HomeMy WebLinkAboutagenda.apz.20010116AGENDA
ASPEN PLANNING & ZONING COMMISSION
REGULAR MEETING
TUESDAY, JANUARY 16, 2001
CITY COUNCIL CHAMBERS
3:45 PM - SITE VISIT TO SAVANAH PARCEL
4:15 PM - PUBLIC DISCUSSION WITH STAFF
4:30 PM — AGENDA ITEMS START
I. COMMENTS
A. COMMISSIONERS , � �'t1 J�s0 or-,
B. PUBLIC
II. DECLARATION OF CONFLICTS OF INTEREST
III. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS
A. HOTEL ASPEN — 110 W. MAIN - MINOR PLANNED UNIT
DEVELOPMENT, CHRIS BENDON, CONTINUED FROM DECEMBER 5,
2000 l� c o �. i� 2�/ �1� -4 --lc5
B. SAVANAH (MINE DUMPS) PLANNED UNIT DEVELOPMENT AND _
REZONING, NICK LELACK, CONTINUED FROM DECEMBER 5, 2000
C. CORBIN/BURROWS HISTORIC LANDMARK DESIGNATION AND
CONDITIONAL USE — 610 W. SMUGGLER.& 505 N. FIFTH STREET.
FRED JARMAN (j 4L-A p j0p-:o Vj-eD-, p
IV. ADJOURN
Iff: a)
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Dee pment Director
Joyce Ohlson, Deputy Director-
FROM: Chris Bendon, Senior Planner AM
PROJECT:
Motel Aspen LP Expansion & Minor PUD
REQUEST: 11
8 Lodge Units
2 Affordable Mousing Units
8 Additional Parking Spaces
PUBLIC HEARING:
Yes (continued from Jan. 2, 2001)
DATE:
January 16, 2001
PROCESS:
LP Unit Gj 10S Exemption:
� Final at P&Z
LP Affordable Housing:
Final at P&Z
Minor PUD:
Recommendation to City Council
RECOMMENDATION:
Approval with Conditions
SUMMARY:
The Hotel Aspen Condominium Association is requesting approval for a Minor PUD
and LP program expansion to construct eight (8) additional lodge rooms and two (2)
additional affordable housing units. The project is in the Main Street Historic District
and has received Conceptual approval from the HPC.
Allotments for the LP Program are granted by the Planning and Zoning Commission.
Seven of the eight lodge units are one -bedroom units of approximately 285-450
square feet. The eighth lodge unit is a suite of approximately 700 square feet. The
two proposed affordable housing units are one -bedroom units of approximately 490
square feet. Staff believes these units meet all of the requirements of the LP Program
and is recommending the allotments be granted by the P&Z, with conditions. The
Aspen Pitkin/County Housing Authority has reviewed the proposed affordable
housing and is recommending the allotments be granted by the P&Z, with conditions.
The Minor PUD process requires adoption of an Ordinance by the City Council after
a recommendation from the Commission is forwarded. This applicant is requesting
dimensional requirements compatible with the parcel and the neighborhood and staff
is in support of the proposed PUD.
Staff has highlighted four Main Issues for this review, below.
MAIN ISSUES:
Affordable Housing:
The application is proposing 8 lodge units and 2 employee units. There are no
codified formulas for determining employee generation for lodge units and staff
typically requests lodge operators submit their existing staff totals and an estimate of
the expected staffing needs after the expansion.
The Hotel currently staffs 12.14 FTE's, or approximately .27 FTE's per lodge room.
This is consistent with an analysis of small lodge employee generation produced by
the Planning Department. The proposed employee housing provides housing for 3.5
employees, according to the Housing Guidelines. Using the .27 figure, this housing
mitigates for 162% of the employees generated, significantly more affordable housing
than the 60% requirement. The Housing Office and the Planning Department support
the proposed employee mitigation.
Garmisch .Street:
The existing head -in parking along Garmisch Street is entirely within the public right-
of-way and no encroachment license exists between the City and the Hotel. This
parking is available to the general public and is not posted as private parking for
guests. The Hotel is mitigating their additional parking needs on -site and no other
changes are affecting this head -in parking. Therefore, the City Engineer is not
requiring any improvements to the head -in parking and the applicant is not proposing
any changes.
Staff does believe, however, there are aesthetic benefits to converting this parking to
parallel and is recommending this be accomplished by the applicant. A generous
planting strip along this street with street trees and a detached sidewalk would
improve the pedestrian experience and provide for proper snow storage. This change,
however, must be balanced with the impacts of reducing the amount of public parking
in the area and spaces traditionally available to hotel guests. There are currently 21
parking spaces in the head -in area. Developing this as parallel parking would reduce
this to 9 or 10 spaces. This request relates to conditions 2g and 4i of the proposed
resolution.
Loading Zone:
The applicant has proposed an area for shuttles, taxis, etc. to load visitors along Main
Street in a new pull-out area. This area is currently signed as a loading zone with no
pull-out area. The City Engineer believes the additional pull-out area will address
safety concerns and supports the concept. Staff believes the loading area will be a
significant improvement and necessary for the daily operation of the lodge.
If, however, the applicant redevelops the Garmisch Street parking, a better location
for the loading area could easily be accommodated and still serve the intended
function
2
On -Site Parking:
The Hotel Aspen currently has a shortage of parking according to the prescribed
requirement of the Land Use Code. This parking situation, however, has been
managed well and vacant parking spaces can be found during the winter season.
Under the LP Ordinance, the existing parking deficit can be carried forward and it is
only the new units that are subject to new parking space requirements.
The proposed expansion requires 7.6 spaces and the applicant is proposing 8 new
parking spaces on site. In addition, the applicant is proposing a series of parking
management techniques to lessen the impact of the reduced parking ratio including
marketing, taxi vouchers, and provision of free bicycles.
These additional operating techniques are necessary to mitigate the existing parking
deficit and allow the lodge to fully realize the benefit of being located adjacent to the
downtown. The potential realignment of the Garmisch Street parking will have a
certain effect on guest parking, regardless of the general public designation of those
existing spaces. Staff has included the marketing, taxi voucher, and free bicycle
techniques in the Resolution to lessen impacts of the current parking scenario and to
accommodate any future change to the Garmisch Street parking.
The Housing Authority has suggested two parking spaces dedicated specifically for
the affordable housing units. Staff agrees with this recommendation and has included
this as a condition of approval.
APPLICANT:
Hotel Aspen Condominium Association; Robert Morris, Manager.
Represented by Herb Klein, Esq., Attorney, and Augie Reno, Architect.
LOCATION:
110 Nest Main Street.
ZONING:
South half (Main Street) Office -Lodge Preservation Overlay (O-LP).
North half (Bleeker) Medium Residential -Lodge Preservation Overlay (R6-LP)
LOT SIZE:
26,891 square feet.
LOT AREA (FOR PURPOSES OF FAR CALCULATION):
26,891 square feet.
FAR:
Allowable -- The parcel lies in two zone districts and the FAR for the lodge use
shall be calculated for the portion of the parcel lying in the office
zone. 10,125 square feet
Existing -- .882:1 = 23,722 square feet.
Proposed -- 1.09:1 = 29,237 square feet.
CURRENT LAND USE:
Lodge. 45 rooms, 45 bedrooms. Two registered employee units. 10 on -site parking
spaces with 21 head -in spaces adjacent to property.
PROPOSED LAND USE:
Lodge. 53 rooms, 53 bedrooms (addition of 8 lodge rooms). Four employee units
(addition of two). 18 on -site parking spaces (addition of 8 spaces) with 21 head -in
spaces adjacent to property.
PREVIOUS ACTION:
The public hearing for this application was opened November 7, 2000, and continued
to this date. No action has been taken other than continuing the hearing date. The
Commission has not previously considered this application.
REVIEW PROCEDURE:
wlinor PAID. At a duly noticed public hearing, the Commission shall recommend by
Resolution the City Council approve, approve with conditions, or deny the
application.
Lodge Expansion/LP Affordable Housing. At a duly noticed public hearing, the
Commission shall, by Resolution, approve, approve with conditions, or deny the
application.
BACKGROUND:
The Hotel Aspen is in the Main Street Historic District and the project has received
conceptual approval from the HPC. The project must still receive final approval from
the HPC after the PUD is established.
A recent newspaper article reported the applicant requesting a higher number of lodge
and affordable housing units. The application has been amended (at the applicant's
direction, not at staff s request) to the 8 lodge units and 2 employee units.
STAFF COMMENTS:
The LP Program seeks to maintain and bolster the quality small lodge experience that
differentiates Aspen from other resort communities and the character of dispersed
lodges in the town's neighborhoods. In staff s opinion, after aiding the elected and
appointed officials in the adoption of the LP Program, this project meets the spirit and
intent of the Program and promotes the goals of the AACP. In fact, this project
represents what staff envisioned as a product the LP Program.
Review criteria and Staff Findings have been included as Exhibit "A." Agency
referral comments have been included as Exhibit `B." The application has been
included as Exhibit "C."
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve the Lodge
Preservation Program Expansion of the Hotel Aspen, 110 West Main Street, and
recommend City Council approve the Minor Planned Unit Development, with the
conditions listed in Resolution 0 1 - �1- .
RECOMMENDED MOTION:
"I move to approve PZ-Resolution 01- approving the Lodge Preservation
Expansion of the Hotel Aspen for eight lodge units and two affordable housing units
and recommending City Council approve the Minor Planned Unit Development, with
conditions.
ATTACHMENTS:
Exhibit A --
Review Criteria and Staff Comments
Exhibit B --
Referral Agency Comments
Exhibit C
Development Application
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING AN EXEMPTION FROM THE SCORING AND COMPETITION
PROCEDURES OF GROWTH MANAGEMENT EIGHT LODGE UNITS AND
TWO AFFORDABLE HOUSING UNITS TO BE LOCATED IN AN ADDITION TO
THE HOTEL ASPEN AND RECOMMENDING CITY COUNCIL APPROVE THE
HOTEL ASPEN MINOR PLANNED UNIT DEVELOPMENT,110 WEST MAIN
STREET LOTS F, G, H, I, P, Q, R, AND S, BLOCK 58, CITY AND TOWNSITE
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID #2735-124-61-112
Resolution # 2001-
WHEREAS, the Community Development Department received an application
from Hotel Aspen Condominium Association, owner of the Hotel Aspen Lodge located at
110 West Main Street, Lots F, G, H, I, P, Q, R, and S, Block 58, City and Townsite of
Aspen, for a Minor Planned Unit Development (PUD) to accommodate eight (8) new
lodge rooms and two (2) new affordable housing units to be contained within an addition
to the existing Hotel Aspen; and,
WHEREAS, the Hotel Aspen is located in the Office (0) and Medium Density
Residential Zone Districts with a Lodge Preservation (LP) Overlay; and,
WHEREAS, pursuant to Section 26.470.070 (M) of the Land Use Code, the
Aspen Planning and Zoning Commission may exempt the development of properties in
the LP Overlay Zone District to provide additional lodge units and additional affordable
housing units from the scoring and competition procedure of growth management at a
duly noticed public hearing, pursuant to the requirements of said section; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, dimensional
requirements of properties located in the LP Overlay Zone District may be established
through the PUD review process; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, the City Council
may approve a PUD final development plan 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 Fire Marshall, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Parks Department, the Aspen/Pitkin County
Building 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 November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission approved, by a to L- j vote, the growth management
P&Z Reso 2001-
Page 1
allotment eight (8) lodge units and two (2) affordable housing units to be included in the
Hotel Aspen expansion; and,
WHEREAS, during a duly noticed public hearing on November, 7, 2000,
continued to December 5, 2000, and continued to January 16, 2001, the Planning and
Zoning Commission recommended, by a to (_-J vote, that the Aspen City
Council approve the Hotel Aspen Minor Planned Unit Development, with conditions
contained herein.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Hotel Aspen expansion to include eight lodge units and two affordable housing
units is hereby approved, subject to the following conditions, and that the Aspen City
Council should approve the Hotel Aspen Minor Planned Unit Development subject to the
following conditions:
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a) The approved dimensional requirements for the property in a tabular format.
b) The information required in Section 26.445.070(C).
c) A parking management plan that details the marketing, taxi voucher, and free
bicycle programs that will be implemented by the hotel operator.
2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a) A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
any physical improvements within City rights -of -way, and location of utility
pedestals. If any utility mains are to be relocated, those new locations must be
shown. If any utility mains exist in the vacated alley, easements shall be
granted if not already established.
b) An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the approved dimensional requirements in a tabular
format.
c) A drawing representing the project's architectural character.
d) A lighting plan demonstrating compliance with the City Lighting Regulations.
e) A geometric design of the Main Street loading pull-out area with a signature
line for the City Engineer.
f) A drainage plan, including an erosion control plan, prepared by a Colorado
licensed Civil Engineer maintaining drainage and sediment on -site during and
after construction. If a ground recharge system is required, a soil percolation
P&Z Reso 2001-
Page 2
report will be required to correctly size the facility. A 2-year storm frequency
should be used in designing any drainage improvements.
g) A geometric design of the Garmisch Street right-of-way redeveloped as
parallel parking with a signature line for the City Engineer.
J. Prior to application for a building permit being accepted by the Building Department
the applicant shall:
a) Record the PUD Agreement and the Final PUD Plans.
b) Gain final approval from the Historic Preservation Commission.
c) Deed restrict the two one -bedroom employee units to Category 2, or lower, with
the Aspen/Pitkin County Housing Authority.
d) Deed restrict the two one -bedroom employee units to employees of Hotel
Aspen, or its successors or assigns.
e) Review a PM10 mitigation plan with the City Environmental Health
Department.
4. The building permit application shall include:
a) A copy of the final PUD Ordinance, recorded PUD Agreement, and the
applicable HPC approval documents.
b) The conditions of approval placed on the project by for Planning and Zoning
Commission, City Council, and the Historic Preservation Commission
approvals printed on the cover page of the building permit set.
c) A completed tap permit for service with the Aspen Consolidated Sanitation
District.
d) A tree removal permit as required by the City Parks Department.
e) A completed agreement to join any future improvement districts formed for
the purpose of constructing improvements in adjacent public rights -of -way.
f) Construction drawings for improvements to the Main Street right-of-way for
approval by City Engineering.
g) An encroachment license for the parking area within the Bleeker Street right-
of-way for approval by the City Engineer. This encroachment may also
require a lease agreement with the City.
h) Encroachment licenses for existing unlicensed improvements in public right-
of-way.
i) Construction drawings for improvements to the Garmisch Street right-of-way
for approval by City Engineering.
5. Prior to issuance of a building permit:
a) The primary contractor shall submit a letter to the Community Development
Director stating that the conditions of approval have been read and understood.
P&Z Reso 2001-
Page 3
b) All tap fees, impacts fees, and building permit fees shall be paid.
6. The applicant shall encourage visitors to not rent a car when staying at the Hotel
Aspen through marketing information, supply free taxi vouchers to guests, and the
free use of bicycles to guests. The Hotel manager shall use day parking passes
available through the City Parking Department for off -site guest parking. The details
of this ongoing obligation shall be included in the PUD agreement.
7. Two parking spaces shall be made available and signed for the employee units.
8. 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. All vehicle parking, including contractors' and their employees', shall
abide by the 2 hour residential parking limitation of the area unless an exemption is
granted by the Parking Department. The applicant shall inform the contractor of this
condition.
9. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m. with no construction activity on Sundays.
10. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the
employee units, a member of the Aspen/Pitkin County Housing Authority shall
inspect the units to determine if the units comply with the representations made in the
application.
11. Before issuance of a building permit, the applicant shall record this Planning and
Zoning Resolution with the Pitkin County Clerk and Recorder located in the
Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the
applicant may pay this fee to the City Clerk who will record the resolution.
APPROVED by the Commission at its regular meeting on January 16, 2001.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
C:\home\Chris\CASES\Hotel Aspen\pz_reso.doc
Robert Blaich, Chair
P&Z Reso 2001-
Page 4
A
Exhibit#
Hotel Aspen LP Expansion
STAFF COMMENTS: Minor Planned Unit Development — Section 26.445
26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor 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 Finding:
The Lodge Preservation Program was adopted for the specific purpose of preserving small lodges
and aiding in their development and re -development as lodges in response to the 1993 AACP.
"The community must find ways to maintain these small lodges and the experience they offer to
our guests."- CommercialIRetail section philosophy statement '93 AACP. Staff believes this
project is consistent with and promotes the goals of, the AACP.
2. The proposed development shall be consistent with the character of existing land
uses in the surrounding area.
Staff Finding:
The Hotel Aspen is located in a primarily commercial neighborhood with some residential to the
north. The LP Overlay Zone District, however, allows these small lodges to continue and expand
when compatible with the neighborhood. Staff believes the hotel expansion is compatible with
the neighborhood.
3. The proposed development shall not adversely affect the future development of
the surrounding area.
Staff Finding:
The development is not expected to adversely affect the surrounding area.
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 Lodge units may be exempted by the Planning and Zoning Commission and the application
is requesting that action be taken. There are sufficient allotments for LP and affordable housing
development to accommodate this proposal.
Hotel Aspen Comments Page 1
B. 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:
f. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the property:
a) The character of, and compatibility with, existing and expected future land
uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area such
as steep slopes, waterways, shade, and significant vegetation and landforms.
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 believes the proposed dimensions of this PUD to be appropriate and compatible with the
surrounding area. There are no natural hazards or site conditions that make this level of
development difficult, unsightly, or undesirable. In fact, this addition will benefit the existing
development and help ensure the continued desirability of this lodge.
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 Finding:
The HPC has worked with the applicant to reduce the massing of the project and staff believes the
results have been positive. The quantity of open space is appropriate for the character of the
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 existing parking situation is somewhat odd and staff requested an explanation of the existing
parking be provided in the application. There are 21 parking spaces serving the existing
development that are located in the public right-of-way but serve as de -facto spaces for the hotel.
Hotel Aspen Comments Page 2
The applicant is proposing additional on -site spaces be developed in the rear of the lot to mitigate
for the expansion and mitigation measures to address the existing parking deficit. Staff believes
these mitigation measures will work and be a benefit to the project. These have been included in
the propose Resolution.
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 Finding:
There are no infrastructure capacity issues that would prohibit the amount of development being
considered. Staff does not recommend any reductions in the development being proposed.
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:
There are no known natural hazards or site limitations that prohibit the amount of development
being considered. Staff does not recommend any reductions to the proposed development based
on this standard.
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.
Hotel Aspen Comments Page 3
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 addition of the lodge rooms and the provision of affordable housing on -site both promote
goals expressed in the AACP. The LP Overlay allows the lodge use in addition to the uses
allowed in the Office and R-6 Zone Districts. There is technically no increase in density
necessary for the lodge units, only an increase in FAR to accommodate additional units.
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 addition is proposed in a location to preserve the pool and center courtyard area. This
placement maintains the visual interest of the property and adds to its identity. This is a feature
of many of the lodges of this era and should be encouraged as an appropriate character of the
small lodge experience.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
Staff Finding
This standard 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:
The placement of the addition does not affect the orientation to public streets. The possible
redevelopment of the Garmisch Street right-of-way would significantly improve the pedestrian
orientation of the project.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding:
There is a new access way proposed from the alleyway. The Fire Marshall reported no present
difficulties in servicing this site and requested no additional improvements to the older portion of
the building. The new portion will need to be equipped with a sprinkler system and an alarm.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The site plan provides a sufficient amount of pedestrian access. The applicant is responsible for
demonstrating compliance with accessibility requirements. Staff believes these requirements can
be met with the proposed plans.
Hotel Aspen Comments Page 4
6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding properties.
Staff Finding:
The City Engineer has requested a drainage plan and report be prepared, accepted, and recorded
with the Final PUD Plans. This drainage will need to be accommodated on -site according to a
two-year storm frequency design.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The interior courtyard surrounds an outdoor pool area and the space has been designed to
accommodate that use. This criteria loosely applies because the pool is already developed
and is intended to remain. Staff believes this standard has been met.
D. Landscape Plan.
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.
Staff Finding:
The existing landscape of the parcel provides a variety of species in an attractive manner. The
addition is proposed in a location where some of this existing vegetation will need to be removed.
The remaining portion of the lot, however, will primarily retain the existing vegetation and no
additional landscape treatment is being recommended. Staff believes this criteria has been met
with the landscape plan suggested in the application.
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.
Staff Finding:
The swimming pool is probably the only site feature that falls under this criteria. This outdoor
pool does provide some uniqueness to this lodge and is being preserved with this proposal. Staff
believes this criteria has been met.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding:
Staff does not foresee any significant existing vegetation that will need to be protected from
construction activities.
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
Hotel Aspen Comments Page 5
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:
The architecture proposed for the addition is in the same style as the existing building
and is appropriate. The HPC has granted the project conceptual approval. Staff
believes this criteria has been met.
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:
This standard is somewhat difficult to achieve on additions to existing buildings. To
the extent practical, the applicant has oriented the structure in a manner conducive to
solar heating and the mechanical system of the existing building will serve the new
addition. Staff believes this standard has been met, to the extent practical.
-1. accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Staff Finding:
The roof pitches of the proposed additions are flat and will probably not shed snow.
F. 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 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 prohibitted for residential development.
Hotel Aspen Comments Page 6
Staff Finding:
The applicant is required to utlize lighting that will be down directional and in compliance with
the City's lighting code.
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:
The courtyard area serves as open space and as a recreation area to the benefit of the property
users. This amount, location, and design of this area is beneficial to the overall project and
provides a desirable visual relief from the mass of buildings. Staff believes this criteria has been
accomplished.
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:
The interest in the courtyard area is not proposed to be divided and will remain as a
general common element.
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:
Due to the undivided nature of this courtyard and the nature of this use, staff does not
believe there should be required a separate legal instrument to ensure the continued
maintenance of the space. This is primarily due to the fact that the long-term viability of
the hotel will depend upon the visual attractiveness of the courtyard and common
grounds. An additional legal instrument requiring the applicant to maintain this space
would not serve any significant benefit.
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.
Hotel Aspen Comments Page 7
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:
The applicant is required to fund his fair share of utility expenses as required.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding:
No oversized utility stubs were requested to be installed with this development.
Access and Circulation. (Only standards 1 &2 apply to Minor PAID applications)
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 fUD 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:
The structure and all uses on the lot have adequate access to the public street system.
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:
The City Engineer has accepted, in concept, the loading area on Main Street. This
improvement shall be at the sole cost of the developer. Detailed plans for constructing
this improvement will need to be approved by the City Engineer.
J. Phasing of Development Plan.
Staff Finding:
No applicable
Hotel Aspen Comments Page 8
STAFF COMMENTS: Lodge Preservation Program
Land Use Code Section 26.470.070(M).
Development, or redevelopment after demolition, of properties zoned Lodge
Preservation (LP) Overlay to increase or decrease the number of lodge units, the
number of affordable housing units, or the amount of accessory commercial
square footage, or the change in use between said uses, shall be exempted from
the growth management competition and scoring procedures, provided that the
Planning and Zoning Commission determines, at a public hearing, that the
following criteria are met:
(1) The proposed development is consistent with the Aspen Area
Community Plan.
Staff Finding:
Staff believes this project is consistent with the AACP. Please see comments related to
the Community Plan under PUD Comments, Exhibit A, page 1.
(2) The proposed development is compatible with the character of
existing land uses in the surrounding area and with the purpose of the
Lodge Preservation (LP) Overlay Zone District.
Staff Finding:
This lodge has existed in this neighborhood and is characteristic small lodges dispersed
throughout town. This lodge is compatible with surrounding uses. Staff believes the
proposed addition has been designed in a manner compatible with the neighborhood and
with the existing lodge building. Furthermore, this proposal promotes the purpose of the
Lodge Preservation (LP) Overlay Zoning.
(3) Employee housing or cash -in -lieu will be provided to mitigate for
additional employees generated by the development or to mitigate for
the demolition of multi -family housing, as required by section 26.530.
This shall include an analysis and credit for existing employee
generation and the incremental impact between the existing
development and the proposed development. A recommendation
from the Aspen/Pitkin County Housing Authority shall be considered
for this standard.
Staff Finding:
The applicant has proposed two one -bedroom employee units. As part of the LP code
amendments, staff asked several of the small lodge operators to provide their
employment information along with their level of services provided. This study
concluded that there is a large range of employment generation based on the services
provided by the individual lodge. By any of the generation formulas used for lodges, this
proposal mitigated for additional employees well beyond the requirement.
The Housing Authority has recommended a few conditions for the employees units. The
units are recommended to be deed restricted to Category 2, or lower, and on -site
Hotel Aspen Comments Page 9
designated parking provided for the unit residents. Both of these have been included in
the proposed Resolution.
(4) Adequate parking spaces and public facilities exist, will be provided
for the development, or that adequate mitigation measures will be
provided. An existing deficit of required parking may be maintained
through redevelopment.
Staff Finding:
The applicant has proposed additional parking to meet the needs of the expansion. The
applicant has also suggested several mitigation measures be implemented to address the
existing parking deficit..
(5) 'Where exists sufficient GMQS allotments to accommodate the
proposed development and the allotments are deducted from the
respective Annual Development Allotment and Metro Area
Development Ceilings established pursuant to Section 26.470.050.
Staff Finding:
The newly adopted LP Ordinance initiated a growth management "bucket" which
currentiv consists of 29 allotments. This proposal is requesting 8 of those units and the
bucket will be reduced accordingly.
There are sufficient affordable housing allotments available and the respective bucket
will be reduced accordingly.
Hotel Aspen Comments Page 10
MEMORANDUM
To. Chris Bendon, Long Range Planner
From: Ben Ludlow, Project Engineer
Reference DRC Caseload Coordinator
Date: October 10, 2000
Re: Hotel Aspen LP — PUD Expansion
The Development Review Committee has reviewed the Hotel Aspen LP — PUD
Expansion application at their September 6, 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.
lqitP RPViPW
3. Fire Protection District — Requirement — As of the request of the Fire
Protection District revisions need to be made as follows:
a. Fire sprinkler system requirements shall apply to the existing and new
sections of the building.
b. No new fire hydrants are required because there are already 3 in the vicinity.
4. Building Department — Requirement — The following requirement has been
provided by the Building Department:
a. The proposed structure must provide accessibility compliance, reference
section 11.03.1.9.3 of the building code.
5. Parking — Requirement — The following requirement has been provided by the
Parking Department:
a. The historic ownership of Parking in the Public ROW is not confirmed. The
ownership needs to be confirmed before it can be claimed as property of the
Hotel Aspen.
b. Applicant shall address the need for extra parking spaces.
Page 2 of 5
October 10, 2000
Hotel Aspen LP — PUD Expansion
6. Engineering Department — Requirement- The following requirements have
been provided by the Engineering Department:
a. Parking on Public ROW is not restricted to the private use of the Hotel Aspen.
b. Currently there is substandard curb and gutter on the south side of the Hotel
Aspen. As required by City of Aspen Municipal code, it is the responsibility of
the adjoining landowner to maintain all curb, gutter, and sidewalk in the public
ROW. Therefore the sidewalk must be replaced. This section of sidewalk is
scheduled to be replaced by the Engineering Department's current contract.
It is the responsibility of the landowner to reimburse the city for the cost of
this section of sidewalk replacement.
7. 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.
8. Housing Office — information — The following information has been provided by
the Housing Office:
a. Housing Mitigation must directly be dealt with through the Community
Development Department.
0. Community Development — Information — The following information has been
provided by the Community Development Office:
a. All proposed improvements must be in line with the new PUD/Lodge
ordinance.
10. Emergency Management Disaster Coordinator — Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. NONE
11. Parks — Requirement- The following comments have been produced by the
Parks Department:
a. There must be mitigation for any tree removal in front of the proposed new
driveway. Cottonwoods will be required for tree replacement in the right-of-
way along Bleeker Street if trees are removed for driveway access.
Additionally, the conifers shown in the public right-of-way between the
building and the sidewalk are not permitted. We will work with the applicant
to determine a more appropriate tree species for this location, however, a
plan must be submitted for approval prior to any vegetation being planted in
the ROW.
Page 3 of 5
October 10, 2000
Hotel Aspen LP — PUD Expansion
Parks — Recommendation - The following recommendation has been produced
by the Parks Department:
a. Use the alley for access instead of making another curb cut only 10 feet
away. The Parks Department also has concerns regarding the installation of
the curb cut on Main Street for a loading zone. There is an existing parallel
parking lane along Main St. and this proposed curb cut seems redundant and
compromises the function of the existing ROW.
14. 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. If sprinkler system is required, then the applicant must provide a mechanical
room in the building.
b. 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.
Wastewater:
Aspen Consolidated Waste District - Requirement — As a request of the
Consolidated Waste District, revisions need to be made as follows:
a. The following information needs to be submitted to the ACSD
• Landscaping Plans
• Drainage Plans
• Utility Plans
• Site Improvement Survey — including all alley utilities
b. A flow study of the downstream capacity of the collections system in the area
will need to be completed. This will determine if there are any downstream
affects requiring proportionate fees.
Aspen Consolidated Waste District - Information — As a request of the
Consolidated Waste District, the following information has been provided:
a. Once detailed plans are available, a tap permit can be completed at ACSD's
office that will estimate the total connection fees for the project.
b. Tap fees are to be paid before issuance of a building permit.
Electric:
City Electric Department - Requirement — As a requirement of the City of
Aspen Electric Department, revisions need to be made as follows:
Page 4of5
[)otober1O, 2000
Hotel Aspen LP—PUC>Expansion
a. Area lighting must meet new City Code and comply with ornamental lighting
standards.
City Electric Departmmemt-Recommmmendatimm—Asoreoomrnendetionofthe
City of Aspen Electric Department, revisions need to be made as follows:
a. Anew transformer may be need for the property. This can bedetermined by
the proper determination of electric loads generated by the building.
Work in the Public Right of Way
RequAremnemt—Giventheoontinuousprob|ennaofunapprovedvvod«and
development |npublic hghts-of+moyadjacent toprivate property, we advise the
applicant as follows:
Approvals
1. Engineering: The applicant receives approval from the City Engineering
Department (92O-5O8O)for design ofimprovements, including
grading, drainage, tnansportedion/atroets. |ondocaping, and
encroachments within public right ofway.
2. Parks: The applicant receives approval from the Parks Department H92O5120) for vegetation species and for public trail disturbance.
-
3. Streets: The applicant receives approval from the Streets department
(Q2O-513C) for mailboxes, finished pavement, surface materials on
etnaeto. and alleyways.
4. Permits: Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
DRC Attendees
Staff: N\ok/\deh Applicant's Representative: Bob Morris
Chr1sBendon
[]on|m Murray
NiokLe|ach
Rich Ryan
BeccmSchioWing
EdVan VVa|raven
Phi\Overynder
Cindy Christensen
NOV.29.2000 11:22AM ASPEN HOUSING OFC
NO.124 P.1
MEMORANDUM
TO: Chris Bendon
FROM: Cindy Christensen
DATE: November 29, 2000
RE: MOTEL ASPEN LP-PUD EXPANSION
110 Vilest Main Street
2735-124-61.112
ISSUE: The applicant has requested a change in the original application and is
requesting approval to add 8 new hotel rooms and two new employee units (the previous
application was to add 16 hotel rooms and three employee units).
BACKGROUND: The Hotel presently has 45 hotel rooms and three employee units
consisting of one two -bedroom unit and two studio units. The applicant states that they
currently have three deed -restricted units, Our records show two units Unit 100 and
Unit 219, Our records do not show a third unit. However, this does not affect this
application.
The applicant is requesting a CMQS exemption, There are two major issues -- the first
involves mitigation requirements for the additional employees generated by the
expansion. The second involves the size, livability and management of the proposed
affordable housing units. The mitigation requirements will be discussed first.
Miti ation: As mentioned in the previous referral, there is not a set policy on how to
calculate the mitigation requirements for expansion of lodges, The lodge currently
employs 17 people, broken down as follows:
Full time
4
12 : 12 =
1.0
1,0 X
4 =
4.0 FTE's
8 modyear
2
8 -i,12
.67
,67 X
2 =
1.34 FTE's
3 modyear
1
3 + 12 =
.25
.25 X
1 -
.25 FTE's
9 modyear
5
9 =12 =
.75
.75 X
5 =
3.75 FTE's
7.5 mo./year
1
7.5 ,12 =
.625
.625 X
1 =
.625 FTE's
7.2 mo./year
3
7,2 + 12 =
A
.6 X
3 =
1.8 FTE's
4.5 mo./year
1
4.5 :-12 =
.375
,375 X
1 =
.375 FTE's
TOTAL 12.14 FTE's
Therefore, the Hotel Aspen currently has 12.14 FTE's. This Is for 45 hotel rooms, or 0.27
FTE's per room. The Housing Office in past years has used a mitigation figure of .4
NOV.29.2000 11:22AM ASPEN HOUSING OFC NO.124 P.2
FTE's per additional lodge room. The applicant is proposing an additional 8 rooms,
therefore, the additional mitigation requirement would be .4 X 8 = 3.2. Based on the
Code, which stipulates that 60% meets the threshold for growth management, the
mitigation needed for this redevelopment would be 3.2 X 60% = 1.92 FTE's.
AH Unit: The applicant is proposing to construct two one -bedroom units. The one -
bedroom units mitigate for 1.75 FTE's each, therefore, the applicant will be providing
housing for 3.50 FTE's, which is more than what is required.
The units are proposed to be approximately 449 square feet. The units are smaller than
the recommended minimum square footage for a Category 1 or 2 unit. Staff would
recommend that the units be deed restricted no higher than Category 2.
RECOMMENDATION: Staff recommends the Growth Management Exemption approval
under the following conditions:
1. The mitigation required is for 1.92 FTE's.
2. The two one -bedroom units being proposed by the applicant satisfy the mitigation
required.
3. The applicant have the ability to rent the unit to a qualified employee of his/her
choice as long as the tenant has been approved by the lousing Office under no
higher than a Category 2 guideline prior to occupancy, and then provide the
tenants with at least a six-month lease.
4. That the deed restriction for the two units should be completed and recorded prior
to building permit approval.
5. A site visit of all of the deed -restricted units is completed prior to Certificate of
Occupancy.
6. The lack of parking should be reviewed and, if possible, one parking space per
affordable housing unit should be provided and reserved for these units.
Mot,Omfery,olhote/aspenmitt. doo
K
Aspen Consolidated �anitation District
y Kelly * Chairman John Keleher
Paul mith * Treas Franlz Louskin
i�Iiehael Kelly * S ecy Bruce matherly, Mgr
September 19, 2000
Chris Bendon
Community Development
13 0 S . Galena
Aspen, CO 81611
Re: Hotel Aspen LP-PUD
Dear Chris. -
The only information that we have received for review concerning this project is a set of plans.
We have not seen the written portion of the application. Based upon the information we've
received we will need to see landscaping plans, drainage plans, and utility plans for the project.
We will need to see survey of the current alley utilities, and any proposed changes to these as well
as landscaping and hard surfacing that may be built as part of this expansion.
We will need to complete a flow study of the downstream capacity of our collection system in this
area. If downstream constraints are identified they will be eliminated through a system of
additional proportionate fees. As usual, service is contingent upon compliance with the District's
rules, regulations, and specifications which are on file at the District office.
Once detailed plans are available, a tap permit can be completed at our office, which will estimate
the total connection fees for the project. We will request that the fees be paid prior to the issuance
of a building permit.
Sincerely,
Bruce Matherly
District Manager
565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925- ,537
Aspen consolidated Sanitation District
y Kelly " Chairman
patA �, mitt * -areas
1 lichael Key �`3 ecy
October 3, 2000
Chris Bendon
Community Development
13 0 S . Galena
Aspen, CO 81611
Re: Hotel Aspen (2nd half of application)
Tlon�- f", roc•
1'),kn .1 1 1111J.
John Keleher
Franl. Loushin
Bruce Vlatherly, Nigr
We currently have sufficient collection and treatment capacity to serve the proposed expansion of
the Motel Aspen. If downstream collection system constraints are identified they will be eliminated
through a system of additional proportionate charges. As usual service is contingent upon
compliance with the District's rules, regulations, and specifications which are on file at the
District office.
Our primary concern rests with the proposed development of the alley area into something similar
to a courtyard. We would need to be certain that the main sewer lines and easements in this area
are protected and accessible for future maintenance. A detailed utility plan for the project is
needed in order for us to complete our review. We also need to see landscape and drainage plans
for the project.
Please call if you have any questions.
Sincerely,
Brice Matherly
District Manager
` JME).
4eo ae&lkk AV .r /,Illy.
565 N. Mill S t.,Aspen, CO 81bI l / (970)91.4
25-3601 / FAX (9 00) 9 25-2537
MEMORANDUM
To: Chris Bendon, Community Development Department
From: Lee Cassin, City Environmental Health Director
Date: September 21, 2000
Re: Hotel Aspen LP-PUD Expansion
Parcel ID #2735-124-61-112
The City of Aspen Environmental Health Department has reviewed the land use submittal for the
Hotel Aspen expal ision 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."
This facility receives sewage treatment through the Aspen Consolidated Sanitation District
(ACSD), so the ability of the District to handle the increased flow for the project should be
determined by the ACSD.
ADEQUATE PRO' "ISIONS 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 City of Aspen' 'Vater Department will determine if adequate water is available for the project.
The City of Aspen water supply meets all standards of the Colorado Department of Health. for
drinking water quality.
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) mules 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 C1 tN 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 <,Ir sheds and reducing pollutants".
The major air qualiLN, impact would be the emissions resulting from the traffic generated by this
expansion if sufficient mitigation measures are not implemented. PM-10 (83 % of which comes
from traffic driving on paved roads) is a significant health concern in Aspen. The traffic generated
would 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 PNI10 reduction measures elsewhere. In order to do this, the applicant will need to
determine the traf increases generated by the project (using standard ITE trip generation rates),
commit to a set of c -)ntrol measures, and show that the control measures offset the traffic or PM10
produced by the project.
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.
Examples of mitigc. pion measures that have been employed in the past by developers include
providing carpool; v,an pool financial incentives to employees, providing free bus passes,
providing vanpook, providing dial -a -ride service, paying for additional RFTA buses and service,
providing private "C.us service for employees, limiting parking, allowing residents to pay for
parking spaces if tl ,Lv 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 popui.,t Led areas, plowing bike paths in populated areas, paving dirt shoulders or
high -use parking lets, 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 measure,;. 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 imp,-ic- 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 benef1 t to the project.
Without mitigation measures, using the ITE figures, this expansion project would generate 152
additional trips. This would have an adverse air quality effect. However, a number of mitigation
measures will reduce the trips generated by the project. For example, trips generated by the
employee units will be reduced since these are onsite dwelling units, so there will be no need for
these employees to strive to work. In addition, trip reduction measures are applied to all the units
in the hotel, inclucl ing the existing ones, so while there are 19 new units or dwellings, the trip
reduction measures xill apply to all the 61 lodge units and the residences. Thus, there are more
potential trip reductions than there would be were these measures used for just the 16 new units.
One aspect of the proposal that will have a significant beneficial air quality impact is the provision
of fewer parking spaces, which encourages use of RFTA bus service, free skier buses, or walking.
Due to the location of the site within easy walking distance of skiing and restaurants, the need for
parking at this loci tion is much less than it would be in many locations. If no on -street parking
permits are provicicd, there will be an incentive for the marketing program to be effective.
The lodge's marketing program to encourage guests to not bring a car will help to reduce trips.
A hotel van would 'be much more effective in reducing trips than will taxi vouchers. We agree
with the applicant's observation that they key to reducing trips is to get the visitors into town
without their renting a car. From that point on, transit options are easily available. Taxi vouchers
are a less secure way, to get to the hotel than to be picked up by its own van. However, it may not
be feasible and the taxi voucher system may be more effective than anticipated, especially if it is
strongly marketed. The applicant might also consider sharing an airport van service with another
lodge, or providing other incentives for people to arrive by a means other than a personal car.
The free bike fleet ,.vill also serve as a reminder to the guests of the ability to use bicycles for
recreation and to travel �,vithin Aspen.
If the City requires additional parking the applicant will need to provide additional trip reduction
measures.
A condition, of approval should be that the applicant provide a PM10 mitigation
- plan for ap , rovai from the City of Aspen Environmental Health Department,
which documents that measures are sufficient to offset increases in PM o caused
by the project. This plan should be approved prior to detailed submission or
issuance of wilding permits. The Environmental Health Department is happy to
assist applicants in using the ITE books to determine trip generation rates, and to
evaluate trip reduction strategies.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to
fencing to keep dust from blowing onto neighboring properties, watering of dirt areas, daily
cleaning of adjacent paved roads to remove mud that has been carried out, 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 and businesses to the site.
ASBESTOS Prior to this expansion, including removal of drywall, carpet, tile, etc. from the
ng, the state must be notified and a person licensed by the state to do asbestos
existing buildi
rJ
inspections must do an inspection. The Building Department cannot sign any building permits
until they get this report. If there is no asbestos, the demolition can proceed. If asbestos is
present, a licensed asbestos removal contractor must remove it before the remaining
construction can be cone.
NOISE ABATEMENT: Section 16-1 "The city council fields 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 caru-lot be done except between the hours of 7 a.m. and 10p m. Sine his site is
adjacent to residential zones where construction is allowed only from7 AM to 7 Ply"Monday
through Saturdav, Vve strongly encourage the applicant to limit constructiomactivities to the
residential time limits.
It is very likely that noise generated during the construction phase of t11is 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.
WILDLIFE PROT-CTION {ORDINANCE: If the expansion requires changes to the trash area,
the City Environlr::-,ntal Ranger can review the trash enclosures to help the applicant ensure
they are wildlife -resistant.
FOOD SERVICE F-ACILTIIES: The kitchen is large enough to handle the continental breakfast
and apres-ski food preparation even with the expansion, so long as the menu is not changed. If
the menu is changed, the applicant will need to submit a plan review to this department.
DEAN
AVE 1
TIMBER RIDGE CONDOS ACCESS JUAN STREET
iN PARCEL1
SOUTH GARMISCH STREET ELEVATION
ALLEY JUAN STREET I LIFT ONE CONDOS
I
I
PARCEL 3 PARCEL 2 "]vii PARCEL 1------�
SOUTH ASPEN STREET ELEVATION
CLIEyT APYRO%:U
x
REVISION:
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KENO ` SMIT
ARCHITECTS -
III
L.L.C.
210 EAST HYMAN
9202
ASPEN, COLORADO
81611
(970) 925-5968
RAX
(970) 925-5993
371 SOUTHSID E AVE.
N 101
BASALT, COLORADO
81621
(970) 927-6834
FA.r
(970) 927-6840
o o o
WEB SITE.
nimsenosmith.com
EMAIL ADDRESS
offlc craren os m i th.co m
SHEET TITLE:
SITE ELEVATIONS
SCALE: V=20'-O°
SHEET NO:
A1.5
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MEETING DATE: 01/16/2001 (contd from 12/05/00)
NAME OF PROJECT: HOTEL ASPEN -110 WEST MAIN - MINOR PUD
CITY CLERK: Jackie Lothian
My. -Um
WITNESSES:
EXHIBITS: 1.
2
3
Joyce Ohlson for Chris Bendon
(1) Robert Morris (2) Augie Reno
(3) Herb Klein (4) Tim Semrau
Staff Report ( x ) (Check If Applicable)
Affidavit of Notice (x) (Check If Applicable) 12/05/00
Maps (vicinity, renderings, floor plans, elevations)
MOTION: Steven Buettow moved to approve Resolution #01-02
approving the Lodge Preservation Expansion of the Hotel Aspen,
110 West Main Street, for 8 lodge units and 2 affordable housing
units and recommend City Council approve the PUD with
conditions and to recommend parking as it exists and that the
category 2 remain. Roger Haneman second. Roll call vote:
Cohen, yes; Buettow, yes; Haneman, yes; Blaich, yes.
APPROVED 4-0.
VOTE: YES 4 NO 0
ROBERT BLAICH YES _x_ NO
ROGER HANEMAN YES _x_ NO
RON ERICKSON YES NO
JASMINE TYGRE YES NO _
STEVEN BUETTOW YES _x_ NO
ERIC COHEN YES _x_ NO
PZVOTE-
1:E8)
MEMORANDUIVI
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director_
Joyce Ohlson, Deputy Director
r
FROM: Nick Lelack, Planner
Parking Lot & Mine Dump Apartment Properties
rdable Housing Units
Market Units
h Limited Partnership, John Sarpa
1s on South Aspen Street near Lift i
ztinued from December 5, 2000)
y 16, 2001
tual PUD
it Multi -Family
ment Program
PZ Recommendation to Citv Council
Housing Authority Recommendation
to City Council
al with Conditions (proposed motion on page 13.)
SUMMARY:
Savanah Limited Partnership,
represented by John Sarpa and
Sunny Vann, is requesting approval
for a Conceptual PUD. Two of the
three parcels are mostly zoned L/TR
and the other is zoned Moderate
Density Residential (R-15). The
Applicant proposes to rezone the
property to L/TR during final
approval and is using the underlying
L/TR Zone District's dimensional
requirements as the PUD's
dimensional requirements. (Please
see the map on Page 2 for existing
zoning.)
South Aspen Street looking north. The 3
parcels are located on the left, shielded by
vegetation.
C
Dean Ave.
Aspen Street
Garmisch St.
This map shows existing zoning on the three
parcels. The dark shaded zone district — on Parcel
2 and the western edge of Parcel 3 — is R-15, with
PUD and Lodge Overlay Zone Districts. The
lighter, dotted zone district — on Parcel 1 and most
of Parcel 3 — is Lodge/Tourist Residential.
Parcel 1
Zoned L/TR
Parcel 2 (Parking)
Zoned R-15 with
PUD & Lodge
Overlay Zones
Parcel 3 (Mine
Dump)
Zoned L/TR with the
western edge zoned
R-15 with PUD &
Lodge Overlay Zones
The Applicant proposes to demolish the existing structures on the properties, including
the Mine Dump Apartments, a duplex, and single family residence, and build 17
affordable housing units, 14 free market units across the three parcels, including an
underground parking garage and small pocket park.
Demolishing the Mine Dump Apartments, which houses local working residents,
subjects the development to the City's Resident Multi -Family Replacement Program.
This proposed development is exempt from the growth management quota system
because of free market credits as a result of the demolition.
The Mine Dump Apartments consist of 16 dwelling units, 23 bedrooms, and
approximately 7,722 square feet of net livable area. The Resident Multi -Family
Replacement Program, as applied to this development, requires that 50% of the existing
2
bedrooms (12), and 50% of the existing net livable area (3,861 square feet) is replaced
as deed restricted affordable housing. In addition, 50% of the replaced net livable area
(1,930 square feet) is located above grade. There is no requirement about the number
of units to be replaced.
Savanah is proposing to provide 13 bedrooms in five (5) dwelling units, consisting of
5,992 square feet — all of which is above grade on the same site (Parcel 3) as the
existing Mine Dump Apartments. Therefore, the Applicant is proposing to replace more
than the required number of bedrooms, square footage, and square footage above grade
on site.
The project is exempt from the growth management quota system because the existing
Mine Dump Apartments consists of 16 free market dwelling units that may be rebuilt
on site, or on different parcels pursuant to PUD approval. Savanah is applying for the
PUD to apply these development rights across the adjacent parcels. In addition, the
Applicant is proposing to construct an additional 12 affordable housing units on the
adjacent parcels.
MAIN ISSUES:
Staff has highlighted several issues below identified by Planning Commissioners, the
public and staff during. the initial presentation of the project on December 5.
1. DENSITY
The following table shows the proposed density for each lot in the PUD, including
the number of bedrooms.
FREE
FREE
AH
AH
TOTAL UNITS
LOT
MARKET
MARKET
UNITS
BEDROOMS
(BEDROOMS)
UNITS
BEDROOMS
Barbee
5
14
9
21
14 (35)
(Parcel 1)
Parking Lot
3
6
3
9
6 (15)
Parcel 2)
Mine Dump
6
18
5
13
11 (31)
(Parcel 3)
TOTAL 1
14 1
38 1
17 1
43 1
31 (81)
The Applicant is proposing the underlying zone district's (L/TR) dimensional
requirements to all aspects of this development, including density. Density is
established in the L/TR Zone District by lot area; in this zone district, lot area
determines the number of bedrooms allowed rather than the number of units.
Specifically, 1,000 square feet of lot area is required for each bedroom. The
following table shows the proposed development proposal is less than allowed by the
proposed L/TR Zone District.
3
LOT/UNITS
LOT AREA
Parcel 1
37,296 sq. ft. of net lot area
available for development
Free Market Units
1 2-bedroom unit
2,000
4 3-bedroom units
12,000
Affordable Housing Units
3 1-bedroom units
3,000
6 3-bedroom units
18,000
TOTAL
35,000 sq. ft. of lot area required
for the proposed development
Parcel 2
15,876 sq. ft. of net lot area
available for development
Free Market Units
3 2-bedroom units
6,000
Affordable Housing Units
3 3-bedroom units
9,000
TOTAL
15,000 sq. ft. of lot area required
for the proposed development
Parcel 3
35,955 sq. ft. of net lot area
available for development
Free Market Units
6 3-bedroom unit
18,000
Affordable Housing Units
1 1-bedroom unit
1,000
4 3-bedroom units
12,000
TOTAL
31,000 sq. ft. of lot area required
for the proposed development
Though some Planning and Zoning Commission members felt that this site would
support more density, the application before the Commission must be judged on its
own merits. Staff believes the proposed density is appropriate for the site and
location.
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 densitywithinthe 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
4
that will not promote additional development or sprawl, and in a location with
available public facilities and urban services.
Staff believes this site meets all of these criteria. The housing proposed is in the
metro area, within three blocks of the Ruby Park transit station, in an area that
will not promote additional development or sprawl (the area is built out, approved
for development, or preserved via a conservation easement), 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. The existing neighborhood consists
of several multi -family residential buildings, small lodges, and the Aspen Skiing
Company's base facilities.
Staff believes the density and size of the buildings are compatible with the existing
neighborhood and approved development plans based in this neighborhood (shown and
listed below). The Applicant has not proposed an increase in density since the
Commission's earlier meeting on this project.
Lift One Condominiums
n
g�i M
Shadow Mountain Condominiums
Skiers Chalet
Holland House
.& sat .t *- .l ! I , �.v .. ..
5
City Council approved the Barbee Family Subdivision/PUD located
immediately west of parcel 3.
The Timber Ridge and Lift One Condominiums are located immediately
south of parcel 1.
The Holland House and Skiers Chalet are located immediately east of
parcels 2 and 3.
Shadow Mountain Condominiums are located immediately south of parcel 3.
The Juan Street affordable housing units are located immediately west of
parcel 2.
2. TRAFFIC & SITE ACCESS
According to the Applicant's engineer, Jay W. Hammond, P.E., of Schmueser Gordon
Meyer Inc., the project could generate up to 136 vehicle trips per day. South Aspen
Street would experience the greatest impact with approximately 83 vehicle trips per
day, while Juan Street and South Garmisch Street could experience up to 53 vehicle
trips per day. The Application states that Juan Street, South Garmisch Street, and
South Aspen Street are all currently well under capacity and will see no significant
adverse effect from the additional traffic.
Lee Cassin, the City's Environmental Health Director, agrees that the development
could generate 136 vehicle trips per day. She believes this increase in traffic "a
significant number of trips and resultant pollution." She does not believe the project's
one traffic mitigation measure — to build sidewalks on the abutting rights -of -way is
sufficient to offset the emissions of the potential traffic.
Ms. Cassin recommends that the Applicant consider additional traffic mitigation
measures that have been employed in the past by other developers. For example, other
potential mitigation measures could include one or more of the following:
carpoollvanpool 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; and,
donating connecting bike path links.
0
According to the Environmental Health Director, 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.
She recommends a condition of approval should be that the applicant provide a PM 10
mitigation plan for approval from the City of Aspen Environmental Health Department,
which offsets increases in PMio caused by the project. This plan should be approved prior
to detailed submission.
The City's Streets Department said in referral comments that Aspen Street has a
design load less than that which will occur if this project is approved. The addition of
83 cars a day will void the 15-year warranty of the new asphalt. Therefore, some sort of
mitigation will be assessed whether it be a bond, letter of credit, or cost associated with
street improvements. This requirement is proposed as a condition of approval.
The approved Barbee Family SubdivisioniPUD is expected to generate about 81 vehicle
trips per day, primarily on Garmisch Street south of Durant, according to Mr.
Hammond. In his comments prepared for that application, he stated that the 81 trips
per day would not adversely affect traffic on Garmisch Street.
Each of the proposed free market and affordable housing units would have vehicular
and pedestrian access to a public street and sidewalk. Staff believes the proposed
access points to each of the parcels is adequate.
It appears that the only
potential traffic congestion
could occur on the Dean
Avenue Access, which is a
public right-of-way. According
to Timber Ridge condominium
residents, this access area is
used for Timber Ridge parking
as shown in the picture, taken
by Staff on January 5, 2001.
This access is also proposed to
serve 9 affordable housing
units on Parcel 1. Staff
believes that this issue. must
be addressed in detail during
the final review to determine
how best to accommodate the
competing demands for this
limited area.
In addition, emergency access through Parcel 1 must be addressed in greater detail in
the final PUD application. The Aspen Fire Marshal may require access through Parcel
1 where a separation between the free market and affordable housing units is proposed
for emergency access. A proposed condition of approval is that the Aspen Fire Marshal
7
approves emergency access to all the buildings on the three (3) sites, including the
parking structures.
Staff believes that this criterion is met with conditions of approval. Specifically, that
the Applicant propose additional traffic mitigation measures in the final PUD
development plan application to meet the Streets and Environmental Health
Departments' concerns about the proposed development.
3. PARKING
The Applicant is not proposing any variances from the Land Use Code's parking standards,
which require (1) on -site parking space for studio and 1-bedroom units and two (2) on -site
parking spaces for 2 or more bedroom units. The Applicant proposes to meet these
standards by providing two (2) on -site parking spaces for each of the 14 free market units
for a total of 28 on -site parking spaces. And, the Applicant is proposing to provide one (1)
on -site parking space for each 1-bedroom affordable housing unit and two (2) on -site
parking spaces for each 3-bedroom affordable housing unit for a total of 30 on -site parking
spaces.
In addition, the Applicant is required to preserve the Aspen Skiing Company's 99-year
lease for 30 parking spaces on Parcel 2. This application proposes to locate all 30 parking
spaces in a sub -grade parking garage along with three (3) spaces designated for the
affordable housing units.
The following table shows the proposed off-street parking for the free market and
affordable housing units on each site.
LOT
FREE MARKET
AH SPACES
TOTAL SPACES
SPACES
Barbee
10
15
25
(Parcel 1)
Parking Lot
6
6
12
(Parcel 2)
Mine Dump
12
9
21
(Parcel 3)
Total
28
1 30
1 58
4. TRAILS
The 2000 Aspen Area Community Plan does not recommend any specific plans
regarding recreational trails, pedestrian and bicycle paths, and transportation to be
implemented on these parcels. However, the Applicant is proposing to develop public
sidewalks on all right-of-ways abutting the property to provide pedestrian access in and
around the PUD. In addition, paved paths connect each unit to the sidewalks.
5. SIZE, SCALE, & MASSNOLUME OF BUILDINGS
H
This section discusses both above ground square footage (floor area) as well as
building height.
Floor Area
Existing mixed zoning on all parcels would allow approximately 76,167 square feet
of above grade square footage. The L/TR Zone District for all parcels would allow
approximately 88,480 square feet of above grade square footage. Savanah is
proposing 72,728 square feet of above grade square footage across the three parcels.
Square Footage (Floor Area)
LOT
FREE MARKET
AH
TOTAL
Barbee
17,228 sq. ft.
10,431 sq. ft.
` 7 659 s ft.
q�
(Parcel 1)
Parking Lot
10,337 sq. ft.
4,047 sq. ft.
14,384 sq. ft.
(Parcel 2)
Mine Dump
24,554 sq. ft.
6,131 sq. ft.
30,685 sq. ft.
(Parcel 3)
Total
52,119 sq. ft.
20,609 sq. ft.
72,728 sq. ft.
Similar to the density discussion above, Staff believes the proposed square footage
of the buildings is compatible with the existing neighborhood structures and
approved development plans for the Barbee Family Subdivision/PUD. The square
footage is less than that allowed under current zoning as well as the L/TR Zone
District, which nearly all other parcels in the immediate area are zoned.
Height
The maximum height allowed in the L/TR Zone District is 28 feet. The Applicant is
proposing the free market town homes to be 28 feet high, and the affordable housing
units to be 26 feet high, with the exception of the units on Parcel 1 in front of the
Timber Ridge Condominiums; these units will be limited to a height of 16 feet as
measured from the Juan Street right-of-way. This height limit will help preserve
views from the Timber Ridge Condominiums.
Staff believes the proposed heights of the structures in this PUD are compatible .
with structures in the existing neighborhood, including the properties mentioned in
the density discussion above.
6. VIEW PLANES FROM LIFT ONE & TIMBER RIDGE
While no City regulations require proposed development to preserve views from
existing private residences, Staff believes the proposed site plan would preserve
views from the Lift One and Timber Ridge condominiums to the greatest extent
possible given the City regulations for residential development and replacement
housing, private restrictions on Parcel 1's development, and site configuration.
0j
Lift One
Specifically, locating the free market town homes in the center and on the south
side of Parcel 1 provides separation between these units and the Lift One
Condominiums; this separation would preserve views from most Lift One units to
the greatest extent possible. In addition, the Applicant is proposing deciduous trees
along the property line between Parcel 1 and the Lift One building instead of
evergreens to further preserve views from the Lift One Condominiums.
Timber Ridge
A private restriction placed on Parcel 1 is that the affordable housing units be
limited in height to 16 feet as measured from Juan Street to protect views from the
Barbee Family residence across South Garmisch Street. In addition, the Dean
Avenue Access and small parking area on the north side of the affordable housing
units, combined with the height restriction would help preserve views from the
Timber Ridge condominiums.
Open Space
The Applicant is proposing to provide more open space than required by the L/TR
Zone District, as shown in the table below. The additional open space will also help
protect views from these properties.
Parcel
Re uired 0 ens ace
Proposed Open Space
Parcel 1 (Barbee)
9,812 sq. ft.
11,317 sq. ft.
Parcel 2 (Parking Lot)
4,500 sq. ft.
5,931 sq. ft.
Parcel 3 (Mine Dump)
101242 sq. ft.
11,450 sq. ft.
7. HOUSING MIX
There are a total of 31 units in this proposed project that consist of a total of four
one -bedroom, four two -bedroom, and 23 three -bedroom units. The breakdowns of
free market and affordable housing units are as follows:
• The four, one -bedroom units are proposed as affordable housing units.
• The four, two -bedroom units are proposed as free market units.
• The twenty-three, three -bedroom units are proposed as a combination of 13
affordable housing and 10 free market units.
Parcel #
Unit Tye
1-bedroom
2-bedroom
3-bedroom
TOTAL
1
Affordable
3
0
6
9
1
Free market
0
1
4
5
2
Affordable
0
0
3
3
2
Free market
0
3
0
3
3
Affordable
1
0
4
5
3
Free market
0
0
6
6
TOTAL
---------------
4
4
1 23
31
The Applicant is proposing to deed restrict all of the AH units at the Category 2
level.. In addition, the Applicant is initially proposing that the units be rental, with
the final determination to be presented in the final application.
The Housing Board met on this issue on November 15, 2000, and voted unanimously
to recommend approval of the project. The Board recommended a condition of
approval to better improve the housing mix on the parcels be that a variety of
categories be represented in the affordable housing mix, rather than just Category
2. Board members also discussed providing a mix of rental and sale units, but did
not make any recommendations on this attribute.
S. PARK USAGE
The Applicant proposes to create a small pocket park that will include landscaping
and may include children's playground equipment.
Locating the park on the southwest corner of Parcel 1, across the street from the
Juan Street affordable housing units and adjacent to Parcel 2's affordable housing
units will benefit the neighborhood's year around workers and residents the most.
The park would not be deeded to the City (the Parks Department does not want
another park to maintain), but the Applicant does not foresee any restrictions
regarding public park usage. This will be confirmed through final documents.
9. LANDSCAPING
According to the application, the conceptual landscape plan proposes to preserve two (2)
significant stands of cottonwood trees and a large existing spruce tree on Parcels 1 and
3. The Applicant plans to plant deciduous trees on the north end of Parcel 1 to create a
natural buffer between this property and the Lift One Condominiums. The Applicant
also proposes to extensively landscape the properties based on the Parks Department
recommendations.
A detailed landscape plan will be required for review as part of the final application.
10. ARCHITECTURAL STYLE
Staff believes the architectural character of the proposed buildings will enhance the
visual character of the City by providing townhouses with architectural elements
that: (1) reduce the scale of the buildings — such as porches, entry doors parallel to
the street, and one-story elements on the street -facing facades; (2) create interaction
between the residents and the public — such as porches, garages located in the rear,
and low or no fences or hedgerows; and (3) represent one strand of contemporary
Aspen architecture similar to that seen in buildings at the new Aspen Highlands
Base Village.
Specific architectural character will be reviewed during the final review of this
project.
11
11. CONSTRUCTION PHASING
Phasing will be reviewed as part of the final PUD development plan application.
The Applicant is not proposing a phasing plan at this time.
Lee Cassin, Environmental Health Director, recommends that the Applicant be
aware of the likely noise impacts caused by the construction of this project and take
measures to minimize the predicted high noise levels. Noise cannot exceed the
City's maximum sound level standards, and construction cannot occur outside the
hours of 7 a.m. to 7 p.m., Monday through Friday.
12. MOUNTAIN RUN-OFF & POCK -FALL
According to the Application and City departments, the three parcels are located
within the City's Storm Drainage Master Plan study area. The draft study
identifies fairly minimal impacts in this area due to potential storm runoff and
debris flows (mud floods) off of the Aspen Mountain sub -basins. The City
Engineer and Applicant's engineer both recommend a site design for all three (3)
parcels that incorporates on -site drainage facilities to control site runoff to
existing levels or less than existing levels.
The Applicant is committed to providing on -site drainage as required by the City
Engineer. The final PUD development plan will include specific plans about how
drainage will be accommodated on -site and historic drainage conditions will be
retained or improved.
The City Engineer recommends flood insurance for all of the structures based on
the building's proposed orientation to the side of Aspen Mountain and the
identification of potential flood zones.
In addition, the site is directly below the rock -fall area as identified on the 1972
USGS map. This map also indicates potentially unstable slopes adjacent to the
rock fall area. The City Engineer recommends a long-term hazard mitigation
and containment plan to protect the proposed development.
13. OVERALL SITE PLAN
Staff believes the proposed site plan for the three (3) parcels is appropriate for the
site configurations and location close to downtown and the base of Aspen Mountain.
The Applicant has proposed to locate the affordable housing units on and near the
rear of each parcel and free market units closest to Aspen Street.
Staff believes this proposal is appropriate in that it will create an affordable
housing community around the existing Juan Street affordable housing units,
pocket park, and base of Shadow Mountain.
0
The free market unit residents will enjoy the best views from the sites and access to
Aspen Mountain, but also experience the most impacts from South Aspen Street.
These residents will also have the most interaction with visitors staying at one of
the small lodges in the area.
Staff believes the site plan includes adequate on -site parking, located behind and
between the structures, and in places that provide appropriate separation between
this development and other neighborhood structures.
Site access also appears to be appropriate for the location, with minimal curb cuts,
and appropriate distances from intersections and corners. The primary area to
further explore is the Dean Avenue access, and how best to meet existing parking
demands by the Timber Ridge residents and access to Parcel 1's affordable housing
units.
The site plan meets several City goals discussed above, including the provision of 17
affordable housing units and increased density within the community growth
boundary.
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 for
the Savanah / Barbee Property, 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
Exhibit D -- Neighbor Letters
13
RESOLUTION NO.
(SERIES OF 2001)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A
CONCEPTUAL PLANNED UNIT DEVELOPMENT FOR THE BARBEE PARCEL
(PARCEL NO.2735-131-130-01), PARKING LOT PARCEL (PARCEL NO. 2735-
131-140-03),AND MINE DUMP APARTMENTS PARCEL (PARCEL NO.2735-
131-230-01), CITY OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID: 2735-131-130-01
Parcel ID: 2735-131-140-03
Parcel ID: 2735-131-230-01
WHEREAS, the Community Development Department received an application
from Savanah Limited Partnership, owner, represented by John Sarpa and Sunny Vann,
for rezoning to Lodge/Tourist Residential (L/TR) with a Planned Unit Development
Overlay, and Conditional Planned Unit Development approval for 17 affordable housing
units and 14 free market units on three parcels described as
Parcel 1: Block 6 of the Eames Addition to the City and Townsite of Aspen,
Parcel Identification No. 2735-131-130-01;
Parcel 2: Lots 7 through 12, Block 11, Eames Addition, Parcel Identification No.
735-131-140-03; and
Parcel 3: Lots 13 through 20, Block 11, Eames Addition, Parcel Identification
No. 2735-131-230-01; and,
WHEREAS, the subject property is a combined 104,708 square feet, or 2.4 acres,
and is split zoned, including the L/TR, Moderate Density Residential (R-15), and PUD
and Lodge Overlay Zone Districts; 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 16, 2001, the
Planning and Zoning Commission approved this resolution, by a _ to _ (_-_) vote,
recommending City Council approve the rezoning and Conceptual PUD with conditions;
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
Conceptual Planned Unit Development, with the following conditions:
1. The Applicant shall provide a form of mitigation approved by the City of Aspen
for increased traffic on South Aspen Street, causing a revocation of the road's 15-
year pavement warranty.
2. The Final Application shall include detailed utility, landscape, long-term hazard
mitigation, PM 10 mitigation, and drainage plans.
3. The landscape plan shall indicate that the native areas will be treated with the
Parks Department's recommended seed. mix.
4. The buildings shall include an adequate fire sprinkler system and alarm system,
approved by the Aspen Fire Marshall.
5. The Aspen Fire Marshal shall approve emergency access to all buildings and
parcels within the PUD, including the parking structure.
6. No excavation or storage of dirt or material shall occur within tree driplines or
outside of the approved building envelope and access envelope.
7. 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.
8. The applicant shall abide by all noise ordinances. Construction activity is limited
to the hours between 7 a.m. and 7 p.m.
9. The applicant shall not track mud onto City streets during construction. A washed
rock or other style mud rack must be installed during construction.
10. 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.
11. The Applicant shall obtain a tree removal permit as required by the City Parks
Department and any approval from the Parks Department Director for off -site
replacement or mitigation of removed trees.
12. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative
agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized,
those fees shall be payable according to the agreement.
13. 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.
14. The maintenance of the alley between Parcels 2 and 3 shall be maintained by the
owner.
15. A variety of categories shall be represented in the affordable housing mix.
16. The affordable housing units shall meet the minimum size requirements set forth
in Part VII, Section 8 of the Affordable Housing Guidelines. The minimum
square footage for a Category 2, 1-bedroom unit is 600, while the minimum
square footage for a Category 2, 3-bedroom unit is 1,000.
17. That the applicant shall be required to obtain flood insurance for all of the
structures based on the building's proposed orientation to the side of Aspen
Mountain and the identification of potential flood zones.
18. The Final PUD should be based on a proposed rezoning to the L/TR with a PUD
overlay. If the rezoning is not appropriate as part of the Final application, this
PUD shall be rendered null and void.
19. If the units are rental, the following conditions shall apply:
a. The deed restrictions on the 17 affordable housing units shall be in perpetuity to
the rental price terms as defined in the Aspen/Pitkin County Affordable
Housing Guidelines in effect at the time of Final Plan approval of this
proposed application.
b. The unit rental prices shall be no greater than allowed under the Affordable
Housing Guidelines that are in affect at the time of Final Plan Approval.
c. The Housing Office shall qualify all tenants under the Affordable Housing
Guidelines.
d. The ownership interest in the 17 affordable housing units conveyed to the
Aspen/Pitkin County Housing Authority shall be in their entirety (not 1/10 of
one -percent). However, Savannah Limited Partnership shall maintain control
of the operations and finances of the affordable housing units. The 1/10 of
one -percent ownership interest may be allowed if approved by the City
Attorney.
e. The applicant shall ensure that the Mine Dump Apartment residents who are
displaced at the time of Final Plan approval are granted first priority through
an internal lottery of both the rental and /or sale units at the time of initial
rental and sale of the deed restricted, affordable housing units.
�qPvtinn I -
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, unless amended by an authorized entity.
Section 4:
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.
4Prtinn S.
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 16, 2001.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney
Robert Blaich, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
ExHIBIT A
SAVANAH REZONING TO LTR/PUD, CONCEPTUAL PUD
Section 26.310.020, Standards Applicable to Amendments to the Official
Zone District Map
In reviewing an amendment to the official zone district map, the Planning and
Zoning Commission shall consider:
A. Whether the proposed amendment is in conflict with any
applicable portions of this title.
Staff Finding:
This application requests to rezone the three (3) parcels to Lodge/Tourist Residential
(LTR) with a Planned Unit Development (PUD) Overlay Zone District. Currently,
the parcels are split zoned, as shown in the following table.
LOT
EXISTING LAND USE
EXISTING ZONING
PROPOSED ZONING
Barbee
Mostly vacant, 1
LTR
LTR/PUD Overlay
(Parcel 1)
residence .
Parking Lot
Vacant & Aspen
R-15, with a PUD &
LTR/PUD Overlay
(Parcel 2)
Skiing Co. Parking
Lodge Overlay
Lodge/Tourist Residential
Mine Dump
Mine Dump
(LTR), R-15, Moderate
LTR/PUD Overlay
(Parcel 3)
Apartments & Duplex
Density Residential,
i
PUD, & Lodge Overlay
No variances from the LTR dimensional requirements are proposed. Staff does not
believe the proposed rezoning is in conflict with any applicable portions of this title.
Staff believes this criterion is met.
B. Whether the proposed amendment is consistent with all
elements of the Aspen Area Comprehensive Plan.
Staff Finding:
Staff believes the proposed development is consistent with the 2000 Aspen Area
Community Plan (AACP). The Applicant is proposing to build 17 affordable housing
units and 14 free market town houses across three (3) parcels.
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.
Staff believes this site meets all of these criteria. The housing proposed is in the metro
area, within three blocks of the Ruby Park transit station, in an area that will not
promote additional development or sprawl (the area is built out, approved for
development, or preserved via a conservation easement), 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 in this neighborhood (listed below). The existing neighborhood consists of several
multi -family residential buildings, small lodges, and the Aspen Skiing Company's base
facilities.
The Barbee Family Subdivsion/PUD is located immediately west of Parcel 3.
The Timber Ridge and Lift One Condominiums are located immediately south of
Parcel 1.
The Holland House and Skiers Chalet are located southeast of Parcels 2 and 3.
Shadow Mountain Condominiums are located north of Parcel 3.
The Juan Street affordable housing units are located immediately west of Parcel
2.
Staff believes this criterion is met.
C. Whether the proposed amendment is compatible with
surrounding zone districts and land uses, considering existing
land use and neighborhood characteristics.
Staff Finding:
Staff believes the proposed rezoning is compatible with surrounding zone districts
and land uses. The neighborhood character is shaped by the geographic location of
the area, which is the base of Aspen Mountain, or Ajax, and the uses associated with
the mountain, including recreation, tourist accommodations (small lodges),
restaurants, high density residential, and conservation.
Zone districts surrounding the parcel include L/TR, AH/PUD, and R-15, Moderate
Density Residential. The L/TR Zone District surrounds this property on the north,
east, and south sides; the west side of the property is zoned R-15, Moderate Density
Residential, with a PUD Overlay. The Juan Street apartments are zoned AH/PUD.
D. The effect of the proposed amendment on traffic generation
and road safety.
Staff Finding:
According to the Applicant's engineer, Jay W. Hammond, P.E., of Schmueser Gordon
Meyer Inc., the project could generate up to 136 vehicle trips per day. South Aspen
Street would experience the greatest impact with approximately 83 vehicle trips per
day, while Juan Street and South Garmisch Street could experience up to 53 vehicle
trips per day. The Application states that Juan Street, South Garmisch Street, and
South Aspen Street are all currently well under capacity and will see no significant
adverse effect from the additional traffic.
Lee Cassin, the City's Environmental Health Director, agrees that the development
could generate 136 vehicle trips per day. She believes this increase in traffic "a
significant number of trips and resultant pollution." She does not believe the
project's one traffic mitigation measure — to build sidewalks on the abutting rights -
of -way is sufficient to offset the emissions of the potential traffic.
Ms. Cassin recommends that the Applicant consider additional traffic mitigation
measures that been employed in the past by other developers. For example, other
potential mitigation measures could include one or more of the following:
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; and,
donating connecting bike path links.
According to the Environmental Health Director, 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. She recommends a condition of approval should be that
the applicant provide a PM 10 mitigation plan for approval from the City of Aspen
Environmental Health Department, which offsets increases in PMio caused by the
project. This plan should be approved prior to detailed submission.
The City's Streets Department said in referral comments that Aspen Street has a
design load less than that which will occur if this project is approved. The addition
of 83 cars a day will void the 15-year warranty of the new asphalt. Therefore, some
sort of mitigation will be assessed whether it be a bond, letter of credit, or cost
associated with street improvements. This requirement is proposed as a condition of
approval.
The approved Barbee Family Subdivision/PUD is expected to generate about 81
vehicle trips per day, primarily on Garmisch Street south of Durant, according to
Mr. Hammond. In his comments prepared for that application, he stated that the 81
trips per day would not adversely affect traffic on Garmisch Street.
It appears that the only potential traffic congestion could occur on the Dean Avenue
Access, which is a public right-of-way. According to Timber Ridge condominium
residents, this access area is used for Timber Ridge parking. This access is also
proposed to serve 9 affordable housing units on Parcel 1. Staff believes that this
issues must be addressed in detail during the final review to determine how, best to
accommodate the competing demands for this limited area.
Staff believes that this criterion is met with conditions of approval. Specifically, that
the Applicant propose additional traffic mitigation measures in the final PUD
development plan application.
E. Whether and the extent to which the proposed amendment would
result in demands on public facilities, and whether the extent to
which the proposed amendment would exceed the capacity of
such facilities, including, but not limited to, transportation
facilities, sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities.
Staff Finding:
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project. A condition of approval
shall be that the owners) mitigate any public impacts that this project causes,
including but not limited to utility expenses and sanitary sewer and water lines.
School, park, water, sanitation, and other impact fees will be due prior to the
issuance of building permits. The Applicant understands and agrees to the
conditions.
F. Whether and the extent to which the proposed amendment would
result in significant adverse impacts on the natural environment.
Staff Finding:
Rezoning the property will not itself create adverse impacts on the natural
environment. Two of the parcels are developed. Parcel 2 is developed as a parking
lot and Parcel 3 is developed with the Mine Dump apartments and a duplex. A
single-family residence exists on Parcel 1, but the lot is mostly vacant. Development
on Parcel 1 would require the removal of some existing trees, and the Applicant will
be required to mitigate for the loss of the trees pursuant to the City's Tree
Ordinance.
Staff believes this condition is met.
G. Whether -the proposed amendment is consistent and
compatible with the community character in the City of
Aspen.
Staff Finding:
Staff believes rezoning the property is consistent and compatible with the
community character in the City of Aspen. The development would provide a mix of
free market and affordable housing townhouses in a high -density area close to the
base of Aspen Mountain, transit, trails, downtown, and nearly all community
amenities. Staff further believes that providing 17 affordable housing units near the
center of town will help preserve the community character by allowing people to live
near where they work, shop and recreate.
Staff believes this criterion is met.
H. Whether there have been changed conditions affecting the
subject parcel or the surrounding neighborhood which
support the proposed amendment.
Staff Finding:
Staff is not aware of any specific changed conditions affecting the subject parcels or
the surrounding neighborhood that support the proposed amendment.
However, Staff believes that changed conditions in the community — including this
neighborhood — over the past several years support the proposed amendment.
Specifically, the community's increasing need for affordable housing and decreasing
land supply support the rezoning; the L/TR/PUD zone districts allow the Applicant
to provide 17 affordable housing units across the three parcels, exceeding the City's
Multi -Family Replacement Program requirements.
Staff believes this criterion is met.
I. Whether the proposed amendment would be in conflict with the
public interest, and is in harmony with the purpose and intent of
this title.
Staff Finding:
Staff does not believe the proposed rezoning would be in conflict with the public
interest and believes it is in harmony with the purpose and intent of the Land Use
Code. Again, rezoning the property would benefit the City from gaining 17
affordable housing units in close proximity to downtown, Ruby Park, trails, Aspen
Mountain, and other community amenities.
The rezoning also helps curtail sprawl beyond the Aspen Community Growth Boundary
by providing 31 dwelling units near the center of town.
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 Finding:
Staff believes the proposed planned unit development is consistent with the 2000 Aspen
Area Community Plan (AACP). The Applicant is proposing to build 17 affordable
housing units and 14 free market town houses across three (3) parcels.
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.
Staff believes this site meets all of these criteria. The housing proposed is in the metro
area, within three blocks of the Ruby Park transit stations, in an area that will not
promote additional development or sprawl (the area is built out, approved for
development, or preserved via a conservation easement), 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 in this neighborhood (listed below). The existing neighborhood consists of
several multi -family residential buildings, small lodges, and the Aspen Skiing
Company's base facilities.
City Council approved the Barbee Family Subdivsion/PUD is located
immediately west of parcel 3.
The Timber Ridge and Lift One Condominiums are located immediately south of
parcel 1.
The Holland House and Skiers Chalet are located immediately east of parcels 2
and 3.
Shadow Mountain Condominiums are located immediately north of the parcel 3.
The Juan Street affordable housing units are located immediately west of parcel
2.
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:
Staff believes the proposed development is compatible with the character of existing
land uses in the surrounding area. The neighborhood character is shaped by the
geographic location of the area, which is the base of Aspen Mountain and the uses
associated with the mountain, including recreation, tourist accommodations (small
lodges), restaurants, multi -family residential, park, and conservation.
Several multi -family residential structures, small lodges, and the Juan Street affordable
housing units are located in the immediate area.
Staff believes this criterion is met.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
Staff Fi.ndinay
Staff does not believe the proposed development would adversely affect future
development of the surrounding area. The surrounding area is built out, with the
exception of the approved Barbee Family Subdivision/PUD, west of these parcels.
Staff believes this criterion is met.
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
This project does not require GMQS allotments; rather, it is a redevelopment of a multi-
family residential structure subject to the City's Multi -Family Replacement Program.
This program allows the Applicant to use the free market credits from the existing Mine
Dump Apartments for the free market town homes, and requires the Applicant to
replace 50% of the existing bedrooms and 50% of the existing square footage as deed
restricted affordable housing units. City Council makes the final decision on the
replacement affordable housing after considering a recommendation from the
Aspen/Pitkin County Housing Authority (APCHA). APCHA unanimously recommended
approval of this project.
Staff believes this criterion is met.
R. 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:
a) The character of, and compatibility with, existing and
expected future land uses in the surrounding area.
Staff Finding
The Applicant is proposing to establish the L/TR Zone District's — the underlying zone
district — dimensional requirements for this PUD, with no variances. Overall, Staff
believes the proposed dimensional requirements are appropriate and compatible for the
site and neighborhood. Several of the surrounding properties are zoned L/TR or
AH/PUD, which allow the same or similar dimensional requirements, such as height,
floor area, minimum open space, density, etc.
The Barbee Family Subdivision/PUD is zoned R-15/PUD and was approved for 11
residential units. The Barbee Family Subdivision/PUD will be less dense than this
proposal, but the Barbee project abuts conservation and park parcels and the base of
Shadow Mountain in a more environmentally sensitive area.
Staff believes the proposed density on the site is similar or less than the Lift One,
Timber Ridge, Juan Street, and Shadow Mountain condominiums, as well as the Skiers
Chalet and Holland House lodges.
Staff believes this criterion is met.
b) Natural or man-made hazards.
Staff Finding
Staff does not believe the subject parcels contain any existing natural or man-made
hazards that would deem the L/TR dimensional requirements inappropriate for
development on this site.
Staff believes this criterion is met.
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 proposed L/TR dimensional requirements are appropriate for the
parcels considering existing site characteristics; this site's characteristics are similar to
those on surrounding parcels with the same zone district designation. Existing natural
characteristics include mostly gentle slopes with some significant cotton wood trees on
Parcel 1. The parcels do not contain steep slopes, waterways, or significant shade,
vegetation or landforms.
Staff believes this criterion is met.
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 property's dimensions will have an adverse affect on existing
and proposed man-made characteristics of the property or on the surrounding area.
Staff believes the proposed development could include additional density and massing
and continue to be appropriate for the site considering the characteristics of the
property and surrounding area.
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 Finding
The proposed scale and massing appear compatible with the surrounding area, as well
as quantity of open space and site coverage. The project would comply with the
underlying zone district's dimensional requirements, similar to nearby developments.
The L/TR Zone District requires that each site contain 25% open space. The following
table outlines the open space requirement for each parcel and the Applicant's proposal.
Parcel Required Open Space Proposed Open Space
Parcel 1 (Barbee)
9,812 sq. ft.
11,317 sq. ft.
Parcel 2 (Parking Lot)
4,500 sq. ft.
5,931 sq. ft.
Parcel 3 (Mine Dump)
10,242 sq. ft.
11,450 sq. ft.
Staff believes this criterion is met.
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 not proposing any variances from the Land Use Code's parking
standards, which require (1) on -site parking space for studio and 1-bedroom units and
two (2) on -site parking spaces for 2 or more bedroom units. The Applicant proposes to
meet these standards by providing two (2) on -site parking spaces for each of the 14 free
market units for a total of 28 on -site parking spaces. And, the Applicant is proposing to
provide one (1) on -site parking space for each 1-bedroom affordable housing unit and
two (2) on -site parking spaces for each 3-bedroom affordable housing unit for a total of
30 on -site parking spaces.
In addition, the Applicant is required to preserve the Aspen Skiing Company's 99-year
lease for 30 parking spaces on Parcel 2. This application proposes to locate all 30
parking spaces in a sub -grade parking garage along with three (3) spaces designated for
the affordable housing units.
The following table shows the proposed off-street parking for the free market and
affordable housing units on each site.
LOT
FREE MARKET
AH
TOTAL
Barbee
10
15
25
(Parcel 1)
Parking Lot
6
6
12
(Parcel 2)
Mine Dump
12
9
21
(Parcel 3)
Total
1 28
30
58
Staff believes this criterion is met.
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 Finding
Infrastructure capabilities are sufficient to serve the maximum allowable density on the
three parcels.
Staff believes this criterion is met.
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 mudflow, 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
Staff does not recommend reducing the allowable density within the PUD. Staff does
not believe any natural hazards or critical natural site features exist that would cause
reducing the proposed density on this site.
Staff believes this criterion is met.
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 L/TR Zone District.
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 Findinz
The three parcels proposed for development do not contain any existing natural or man-
made features that are unique, provide visual interest or a specific reference to the past,
or contribute to the identity of the town.
Staff believes this criterion is met.
2. Structures have been clustered to appropriately preserve
significant open spaces and vistas.
Staff Finding
Staff believes the townhouse configurations of both the free market and affordable
housing units preserve the open spaces and vistas for neighboring properties. The
Applicant is proposing to provide 11,317 square feet of open space on Parcel 1, 5,931
square feet on Parcel 2, and 11,450 square feet on Parcel 3. This provision of open space
exceeds the required open space dimensions of the L/TR Zone District as demonstrated
above.
In addition, locating the free market town homes on the south side of Parcel 1 provides
separation between these units and the Lift One Condominiums, which will preserve
views from those units to the greatest extent possible. And, the affordable housing
units proposed for Parcel 1 would be limited in height to 16 feet as measured from Juan
Street, which will help preserve views from the Timber Ridge condominiums.
Staff believes this criterion is 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 public streets to the greatest
extent possible. The free market structures on Parcels 2 and 3 are appropriately
oriented to South Aspen Street, and the free market structures on Parcel 1 are oriented
to Juan Street. The affordable housing units on Parcel 1 are oriented to South
Garmisch and Juan Streets. Affordable housing units on Parcels 2 and 3 are not
oriented to public streets because of their locations on the site; however, staff believes
these units are appropriately oriented to the other structures within and adjacent to the
site, creating a community of affordable housing unit residents near the Juan Street
affordable housing complex.
Staff believes the proposed townhouses will contribute to the urban context of the
neighborhood and provide visual interest and engagement of vehicular and pedestrian
movement.
Staff believes this criterion is met.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
Access to the parcels is provided from South Aspen Street, Juan Street, Dean Avenue
access and private driveways. These access points provide emergency and service
vehicle access to buildings in the front and rear of the properties. A proposed condition
of approval is that the Aspen Fire Marshal approves emerTency access to all the
buildings on the three (3) sites, including the parking structures. Emergency access will
be reviewed in greater detail during the final review.
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 proposed new sidewalks along
South Aspen Street, Juan Street, and South Garmisch Street right-of-ways that abut
the subject parcels. These sidewalks will be handicap accessible, according to the
application. In addition, all of the units will be connected to the sideways via on -site
paved pedestrian paths.
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 Finding
According to the application, historic drainage conditions can be maintained through
the utilization of on -site drywells and/or surface detention swales.
A proposed 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 submitted in the final PUD development
plan application.
Staff believes this criterion is met.
7. For non-residential land eases, 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, the conceptual landscape plan proposes to preserve two (2)
significant stands of cottonwood trees and a large existing spruce tree on Parcels 1 and
3. The Applicant plans to plant deciduous trees on the north end of Parcel 1 to create a
natural buffer between this property and the Lift One Condominiums; the deciduous
trees would preserve views from the condominiums to greatest extent possible. The
Applicant also proposes to extensively landscape the properties based on the Parks
Department recommendations.
The sites do not contain any significant existing natural or man-made site features that
are required to be preserved.
The application states that the developer will protect all existing trees with barrier
fencing prior to beginning construction on the site. The Parks Department shall review
and approve all methods of protecting existing vegetation.
A landscape plan will be required for review as part of the final application. Staff
believes this criterion is met.
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 Findi.ny
Staff believes the architectural character of the proposed buildings will enhance the
visual character of the City by providing townhouses with architectural elements that:
(1) reduce the scale of the building — such as porches, entry doors parallel to the street,
and one-story elements on the street -facing facades; (2) create interaction between the
residents and the public — such as porches, garages located in the rear, and low or no
fences or hedgerows; and (3) represent one strand of contemporary Aspen architecture
similar to that seen in buildings at the new Aspen Highlands Base Village.
Staff believes the architectural features mentioned above clearly demonstrate that the
building are multi -family residential. In addition, the affordable housing units
proposed resemble the scale and massing of the Juan Street affordable housing units.
Specific architectural character will be reviewed during the final review of this project.
Staff believes this criterion is met.
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
The structures proposed for Parcel 1 are oriented toward the south to maximize solar
access; the parcel's east/west boundary length is over 330 feet, enabling the Applicant to
situate all units to maximize solar access. However, Parcels 2 and 3 are only about 180
feet along the east/west property boundary, requiring the Applicant to propose units in
alternative locations to fit the necessary density on the site to meet the City's Resident
Multi -Family Replacement Program for affordable housing and in a manner satisfying
the Residential Design Standards to address the public streets.
According to the Application, the developer is committed to creating structures that
comply with or exceed the requirements of the Model Energy Code.
Staff believes this criterion is met.
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, the proposed pitched roofs would shed snow, ice and water
away from pedestrian walkways and entrances in an appropriate manner. Snow, ice
and water would be directed to the site's landscape features or open space areas. The
City Engineer will analyze the shedding and storage of snow, ice, and water in detail
during the final PUD development plan review.
F. 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 detailed lighting plan must be submitted with the final PUD application. According
to the application, all exterior lighting will be designed to minimize adverse impacts on
neighboring development and the adjacent public street system.
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 Fi.ndimy,
No common park or dedicated open space is included in this application for this
development.
However, the Applicant proposes to create a small landscape park that may include
children's playground equipment. The area would provide visual relief to the density
proposed on this and adjacent parcels.
Locating the park on the southwest corner of Parcel 1, across the street from the Juan
Street affordable housing units and adjacent to Parcel 2's affordable housing units will
benefit the neighborhood's year around workers and residents the most. It will also
provide visual relief for Juan Street residents.
Staff believes this criterion is met.
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, ownership details have not yet been determined, but the
park area will most likely constitute a common element which will be owned by the
homeowners association(s). The association(s) would manage and maintain all common
elements. This issue will be discussed and analyzed in detail during the final review.
Staff believes this criterion is met.
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 the park and other open spaces and shared facilities on the property
through legal means acceptable to the City of Aspen. The final PUD development plan
application will address this issue as well as in the recorded PUD/subdivision
agreement.
Staff believes this criterion is met.
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 Findiny-
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project, with conditions. The final
PUD development plan will include a detailed utility plan to be reviewed by all utility
agencies and the City Engineer.
Upgrades of some existing facilities may be required by utility agencies for the project,
as well as mitigation for increasing the number of vehicle trips on South Aspen Street
which will void the City's 15-year warranty on the street's new asphalt.
Staff believes this criterion is met.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
Staff Findinz
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, road
impact, and sanitary sewer and water lines. According to the application, Savanah is
committed to pay for all public improvements required to serve this project; this
commitment will be memorialized in the PUD/subdivision agreement.
3. Oversized utilities, public facilities, or site improvements are
provided appropriately and where the developer is reimbursed
proportionately for the additional improvement.
Staff Findiny,
It has not yet been determined whether oversized utility stubs will be required for this
project; this decision will be made during the final review. Savanah is committed to
providing all utility improvements necessary to serve the subject parcels.
L 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
Each unit on all three parcels has adequate access to a public street — South Aspen
Street, Juan Street, or the Dean Street access to South Garmisch Street, as shown on
the application's site plans. Pedestrian access is provided via paved paths/walkways
connecting the public streets with each unit. The developer would also provide public
sidewalks on the abutting street right-of-ways.
Staff believes this criterion is met.
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
According to the Applicant's engineer, Jay W. Hammond, P.E., of Schumueser Gordon
Meyer Inc., the proposed development will have no adverse impact on the capacity of the
surrounding street network. He expects the project to generate up to a total of 136
vehicle trips per day, with the impact spread out among South Aspen Street, Juan
Street, and South Garmisch Street.
The Applicant is proposing to minimize the number of curb cuts to enter the sites as one
mechanism to reduce traffic congestion. In addition, the Applicant is not proposing any
variances from the City's on -site parking standards for residential development. All
parking is accommodated on site, including the Aspen Skiing Company's 30 leased
spaces on Parcel 2.
Staff agrees with the Applicant's analysis on traffic and parking congestion impacts.
However, based on discussions with Timber Ridge residents and staff observations of
parking in the Dean Avenue access, Staff believes there is a potential for congestion in
the area surrounding the Dean Avenue access to Parcel 1. The photograph shows
parking conditions in this area on January 5, 2001. This issue must be further explored
during the final PUD development plan review to minimize this congestion.
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
Staff does not believe any areas of historic pedestrian or recreational trail use exist
across any of the three (3) parcels. Pedestrian access is proposed to be improved by the
provision of public sidewalks in the right-of-ways.
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 Findintz
The 2000 Aspen Area Community Plan does not recommend any specific plans
regarding recreational trails, pedestrian and bicycle paths, and transportation to be
implemented on these parcels.
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
Internal streets are not proposed for the PUD.
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 PUD development plan application. The
Applicant is not proposing a phasing plan at this time.
David Ellis
100 E. Dean Ave., 2F
Aspen, CO 81611
January 16, 2001
Aspen Planning and Zoning Commission
Re: Savanah Limited Partnership Conceptual PUD Application
December 5, 2000 Continued Public Hearing
Dear Commission Members:
am a 30-year owner and resident of Unit 2F at the Timber Ridge Condominiums and
association president. I would like to address three issues regarding Parcel 1 of the
Savanah Conceptual PUD application:
1. Neighborhood and Dean Ave. parking.
2. Maintenance of Dean Ave.
3. Service and emergency access on Dean Ave.
PARKING
The existing multi -family and lodging development in the vicinity of Timber Ridge,
except Lift One, was built in the 1960's before current requirements for on -site parking
and open space. Densities are greater than currently allowed and there is a significant
shortage of on -site parking. This very real problem is not going to disappear any time
soon.
Timber Ridge has 21 units and 36 bedrooms requiring 34 parking spaces under current
code. Actual parking consists of 10 on -site spaces (Durant side), 9 spaces partially on
site (Garmisch side) and 10 spaces entirely within Dean Ave. for a total of 29 spaces —
a shortfall *of 5 spaces. This available parking is fully utilized much of the time and at
times overloaded depending on the number of long-term residents and the season.
Removal of parking on Dean- Ave. will increase the shortfall to 15 spaces.
Use of public right of way as quasi -private parking is not unique to Timber Ridge.
Townhouses Central, Hotel Durant and the Pines Lodge across Durant Ave. from
Timber Ridge all use the Durant Ave. right of way to provide signed private parking.
Alternative on -street parking is very limited with only 8 spaces in the adjacent block of
Durant and 8 more on Garmisch opposite Koch Park. These spaces are typically
100% occupied during peak seasons. Garmisch south of Durant is posted "No
Parking", Garmisch at Koch Park is reserved for park use with "No Overnight Parking''
and Juan St. is posted "No Parking" except for a few overflow spaces.
The overflow parking problem was exacerbated when the City installed curb and gutter
on Garmisch at Koch Park, thus narrowing the pavement. During events at the park
cars are always parked in no parking areas. The overflow problem will only get worse
when the Barbee PUD is built'out. Contrary to all representations made during the
approval of the Juan Street Condominiums, overflow parking is always present on Juan
St. even though the on -site parking for each unit meets code. If Juan St. is constructed
as proposed (22 feet wide curb to curb), overflow parking will no longer be available at
that site.
Existing parking spaces eliminated on Dean Ave. and Juan St. cannot be replaced
within the neighborhood. Additionally, there is a legitimate concern about overflow
parking generated by the new affordable housing. Both factors will result in significant
negative impacts on the neighborhood. Some modification to the site plan and/or
density needs to be considered.
STREET MAINTENANCE
The developer of Timber Ridge graded a short segment of Dean Ave. when the
condominiums were built. Prior to that time it existed only on paper. It became a legal
dead end street after the quiet title action for the Lift One project. From the time of
construction the City of Aspen has never once done any maintenance on the public
right of way. This is due to the fact that with parking it is narrower than an alley.
Because Timber Ridge received direct benefits from the parking we have done all
grading, surfacing, dust control and snow removal for the past 35 years. Even if
parking were removed or modified it would remain a narrow, dead end with no
turnaround. Is the City Street Department aware of this situation, and does the City
intend to accept all maintenance responsibilities if it becomes access for Savanah?
SERVICE & EMERGENCY ACCESS
The proposed Dean Ave. access is over 100 feet in length from S. Garmisch St. It is
the sole point of access for delivery, service, trash collection and emergency vehicles
to nine affordable housing units. It dead -ends into a parking lot with no turnaround.
This is neither practical nor safe. Again, some modification to the site plan needs to be
considered.
CONCLUSION
Based on the off -site neighborhood parking impacts and the limitations of the Dean
Ave. access, the Savanah PUD site plan does not meet the conceptual PUD review
standards of the Land Use Code. Specifically it does not meet portions of the "Site
Design" and "Access and Circulation" sections. Conceptual approval should be
conditioned upon site plan and/or density modifications to correct these problems.
Sincerely,
David Ellis
Guy T. Noble
Unit 2A, Timberidge
100 E. Dean Street
Aspen, CO 81611
January 8, 2001
Planning and Zoning Commission
City Council
City of Aspen
Re: Affordable Housing
Savannah PUD
Dean & South Garmisch Streets
Ladies and Gentlemen:
My name is Guy T. Noble, owner and full time resident of Unit 2A Timber
Ridge Condominium, located at 100 E. Dean Street at its intersection with South
Garmisch Street.
I became a resident of Aspen in 1971 and my child was the second birth taking
place in 1977 at Aspen Valley Hospital. I have been employed locally from 1971 until
1986 when I remarried and moved to Stuart, Florida, until 1998 when my husband, a
appellate judge there, retired to Aspen. I acquired Unit 2A in the early 1990's.
I supported the affordable housing in the Barbee PUD's plan for same, although
it meant losing the lovely field outside my window on South Garmisch Street as well
as the possible congestion to the area south of Durant where South Garmisch is
nothing more than a quasi alley as it goes to Juan Street, another quasi alley, and the
affordable housing and parking congestion already there. I am an advocate, truly, for
affordable housing.
Nevertheless, what Savannah proposes for affordable housing on Dean Street at
its intersection with South Garmisch is disastrous to the residents of Timber Ridge.
Dean Street is not even an alley at Garmisch. It is a short, dead end parking area
maintained, I am told, by Timber Ridge for over 30 years. It provides parking for the
owners and tenants of Timber Ridge because of the deficiency in on -site parking.
Without the present use of Dean Street, residents and tenants of Timber Ridge,
which has 21 units, would have 20 off-street parking spaces west and tenth of the
building. Some residents have two vehicles. Y Qr-'4k
Savannah's PUD will put four affordable housing units on Dean Street facing
i north and south at the intersection of Garmisch, with driveways out to Dean Street.
That, ladies and gentlemen, creates an impossible situation for the residents of Timber
Ridge. Staff has photographed the area for your information. The photographs, taken
on January 4, 2001, do not show the excessive parking in the summer when the music
students and others are short-term tenants at Timber Ridge and all of the available
parking spots on Dean Street are taken each night.
I assume you will hear from the President of our condo association as he has
lived in the building for many years and is familiar with the history of Dean Street.
Hopefully, you will see the area and the impossible congestion which will occur
when you consider the traffic created by the Barbee PUD, the units on Juan Street and
Savannah PUD.
When you view the area, please look at the cottonwood and aspen trees which
now beautify Dean Street. We cherish them. They will be gone.
Like all Aspen residents, we love Koch Park and all of the activity there. It is a
wonderful part of life here. The activities there create a lot of parking on South
Garmisch at Dean Street and nearby. How are emergency vehicles going to serve this
little area living created by Juan, Dean and South Garmisch streets?
There are a lot of children in the Juan Street affordable housing and a lot will
be very welcome and cherished by the Barbee PUD. How are they to be protected
from the traffic if South Garmisch becomes a speedway?
How are we to deal with the traffic from construction of two PUDs at the same
time?
Please do not approve the proposed affordable housing units at Dean and South
Garmisch streets and please do not consider me a pariah for opposing this particular
affordable housing.
I hope you hear from other Timber Ridge residents who will be interested
enough to speak up.
Sincerely,
Guy . Noble
cc: Secretary to the Commission, City Clerk and Board of Managers
Timber Ridge Condominium Association
e
MEETING DATE: 01/16/2001 (contd from 12/05/00)
NAME OF PROJECT: SAVANNAH (MINE DUMPS) PUD and REZONING
CITY CLERK: Jackie Lothian
STAFF: Nick Lelack
WITNESSES: (1) Augie Reno (4) David Ellis
(2) Sunny Vann (5) Tammy Solans
(3) John Sarpa (6) Charlie Wolf
EXHIBITS: 1 Staff Report ( x ) (Check If Applicable)
2 Affidavit of Notice ( x ) (Check If Applicable) 12/05/00
3 A1.5 map
4 Maps (vicinity, renderings, floor plans, elevations)
5 David Ellis Letter
MOTION: Roger Haneman moved that the Planning and Zoning Commission
recommend to City Council approval of the Conceptual Planned Unit Development for
Savannah (Mine Dumps) PUD and Rezoning, with the following conditions: 1.) The.
Applicant shall provide a form of mitigation approved by the City of Aspen for increased
traffic on South Aspen Street, causing a revocation of the road's 15-year pavement
warranty. 2.) The Final Application shall include detailed utility, landscape, long-term
hazard mitigation, PM10 mitigation, and drainage plans. 3.) The landscape plan shall
indicate that the native areas will be treated with the Parks Department's recommended
seed mix. 4.) The buildings shall include an adequate fire sprinkler system and alarm
system, approved by the Aspen Fire Marshall. 5.) The Aspen Fire Marshal shall approve
emergency access to all buildings and parcels within the PUD, including the parking
structure. 6.) No excavation or storage of dirt or material shall occur within tree driplines or
outside of the approved building envelope and access envelope. 7.) 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. 8.) The applicant shall
abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m.
and 7 p.m. 9.) The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction. 10.) 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. 11.) The Applicant shall
obtain a tree removal permit as required by the City Parks Department and any approval
from the Parks Department Director for off -site replacement or mitigation of removed
trees. 12.) All tap fees, impacts fees, and building permit fees shall be paid. If an alternative
agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees
shall be payable according to the agreement. 13.) 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. 14.) The maintenance of the alley between Parcels 2 and 3
PZVOTE
shall be maintained by the owner. 15.) A variety of categories shall be represented in the
affordable housing mix. 16.) The affordable housing units shall meet the minimum size
requirements set forth in Part VII, Section 8 of the Affordable Housing Guidelines. The
minimum square footage for a Category 2, 1-bedroom unit is 600, while the minimum
square footage for a Category 2, 3-bedroom unit is 1,000. 17.) That the applicant shall be
required to obtain flood insurance for all of the structures based on the building's proposed
orientation to the side of Aspen Mountain and the identification of potential flood zones.
18.) The Final PUD should be based on a proposed rezoning to the L/TR with a PUD
overlay. If the rezoning is not approved as part of the Final application, this PUD shall be
rendered null and void. 19.) If the units are rental, the following conditions shall apply: a.)
The deed restrictions on the 17 affordable housing units shall be in perpetuity to the rental
price terms as defined in the Aspen/Pitkin County Affordable Housing Guidelines in effect
at the time of Final Plan approval of this proposed application. b.) The unit rental prices
shall be no greater than allowed under the Affordable Housing Guidelines that are in affect
at the time of Final Plan Approval. c.) The Housing Office shall qualify all tenants under
the Affordable Housing Guidelines. d.) The ownership interest in the 17 affordable
housing units conveyed to the Aspen/Pitkin County Housing Authority shall be in their
entirety (not 1/10 of one -percent). However, Savannah Limited Partnership shall maintain
control of the operations and finances of the affordable housing units. The 1/10 of one -
percent ownership interest may be allowed if approved by the City Attorney. e.) The
applicant shall ensure that the Mine Dump Apartment residents who are displaced at the
time of Final Plan approval are granted first priority through an internal lottery of both the
rental and /or sale units at the time of initial rental and sale of the deed restricted,
affordable housing units. Steven Puettow second. Roll Call vote: Cohen, yes; Duettow, yes;
Haneman, yes; Plaich, yes. APPROVED 4-0.
VOTE: YES 4 NO 0
ROBERT BLAICH YES NO ERIC COHEN YES _x_ NO
ROGER HANENIAN YES x NO STEVEN BUETTOW YES _x_ NO
PZVOTE
Affo
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie .inn Woods, Community De,,-elopment Director
Joyce Ohlson, Community Development Deput,,' Director--.-*; -.
FROM: F red .larman. Planner
0 West Smuggler end 0ort i�th i, s - --Tistoric undmar
Designation and Conditional Se
DATE: January 16, =000
:Von-contribttting tiupiex on 505 ;V. Fifth
'`L nits .A anti B located on Lots R and S.
r
PROJECT:
CORBIN / BURROWS LANDMARK DESIGNATION AND CONDITIONAL USE
REQUEST:
Landmark Designation for Victorian Miner's Cottage
Conditional Use for a duplex or two single-family dwellings on a 6,000 sq. ft. lot
PUBLIC HEARING:
� Yes
DATE:
I January 16. 2001
PROCESS:
Conditionai Uve: Final at n&Z
Landmark Desi ntrtiolr: Recommendation to City Council
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I
RECONINIENDATION:
i approval with Conditions
SUMMARY OF REQUEST
The applicants, Ann Burrows and Marcia Corbin, represented by Mitch Haas, are
requesting a 1) Historic Landmark designation, and 2) a Conditional Use to allow two
single-family dwellings on a resulting 6,000 square foot lot property located at 610 West
Smuggler and 505 North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of
Aspen, Aspen, Colorado.
The matrix below outlines all the proper procedures for the different requests and the
appropriate decision making body for this application.
.r&✓-..':` bMr
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_x
Landmark Designation
vim' ..
.,.-.;Ya.:.,....
Historic Preservation
I
Historic Landmark Lot Split
Commission i
500 FAR Bonus Request
Landmark Designation
Planning and Zoning
Conditional Ise for 2 single family
Commission
dwellings
3
Landmark Designation
City Council i
Historic Landmark Lot Split
Vacation of a 1976 "Statement of
Exemption from the Definition of
Subdivision"
B �: C{GROUND
The subject property, lots Q, R, and S, contains 9,000 sq. ft. and is located in Aspen's
West End in the R-6 Zone District. The applicants wish to landmark and split the entire
property. The fathering 9,000 sq. ft. parcel contains one historic structure and one non-
contributing structure. The historic structure is a typical single -story wood frame Miner's
Cottage of the Late Victorian age constructed in 1890 in its original location which has a
landmark designation situated on Lot Q. The house is intact in its original context and
fort:. All alterations have been done in the rear and are not visible from the street. The
second structure located on the site is described as a single -story pan -abode style duplex
currently serving as a single residence. This structure is not designated as a landmark or
currently listed on the City's Inventory of Historical Sites and Structures.
Sing:,-- the existing historic designation only applies to the Miner's Cottage on Lot Q,
known as "Unit C", the applicants wish to landmark the entire property (as is normal for a
landmarking designation.) It should be noted that the pan -abode is currently a non-
contributing structure and not listed on Aspen's Inventory of Historic Sites and
Structures. The applicants wish to maintain the structure as non-contributing even though
the entire site would be landmarked. Subsequently, the applicants wish to split the parent
lot into two lots resulting in one 3,000 sq. ft. and one 6,000 sq. ft. The 3000 sq. ft. lot will
contain the historic resource on Lot Q.
As required by the Land Use Code, pursuant to Subdivision Exemptions for a Historic
Landmark Lot Split, the applicant is required to allocate appropriate FAR for each newly
created lot. The duplex FAR allowed for the fathering parcel is 4,112 square feet which is
subsequently split between the two newly created lots. In addition to the lot split request,
the HPC granted a 500 sq. ft. bonus for this project as having significant merit. The
resulting FAR allocation requested will be as follows:
�.y_11.
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Lot 0 31000 1,340 (including the Bonus)
Lots R and S 61000 3,240
This landmarking and subsequent lot split will 1) guarantee HPC review for any
development on both resulting properties, 2) break up allocated FAR between two or
three structures, 3) lock the total allowable FAR for the historic house at 1,340 sq. ft., and
4) ensure the remaining FAR of 3,240 sq. ft. will be on the adjacent lot to be either
developed as a duplex or two smaller single family dwellings. The historic landmark lot
split will create a non conforming sideyard setback for the historic resource on Lot Q.
The required sideyard setback is normally a minimum of 5 feet. The newly drawn lot line
separating Lots R-S from Lot Q will result in a 4.5 foot sideyard setback. The Historic
Preservation Commission granted this .5 foot variance from the sideyard setback.
There are several encroachments into the right-of-way extending from the proposed
newly created lots. Lot Q contains a trash shed encroachment into the alley to the north.
Proposed Lots R-S contains a wood fence encroachment into the West Smuggler Street
right-of-way. In addition, an irrigation ditch runs northward along North Fifth Street in
front of Lots R-S. The ditch is currently landscaped. The Parks Department, at the
Development Review Committee meeting, indicated that the ditch should remain as
unimpeded as possible and no further landscaping be allowed which impacts the ditch.
As a result of the Historic Landmark Lot Split, the applicants are also requesting
Conditional Use approval to allow the development of a duplex or two single-family
dwellings on a newly created 6,000 square foot lot in the R-6 Zone District. The purpose
of the R-6 (Medium -Density Residential) Zone District is to provide areas in the City of
Aspen for long-term residential purposes with customary accessory uses. In addition,
lands in the R-6 Zone District are generally limited to the original Aspen Townsite,
contain relatively dense settlements of predominantly detached and duplex residences and
are within walking distance of the center of the city. This proposal is in harmony with
the purpose of the zone district, which is to contain relatively dense settlements of long-
term residences.
Staff believes this proposal is consistent with the overall ZD
goals of the Aspen Area
Community Plan (AACP). Specifically, the AACP promotes density within the already
developed areas of the community; the subject property will provide at least two (2) and
up to three (3) dwelling units, not including potential ADUs in the future, on 9,000 square
foot lot. Further, the AACP seeks to maintain Aspen's community character through
compatibility with historic structures. Two detached single-family residential units on a
6,000 square foot lot (one house per 3,000 of land) is representative of the historic
development patterns of the West End neighborhood and the original Aspen Townsite. It
is for these reasons that Staff supports this Conditional Use request.
SUMMARY:
In summary, the applicants are requesting a Historic Landmark designation for the entire
property. The applicants wish to maintain the non-contributing status of the pan -abode
structure on Lots R and S. In addition, the applicants are requesting a Conditional Use to
allow two single-family dwellings on the newly created 6,000 square foot lot.
RECOMMENDATION:
Staff recommends approval of the Corbin / Burrows Historic Landmark Designation,
and Conditional Use for Lot Q with the following conditions:
l . At present, there is a fencing encroachment into the public right-of-way on West
Smuggler Street and a trash shed encroachment into the alley for Block 20 on the
north side of Lot Q. The applicant must either 1) remove the encroachments or 2)
obtain a Temporary Revocable Encroachment License from the City Engineering
Department allowing these encroachments to exist prior to the recording of the
final plat;
2. That the applicant shall submit and record a subdivision plat which meets the
terms of Chapter 26.480 and conforms to the requirements of the Land Use Code,
in the office of the Pitkin County Clerk and Recorder after approval, indicating
that no further subdivision may be granted for these lots nor will additional units
be built without receipt of applicable approvals;
3. That the applicant agrees that this subdivision exemption lot split resulting in one
3,000 square foot lot (Lot Q) and one 6,000 square foot lot (Lots R-S) contains a
maximum potential build out not to exceed three (3) principal dwelling units
which may be comprised of a duplex and a single-family home pursuant to
Section 26.480.030(A)(2)(g) for the three lots combined. In addition, the applicant
may be able to place two single-family homes on the 6,000 square foot lot if
approved as a conditional use by the Planning and Zoning Commission;
4. Any future development on the newly created lots shall be required to mitigate for
their impact pursuant to Chapter 26.470 Growth Management Quota System
(GMQS) as required;
5. A subdivision plat and subdivision exemption agreement shall be reviewed and
approved by the Community Development and Engineering Departments and
recorded in the office of the Pitkin County Cleric and Recorder within one
hundred eighty (180) days of final approval by City Council. Failure to record the
4
plat and subdivision exemption agreement within the specified time limit shall
render the plat invalid and reconsideration of the plat by City Council will be
required for a showing of good cause. As a minimum, the subdivision plat shall:
a. Contain a plat note stating that development of Lots "R-S" shall
be required to mitigate for affordable housing pursuant to Section
26.100.050(A)(2)(c) of the Municipal Code for any future
development;
b. Contain a plat note stating that the lots contained therein shall be
prohibited from applying for further subdivision and any
development of the lots will comply with the applicable
provisions of the Land Use Code in effect at the time of
application;
c. Contain a plat note stating that all new development on the lots
will conform to the dimensional requirements of the R-6 zone
district, except for variances approved by an entity having the
authority to do so;
d. That Lots Q, R, and S are designated as historic landmarks and
must receive HPC approval for all development in accordance
with Section 26.415 of the Municipal Code, as well at Section
26.410, the "Residential Design Standards;"
e. Contain a plat note stating the total allowable FAR for each
newly created lot. In addition, the applicant shall verify with the
City Zoning Officer the total allowable FAR on each lot, taking
into account any and all applicable lot area reductions. The
property shall be subdivided into two parcels, Lot "Q" receiving
3,000 square feet and Lots "R-S" receiving 6,000 square feet in
size. Provided it is found by the Zoning Officer that no lot area
reductions are required, the maximum allowable FAR on Lot
"Q" will be 1,340 s.f. (including a 500 square foot floor area
bonus) and 3,240 square feet of floor area on Lots "R-S." The
information specific to exact allocated FAR as indicated above
for both lots as verified by the City Zoning Officer, shall be
included on the plat, as a plat note;
6. At a minimum, the subdivision exemption agreement shall include the elements
outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and shall
meet the recording and timing requirements described in Section 26.480.070(E);
5
7. Any further development for the historic structure or on the lots created by this lot
split shall be subject to further review as required by Section 26.415 of the Aspen
Land Use Code;
8. That the applicants preserve the "monument" on the south east corner of Lot S as
required by the City of Aspen Engineering Department;
9. That the applicants shall ensure that each structure on the newly created lots
maintain their separate and individual meter boxes; and
10. That the applicant agrees that they shall be required to place street trees as a result
of any future development to reflect the traditional cottonwood street tree pattern
currently lining West Smuggler and North Fifth Street as required by the City of
Aspen Parks Department.
RECOMMENDED MOTION
"I move to approve the Conditional Use request and recommend City Council approve
the Historic Landmark Designation for a property located at 610 West Smuggler and 505
North Fifth Streets, Lots Q, R, and S, Block 20, City and Townsite of Aspen, Aspen,
Colorado, with conditions set forth in the Resolution"
REVIEW CRITERIA AND STAFF FINDINGS
EXHIBIT A - HISTORIC LANDMARK DESIGNATION
EXHIBIT B - CONDITIONAL USE
EXHIBIT C - PARCEL LOCATION
EXHIBIT D - APPLICATION
EXHIBIT E - RESOLUTION No. SERIES OF 2001
EXHIBIT A
HISTORic LANDMARK DESIGNATION STANDARDS
Any structure or site that meets two (2) or more of the following standards may be
designated as "H," Historic Overlay District, and/or historic landmark. It is not the
intention of the Historic Preservation Commission to landmark insignificant structures or
sites. HPC will focus on those, which are unique or have some special value to the
community.
A. Historical importance. The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or an event of
historical significance to the cultural, social, or political History of aspen, the
,State of Colorado, or the United Mates.
Staff Finding:
Staff and the applicant are unaware of any historical significance in connection with this
site with respect to the cultural, social, or political history of Aspen, the State of
Colorado, or the United States. Staff finds this criterion is not met.
B. Architectural importance. Based on the building form, use, or specimen, the
structure or site reflects an architectural style that is unique, distinct, or of
traditional Aspen character, or the structure or site embodies the distinguishing
characteristics of a significant or unique architectural type.
Staff Finding:
Staff finds that the structure located on Lot Q is a typical example of an Aspen miner's
cottage, which reflects an architectural character that is of distinct, traditional Aspen
character. The one-story wood frame house is of more or less rectangular shape, with
horizontal wood siding, an asphalt gable roof, a front porch, and a chimney. The house is
fairly typical of Late Victorian one-story, wood frame Miner's Cottages from the late
1800s. The scallop -shingled gable end faces the street and its lower portion contains one
large double -hung, principal window in a shallow bay. The bay has a hip roof supported
by brackets with beaded trim, and the base of the bay, too, is supported by brackets. A
cross -gable runs parallel to the street with a shed -roof porch occupying the corner. There
are two entry doors with transoms and a double -hung window under the porch's shed
roof. The porch has turned wood posts.
The house resides in its original location, where it served as the residence of one Emma
Carstens. According to the recent update of Aspen's Inventory of Historic Sites and
Structures, the structure is considered representative of Aspen's mining era character
because of its size, simple plan, front gable/porch relationship, and the double entry
doors. Since its architecture was found to embody the distinctive characteristics (i.e..
building type, period, and method of construction) of Aspen's late 1800s silver mining
era, the structure itself was designated as a local historic landmark in 1981 via the
adoption of Ordinance No. 77, Series of 1981.
7
The applicants request that the entire property now be included as part of the landmark
designation. This action allows HPC review authority over any future proposals for
exterior changes to any structure(s) located on the property ensuring compatibility with
the historically significant structure. Staff finds this criterion to be met.
C. Designer. The structure is a significant work of an architect or designer whose
individual work has influenced the character of Aspen.
Staff Finding:
Staff finds that the original designer is unknown. Therefore, this standard is not met
D. Neighborhood character. The structure or site is a significant component of an
historically significant neighborhood and the preservation of the structure or
site is important,for the maintenance of that neighborhood character.
Staff Finding:
The property is located in Aspen's historic West End neighborhood. More specifically,
West Smuggler Street between North Fifth and Sixth Streets contains four (4) well-
preserved, small miner's cottages and is consistent with surrounding blocks that embody
some of the best remaining examples of the historic character associated with Aspen's
silver mining era.
Important to the preservation of this site includes the ability to ensure that neighboring
structures are designed in a compatible and sympathetic manner in context with the
historic resource. Staff finds that, by landmarking the entire site, the HPC maintains the
ability to ensure design compatibility and consistency with historic resources in this
historic neighborhood. In approving this landmark designation request, the HPC will gain
review authority over the whole property and, therefore, the ability to ensure
compatibility in design, massing and scale for the structure(s) located next door to the
subject miner's cottage. Staff finds this criterion to be met.
E. Community character. The structure or site is critical to the preservation of the
character of the Aspen community because of its relationship in terms of size,
location, and architectural similarity to other structures or sites of historical or
architectural importance.
Staff Finding:
As it currently exists, the Miner's Cottage is representative of the modest scale, style, and
character of homes constructed in the late 1800's which is Aspen's primary period of
historic significance. This structure is a strong example of the original appearance and
character of Aspen's miner cottages. The house is consistent with the typical size and
architectural characteristics of other Aspen structures or sites of historical or architectural
importance specific to this era. Its location further enhances the importance of its
preservation in defining Aspen's historic character.
8
By virtue of this proposed designation of this site, ' the applicants will have the ability to
propose the historic landmark lot split. This allows for the ability to develop two small-
scale detached homes on Lots R and S provided a conditional use is also provided by the
Planning and Zoning Commission. If such a development is undertaken, the northwest
corner of West Smuggler Street and North Fifth Street will be developed consistent with
the historic development patterns of the original Aspen Townsite; there would be one
relatively small (approximately 1,500 square feet on average), modest residence per 3,000
square feet of land, each with street frontage and alley access. Staff finds this criterion to
be met.
9
EXHIBIT B
CONDITIONAL USE
Conditional Uses are those land uses which are generally compatible with the other
permitted uses in a zone district, but which require individual review of their location,
design, configuration, intensity, and density in order to ensure the appropriateness of the
land use in the zone district. The Planning and Zoning Commission shall by resolution
approve, approve with conditions, or disapprove a development application for a
conditional use, after recommendation by the Community Development Director.
In this case, two (2) detached residential dwellings or a duplex on a lot with a minimum
area of 6,000 square feet is listed as a Conditional Use for properties which contain an
historic landmark in the R-6 zone district. The Planning and Zoning Commission shall
consider whether the following standards are met, as applicable:
A. The conditional use is consistent with the purposes, goals, objectives and
standards o, f the Aspen Area Community Plan, and with the intent of the zone district
in which it is proposed to be located; and
Staff Finding:
The purpose of the R-6 (Medium -Density Residential) zone district is to provide areas in
the City of Aspen for long-term residential purposes with customary accessory uses. In
addition, lands in the R-6 zone district are generally limited to the original Aspen
Townsite, contain relatively dense settlements of predominantly detached and duplex
residences and are within walking distance of the center of the city. This proposal is in
harmony with the purpose of the zone district, which is to contain relatively dense
settlements of long-term residences.
This proposal is consistent with the goals of the Aspen Area Community Plan (AACP).
Specifically, the AACP promotes- density within the already developed areas of the
community; the subject property will provide at least two (2) and up to three (3) dwelling
units, not including potential ADUs in the future, on a 9,000 square foot lot. The AACP
seeks to maintain Aspen's character through compatibility with historic structures. Two
detached single-family residential units on a 6,000 square foot lot (one house per 3,000 of
land) is representative of the historic development patterns of the West End neighborhood
and the original Aspen Townsite.
The intent of Historic Preservation is to preserve Aspen's "irreplaceable historic
resources." The landmark designation request will ensure not only the preservation of an
irreplaceable resource, but also compatibility in design, size, scale, and massing with the
neighboring structure(s) upon its redevelopment. In general, this proposal is consistent
with the historic development patterns of the West End neighborhood while ensuring the
preservation of a landmark structure as well as being consistent with the purpose of the
R-6 Zone District. Staff finds this criterion to be met.
mi
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses,
or enhances the mixture of complimentary uses and activities in the immediate vicinity
of the parcel proposed for development; and
Staff Finding:
Staff finds that the proposed conditional use is consistent and compatible with the
existing residential development in the immediate vicinity. The proposed conditional use
would be highly compatible with the historic nature of the surrounding area. The density
of one (1) dwelling per 3,000 square feet of lot area is consistent with that of the subject
block and neighborhood. Staff finds this criterion to be met.
C The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations
and odor on surrounding properties; and
Staff Finding:
The proposal will help preserve an historic resource while ensuring that redevelopment of
the property would occur in an attractive and appropriately scaled manner under the
review authority of the historic Preservation Commission. The property is situated in the
historic and well established West End neighborhood, and will be an asset to its character.
In terms of operating characteristics, the proposal involves land situated along an alley.
Vehicular access, parking, utility pedestals, and trash areas currently exist along the alley.
This request will continue to maintain these uses located along the alley. The property
has historically contained three units, and the affects of the operating characteristics
mentioned in this standard will not be increased at all over that which has traditionally
been associated with the site. Staff finds this criterion to be met.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, Hospital and medical services, drainage
systems, and schools; and
Staff Finding:
Staff finds that no significant change in demand for public facilities is expected.
E. The applicant commits to supply affordable Housing to meet the incremental
need for increased employees generated by the conditional use; and
Staff Finding:
In the event that the duplex structure on Lots R and S is demolished for replacement, the
redevelopment will comply with Section 26.470.070(B)(2), as may be amended from
time to time, by either:
a) providing one free market unit and one deed restricted, resident occupied unit with a
minimum floor area of 1,500 square feet;
b) providing two free market units and one accessory dwelling unit (ADU) with a
minimum floor area of 600 net livable square feet;
c) providing two free market units and two ADUs with a minimum net livable floor area
of 300 square feet each;
d) providing two deed restricted, resident occupied units; or,
e) paying the then applicable affordable housing impact fee. The applicant shall agree to
include a note to this effect on the proposed Subdivision Exemption Plat and
Agreement for approval prior to recordation. Staff finds this criterion to be met.
Staff finds this criterion to be met.
12
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EXHIBIT C
PARCEL LOCATION
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13
ACTION: Landmark Designation
To be eligible for landmark designation, a structure or site must meet two (2) or more
of the five (5) standards contained in Section 16.76.020 of the Municipal Code. It is
not the intention of HPC to landmark insignificant structures or sites. HPC will focus
on those which are unique or have some special vaiue to the community.
Historical Importance: The structure or site is a principal or seconciary
structure or site commonly identified or associated with a person or event of
historical significance to the culturai, social, or poiiticai history_ of aspen.
the State of Colorado, or the United States. y
Architectural Importance: The structure or site reflects an architectural stvle
that is unique, distinct. or of traditional _aspen character, or the structure or
site embodies the distinquishing characteristics of a significant or unique
architectural type ( based on building form or use ), or specimen.
Designer: The structure is a significant work of an architect or desi`ner -,whose
individual work has influenced the character of Aspen.
Neighborhood Character: The structure or site is a significant component of an
historically significant neighborhood and the preservation of the structure or site
is important for the maintenance of that neighborhood character.
Community Character: The structure or site is critical to the preservation of the
character of the Aspen community because of its relationship in terms of size,
location and architectural similarity to other structures or sites of historical or
architectural importance.
Standards Applicable to all Conditional Uses
The conditional use is consistent with the purposes, goals, objectives. and
standards of the Aspen Area Comprehensive Plan. and with the intent of the
zone district in which it is proposed to be located.
The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding
land uses, or enhances the mixture of complimentary uses and activities in
the immediate vicinity of the parcel proposed for development.
The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visuala hp er�ice
impacts on pedestrian and vehicular circulation. parking, -r
delivery, noise, vibrations, and odor on surrounding properties.
There are adequate public facilities and services to serve the conditional
but not limited to roads, potable water, sewer, solid waste,
1„1JL. 111V L KKiai�
emergency medical services. hospital and
parks, police, fire protection,
medical services, drainage systems. and schools.
The applicant commits to supply affordable housing to meet the incremental
need for increased emplovees generated by the conditional use.
OCT-12-2000 THU 11:20 AM
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
A Plicai1l to the City of Aspen, personally �=ertiiy that I have complied with the public. nonce
ly
r1cc uirements pursuant to Section 26.304.060(E) of the Aspen1M Municipal Code in the ibllov,�ng
manner:
t . f3Y mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
y within three hundred (300) feet of the subject property, as indicated
Mail to �111 owners of prol�rtrd
2o0 1 (which is A days plioT to the public
on, the attached list, on the 3 day of
J&AMY—
liearing date of iA(-0151 )
2. R posting a sign in a conspicuous place on the subject property (as it could be seen from
Y P �da
the nearest public way) and that the said sign was posted and visible continuously from the y
of �� Y , 24U� to the Id�day of .lA�� 2 y —� ?oo � (Must be posted for at lc�t
ton (10) find clays before theheaiing date).
A photograph of the posted sign is attached hereto.
Signature
Sig1zcd before me, this [ day / ofL
200 /.Iby I� r 7-L,A— 110-al
VA-FNF.SS MY IIAND AND OFFICIAL SEAL
My Comliussion eXpires:
1
Notary Public
W
609 CORPORATION
A COLORADO CORPORATION
Pr` ''OX 1819
I, CO 81612
BL/-.i,4K ROBERT S & NANCY L
C/O WHITCOMB PARTNERS
110 W 51 ST ST ROOM 4310
NEW YORK, NY 10020
CORBIN MARCIA A
PO BOX 9312
ASPEN, CO 81612
ELLIOTT ELYSE A
610 NORTH ST
ASPEN, CO 81611
HAGERMAN PASS EQUITY VENTURE
LLC
C/O LEONARD WEINGLASS
PO BOX 11509
ASPEN, CO 81612
t AN ANDREW J
563 HOMER AVE
PALO ALTO, CA 94301
HOFFMAN JOHN L
1035 W 57TH ST
KANSAS CITY, MO 64113
JJDG LLLP
263 E GORE CREEK DR
VAIL, CO 81657
BASS RAIFIEL 1
606 E HYMAN
ASPEN, CO 81611
BROOKS LAURENE B
SHERIDAN SUSAN B
421 DETROIT ST
DENVER, CO 80206
CROWN TAPPER PATRICIA
5 POLO CLUB DR
DENVER, CO 80209
FOX SAM
FOX MARILYN
7701 FORSYTH BLVD STE 600
CLAYTON, MO 63105
HALL CHARLES L
PO BOX 1819
ASPEN, CO 81612
HELZBERG SHIRLEY BUSH TRUSTEE
QUALIFIED PERSONAL RESIDENCE
TRUST
5805 MISSION DR
SHAWNEE MISSION, KS 66208
IBBOTSON ANNE B
505 N 5TH ST
ASPEN, CO 81611
KOEHLER DAVID R TRUST
618 W SMUGGLER ST
ASPEN, CO 81611
LEWIS ADAM LEWIS TOBY D
C/O KATHLEEN HONOHAN @NATIONAL 18930 S WOODLAND RD
CITY BANK SHAKER HEIGHTS, OH 44122
1900 E 9TH ST LOC 2030
CLEVELAND, OH 44114
EMEYER JOHN A JR & SUZANNE MAC CARTHY LYNDA M
1 626 W FRANCIS ST
=1BER EUGENE H & STANFORD D ASPEN, CO 81611
1 i vv PENNSYLVANIA AVE
TOWSON, MD 21204
BERLINER ARTHUR S
C/O WALDEN
750 BATTERY ST #700
SAN FRANCISCO, CA 94705
CHRIST EPISCOPAL CHURCH
536 NORTH ST
ASPEN, CO 81611
DOREMUS FAMILY LTD PARTNERSHIP
LLLP
85 GLEN GARRY DR
ASPEN, CO 81611
GOLDSMITH BARBARA L
1021 PARK AVE
NEW YORK, NY 10021
HARDER JAMES B & DELLA 1/2 INT
2001 KIRBY DR STE 1220
HOUSTON, TX 77019
HEWETT CHRISTOPHER
PO BOX 2577
RANCHO SANTA FE, CA 92067
ISRAEL CHARLES B
PO BOX 11689
ASPEN, CO 81612
LANGENKAMP FAMILY REVOCABLE
TRUST 1/2
633 NORTH ST
ASPEN, CO 81611
LOWREY JAMES E JR TRUSTEE
1390 ENCLAVE PKWY
HOUSTON, TX 77077-2025
MARKALUNAS JAMES J & RAMONA 1
624 W NORTH ST
ASPEN, CO 81611
MAROLT MAXWELL S
PO BOX 1013
F 1, CO 81612
OXLEY DEBBY M 50%
1300 WILLIAMS TOWER I
TULSA, OK 74103
SILVERMAN JACK E
612 W FRANCIS ST
ASPEN, CO 81611
MCLEAN CHARLES M
PO BOX 11687
ASPEN, CO 81612-9478
PLENK HENRY P & AGNES M
875 DONNER WAY 1403
SALT LAKE CITY, UT 84108
SMALL ALBERT H & SHIRLEY S
7116 GLENBROOK RD
BETHESDA, MD 20814
MUSGRAVE MARJORY M
629 W NORTH ST
ASPEN, CO 81611
POPE WILLIAM H
540 W SMUGGLER
ASPEN, CO 81611
SMITH CHRISTOPHER H & LESLIE M
234 WEST HOPKINS AVE
ASPEN, CO 81611
WEST END III PARTNERSHIP LLC WEST SMUGGLER LOT SPLIT LLC WHIPPLE RALPH U & LYNNE C
420 W FRANCIS ST C/O LEONARD WEINGLASS 855 GIBSON AVE
ASPEN, CO 81611 PO BOX 11509 ASPEN, CO 81611
ASPEN, CO 81612
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DIP-0-19-2000 TUE 09:40 AM
FAX NO, P. 02
PUBLIC NOTICE
11 ...... I I I I F [11 11
NOTICE IS HEREBY GIVEN that a public heaving will be held on Tuosday, Imnialy 16, 2001 at
141 ineeting to begin at 430 p.m. before the Aspen Plam-iujg and Zoning Commission, Sister Cities
rkoom, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Marcia Corbin
and tiaine Burrows, recIttesting approval for landmvk- designation and a "'conditional use"' for 2
single-family houses, on a 6,000 square foot lot ;for the property located at 505 N. Fifth and 610 W.
Smuggler. The proper-ty is described as Units A, B, and C, Smuggler Condos, City and Townsite
of AspeijFor furdicr information, contact Fred Jarman at the Aspen/Pitkin County Community
Development Department, 130 S. Galena St., Aspen, CO (970) 920-5102, fi-edj@Ci.aSPan.co.US-
S/Bob Blaich, Chik!!-
Aspen Planning and Zoning Cornmisslon
Published in the Aspen Times on December 23, 2000
City of Aspen Account
PLAI�1W1111�IG ArWID) Z�0)NIIIWIG; C(,,OMIMfIfS;Si1101N1
MEETING DATE: 0III6I211111
NAME OF PROJECT: CORBIN/BURROWS HISTORIC LANDMARK
DESIGNATION and CONDITIONAL USE —
610 W. SMUGGLER & 505 N. FIFTH STREET
CITY CLERK: Jackie Lothian
STAFF: Fred Jarman
WITNESSES: (1) Mitch Haas
EXHIBITS: 1 Staff Report (x) (Check If Applicable)
2 Affidavit of Notice (x) (Check If Applicable)
3 Board Criteria Sheet (x) (Check If Applicable)
4 Maps (vicinity, renderings, floor plans, elevations)
MOTION: Roger Haneman recommended the City Council approve the Historic
Landmark designation, and approves a Conditional Use for a property located at
610 West Smuggler and 505 North Fifth Streets, with the following conditions: 1.)
At present, there is a fencing encroachment into the public right-of-way on West
Smuggler Street and a trash shed encroachment into the alley for Block 20 on the
north side of Lot Q. The applicant must either 1) remove the encroachments or 2)
obtain a Temporary Revocable Encroachment License from the City Engineering
Department allowing these encroachments to exist prior to the recording of the final
plat; 2.) That the applicant shall submit and record a subdivision plat which meets
the terms of Chapter 26.480 and conforms to the requirements of the Land Use
Code, in the office of the Pitkin County Clerk and Recorder after approval,
indicating that no further subdivision may be granted for these lots nor will
additional units be built without receipt of applicable approvals; 3.) That the
applicant agrees that this subdivision exemption lot split resulting in one 3,000
square foot lot (Lot Q) and one 6,000 square foot lot (Lots R-S) contains a maximum
potential build out not to exceed three (3) principal dwelling units which may be
comprised of a duplex and a single-family home pursuant to Section
26.480.030(A)(2)(g) for the three lots combined. In addition, the applicant may be
able to place two single-family homes on the 6,000 square foot lot if approved as a
conditional use by the Planning and Zoning Commission; 4.) Any future
development on the newly created lots shall be required to mitigate for their impact
pursuant to Chapter 26.470 Growth Management Quota System (GMQS) as
required; 5.) A subdivision plat and subdivision exemption agreement shall be
reviewed and approved by the Community Development and Engineering
Departments and recorded in the office of the Pitkin County Clerk and Recorder
within one hundred eighty (180) days of final approval by City Council. Failure to
record the plat and subdivision exemption agreement within the specified time limit
shall render the plat invalid and reconsideration of the plat by City Council will be
required for a showing of good cause. As a minimum, the subdivision plat shall: 6.)
PZVOTE
Contain a plat note stating that development of Lots "R-S" shall be required to
mitigate for affordable housing pursuant to Section 26.470.070(B) of the Municipal
Code for any future development; 7.) Contain a plat note stating that no further
subdivision may be granted for these lots nor will additional units be built without
receipt of applicable approvals pursuant to Chapter 26.480 and growth
management allocation pursuant to Chapter 26.470. Any development of the lots
will comply with the applicable provisions of the Land Use Code in effect at the time
of application; 8.) Contain a plat note stating that all new development on the lots
will conform to the dimensional requirements of the R-6 zone district, except for
variances approved by an entity having the authority to do so; 9.) That Lots Q, R,
and S are designated as historic landmarks and must receive HPC approval for all
development in accordance with Section 26.415 of the Municipal Code; 10.)
Contain a plat note stating the total allowable FAR for each newly created lot. In
addition, the applicant shall verify with the City Zoning Officer the total allowable
FAR on each lot, taking into account any and all applicable lot area reductions. The
property shall be subdivided into two parcels, Lot "Q" receiving 3,000 square feet
and Lots "R-S" receiving 6,000 square feet in size. Provided it is found by the
Zoning Officer that no lot area reductions are required, the maximum allowable
FAR on Lot "Q" will be 1,340 s.f. (including a 500 square foot floor area bonus) and
3,240 square feet of floor area on Lots "R-S." The information specific to exact
allocated FAR as indicated above for both lots as verified by the City Zoning
Officer, shall be included on the plat, as a plat note; 11.) At a minimum, the
subdivision exemption agreement shall include the elements outlined in Section
26.480.030(A)(2) of the Aspen Municipal Code, and shall meet the recording and
timing requirements described in Section 26.480.070(E); 12.) Any further
development for the historic structure or on the lots created by this lot split shall be
subject to further review as required by Section 26.415 of the Aspen Land Use
Code; 13.) That the applicants preserve the "monument" on the south east corner
of Lot S as required by the City of Aspen Engineering Department; 14.) That the
applicants shall ensure that each structure on the newly created lots maintain their
separate and individual meter boxes; and 15.) That the applicant agrees that they
shall be required to place street trees as a result of any future development to reflect
the traditional cottonwood street tree pattern currently lining Nest Smuggler and
North Fifth Street as required by the City of Aspen Parks Department.
APPROVED 4-0.
VOTE: YES _4_ NO _0_
ROBERT BLAICH YES _x_ NO ERIC COHEN YES _x_ NO
ROGER HANEMAN YES _x_ NO
STEVEN BUETTOW YES _x_ NO
PZVOTE