HomeMy WebLinkAboutresolution.apz.029-00 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF THE ASPEN GOLF AND
TENNIS CLUB/TRUSCOTT HOUSING FINAL PLANNED UNIT
DEVELOPMENT, SUBDIVISION, AND REZONING, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
PARCEL NOS. 2735-111-09-702 & 2735-111-09-001
Resolution #00 - 29
WHEREAS, the Community Development Department received an application
(the application) from the City of Aspen and the Aspen/Pitkin County Housing Authority,
applicant, for a Final Planned Unit Development (PUD) approval, Subdivision approval,
Rezoning approval, Special Review for parking, and Residential Design Standards
Review for redevelopment of the Aspen Golf Course parking lot, golf support areas, and
Truscott Affordable Housing to include additional affordable housing and recreational
facilities on land currently described as Lot #1 and Lot #2 of the Aspen Golf Course
Subdivision, including land within said Subdivision described as "golf course support
area;" and,
WHEREAS, pursuant to Aspen City Council Resolution No. 41, Series of 2000,
the Truscott Affordable Housing and Aspen Golf and Tennis Club project (the project)
was granted Conceptual PUD approval; and,
WHEREAS, the Conceptual PUD approval considered three phases of housing
development with the specific understanding that the third phase is not expected to occur
until 2006 and that the Conceptual approval allowed for a Final Development Plan to be
submitted for said third phase at anytime, combined with the Final PUD application or as
a separate application, including beyond the one year limitation of Conceptual approvals;
and,
WHEREAS, the application includes only the first and second phases of
residential development and the third phase; to be located on proposed Lot #2 of the
Third Amended Plat of the Aspen Golf Course Subdivision Plat, shall remain subject to
Final Development Plan approval and subject to City Council Resolution No. 41, Series
of 2000; and,
WHEREAS, pursuant to Section 26.304.060 of the Land Use Code, and in
consultation with the applicant, the Community Development Director has permitted a
modification in review procedures to combine the Special Review for parking and the
Residential Design Standards review With the Planned Unit Development review for the
purpose of ensuring economy of time and clarity; and,
WHEREAS, such review procedure modification has not lessened any public
hearing noticing or any scrutiny of the project as would otherwise be required; and,
WHEREAS, the application was referred to the relevant referral agencies
including the Fire Marshall, Colorado Department of Transportation, USWEST
Communications, the Pitkin County Community Development Department, Holy Cross
Electric, Aspen Consolidated Sanitation District, the Roaring Fork Transit Agency, City
Water Department, Environmental Health Department, City Engineering Department,
Parks Department, and the Building Department; and,
Planning and Zoning Commission
Resolution No. 00-29, Page 1
WHEREAS, said referral agencies and the Aspen Community Development
Department reviewed the proposed Final PUD and recommended approval with
conditions; and,
WHEREAS, pursuant to Section 26.304 of the Land Use Code, Final PUD,
Subdivision, Rezoning approval may be granted by the City Council at a duly noticed
public hearing after considering a recommendation by the Planning and Zoning
Commission made at a duly noticed public hearing, relevant referral agencies, the
Community Development Director, and testimony by the general public; and,
WHEREAS, during the applicant presentation on July 18, 2000, and again on
August 1, 2000, the applicant indicated the provision of residential units at the
Burlingame Seasonal project to RFTA employees in response to concerns related to the
continued viable transit provision in Aspen and that related to Truscott project,
Burlingame Seasonal project, and the potential Burlingame Village project; and,
WHEREAS, during a regular meeting on June 20, 2000, the Planning and Zoning
Commission opened the public hearing to consider an overview presentation of the
project and continued the public hearing to July 11, 2000, to consider the project in total
and testimony by the general public, and continued the public hearing to July 18, 2000,
and, by a three to two (3-2) vote, recommended City Council not approve the Final PUD,
Subdivision, and Rezoning of the Aspen Golf and Tennis/Truscott Affordable Housing
project; and,
WHEREAS, during a meeting on July 25, 2000, the Planning and Zoning
Commission decided to reconsider the denial recommendation and continued the
reconsideration hearing to August 1, 2000; and,
WHEREAS, during a regular meeting on August 1, 2000, the Planning and
Zoning Commission re-considered the recommendation to City Council and
recommended, by a seven to zero (7-0) vote, City Council approve the Final PUD,
Subdivision, and Rezoning of the Aspen Golf and Termis/Truscott Affordable Housing
project, subject to conditions of approval listed hereinafter.
NOW, THEREFORE, BE IT RESOLVED:
The Aspen Planning and Zoning Commission hereby recommends the City Council
approve the Final PUD, Subdivision, and Rezoning of the Tmscott Affordable
Housing/Aspen Golf and Tennis Club Redevelopment project, subject to the conditions
of approval listed hereinafter.
Section 1:
The Official Zone District Map of the City of Aspen should be, subject to final approval
by the City Council, amended by the Community Development Director to reflect Lots 2,
3, and 4 of the Aspen Golf Course Subdivision, City of Aspen, as included in the
Residential Multi-Family - Planned Unit Development Housing (RMF-PUD); to reflect
the Golf Course Support (GCS) section of Lot #1, of the same subdivision, as designated
with a Planned Unit Development (PUD) Overlay; and to remove the Golf Course
Support (GCS) overlay from the portions of Lot #1 of the Subdivision that lay east of the
westernmost boundary of Lot #3.
Planning and Zoning Commission
Resolution No. 00~29, Page 2
Section 2:
Conditions of Approvai:
1. Within 180 days after final approval by City Council and prior to applying for a
Building Permit, the applicant shall record a Subdivision Plat and Final PUD
Development Plan. The Subdivision plat shall include easements and signature
blocks for any utility mains that are intended to serve adjacent parcels or include
easements to the benefit of any jurisdiction other than the City of Aspen. The Final
PUD Plans shall include an illustrative site plan, landscape plan, architectural
character plan, a utility plan, a grading/drainage mitigation plan, and an exterior
lighting plan. The PUD Plans shall describe Lot #2 as "Phase Three Housing" and
remaining subject to Final Development Plan approval. The landscape plan shall
include a signature line for the City Parks Director.
2. A revised lighting plan shall be approved by the Planning and Zoning Commission
and recorded as an addendum to the Final PUD Plans prior to issuance of a building
permit. An appeal of the Commission's decision may be considered by the City
Council.
3. Within t 80 days after fmal approval by City Council and prior to applying for
Building Permit, the applicant shall record a Subdivision/PUD Agreement binding
this property to this development approval. The Agreement shall include the
necessary items detailed in Section 26.445.070, in addition to the following: The
agreement shall state the ownership and maintenance responsibilities of the
common areas of the project. The Agreement shall describe the provisions
applicable to the un-approved Phase #3 of the msidentiai development remaining
subject to Final Development Plan approval. The agreement shall include the
draft construction schedule and shall require approval by the Community
Development Department for any substantial changes to the schedule or areas of
disturbance.
4. The Final PUD approval is subject to approval of an addendum Transportation
Demand Management Plan by the Planning and Zoning Commission, the
AsperffPitldn County Housing Authority Board, and the City Council. Said plan
shall describe strategies to reduce automobile usage that will be implemented by
the owner/operator of each individual lot (residential and recreational), any shared
responsibilities, and shall include an amendment procedure. The Plan shall be
approved prior to occupancy of the residential portion of the development.
5. The applicant shall be required to maintain adequate emergency access to and
within ail areas of the site including plowing, if necessary, the access road across the
golf course in a manner determined adequate by the Aspen Fire District and the
Pitldn County Disaster Coordinator. Failure to maintain this access in an acceptable
condition shall result in an immediate stop work order. Any actions required by the
City in reinstating proper access shall be at the sole cost of the applicant. The
primary contractor should be notified of this provision and to any provision of their
service contract that indicates monetary responsibility for reinstating the access.
Planning and Zoning Commission
Resolution No. 00-29, Page 3
6. The public trail system shall remain open during construction. Alternate route
designs shall be approved by the City Parks Department and shall be clearly signed.
7. Final trail designs and specifications shall be approved by the City Trail
Coordinator prior to start of construction. Restoration of trail shoulders and
surrounding vegetation shall be included in the trail designs. Manhole locations
shall not coincide with trails. The trail designs shall coordinate with the Entrance
to Aspen Maroon Creek Bridge pedestrian crossing plans being prepared by
CDOT.
8. The wetlands shall be designed in coordination with the City Parks Department
and the City Engineer to ensure sediment-loaded drainage does not enter Maroon
Creek. The applicant shall be responsible for acquiring any necessary Federal
permits.
9. The Final PUD plans shall indicate bicycle racks near the clubhouse and tennis
complex, show bicycle rack location near the housing development, and a
drinking fountain near the tennis facility.
10. The applicant shall coordinate utility plans and specifications with the City Water
and Aspen Sanitation District, including manhole locations, in order to schedule
the proposed Fall start date.
11. The building permit application shall include/depict:
a) A letter from the primary contractor stating that the approving Ordinance has
been read and understood.
b) A signed copy of the final Ordinance granting land use approval and a signed
copy of the PUD/Subdivision Agreement.
c) A fugitive dust control plan approved by the Environmental Health Department
which addresses watering of disturbed areas including haul roads, perimeter
silt fencing, dally cleaning of adjacent rights,of-way, speed limits within and
accessing the site, and the ability to request additional measures to prevent a
nuisance during construction.
d) A payment for school land dedication in the amount of $51,787. Building
permit fees and land use fees shall not be required as those fees are waived by
City Council.
e) A soil and sand interceptor in the cart bnm and an oil and grease interceptor in
the restaurant.
12. The recreational parking area shall be routinely cleared of any non-permitted cars.
Accommodation for permitted overflow parking from the Burlingame Seasonal
Housing shall be provided in the recreational parking lot during the winter season
until such time as the overflow parking is moved or is no longer needed.
13. The four drop-off parking spaces within the housing development shall be signed
for "15 minute parking only." No parking shall be permitted along the internal
streets. Both of these provisions shall be enforced by the housing property manager.
Planning and Zoning Commission
Resolution No. 00-29, Page 4
14. Residential parking that becomes available with the completion of the future phase
three housing development shall become available as "remote parking" to the
benefit of infill development projects and shall not become excess or overflow
parking for Tmscott residents.
15. The surface parking lot, as depicted in the final development application and
intended to serve both recreation and msidentiai parking demand, shall be developed
with the flexibility to accommodate the findings of the remote parking study and not
preclude a future partial or full upper deck.
16. The winter season overflow parking obligation for the Burlingame Seasonal
Housing project (expected to be 30-40 cars) shall be accommodates on-site or at
another in kind site through the construction phases of Truscott. This obligation
shall be noted in the PUD Agreement and any on-site provision shall be noted in the
Construction Management Plan.
17. The trash containers provided on-site shall be "bear proof," meeting the standards of
Ordinance 13, Series of 1999.
18. During construction, construction staging, contractor parking shall be limited to
the site and areas identified in the Construction Management Plan, appended to
the PUD Agreement. The construction disturbance areas may be amended by the
Community Development Director. The applicant shall encourage contractors to
car-pool and/or use of the daily parking lots at the airport park-and-ride. At no
time shall contractor parking along State Highway 82 be permitted.
19. The applicant shall wash tracked mud and debris from the street as necessary, and
as requested by the City, during construction.
20. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
21. The applicant shall record the 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.
22. Any substantial modification to the architecture of the project or of the exterior
materials shall require review and approval by the Planning and Zoning
Commission.
Section 3:
The Planning and Zoning Commission recognizes a substantial need for a signalized traffic
control system to be implemented at the intersection and entrance to the Truscott site as
soon as possible. The Commission supports the implementation of such control by any
means necessary, including the implementation of a temporary light. The Commission
recognizes the jurisdiction of CDOT in determining the implementation of this control
system but strongly encourages the Truscott design team, the Aspen City Council, and the
Department of Transportation to expedite the necessary approvals and implement this
control device in a timely manner.
Planning and Zoning Commission
Resolution No. 00-29, Page 5
Section 4:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein granted, whether in public hearing or
documentation presented before the Planning and Zoning Commission 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.
APPROVED by the Commission at its regular meeting on August 1, 2000.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
Cit~ Attorney ~/ t(ffR~)bert Blaich, Chair
ATTEST:
' kie Lo'an, Deputy City C~rk · 0' ] c~v- ~
Planning and Zoning Commission
Resolution No. 00-29, Page 6