and site coverage appropriate and
favorable to the character of the proposed PUD and of the
surrounding area.
Staff Findi.n
The proposed scale and massing appear compatible with the surrounding area, as well
as quantity of open space and site coverage. The specific dimensions will be identified
and reviewed during the final review.
As previously discussed, staff believes the proposed density, floor area, height, and open
space are comparable to those of the neighborhood's multi -family buildings and lodges,
particularly in relation to lot size. In addition, the proposed height of the structures
preserves views from all neighboring properties and respects the scale of neighborhood
buildings. Open space and site coverage on the lot also appear to be similar to the
amounts provided on other neighborhood lots. According to the application,
approximately 55% of the site will remain undeveloped.
Staff will further study this issue during the final review, but believes that the
conceptual dimensions permit scale, massing, and quantity of open space and site
coverage appropriate for the site and neighborhood.
3. The appropriate number of off-street parking spaces shall be
established based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
c) The availability of public transit and other transportation
facilities, including those for pedestrian access and/or the
commitment to utilize automobile disincentive techniques in the
proposed development.
d) The proximity of the proposed development to the commercial
core and general activity centers in the city.
Staff Finding
The Applicant is proposing 23 on -site covered parking spaces off of West Hopkins
Avenue, and may provide additional on -site spaces if in a level area near the center of
the property. The Applicant is proposing to provide two (2) spaces for each free market
town home, and 15 parking spaces for the 11 affordable housing units.
The Land Use Code requires Special Review to consider the provision of the affordable
housing parking spaces; this review will occur during the final plan review.
The Applicant's parking proposal exceeds the ratio of units to parking spaces on
most other lodge and multi -family residential sites in the neighborhood, including
the Boomerang Lodge, Christiania Lodge, Madsen Apartments, and Ullr Commons,
and throughout the City.
Staff believes the Applicant has proposed an adequate number of parking spaces for this
site, which is located one-half block from public mass transit, adjacent to the
pedestrian/bike way into town (West Hopkins Avenue), trails, and downtown. Off -site
parking is also available along West Hopkins Avenue.
4. The maximum allowable density within a PUD may be reduced if
there exists insufficient infrastructure capabilities. Specifically, the
maximum density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities,
or other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal, and road maintenance to the proposed development.
Staff Findinv
The Applicants are not proposing to develop the site at the maximum allowable density
under the AH/PUD Zone District.
5. The maximum allowable density within a PUD may be reduced if
there exists natural hazards or critical natural site features.
Specifically, the maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because
of ground instability or the possibility of mud flow, rock falls
or avalanche dangers.
b) The effects of the proposed development are detrimental to
the natural watershed, due to runoff, drainage, soil erosion,
and consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed development is not
compatible with the terrain or causes harmful disturbance to
critical natural features of the site.
Staff Finding
At this time, Staff does not recommend reducing the allowable density within the PUD.
Geologic reports of the site must be submitted in the final application to determine the
density impact on the site; the final review will specifically address the impact of
natural hazards on the site such as snowslides, rock fall, and underground water flow,
as well as the density impact on critical natural site features.
6. The maximum allowable density within a PUD may be increased if
there exists a significant community goal to be achieved through
such increase and the development pattern is compatible with its
surrounding development patterns and with the site's physical
constraints. Specifically, the maximum density of a PUD may be
increased if:
a) The increase in density serves one or more goals of the
community as expressed in the Aspen Area Community Plan
(AACP) or a specific area plan to which the property is
subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics
of the site, as identified in subparagraphs 4 and 5, above, those
areas can be avoided, or those characteristics mitigated.
c) The increase in maximum density results in a development
pattern compatible with, and complimentary to, the
surrounding existing and expected development pattern, land
uses, and characteristics.
Staff Finding
The applicant is not requesting an increase in density beyond what is allowed within
the PUD.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public
spaces, is complimentary to the site's natural and man-made features
and the adjacent public spaces, and ensures the public's health and
safety. The proposed development shall comply with the following:
1. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or
contribute to the identity of the town are preserved or enhanced in
an appropriate manner.
Staff Finding
The proposed development appears to comply with the natural features of the site to the
greatest extent possible. The final review will include a geologic report that may
confirm or contradict this finding. Notable site features include steep slopes and dense
vegetation, but these features are avoided to the greatest extent possible.
The Colorado Midland Right -of -Way provides a specific reference to the past and
contributes to the identity of the town, but is not on the list of historic sites and
structures. In addition, this Right -of -Way crosses through the middle of the property
and would be difficult to avoid in any affordable housing project.
Part of the base of Shadow Mountain is located on this property, which is unique,
provides visual interest, and contributes to the identify of the town. Staff believes that
the site plan respects the natural features of the mountain in an appropriate manner.
2. Structures have been clustered to appropriately preserve
significant open spaces and vistas.
Staff Fi.ndin
Staff believes the structures have been clustered to appropriately preserve significant
open spaces and vistas. Vistas would be preserved by limiting height to 21 feet for the
building fronting West Hopkins, 25 feet for the middle structure, and 30 feet for the
structure at the rear of the development. The free market units span across the rear of
the property, but in a town house configuration that preserves additional open space
that could have been consumed by detached residences. Staff believes this criterion has
been met.
3. Structures are appropriately oriented to public streets, contribute to
the urban or rural context where appropriate, and provide visual
interest and engagement of vehicular and pedestrian movement.
Staff Finding
Staff believes the structures are appropriately oriented to West Hopkins Avenue and 5tn
Street. The affordable housing buildings are parallel to the street and contribute to the
urban context of the neighborhood. The free market units are designed to blend into the
side of Shadow Mountain and contribute to the rural context of the mountain and trails.
The modern architecture should provide visual interest and engagement of vehicular
and pedestrian movement, especially as it represents a completely different style than
that of the approved Boomerang Lodge expansion.
Staff believes this criterion has been met.
4. Buildings and access ways are- appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
Access to the property is from West Hopkins Avenue. Staff believes the dimensions of
the proposed access are appropriate for the site.
The Aspen Fire Marshall has reserved comment on the access until the City has
received a final application, but believes. that the proposed site plan provides adequate
emergency access to the site. The Applicant conducted preliminary discussions with the
Fire Marshall. During these discussions, it was determined that a minimum of a 16-
foot wide access must be provided to accommodate fire trucks with at least a 25-foot
turning radii at the entrance and 31-feet by the free market units.
A condition of approval is that the Aspen Fire Marshall shall approve emergency access
to the property prior to the issuance of a building permit. A second, related condition of
approval is that the buildings be sprinkled and equipped with fire alarms, which the
Applicant has agreed to include.
Staff believes the dimensional requirements have been met.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding
Pedestrian and handicapped access will be provided via a proposed new sidewalk along
West Hopkins, paths connecting the affordable housing units to West Hopkins, as well
as a trail beside the driveway. The revised application proposes one ground level
affordable housing unit, which would be ADA accessible.
Staff believes this criterion has been met.
6. Site drainage is accommodated for the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
Staff Findi.na
A condition of approval is that a drainage plan, including an erosion control plan,
prepared by a Colorado licensed Civil Engineer which maintains sediment and debris
on -site during and after construction, be approved by the City's Engineering
Department prior to the issuance of building permits. If a ground recharge system is
required, a soil percolation report will be required to correctly size the facility. A 2-year
storm frequency should be used in designing any drainage improvements. The City
drainage criteria needs to be implemented.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic
functions associated with the use.
Staff Finding
This is a residential land use.
D. Landscape Flan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding
parcels, and with existing and proposed features of the subject
property. The proposed development shall comply with the following:
1. The landscape plan exhibits a well designated treatment of
exterior spaces, preserves existing significant vegetation, and
provides an ample quantity and variety of ornamental plant
species suitable for the Aspen area climate.
2. Significant existing natural and man-made site features, which
provide uniqueness and interest in the landscape, are preserved
or enhanced in an appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
According to the application, landscaping will preserve existing on -site vegetation in the
rear, native shrubs (lilac, serviceberry, honeysuckle) in the middle of the lot, and
traditional street trees (cottonwood and crabapple) along the street right-of-way. The
plantings are designed to contribute to the urban fabric of the neighborhood at the front
of the site and native vegetation at the rear.
A landscape plan will be required for review as part of the final application. This plan
must comply with the Housing Authority's recommendations concerning landscaping to
deem this project "exceptional."
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest,
variety, character, and visual identity in the proposed development and
within the City while promoting efficient use of resources.
Architectural character is based upon the suitability of a building for
its purposes, legibility of the building's use, the building's proposed
massing, proportion, scale, orientation to public spaces and other
buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development. There shall be
approved as part of the final development plan an architectural
character plan, which adequately depicts the character of the proposed
development. The proposed architecture of the development shall:
1. Be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby
historical and cultural resources.
Staff Finding
Staff believes the architectural character of the proposed buildings will enhance the
visual character of the City, appropriately relate to the existing architecture of the
neighborhood, and represent a character suitable for the location at the base of the
mountain. The architectural style incorporates features similar to the Boomerang
Lodge and Madsen apartments such as low horizontal rooflines and balconies.
The low staggered roof heights — lower at the street level and increasing toward the rear
of the property — will preserve views of Shadow Mountain while providing quality living
space for the residents.
Specific architectural character will be reviewed during the final review of this project.
2. Incorporate, to the extent practical, natural heating and cooling by
taking advantage of the property's solar access, shade, and
vegetation and by use of non- or less -intensive mechanical systems.
Staff Finding
It is difficult for the property to incorporate any natural heating because of its location
at the base of Shadow Mountain; similarly, natural cooling is accomplished by the shade
provided by the mountain. According to the application, all units will use highly
efficient radiant heat with highly rated efficient boilers. Walls and roofs will be well
insulated and sealed. And, ample windows will increase the use of natural over
artificial light.
The project must also comply with the Housing Authority's recommendations to
implement Green Development Practices to be deemed an "exceptional" project. This is
included as a condition of approval.
3. Accommodate the storage and shedding of snow, ice, and water in a
safe and appropriate manner that does not require significant
maintenance.
Staff Finding
According to the Applicant, adequate room has been provided for snow plowing and
snow storage on site. The flat roofs will not shed snow or water. This criterion will be
reviewed during the final review when detailed plans are submitted and reviewed by
the City Engineer.
P. Lighting.
The purpose of this standard is to ensure the exterior of the
development will be lighted in an appropriate manner considering both
public safety and general aesthetic concerns. The following standards
shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of
site features, structures, and access ways is proposed in an
appropriate manner.
2. All exterior lighting shall be in compliance with the Outdoor
Lighting Standards unless otherwise approved and noted in the
final PUD documents. Up -lighting of site features, buildings,
landscape elements, and lighting to call inordinate attention to the
property is prohibited for residential development.
Staff Finding
All new lighting for the proposed residence must be in compliance with the City's
lighting code adopted in November 1999 and Uniform Building Code for safety.
A lighting plan must be submitted with the final PUD application. According to the
application, glare from lighting will be minimized through the use of shades and other
screening devices. In
exterior lighting will utilize shielded, down -directional
fixtures to minimize impact on the trails and sidewalks in the area and Shadow
Mountain.
G. Common Park, Open ,Space, or Recreation Area.
If the proposed development includes a common park, open space, or
recreation area for the mutual benefit of all development in the
proposed PUD, the following criteria shall be met:
1. The proposed amount, location, and design of the common park,
open space, or recreation area enhances the character of the
proposed development, considering existing and proposed structures
and natural landscape features of the property, provides visual relief
to the property's built form, and is available to the mutual benefit of
the various land uses and property users of the PUD.
Staff Finding
No common park or dedicated open space is included in this application for this lot.
However, the Applicant proposes to retain 55 % of the site as undeveloped open space.
In addition, Applicant plans to maintain the native vegetation on the steep slopes at the
rear of the property, replant native vegetation in the middle of the site and traditional
street trees in the right of way.
Common areas are located around and between the structures as well as on the hillside
behind the free market units. Preserving the hillside in its natural state to the greatest
extent possible will continue to provide visual relief to residents of this site and the
surrounding area, as well as lodge visitors staying in the immediate area.
2. A proportionate, undivided interest in all common park and
recreation areas is deeded in perpetuity (not for a number of years)
to each lot or dwelling unit owner within the PUD or ownership is
proposed in a similar manner.
Staff Finding
According to the Application, a proportionate interest in the common areas will be
deeded in perpetuity to the dwelling unit owners on each lot within the site.
3. There is proposed an adequate assurance through a legal instrument
for the permanent care and maintenance of open spaces, recreation
areas, and shared facilities together with a deed restriction against
future residential, commercial, or industrial development.
Staff Finding
The Applicant has committed to provide adequate assurances for the permanent care
and maintenance of open spaces and other shared facilities on the property through
protective covenants or other legal means acceptable to the City of Aspen.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not
impose an undue burden on the City's infrastructure capabilities and
that the public does not incur an unjustified financial burden. The
proposed utilities and public facilities associated with the development
shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
Staff Finding
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
Staff Finding
Staff recommends a condition of approval be that the owner(s) mitigate any public
impacts that this project causes, including but not limited to utility expenses and
sanitary sewer and water lines.
3. Oversized utilities, public facilities, or site improvements are
provided appropriately and where the developer is reimbursed
proportionately for the additional improvement.
Staff Findinfy
It has not yet been determine whether oversized utility stubs will be required for this
project; this decision will be made during the final review.
I. Access and Circulation.
The purpose of this standard is to ensure the development is easily
accessible, does not unduly burden the surrounding road network,
provides adequate pedestrian and recreational trail facilities and
minimizes the use of security gates. The proposed access and circulation
of the development shall meet the following criteria:
1. Each lot, -structure, or other land use within the PUD has adequate
access to a public street either directly or through an approved
private road, a pedestrian way, or other area dedicated to public or
private use.
Staff Finding
One driveway is proposed for vehicular and emergency access from West Hopkins
Avenue at the east end of the parcel. The proposed access appears to be meet Municipal
Code dimensional requirements, including a 16-foot width to allow emergency vehicle
access to the property with turning radii of 25 feet and 31 feet at the appropriate
locations.
However, the location of the access along the east property line is not adequate,
according to City Engineer Nick Adeh. Mr. Adeh strongly recommends that the access
be aligned with 5th Street for safety reasons.
According to Mr. Adeh, driveways that serve five (5) or more residential units must be
designed to function as a minor residential road because of traffic volumes serving the
property. He contends that minor residential r6ads must either be aligned with an
intersection or located 200 feet from an intersection. Because the property's frontage is
less than 200 feet, Mr. Adeh recommends that the driveway be aligned with 5th Street.
In addition, the Entrance to Aspen Plan includes placing stop lights at 7th Street, 5th
Street, and 3rd Street, and street closures at 7th Street, 61h Street, and 41h Street, as
shown in Exhibit C. Therefore, limited vehicular access between Main Street and West
Hopkins Avenue at 7th, 6th, and 4th Streets, will cause an increase in traffic impacts on
5th Street, particularly at the 5th Street and West Hopkins Avenue intersection.
Community Development Staff does not share the concern to the same degree as the
City Engineer because West Hopkins is expected to continue to only serve the local
neighborhood and not serve as a thru street. Community Development Staff and the
City Engineer agree that the driveway should not be relocated to run along the west
property line because of the potential for increased conflicts with pedestrians.
Staff seeks the Planning and Zoning Commission's direction on how to guide the
Applicant to arranye the access for the final plan review.
In addition to vehicular access to the site, pedestrian and bicycle access would be
provided on a trail parallel to the driveway. In addition, a sidewalk along W. Hopkins
Avenue would provide pedestrian access across the front of the property. And, each
affordable housing unit fronting West Hopkins Avenue would connect to the street via a
path from the front door to the sidewalk.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads
surrounding the proposed development, or such surrounding roads
,are proposed to be improved to accommodate the development.
Staff Finding
Staff does not believe that the proposed development, access roads, and parking
arrangement will create traffic congestion on the roads surrounding the site. As
previously stated in B(3) above, staff believes that adequate parking is being provided
on site and out of public view to avoid congestion. Only one access will further limit
traffic congestion and conflicts in the neighborhood.
Staff believes, many residential trips to and from the property will be by alternative
transportation — bus, bike, or on foot — because of the site's close proximity to downtown,
further reducing traffic congestion in and around the area.
The Applicant has not provided a traffic study for this proposal; instead, the
Applicant proposes to complete a study if the project receives conceptual approval
and then submit a traffic study with the final PUD application.
Staff concludes that due to the site's proximity to downtown, transit, trails, and
community amenities, traffic generation from this project may not reach as high as
120 trips per day.
3. Areas of historic pedestrian or recreational trail use, improvements
of, or connections to, the bicycle and pedestrian trail system, and
adequate access to significant public lands and the rivers are
provided through dedicated public trail easements and are proposed
for appropriate improvements and maintenance.
Staff Finding
A historic pedestrian and recreation trail exists through the property, providing
access to a trail system along Shadow Mountain and to Aspen Mountain. The trail
currently enters the property from the east behind the Boomerang expansion site,
and then continues through the site to its end at the 5tn Street/West Hopkins Avenue
intersection.
The proposal is to keep this trail in a modified form, as well as to provide a second
trail higher up on Shadow Mountain behind the free market units. The Parks
Department is supportive of this conceptual trail alignment. The Applicant and the
City Parks Department are working out the details of two trails crossing the
property. A condition of approval is that this trail become a dedicated public trail.
4. The recommendations of the Aspen Area Community Plan and
adopted specific plans regarding recreational trails, pedestrian and
bicycle paths, and transportation are proposed to be implemented in
an appropriate manner.
Staff Finding
Based on the Parks Department's recommendations at the conceptual review, Staff
believes the AACP's recommendations would be implemented in an appropriate manner
with this project.
5. Streets in the PUD which are proposed or recommended to be
retained under private ownership provide appropriate dedication to
public use to ensure appropriate public and emergency access.
Staff Finding
The PUD only proposes a driveway for private and public emergency service access, not
public use.
6. Security gates, guard posts, or other entryway expressions for the
PUD, or for lots within the PUD, are minimized to the extent
practical.
Staff Finding
No security gates or guard posts are proposed.
J. Phasing of Development Plan. (does not apply to Conceptual PUD
applications)
The purpose of this criteria is to ensure partially completed projects do
not create an unnecessary burden on the public or surrounding
property owners and impacts of an individual phase are mitigated
adequately. If phasing of the development plan is proposed, each phase
shall be defined in the adopted final PUD development plan. The
phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function
as a complete development and shall not be reliant on subsequent
phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees -
in -lieu, construction of any facilities to be used jointly by residents
of the PUD, construction of any required affordable housing, and
any mitigation measures are realized concurrent or prior to the
respective impacts associated with the phase.
Staff Finding
Phasing will be reviewed as part of the final application.
MEMORANDUM
TO: Nick Lelack
FROM: Cindy Christensen
DATE: December 7, 2000
RE: NEW WE5T HOPKIN5 AVENUE HOUSING PROJECT
ISSUE: The applicants are Aspen GK, LLC and Burton B. Kaplan. The applicants
revised their application and have proposed a to construct a multi -family project of
eleven (11) affordable housing units and four (4) free-market dwelling units.
BACKGROUND: The site is presently undeveloped, although in the late 1800's, a
number of miner's cottages were located on the property. The site is located across
Hopkins Avenue from the Boomerang Lodge and the Madsen Apartments. The
expansion proposal for the Boomerang Lodge, which was recently granted City
approval, is on a site adjacent to and to the east of this proposal. A third contiguous
parcel of 1,616 square feet, located in the County and owned by Peter L. Gluck, is
being omitted from this application because of a Code technicality. This is not
subject to the Housing Board's review.
The Board will need to make a recommendation to the City Council on this project.
The recommendation will be based on mitigation requirements, unit mix, unit size,
categories of the units, and overall layout of the project. The initial application
required approval to waive the 70/30 mix as it was only a 60/40 project and in order
to waive the 70/30 AH/PUD requirement, the project had to be specified as an
exemplary project.
The applicant revised the project to contain studios, one bedroom units and two -
bedroom units. The applicant is proposing the following categories and mix of units.
The table includes the number of units, the category associated with the number of
bedrooms, the square footage of the proposed units, and the minimum square
footage for the bedroom and category of that unit.
No.
Category
No. of Bedrooms
Sq. Footage
Min. Sq. Ft.
4
4
three -bedrooms
1,200
11200
1
2
two -bedrooms
956
850
2
3
two -bedrooms
956
950
2
1
one -bedroom
685
600
2
2
studios
475
400
2
Free -Market
three -bedrooms
31711 & 3,964
2
Free -Market
f our -bedrooms
4,380 41439
The revised total number of units is 15 - 11 deed restricted and 4 free market. This
calculates to 73% affordable housing units and 27% free-market units. The
bedroom mix, however, is still under the 70%/30% requirement as stated in Section
26.710.110, Affordable Housing/Planned Unit Development (AH/PUD) The revised
bedroom mix f or the project contains a total of 36 bedrooms - 22 deed restricted
and 14 free-market. This calculates to 61% affordable and 39% free-market.
Section 26.710.110 states that a minimum of 70% of the pro ject's total bedrooms
shall be deed restricted affordable housing consistent with the Affordable Housing
-- Guidelines.. A project may be eligible for a reduction of the minimum affordable
housing bedroom mix requirement to a level of 60% of the pro ject's total bedrooms
if the applicant can demonstrate to the satisfaction of the City Council that the
project meets the requirements for an exceptional project as set forth in the
Affordable Housing Guidelines.
Is this an exemplary project? There are eight standards stated in the 2000
Guidelines that should be considered by City Council in making a determination
regarding the appropriateness of exemplary status for a project. All eight
standards must be "satisfactorily met." They are as follows, with the applicant's
response:
1. "The quality of the proposed development substantially exceeds that
established in the minimum threshold for the scoring established in the
GMQ5 Scoring section of the Aspen Municipal Code. "
0
Revitalizing the permanent community. Adding eleven affordable housing
units for qualified employees by providing high -quality, on -site affordable
housing.
Providing site -appropriate mixing of free market and affordable housing
for efficient provisions of services such as transit, and for discouraging
site planning that segregates affordable and free market units. The free-
market units are sited in close proximity to the affordable housing units. The
owners of the free market units and affordable housing units will be governed
by separate homeowners' associations and will retain ownership of the land
within their lot in common with the other owners separate and apart from the
owners of the free-market units.
Providing transportation alternatives. The site's proximity to the commercial
core and essential shopping and services should allow for walking. Also, a new
store is being built in the 7th and Main project that could also accommodate
this project. There is also a provision of a public trail easement through the
property to encourage year-round pedestrian transportation. The applicant
also states that they are willing to provide seasonal bus passes, upon request,
to any full-time employee of the Homeowners' Association for the free
market lot by the Association at no cost to that employee.
Promoting environmentally sustainable development. The natural environment
is one of the community's greatest assets. The site is shaded by Shadow
Mountain, which makes solar heating impractical. However, all units will use
highly efficient radiant heat with highly rated efficient boilers.
Promoting community -recycling efforts. The applicant is proposing to
provide recycling containers on the property.
Maintaining design quality, historic compatibility and community character.
Entry porches have been incorporated into the design of the north elevation
of the affordable housing units that are closest to West Hopkins. The
organization of the units also promotes neighborly outdoor use. - The
affordable housing units are organized to form a paved communal courtyard
where communal cohesion can occur.
3
2 . "The proposal maximizes affordability, consistent with housing needs
established as priority through these Guidelines. " A I I of the eleven units
are to be category units.
3. "The proposal integrates a mixture of economic levels and housing for a
variety of lifestyles (e.g., singles, seniors and families). " The affordable
housing units will be restricted to a range of income restrictions and will be
equally available to singles, seniors and families who qualify under the
Guidelines. The revised project contains studios, one, two and three -bedroom
units. The revised project also covers all the category mix - 1 through 4.
4. "The proposal minimizes impacts on infrastructure by incorporating
innovative, energy -saving site design, structural design characteristics or
other techniques that minimize the use of water, heating and sewage
disposal. " The proposal will comply with the City's building code in effect at
the time of construction, and does include energy efficient heating systems
and on -site recycling.
5. "the proposal incorporates or integrates with an existing local based
economy (i. e. , sustainable local businesses). " The eleven units are to house
a portion of the workforce, which supports the existing local -based economy.
6. "7-he proposal accomplishes a level of design and site plan ingenuity that
advances the community goals expressed in the Aspen Area Community
Plan. " The proposal's design and site plan characteristics intended to
advance the community goals as expressed in the Aspen Area Community Plan
and discussed on page 27 of the application.
7. "The proposed project represents an exceptional commitment to advancing
the visions, goals, and specific action items of the Aspen Area Community
Plan, particularly those addressed in the scoring criteria under the Growth
Management Quota System as stated in the City of Aspen Municipal
Code. " The applicants believe that the proposed project represents an
exceptional commitment to advancing the visions, goals and specific action
0
items of the Aspen Area Community Plan and discussed on page 39 of the
application.
8. 'No RO units are included in the project; only category units are included
in the project. " The applicant is proposing Category 1, 2, 3 and 4 units.
Staff concurs that 5tandards 1, 21 31 51 6, 7 and 8 have been satisf ied. The
applicant has also provided a memo regarding the sustainability issue in 5taindard #4.
As long as the attached "green Development Strategies to be Implemented' is
implemented, and the applicant has explored the other ideas stated in the "49reen
Development Ideas to be Investigated, Standard #4 has been satisfied
Another positive aspect of the project is that 'it is presently anticipated that
separate homeowners' associations will be created for the owners on each of the two
proposed lots and that the owners will retain an undivided interest in the land on
each of the lots. This is a plus on the affordable housing side as they can deal with
costs associated with their deed restricted units, and not with additional items that
can be added by the free-market owners.
RECOMMENDATION: The Housing Board met on this project December 6, 2000.
At that meeting, the Board recommended approval of the project as an exemplary
project, as long as the attached "Green Development Strategies to ,be
Implemented' is implemented. The revised proposal meets the needs of a mixed
project and a greater number of households in the community would qualify for this
project. The Board also approved the type of units and the category of the units as
specified in the chart above.
cic:h\word\referral\nwhopkinsproj.doc
5
DEC. 7.2000 12:48PM ASPEN HOUSING OFC
NO.304 P.7
Green Development Strategies to be Implemented:
1. Use of Gas Log ,Appliances.
Pollution reduction and energy conservation.
Z. Occupant Recyclin
Areas for Glass, meta plastic and newspaper.
3, waste Management Plan.
Identify ways to recycle materials where possible, and minimize trips to the landfill,
including separate dump containers for wood and other re potential clables.
p cY
4. Oestrat fication Fan systems.
Fans recycle hot air at roof and recirculate to living areas to decrease heating loads.
I Attic Fan systems.
Naturally ventilate building, reducing need for air conditioning from solar gain.
b. Comply or exceed energy code requirements.
7. Landscaping.
Utilize native vegetation to reduce water use.
S. Bike storage areas.
9. Trail.
To be made permanent fixture of town system by wary of easement.
10, Erosion control.
Measures specified by licensed geotechnical engineer to minimize damage to vegetation
and ground stability.
11. Site Preservation and Resoratipn.
Topsoil to be preserved for re -use in areas of disturbance. Site disturbance limited,
Intensive restoration plan to insure proper re -growth and stabilization of disturbed
areas.
DEC. 7.2000 12:49PM ASPEN HOUSING OFC NO.304 P.e
Green Development Ideas to be Investigated;
1. Building Commission in .
Balance and performance -deck all building mechanical systems for proper functioning.
Proper balancing can significantly reduce energy consumption. .Applieab' 'ty to our
pro)ect has to do with whether we use anyforced-airsY sterns.
2. Asbestos -free building.
Use products free of asbestos products or that comply with OSHA standards, part 1926.
3. CC -free building products, including refrigeration systems and carpeting.
4. Recycled Materials.
Use of recycled materials where possible,
a. Trex decking material.
b. Carpets that are CFC-free.
c. Use renewable products —cork, bamboo, etc,
5. Building Materials.
Adhesives, sealants and paints used art the building are all low or no " VOC" products
(volatile organic compounds).
®. Water Conservation.
Use water -conserving fixtures in all buildings. Lead free plumbing fixtures.
7. Certified wood products,
Implementation would require efficient ordering (i.e. full truckloads), and capability to
store material on site. There might be a way to team up with the city of Aspen
affordable housing projects and make a certified wood `store' somewhere in town, If
this could be clone, price for products might only be 10 percent upeharge over
traditional material.
8. Human Comfort.
Comply with ASHRAE standards for human comfort.
9. Energy Efficient lighting.
Complete EPA's Green Lights Program or California's Title 2.4 lighting requirements.
10. Light Pollution.
Reduce light pollution with certain fixture types only.
11. Indoor Air Quality.
Comply with Ashrae Standard 62-1989 with the provison that the ambient air quality
standard requirements shall be site -specific and not region -specific (air quality at the
proposed point of fresh air intake), Building fresh air intake shall be located away from
loading areas, building exhaust fans, cooling towers and other point sources of
contamination.
DEC. 7.2000 12:49PM ASPEN HOUSING OFC NO.304 P.9-"�
12. Construction Air Quality Plan.
Guidelines for the use of the bUuilftg's mechanical system during construction would
be followed to avoid contamination and to provide for clean ventilation pathway for
occupancy, Palters used during construction to be replaced prior to occupancy.
MEMORANDUM
To: Nick Lelack, Community Development Department
From: Lee Cassin, City Environmental Health Department
Date: November 30, 2000
Re: NEW West Hopkins Ave. Housing Project
Parcel ID #2735-1...
The City of Aspen Environmental Health Department has reviewed the land use submittal under
authority of the Municipal Code of the City of Aspen, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or
occupant of any building used for residence or business purposes within the city to construct or reconstruct an on -
site sewage disposal device."
The plans to provide wastewater disposal for this project through the central collection lines of the
Aspen Consolidated Sanitation District (ACSD) meet the requirements of this department.
The site has an old abandoned septic system that recently served a restaurant. The contents of a
septic tank, vault, or seepage pit, the use of which has been terminated, must be properly disposed
of. Then the emptied tank, vault, or pit must be filled with soil or rock, or the County
Environmental Health Department may require the tank or vault to be removed and disposed of
properly.
A condition of approval should be that the applicants comply with County
Environmental Health Department requirements for abandonment of the system and
properly disposing of waste material.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, structures, facilities,
parks, or the like within the city limits which use water shall be connected to the municipal water utility system."
The provision of potable water from the City of Aspen system is consistent with Environmental
Health policies ensuring the supply of safe water. The City of Aspen water supply meets all
standards of the Colorado Department of Health for drinking water quality. A letter of agreement
to serve the project must be provided.
WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its
municipal water supply from injury and pollution, the city shall exercise regulatory and supervisory jurisdiction
within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal
water supplies for a distance of five (5) miles above the points from which municipal water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive and parking areas will be
evaluated by the City Engineer.
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve
the maximum practical degree of air purity possible by requiring the use of all available practical methods and
techniques to control, prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to
"lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by
protecting the natural air sheds and reducing pollutants".
The major air quality impact is the emissions resulting from the traffic generated by this project.
PM-10 (83 % of which comes from traffic driving on paved roads) is a significant health concern in
Aspen. The traffic generated will also produce carbon monoxide and other emissions that are
health concerns. The municipal code requires developments to achieve the maximum practical
degree of air purity by using all available practical methods to reduce pollution. The applicant
needs to implement measures that will minimize traffic increases of the development, or offset the
emissions from the project with PM10 reduction measures elsewhere.
Standards used for trips generated by new development are the trip generation rates and
reductions from the 'Pitkin County Road Standards' which are based on the Institute of
Transportation Engineers Trip Generation Report, Fifth Edition. Housing units use the trip
generation rate for ITE Land Use code 210, which is 9.55 trips per day per unit. Residential units
located within one half mile of a transit stop are allowed a reduction of 1.5 trips per day. The
project would generate 105 trips/ day without any reductions, and would generate 88 trips/ day
with the reduction for its location within 1/2 mile of transit. This site is ideally located close to mass
transit so vehicles would not be needed for shopping or skiing.
This is a significant number of trips given the air pollution problems the community has been
dealing with for the last thirty years, the vast majority of which comes from cars. Additional
measures are required to mitigate these trips to comply with the requirements of the Municipal
Code. Since this project is partly affordable housing, we recognize the need to limit costs, so we
recommend the applicant consider additional measures from the list below, many of which have
low or no cost to the applicants. As an example, some of the market incentives cost the applicant
nothing and could provide a significant financial benefit to single parents and families trying to
purchase an affordable unit.
Mitigation measures proposed by the applicant are provision of seasonal bus passes to employees,
and provision of secure bicycle parking and lockers at the affordable housing lots. These facilities
should be provided prior to issuance of a CO. The applicant also proposes to provide a legal
easement for the pedestrian/bike trail across the property that has been used historically. The
applicant�proposes two parking spaces/unit. It would be desirable if the applicants believe there
will be very few trips, to provide long-term car storage instead of this number of spaces onsite, but
it is beneficial that additional spaces are not provided.
Examples of mitigation measures that have been employed in the past by developers include
providing carpool/vanpool financial incentives to employees, providing free bus passes,
providing vanpools, providing dial -a -ride service, paying for additional RFTA buses and service,
providing private bus service for employees, limiting parking, allowing residents to pay for
parking spaces if they choose and giving discounts to those who don't, having homeowners
association fees on a sliding scale depending on the number of cars, providing connecting bike
path links in populated areas, plowing bike paths in populated areas, paving dirt shoulders or
high -use parking lots, providing covered and secure bike storage, providing free bike fleets for
residents, building sidewalks to adjacent commercial areas, donating connecting bike path links,
and other measures. Whatever combination of measures the applicant chooses to mitigate PM-10
emissions and trips generated, is acceptable as long as it prevents additional traffic that would
significantly impact air quality. The City Environmental Health Department has no preference for
which trip reduction measures are used, and typically an applicant chooses measures that provide
an ancillary benefit to the project.
It is very important for the City's efforts to provide easy bicycle/pedestrian access throughout
town, to maintain the West Hopkins Pedestrian/ Bikeway. With additional development along
this corridor, there could be pressure to open this street to vehicle through -traffic. It is hoped that
the applicants will work to ensure this street continues to serve as a connecting bicycle/ pedestrian
link. The separate trail easement and trail are an added amenity, as is the easement for continued
pedestrian/bike use of the old railroad right of way trail.
A condition of approval should be that the applicant develop additional traffic
reduction measures for the project prior to detailed submission, in order to
comply with code requirements. The applicant should work with the
Environmental Health Department to determine whether the measures are
sufficient.
FIREPLACE/WOODSTOVE PERMITS The applicant commits to installation of gas fireplace
appliances and to no woodstoves or gas log fireplaces. This will prevent the emissions that would
occur if woodstoves were used, or if gas log fireplaces were installed and used with wood by
owners unaware of city and county regulations.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to
fencing, watering of dirt roads and disturbed areas, daily or more frequent 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. Dust control
will be crucial due to the closeness of existing homes to the site.
CARPORTS The applicant must consult with an engineering firm about design of the carport
parking ventilation system to ensure that ventilation is adequate to prevent carbon monoxide
from reaching high levels inside the carports or in the units above them. This is a concern because
the carports are under overhanging units with bedrooms immediately above the parking spots, so
that fumes might collect beneath sleeping areas in areas where air circulation is poor. An engineer
who specializes in design of heating and ventilation systems must certify that the proposed design
will prevent excessive levels of carbon monoxide from concentrating inside the carports or in
buildings above.
ECOLOGICAL BILL OF RIGHTS
The only energy efficiency feature appears to be use of efficient boilers. The applicant should use
other inexpensive options and we recommend they contact the CORE office for assistance.
We recommend the applicant amend the provision related to recycling to state that the containers
will be maintained as long as public or private pickup services are available. We recommend the
applicant specify that facilities will be provided for recycling of at least cardboard, glass, plastic,
cans, office paper, newspaper and magazines. We encourage the applicants to also provide a
backyard composting facility for use by the complex.
The applicant could make this a project that is a model of goals contained in the Ecological Bill of
Rights at minimal cost to the project. Recycled -material decking could be used, compact
fluorescent or other high -efficiency lights could be used outside (and inside), setback thermostats
could be provided, low -flow faucet fixtures could be provided... the list is endless, but we
encourage the applicant to incorporate some of these or other features.
NOISE ABATEMENT: Section 16-1 'The city council finds and declares that noise is a significant source of
environmental pollution that represents a present and increasing threat to the public peace and to the health, safety
and welfare of the residents of the City of Aspen and it its visitors ...... Accordingly, it is the policy of council to
provide standards for permissible noise levels in various areas and manners and at various times and to prohibit
noise in excess of those levels."
During construction, noise can not exceed maximum permissible sound level standards, and
construction cannot be done except between the hours of 7 a.m. and 7 p.m., Monday through
Saturday. No construction is allowed on Sundays.
It is very likely that noise generated during the construction phase of this project will have some
negative impact on the neighborhood. The applicant should be aware of this and take measures to
minimize the predicted high noise levels.
Lance Clarke, 03:02 PM 10/31/00 -0700, referral - West Hopkins Housing
Page 1 of 1
X-Sender: lancec@comdev
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.2
Date: Tue, 31 Oct 2000 15:02:26 -0700
To: Nickl@ci.aspen.co.us
From: Lance Clarke <lancec@ci.aspen.co.us>
Subject: referral - West Hopkins Housing
Nick- A few comments on the proposed annexation /rezoning/PUD:
-It appears the development will infringe on 30% slopes. This would not be permitted were the property
to be developed in Pitkin County.
-This general area can be subject to rockfall hazard, avalanche hazard and slope instability. A geologic
hazards analysis and proposed mitigation should be part of any review of this property for development.
Printed for Nick Lelack <nickl@ci.aspen.co.us> 11/30/00
To: rncx LELAcx
FROM: BEN DODGE a
RE: TRAIL COIVIlVIENTS, KAPLAN PARCEL
DATE: DECEMBER- 11, 2000
CC: REBECCA SCIUCKLING
The City of Aspen Parks Department is strongly in favor of the lower trail alignment as indicated
by the applicant. This trail will allow improved access to Hopkins Avenue from Koch Lumber
Park and the Barbee Trail. We request that this trail match specifications of the existing trail
from Koch Park to Fourth Street.
The City of Aspen Parks Department would like to continue discussions .with the applicant in
regards to another, upper trail alignment. This proposed alignment would be located on the
southern end of the lot at an elevation ranging from approximately 7,964 feet to 7,996 feet, as
indicated in Exhibit "A". The trail as indicated on this exhibit ranges in elevation from 7,974 to
7,986 feet:
This indicated trail alignment is only a proposed alignment, intended to show the general area of
trail alignment, and should not -be construed as necessarily being the precise, preferred, final
alignment. The Parks Department would like to negotiate with the applicant towards obtaining an
"as -built" easement for the final, preferred trail alignment.
This proposed trail alignment is one of the missing segments of a trail along the side of Aspen
and Shadow mountains that will eventually connect the eastern part of Aspen (Ute Trail) to the
Castle Creek corridor (Marolt Pedestrian Bridge.)
It is believed that this trail can be located such that it will not be perceived as an intrusion of the
uppermost free-market homes. The trail would have a natural surface, be approximately four feet
in width, and would be open to but not limited to pedestrians and bicyclists. There would be no
motorized use of this trail, except for maintenance purposes by the City of Aspen Trails
Department.
We thank the' applicant for the continued cooperation in discussing these easement issues.
MEMORANDUM
To: Nick Lelack, Planner
From: Ben Ludlow, Project Engineer
Reference DRC Caseload Coordinator
Date: November 9, 2000
Re: West Hopkins Avenue Housing
The Development Review Committee has reviewed the Aspen GK, LLC West Hopkins
Avenue Housing application at their October 25, 2000 meeting and has compiled the
following comments:
General
Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that it shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Department.
2. R.O.W. Impacts: If there are any encroachments into the public rights -of -way,
the encroachments must either be removed or are subject to current
encroachment license requirements.
Site Rpwiew
1. Site Drainage — Requirement — A drainage report was not submitted with the
application. The site development approvals must include the requirement
meeting runoff design standards of the Land Use Code at Sec. 26.580.020.A.6.a
and a requirement that, prior to the building permit application, a drainage
mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the
requirements of the Engineering Department Interim Design Standards and must
be submitted for review and approval by the Engineering Department. The
mitigation plan must also address the temporary sediment control and
containment plan for the construction phase. If drywells are an acceptable
solution for site drainage, a soils report must be provided with a percolation test
to verify the feasibility of this type of system. Drywells have depths well below
depth of frost (10' minimum) to function in cold weather. The drainage plan must
contain a statement specifying the routine maintenance required by property
owner(s) to ensure continued and proper performance. Drywells may not be
placed within public right of way or utility easements. The foundation drainage
system should be separate from storm drainage, must be detained and routed on
site, and must be shown on drainage plans prior to application for building permit.
The drainage may be conveyed to existing landscaped areas if the drainage
report demonstrates that the percolation rate and the detention volume meet the
design storm.
Page 2 of 5
November 2, 2000
West Hopkins Avenue Housing
Information — The City drainage criteria needs to be implemented. This
includes but is not limited to erosion control, soil stabilization, and vegetation
disturbance. Also, there needs to be an analysis of where the drainage will flow
and what adverse affects may arise from potential mud and debris flow.
2. Fire Protection District — Requirement — As of the request of the Fire
Protection District revisions need to be made as follows:
a. There needs to be an access area large enough for a proper turnaround for
emergency vehicles as required by AFPD.
b. The building needs to be sprinkled pursuant to the Fire Code.
c. A fire alarm system needs to be installed pursuant to the Fire Code.
3. Building Department — Requirement — The following requirement has been
provided by the Building Department:
a. The building is subject to the following:
97 UBC
• 97 UMC
971PC
• 97 NEC
97 APECC
4. Parking — Requirement — The following requirement has been provided by the
Parking Department:
_95 W1[QLlI�
5. Engineering Department — Requirement- The following requirements have
been provided by the Engineering Department:
a. The site is directly below the rockfall area as identified in the 1972 USGS
map. This map also indicates potentially unstable slopes adjacent to the
rockfall area. The applicant must develop a long-term hazard mitigation and
containment plan to protect the proposed development.
b. The entrance to the development must line up with 5th Street to avoid
accident vehicular movement.
6. Streets Department — Requirement- As of the request of the Streets
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction.
7. Housing Office — Information — The following information has been provided by
the Housing Office:
a. NONE
Page 3 of 5
November 2, 2000
West Hopkins Avenue Housing
8. Community Development — Requirement — The following requirements have
been provided by the Community Development Office:
a. A neighborhood compatibility study needs to be verified. The project appears
to have a massive density that is not a characteristic of the neighborhood.
b. A housing office review on the bedroom mix needs to be completed.
9. Emergency Management Disaster Coordinator — Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
E�I, [or,
10. Parks — Requirement- The following comments have been produced by the
Parks Department:
a. The applicant must implement a site visit regarding the trail reconfiguration
and layouts.
b. A trail easement that is currently in existence is not shown on the proposed
site plan.
c. The Parks Department needs a 5 foot buffer to accommodate snow storage
and removal on each side of sidewalks and trails.
d. The native areas must be treated with the Parks Department's recommended
seed mix.
12. Utilities: A utility plan was not submitted with the application. For the utility
departments to properly comment, a utility plan must be submitted.
Water.•
City Water Department - Requirement — As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. All uses and construction will comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal code as
they pertain to utilities.
b. A water service agreement is required.
c. Additional fees may be assessed based upon development and dedication of
water rights.
d. There needs to be a utility access easement of 10' on either side of the
centerline of the driveway.
e. The site layout needs to show individual unit metering and service.
Wastewater:
Aspen Consolidated Waste District - Requirement — As a request of the
Consolidated Waste District, revisions need to be made as follows:
Page 4 of 5
November 2, 2000
West Hopkins Avenue Housing
a. Detailed plans including TV line inspections and wastewater line components
need to be submitted to ACSD to assess fees before issuance of a building
permit.
b. The needs to be an easement for a sewer line that is a minimum of 20 feet
wide. A total easement for water and wastewater shall be 30 feet wide.
c. Landscaping plans must have enough details in order to avoid conflict with
sewer lines including services.
d. There needs to be detailed plans for the storm drainage system to verify
potential conflicts with the sanitary system.
- Electric:
City Electric Department - Requirement — As a requirement of the City of
Aspen Electric Department, revisions need to be made as follows:
a. Street light upgrades may be needed pursuant to the City of Aspen Municipal
Lighting Code.
b. The location of transformers needs to be identified.
c. Electrical loads need to be determined.
Construction.
Work in the Public Right of Way
Requirement — Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the
applicant as follows:
Approvals
1. Engineering: The applicant receives approval from the City Engineering
Department (920-5080) for design of improvements, including
grading, drainage, transportation/streets, landscaping, and
encroachments within public right of way.
2. Parks: The applicant receives approval from the Parks Department (920-
5120) for vegetation species and for public trail disturbance.
3. Streets: The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
4. Permits: Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
Page 5 of 5
November 2, 2000
West Hopkins Avenue Housing
DRC Attendees: Applicant's Representative
Nick Adeh
Phil Overynder
Tom Bracewell
Denis Murray
John Krueger
Nick Lelack
Ed VanWalraven
Becca Schickling
Joe Wells
Aspen Consolidated sanitation District
Sy Kelly ' Chairman
Paul ;Smith * Treas
y'Ticl-iael Ke y ecy
November 9, 2000
Nick Lelack
Community Development
13 0 S . Galena
Aspen, CO 81611
Re: New West Hopkins Housing
Dear Nick:
John Keleher
Frank Louslull
Bniee Matherly, Mgr
The proposed development lies within the service area of our District and service would be
provided by extending the West Hopkins main line. Service is contingent upon compliance with
the District's rules, regulations and specifications which are on file at the District office.
A line extension request and collection system agreement will need to be approved by our Board
of Directors. Easements will be required for the main line extension and they must be granted
according to standard district form. All of the required forms and agreements are available at the
District office. The developer will be required to deposit funds with the District to cover the costs
of reviewing the collection system plans, line extension construction observation, and closed
circuit inspection of the line extension. Shared service line acknowledgments will be required for
multiple units sharing a common service line. The covered parking areas will be required to have
oil and sand separators. We will need to review the landscape and drainage plans once they
become available.
The total connection charges for the project can be estimated once detailed plans are available for
the project. There are downstream constraints that will be eliminated through a system of
proportionate additional fees. We request that all District fees be paid prior to the issuance of a
building permit. Separate agreements to cover billing and common utilities may be needed for
each of the two associations that would be created.
Please call if you have any questions.
Sincerely,
Bruce Matherly
District Manager
565 N. Mill �t.,Aspen, CO 81611 (91i�)(-)??5-3601 F X (�?i'0) ()?�-?� DI'
m
PaLA1N1NlICN,G� �l
A1NID� Z�QiNfIIWIG CAOM "� iTHE CITY OF AsPEN
M(I�S,SaIlOiN
MEerIrvc DATE: ovozioi
NAME OF PROJECT: NEW WEST HOPKINS AFFORDABLE HOUSING
PROJECT CONCEPTUAL PUD
CITY CLERK: Jackie Lothian
STAFF: Nick Lelack
WITNESSES (1) Joe Wells
(2) Charlie Kaplan
EXHIBITS: 1. Staff Report (X) (Check If Applicable)
2. Affidavit of Notice (X) (Check If Applicable)
3. Board Criteria Sheet (X) (Check If Applicable)
#1 . MOTION: Jasmine Tygre moved to recommends City Council
approve the New West Hopkins Affordable Housing Conceptual
Planned Unit Development, with the followinL conditions: 1. The Final
Application shall include detailed descriptions of two (2) trails across the property to be dedicated
public trail easements. One trail shall be across the lower portion of the property connecting the
existing trail to West Hopkins Avenue and the other across the upper portion of the property. The
Parks Department shall approve the trail easements. 2. The Final Application shall demonstrate
how the project will implement Green Development Strategies as required by the Aspen/Pitkin
County Housing Authority. a.) Use of gas log appliances. Pollution reduction and energy
conservation. b.) Occupant recycling. Areas for glass, metal, plastic and newspaper. c.) Waste
management. Identify ways to recycle materials where possible, and minimize trips to the landfill,
including separate dump containers for wood and other potential recyclables. d.) Destratification
fan systems. Fans recycle hot air at roof and recirculate to living areas to decrease heating loads e )
Attic fan systems. Naturally ventilate building, reducing the need for air conditioning from solar
gain. f.) Comply or exceed energy code requirements. g.) Landscaping. Utilize native vegetation to
reduce water use. h.) Bike storage areas. i.) Trail. To be made permanent fixture of town system
by way of easement. j.) Erosion control. Measured specified by licensed geotechnical engineer to
minimize damage to vegetation and ground stability. k.) Site preservation and restoration. Topsoil
to be preserved for re -use in areas of disturbance. Site disturbance limited. Intensive restoration
plan to ensure proper re -growth and stabilization of disturbed areas. 3. The Final Application shall
address the Housing Authority's requirement to investigate additional Green Development
Strategies, including: a.) Building Commissioning. b.) Asbestos -free building. c.) CFC-free
building products, including refrigeration systems and carpeting. d.) Recycled materials. e.)
Building materials. f.) Water conservation. g.) Certified wood products. h.) Human comfort. i.)
Energy efficient lighting. j.) Light pollution. k.) Indoor air quality. 1.) Construction air quality
plan. 4. The Final Application shall include a long-term hazard mitigation and containment plan to
protect the development from rock falls, snow slides, and other natural hazards. The plan shall be
approved by the City Engineer. 5. The site contains an old abandoned septic system. The Applicant
shall comply with Pitkin County Environmental Health Department requirements for abandonment
of the system and properly disposing of waste material. 6. The Applicant shall develop traffic
reduction measures for the project prior to final submission in order to comply with the City's
Municipal Code requirements. The traffic reduction measures shall be approved by the City's
PZVOTE
Environmental Health Department. 7. The landscape plan shall indicate that the native areas will be
treated with the Parks Department's recommended seed mix. 8. A 5-foot buffer to accommodate
snow storage and removal on each side of sidewalks and trails shall be indicated on the final site plan
9. The final site plan shall show the areas of the dedicated public trail easements, approved by the
Parks Department. 10. The buildings shall include an adequate fire sprinkler system and alarm
system, approved by the Aspen Fire Marshall. 11. No excavation or storage of dirt or material shall
occur within tree driplines or outside of the approved building envelope and access envelope. 12. All
construction vehicles, materials, and debris shall be maintained on -site and not within public rights -
of -way unless specifically approved by the Director of the Streets Department. 13. The applicant
shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7
p.m. 14. The applicant shall not track mud onto City streets during construction. A washed rock or
other style mud rack must be installed during construction. 15. All uses and construction shall
comply with the City of Aspen Water System Standards and with Title 25 and applicable portions of
Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as they
pertain to utilities. 16. The Applicant or owner shall mitigate anv public impacts that this proiect
causes, including but not limited to utility expenses and sanitary sewer and water lines. Ron
Erickson second. APPROVED 6-0.
VOTE: YES 6 NO 0
ROBERT BLAICH YES _X NO
ROGER HANEMAN YES _X NO
RON ERICKSON YES X_ NO
#2. MOTION:
JASMINE TYGRE YES X_ NO
STEVEN BUETTOW YES _X NO
ERIC COHEN YES _X_ NO
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