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HomeMy WebLinkAboutagenda.apz.20021015 AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, OCTOBER 15, 2002 4:30 PM SISTER CITIES ROOM I. COMMENTS A. Commissioners B. Planning Staff C. Public II. MINUTES (09/24/02) IlL DECLARATION OF CONFLICTS OF INTEREST IV. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS A. TRUSCOTT DECOMMISSIONED RESTAURANT PUD AMENDMENT, GMQS EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY, AND CONSOLIDATED CONCEPTUAL/FINAL SPA, James Lindt B. INFILL LAND USE CODE AMENDMENTS, Chris Bendon, continued from October 8th V. BOARD REPORTS VI. ADJOURN AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, OCTOBER 15, 2002 4:30 PM SISTER CITIES ROOM I. COMMENTS A. Commissioners B. Planning Staff C. Public II. MINUTES (09/24/02) III. DECLARATION OF CONFLICTS OF INTEREST IV. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS A. TRUSCOTT DECOMMISSIONED RESTAURANT PUD AMENDMENT, GMQS EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY, AND CONSOLIDATED CONCEPTUAL/FINAL SPA, James Lindt B. INFILL LAND USE CODE AMENDMENTS, Chris Bendon, continued from October 8th V. BOARD REPORTS VI. ADJOURN t4 MEMORANDUM TO: Aspen Plam- ing and Zoning Commission THRU: Joyce Ohlson, Deputy DirectorP FROM: James Lindt, Planner RE: Truscott Decommissioned Restaurant GMQS Exemption for an Essential Public Facility, Consolidated Conceptual/Final SPA, PUD Amendment - Public Hearing DATE: October 15, 2002 APPLICANT: City of Aspen Asset Management Department REPRESENTATIVE: Michelle Bonfils, Asset Management Dept. CURRENT ZONING: R/MF (Residential/Multi-Family) PUD APPROVED USE: Community Meeting Room LOCATION: PROPOSED USE: Decommissioned Restaurant in Truscott 100 Office Use for Asset Management Building Department Project Managers and On -site Housing Managers BACKGROUND: The City of Aspen Asset Management Department, ("Applicant"), represented by Michelle Bonfils, is proposing to convert the deconunissioned restaurant space in the Truscott 100 Building (formerly the Red Roof Inn) to offices. The proposal would convert the old restaurant space to offices for four (4) employees of the Asset Management Department and two (2) existing on -site Housing Managers. The ordinance that approved the Truscott PUD identified that the decommissioned restaurant space could be used solely as a Community Meeting Room. Therefore, a PUD Amendment is needed for the Applicant to change the use of this space and to utilize several of the parking spaces within the affordable housing parldng lot on Lot 5. In addition, the Applicant requires a GMQS Exemption for an Essential Public Facility to expand the net leasable square footage within the Truscott PUD to accommodate the office use. The Applicant is requesting that a consolidated conceptual/final SPA be established to allow for the office use within the Truscott PUD. LAND USE ACTIONS REQUESTED The proposed application requests the following land use actions: 1) A GMQS Exemption for an Essential Public Facility to utilize the decom nissioned restaurant as net leasable space; and, 2) A PUD Amendment to utilize parking spaces dedicated for the Affordable Housing, and to use the decommissioned restaurant as office space; and, 3) A Consolidated Conceptual/Final SPA to allow for the office use on the property that has an underlying zoning of R/MF (Residential Multi -Family). REVIEW PROCEDURE: GMQS Exemption_ for an Essential Public Facility: City Council may approve, approve with conditions, or deny a GMQS Exemption request for an Essential Public Facility after considering a recommendation from the Planning and Zoning Commission and the Community Development Director. PUD Amendment: City Council may approve, approve with conditions, or deny an application for a PUD Amendment after considering a recommendation from the Planning and Zoning Commission and the Community Development Director. Consolidated Conceptual/Final SPA: City Council may approve, approve with conditions, or deny an application for a consolidated conceptual/final SPA after considering a recommendation from the Planning and Zoning Commission and the Community Development Director. STAFF COMMENTS: GMQS Exemption for an Essential Public Facility: The Applicant has applied for a GMQS Exemption for an Essential Public Facility to allow for the existing decoinnlissioned restaurant in the Truscott 100 Building to be converted into offices for the Asset Management Department's Project Managers, as well as, for the on -site Truscott Property Managers. The decommissioned restaurant is approximately 900 square feet and was sterilized from commercial and office use by Ordinance 34, Series of 2000. The aforementioned ordinance requires that the decommissioned restaurant only be used as a community meeting space and did not provide for Growth Management Allotments for the space to be utilized as net leasable square footage. The City of Aspen over -mitigated by 7 employees for the 11 employees that they were required to house at Truscott as a result of the development of the new Golf Pro Shop and Iselin Pool and Ice Facility by providing housing at Truscott for 18 City of Aspen employees. The Applicant is proposing to utilize the surplus mitigation of 7 employees for use of the decommissioned restaurant as office space. The Housing Authority has reviewed the proposed GMQS exemption and feels that the Applicant is fulfilling it's mitigation requirements by using the aforementioned surplus mitigation. Additionally, the Housing Authority does not believe that any employees will be generated as a result of the proposed application because all of the employees that are slated to move into the decommissioned restaurant space are currently City of Aspen employees. The Plamling Staff also feels that it is appropriate to allow for the surplus employee housing mitigation that was provided at Truscott to serve as mitigation for the increase in net leasable square footage that would be yielded by this proposal. 2 The Asset Management Department has requested approval of this application because it E would provide an opportunity to co -locate the offices of their project managers. The Applicant feels that co -locating their offices would provide greater efficiency and would foster better communication between their Construction Project Managers and their Land Use Managers. Furthermore, the Applicant is proposing to use the decommissioned restaurant as offices only until Please III of the Truscott Affordable Housing is enacted or until the Civic Center Master Plan yields more govern ment office space within the City. The Plaiming Staff does believe that the proposal for government offices meets the definition of an essential public facility in that the definition requires a facility to be available for use by, or for the benefit of the public and which serves the needs for the community. Government offices benefit the general public and are created in response to a community need. Staff also believes that the proposal serves a public purpose in response to growth demands as is required by the first review standard to grant a GMQS exemption for an essential public facility. The increasing growth pressure on the City of Aspen over the past decade has expanded the need for the development of employee housing and community facilities, and because the Asset Management Department is largely responsible for such development, they have experienced a need for more office space. Therefore, Staff believes that the proposal to utilize the decommissioned restaurant as offices is in response to growth generated within the community and meets the definition of an "Essential Public Facility". PUD Amendment.: The Planning Staff finds that the proposal will slightly increase the demand for parking at Truscott. The Applicant believes that the office use will only require two (2) parking spaces for the two (2) fleet vehicles that are owned by the Asset Management Department as is requested in the application. Therefore, the Applicant has proposed to utilize two (2) parking spaces on Lot 5, the area designated as parking for affordable housing at Truscott. Staff finds that the utilization of two (2) parking spaces for the proposed office use would have a negligible affect on the parking demand within the PUD. In reviewing the approved parking arrangement at Truscott, Staff feels that sufficient parking exists within Lot 5 to accommodate the proposal. Originally, a one parking space per unit ratio was proposed at Truscott but was bumped up through the review process to 225 parking spaces for the 195 affordable housing units on the site (1.15 spaces per unit). During the conceptual review of the Truscott PUD, former City of Aspen Transportation Planner Claude Morelli, encouraged the City to limit the availability of residential parking in this location (memo included as attaclunent "D"). Morelli felt that limiting the availability of residential parking would encourage economization and the sharing of vehicle ownership and use. Additionally, Assistant City Manager Randy Ready has reviewed the proposal and feels that the on -site parking should be sufficient to accommodate the proposed office use (please see parking referral continents attached as Exhibit "E"). Staff believes that Morelli's recommendation holds true and that the affordable housing will continue to be effectively parked even if two of the parking spaces designated for the affordable housing are shifted to use by the Project Managers. 3 Consolidated Conceptual/Final SPA: The Applicant has requested approval of a consolidated conceptual/final SPA to allow for the office use in the decommissioned restaurant because the Lulderlying R/MF (Residential/Multi- Family) zoning does not allow for offices as a permitted use. The Planning Staff feels that the offices that are accessory to on -site uses and the operations of the golf course and the affordable housing units are appropriate for the space. However, the Plalming Staff does not believe that the proposed offices for the Asset Management Department's Project Managers enhance the mix of land uses in the immediate vicinity. Staff believes that the majority of general public office uses (offices not accessory to on -site uses) should be focused within the civic center area of Aspen and not outside of the original townsite. Moreover, Staff does not believe that the office use is compatible with the affordable housing use within the vicinity. Thus, the Plaiuling Staff calulot support the establishment of the proposed consolidated conceptual/final SPA to allow for offices that serve off -site projects within the Truscott 100 Building. Summary of Staff Comments: Staff feels that offices for the on -site Property Managers at Truscott are appropriate for the decommissioned restaurant space and do not require land use actions because they are accessory to the Affordable Housing Units on -site. However, from a land use perspective, Staff does not feel that proposed office use for the Asset Management Department's Project Managers are compatible with the surrounding uses. Staff does not support the decentralization of public offices from the periphery area of the core of the City as a solution to the increasing demand for public/government office space. Therefore, the Planning Staff cannot support the proposed land use requests. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission put forth a recommendation that City Council deny the proposed GMQS Exemption for an Essential Public Facility, PUD Amendment, and Consolidated Conceptual/Final SPA to use the decommissioned restaurant as office space finding that the review standards have not been met. Recommended Motion: ( All motions are read in the affirmative) "I move to approve Resolution No.�, Series of 2002, recommending that City Council approve the proposed GMQS Exemption for an Essential Public Facility, PUD Amendment to designate two (2) parking spaces in Lot 5 for the office use, and a Consolidated Conceptual/Final SPA to allow for the decommissioned restaurant space in the Truscott 100 Building to be used as offices for four (4) Asset Management Department Project Managers and two (2) Asset Management Department On -site Property Managers." 11 ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application Exhibit C -- Referral Comments Exhibit D -- Transportation Planner Claude Morreli's Memo Dated Feb. 9, 2000 Exhibit E -- Parking Referral Conu-nents C:\home\nickl\Active Cases\Rio Grand SPA Skateboard Park Amendment\Rio Grande SPA Amendment.doc 5 RESOLUTION N0. �g (SERIES OF 2002) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING THAT CITY COUNCIL APPROVE 1)A GMQS EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY, 2) ESTABLISH A CONSOLIDATED CONCEPTUAL/FINAL SPECIALLY PLANNED AREA ON LOT 2 OF THE ASPEN GOLF COURSE SUBDIVISION, AND 3) A PUD AMENDMENT TO THE TRUSCOTT PUD TO ALLOW FOR THE DECOMMISSIONED RESTAURANT IN THE TRUSCOTT 100 BUILDING TO BE USED AS OFFICES FOR THE CITY OF ASPEN ASSET MANAGEMENT DEPARTMENT'S PROJECT MANAGERS, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 735-111-09- 702 WHEREAS, the Community Development Department received an application from the City of Aspen Asset Management Department in conjunction with the Housing Authority, represented by Michelle Bonfils, requesting approval of 1) a GMQS Exemption for an Essential Public Facility, 2) to establish a consolidated conceptual/final SPA on Lot 2, of the Aspen Golf Course Subdivision, and 3) a PUD amendment to the Truscott PUD to allow for the Project Managers to use the decommissioned restaurant on Lot 2 as office space until the start of construction on Truscott Phase III or the enactment of the Civic Center Master Plan; and, WHEREAS, City Council Ordinance 34, Series of 2002, restricts the use of the deconunissioned restaurant area in the Truscott 100 Building to a Community Meeting Room; and, WHEREAS, upon review of the application and the applicable code standards, the Community Development Department recommended denial of the proposed 1) GMQS Exemption for an Essential Public Facility, 2) Consolidated Conceptual/Final SPA, and 3) PUD amendment to allow for the decommissioned restaurant to be used as offices; and, WHEREAS, during a duly noticed public hearing on October 15, 2002, the Plamung and Zoning Commission approved this resolution, by a to vote, recommending that City Council approve the proposed GMQS Exemption for an Essential Public Facility, Consolidated Conceptual/Final SPA to allow for the office use on Lot 2, of the Aspen Golf Course Subdivision, and PUD Amendment; and, WHEREAS, the Aspen Plaiuung and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein; and, WHEREAS, the 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 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: �ectinn 1 Pursuant to the procedures and standards set forth in City of Aspen Land Use Code Section 26.470.070) GMQS Exemptions; Section 26.440, Specially P1amled Area; and Section 26.445, Planned Unit Development; the Planning and Zoning Conunission recommends that City Council approve a 1) GMQS Exemption for an Essential Public Facility, 2) a Consolidated Conceptual/Final SPA on Lot 2 of the Aspen Golf Course Subdivision, and 3) a PUD Amendment to allow for the Asset Management Department to use the decommissioned restaurant space in the Truscott 100 building as offices for their four (4) Project Managers and two (2) On -site Truscott Property Managers. 'qeetinn 2 All material representations and conunitments 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 3: Thus 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. �ectinn 4-- If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 15"' day of October, 2002. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Jasmine Tygre, Chair EXHIBIT A Growth Management Quota System Exemption for an Essential Public Facility Review Criteria & Staff Findings An Exemption from the Growth Management Quota System for the construction of an Essential Public Facility may be approved by City Council after considering a recommendation from the Planning and Zoning Commission. This exemption is available provided that the following conditions are met: 1. Except for housing, development shall be considered an essential public facility if: a. it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a significant tn growth generator, is available for use by the general public, and serves the needs of the City. Staff Finding Staff believes that the proposal for government offices meets the definition of an "Essential Public Facility" in that the definition requires a facility to be available for use by, or for the benefit of the public and which serves the needs for the community. Staff believes that goverm,nent offices benefit the general public and are created in response to a community need. Staff also feels that the proposal serves a public purpose in response to growth demands of the community. The increasing growth pressure on the City of Aspen over the past decade has expanded the need for the development of employee housing and community facilities, and because the Asset Management Department is largely responsible for such development, Staff finds that the proposal to utilize the decommissioned restaurant as offices is in response to the growth of the Community. 2. An applicant for an exemption pursuant to this Section shall be required to demonstrate to the satisfaction of the City Council: a. That the impacts of the essential public facility will be mitigated, including those associated with: i. The generation of additional employees, the demand for parking, road and transit services, and Staff Finding Staff believes that sufficient parking exists to accommodate the additional demand that would be placed on the facility by the proposal. An analysis that was done by former City of Aspen Transportation Planner Claude Morelli, encouraged limiting the parking available to one parking space per affordable housing unit as was originally proposed by the Housing Authority for the site. During the final PUD review process, the requirement was bumped up to 225 parking spaces for the 195 affordable housing units, which yields a higher ratio of 6 about 1.15 parking spaces per unit. Furthermore, the Planning Staff felt that the original proposal of one parking space per unit was appropriate. Given that there have been considerably more than one parking space per unit developed within the PUD, Staff believes that the use of two parking spaces by the Asset Management Department will not have a considerable negative impact on the parking situation. Staff believes that sufficient parking exists to accommodate the proposal. Staff finds this criterion to be met. ii. The need for basic services including but not limited to water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. Staff Finding The space is existing and once accommodated a restaurant use. The proposed office use will not exceed the demand on the basic services that the restaurant placed on the structure. The proposed development has a negligible adverse impact on the City's air, water, land and energy resources, and is visually compatible with surrounding areas. Staff Finding ,Staff believes that moving the City Asset Management Department employees may increase vehicle trips because their job necessitates that they attend to city business and meetings that are held downtown. On the other hand, the co -location of the City's Project Managers may reduce the vehicle trips associated with their internal communication. Therefore, Staff does not believe that there will be a large increase in the vehicular trips generated by the proposal and thus, there will be negligible impacts on the City's air. Furthermore, the proposal will not affect the exterior of the building and will not have a visual impact on the surrounding areas. Staff finds this criterion to be met. 3. Notwithstanding the criteria as set forth in sub -Sections (1) and (2), above, the City Council may determine upon application that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development from the growth management competition and scoring procedures and from such mitigation requirements as it deems appropriate and warranted. Staff Finding Staff finds that the proposal has been initiated by a non-profit entity and qualifies as an essential public facility that serves and benefits the general public. However, Staff does not believe that the proposal to move existing government employees from the civic center area of town to the perimeter encourages good growth. Staff feels that the proposal would add to sprawl and the decentralization of goveriunent facilities that don't serve an accessory purpose to the Golf Course or the on -site affordable housing units at Truscott. Staff does not find this criterion to be met. b PUD Amendment REVIEW CRITERIA & STAFF FINDINGS In reviewing an amendment to an approved PUD, the Plaiming and Zoning Commission shall consider: A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of 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 Staff does not feel the proposed use of offices for the Asset Management Department's Project Managers is consistent with the existing land uses in the immediate vicinity. The existing land uses in the immediate vicinity are primarily related to the operations -of the Golf Course or are accessory to the Truscott Affordable Housing Units. Additionally, Staff .does not feel that the proposal to remove employees from the center of town and relocate them on the perimeter of the City is consistent with the growth management goals of the AACP. The growth management section of the AACP encourages a coinpact, dense community. Staff feels that the proposal is in conflict with aforementioned goal in that it fosters the sprawl of office space to the outreaches of the city. In addition, Staff believes that the proposal is conflict with the economic sustainability section of the AACP that calls for a lively downtown. Removing employees from the downtown can only further detract from the lively nature of downtown. Staff does not find this criterion to be met by the proposal. 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: E 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. 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 that sufficient parking exists in the affordable housing parking lot to accommodate the proposal as is detailed in Staff s response to Review Criteria No. 2 in the Growth Management Exemption Staff Findings. However, Staff does not believe that the proposed office use is compatible with the surrounding land uses in that the proposal is decentralizing government offices from the civic center area. Staff does not find this criterion to be met. 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 space subject to this application is internal to an existing structure and thus will not affect the scale, massing, and quantity of open space. Staff finds this criterion not to be applicable to this application. 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. 9 d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Staff does believe that sufficient parking exists to accommodate the proposal as is detailed in Staff's response to Review Criteria No. 2 of the GMQS Exemption Staff Findings. However, Staff does not believe that the proposal is appropriate in that it decentralizes public offices from the commercial core area. The proposed offices would move employees from their current offices in the core area of the city and place them at the edge of town, where the current uses are primarily residential or related to the operations of the Golf Course. Thus, Staff feels that the lack of proximity to the commercial core of the proposed office increases the demand to utilize vehicles in comparison to the Project Managers' current office location. Staff does not believe these review standards have been 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 Staff does not believe the proposed amendment will affect the water pressure, drainage, or other utilities. . Furthermore, Staff does not believe that the proposed amendment will increase the need for snow removal and road maintenance because these activities are already required to serve the affordable housing on the site. Staff finds this criterion to be 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 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 10 with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding The proposed amendment only affects the use of the interior space and will not have an affect on the natural site characteristics within the PUD. Staff finds this criterion not to be applicable to the proposed application. 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 maximum allowable density of the PUD is not being increased by the proposed amendment. However, Staff believes that the proposed use of the decommissioned restaurant as public offices is not compatible with the surrounding land uses that are primarily residential in nature or related to the operation of the Golf Course. Staff does not believe that this criterion is applicable to this application. 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. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. 11 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. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. 5. Adequate pedestrian and handicapped access is provided. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The structure is existing and the relationship between the building and public spaces will be unchanged as a result of the proposed PUD amendment. The site drainage was reviewed as part of the Planned Unit Development approval received in 2000. Staff finds this criterion to be 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 fallowing: 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 The exterior landscaping is not proposed to be changed as part of the proposed PUD amendment. Staff finds this criterion not to be applicable to the proposed application. 12 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. 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. 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 The structure is existing. The applicant is not requesting changes to the exterior of the building as part of the proposed PUD amendment. Staff finds this criterion not to be applicable to the proposed application. F. Lighting. The purpose of this standard 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 prohibited for residential development. 13 Staff Finding There are no proposed amendments to the exterior lighting as part of this PUD amendment. Staff finds that this criterion is not applicable to the proposed application. 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. 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. 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 proposed PUD amendment will not affect the amount of open space or recreation area within the PUD. Staff finds this criterion to be applicable to this application. 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. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. 14 Staff Finding The utilities and public infrastructure on the site are existing. Staff believes that the proposed office use will not have greater demand on the utilities or site improvements than the previous restaurant use of the space. Staff finds this criterion to be met. L Access and Circulation. (Only standards 1 &2 apply to Minor PUD 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 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. 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. 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. 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. 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. 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 The vehicular and pedestrian access will not change because the space is existing. However, Staff feels that the conversion of the deconunissioned restaurant from conference space to full time office space will slightly increase the amount traffic using the roads within the Truscott PUD. Staff does believe that the vehicular access and improvements within the PUD are adequate to accommodate the proposed use. Staff finds this criterion to be met. 15 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 The Applicant has proposed to use the decommissioned restaurant as office space only until the construction of Phase III of Truscott is approved and built or until the conceptual Civic Center Master Plan is implemented to provide additional govenunent office space in the core of town. However, both Truscott Phase III and the Civic Center - Master Plan are only conceptual in nature at this point in time.. Staff feels that there is a chance that the proposed office use could remain in the Truscott 100 Building for much longer than the Applicant anticipates if Truscott Phase III construction is not started in 2006 as is anticipated. 16 TRUSCOTT OFFICES CONSOLIDATED CONCEPTUAL/FINAL SPA REVIEW CRITERIA & STAFF FINDINGS 26.440.050. Review standards for development in a Specially Planned Area (SPA). In the review of a development application for a consolidated conceptual/final development plan, the Planning and Zoning Commission and City Council shall consider the following: I. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Finding Staff does not believe that the proposed use of offices for the Asset Management Department's Project Managers is compatible with the mix of uses in the immediate vicinity. The inunediate vicinity mainly consists of uses associated with the Golf Course and the Affordable Housing Units. Staff believes that the proposed offices will serve off -site projects and thus, are not geared to serving the on -site facilities as would be consistent with the other offices within the PUD. Additionally, Staff believes that the public office use should remain within the commercial and civic core area of the City. Staff finds this criterion not to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Finding Staff believes that sufficient public facilities and roads do exist to support the proposed office use, but the use will have minor negative impacts on the traffic utilizing the entryway in and out of Truscott. However, Staff believes that sufficient roads and vehicular access exist within the PUD to accommodate the proposal. Staff finds that this criterion is generally met. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibilio� of mud flow, rockfalls, avalanche dangers and flood hazards. Staff Finding The subject space is internal to an existing structure. Staff finds this criterion not to be applicable to this application 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and similar amenities for the users of the project and the public at large. Staff Finding Staff believes that the proposal to move several of the Asset Management Department's employees from the Plaza I Building (within the Civic Center Area) to Truscott will possibly 17 increase the trip generation of the public to and from the site; which in turn, would increase the air pollution. Staff does not find this criterion to be met. 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. Staff Finding Staff does understand the need for additional governinent office space and the need to co - locate employees to make their department more efficient. Furthermore, Staff believes that the proposal does locate development near a RFTA bus stop as is consistent with the Aspen Area Community Plan. However, Staff believes that decentralizing goveriunent offices from within the core of the City will increase vehicle trips which is not consistent with the AACP. In addition, the AACP's Future Land Use Composite Map indicates that the subject parcel is to be used solely for Affordable Housing and it's accessory uses. The proposed office use is not accessory to an on -site use. Furthermore, employees within the City's commercial and civic core are essential to the economic and social vitality of the downtown. These are the people who utilize the professional services of downtown (ie. lawyers, printers, other. government departments, etc.), as well as, visit the downtown restaurants and retail establislunents. By removing employees from the downtown area you further detract from the vitality of the core. Staff finds that this criterion is not met. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood. Staff Finding Staff does not believe the proposed development will require the expenditure of excessive public funds; rather, Staff believes that the proposal would save public funds by using an existing space for office. Staff finds this criterion to be met. 7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.445.040(B)(2). Staff Finding There are no slopes on the subject parcel that are in excess of 20%. Staff finds that this criterion is not applicable. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Finding The Applicant has concurrently applied for a GMQS Exemption for an Essential Public Facility to allow for the decommissioned restaurant space to be used as net leasable square footage. However, Staff does not support the proposed GMQS Exemption. Please refer to the criteria and staff findings for Staff s analysis of the proposed GMQS Exemption. MEMORANDUM TO: Planning and Zoning Commission FROM: Chris Bendon, Senior Long Range Planner RE: City of Aspen Infill Program — Continued Public Hearing DATE: October 15, 2002 SUMMARY: This meeting is the fifth substantive review meeting to consider amendments to the Land Use Code related to the Infill Report. Included, by reference, to the previous memorandum were exhibits for revised and new sections of the Land Use Code contained in a 3 -ring binder. Tonight's focus will be on: Pedestrian Amenity (proposed text J and existing text JJ) Historic Transferable Development Rights (proposed text I) Lodge Zone Districts (attached sections) View Planes (proposed text K) ATTACHMENTS: Section M — Proposed Lodge Base Zone District Section MM — Existing Lodge/Tourist Residential Zone District Section N — Proposed Commercial Lodge Zone District Section NN — Existing Commercial Lodge Zone District Section O — Proposed Lodge Overlay Zone District Section P — Proposed Lodge Preservation Overlay Zone District Section PP — Existing Lodge Preservation Overlay Zone District REFERENCE MATERIALS: Proposed and Existing legislation, 3-Ring Binder (distributed 9.17.02) Infill Report (distributed 9.3.02) 1 Exhibit Proposed Lodge Zone 26.710.190 Lodge (L). A. Purpose. The purpose of the Lodge (L) Zone District is to encourage construction, renovation, and operation of lodges, tourist -oriented multi -family buildings, high occupancy timeshare facilities, and ancillary uses compatible with lodging to support and enhance Aspen's resort economy. B. Permitted uses. The following uses are permitted as of right in the Lodge (L) Zone District: 1. Uses allowed on Basement and Ground Floors: Retail Uses, Neighborhood Commercial Uses. 2. Uses allowed on all floor levels: Lodging, Timeshare Lodge, Exempt Timesharing, offices and activities accessory to timeshare unit sales (see Section 26.590), conference facilities, uses associated with outdoor recreation facilities and events, accessory uses and structures, storage accessory to a permitted use, Affordable Multi -Family Housing accessory to a lodging or timeshare operation, Free -Market Multi -Family Housing accessory to a lodging or timeshare operation. C. Conditional uses. The following uses are permitted as conditional uses in the Lodge (L) Zone District, subject to the standards and procedures established in Chapter 26.425: 1. Arts, Cultural and Civic Uses; Public Uses; Academic Uses; child care center; home occupations. 2. Single -Family and Duplex residences on Historic Landmark properties. 3. Commercial Parking Facility, pursuant to Section 26.515. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Lodge (L) Zone District: 1. Minimum lot size (square feet): 3,000 2. Minimum lot area per d-w�elling unit (square feet): a. For single-family and duplex structures — 3,000 square feet. b. For Exempt Timesharing — 1,500 square feet. c. For lodge, Timeshare Lodge, and residential units accessory to a lodging or timeshare operation — no requirement. 3. Minhimni lot i4)idth (feet): 30. 4. Minimum_ ront yard setback (feet): 5. 5. Minimum side yard setback (feet): 5. 6. Minimum rear yard setback (feet): 5. 7. Maximum height: a. Single -Family and Duplex: 25 feet. b. All other uses: 1. 42 feet for up to three floors above grade. 52 feet for partial fourth floor, pursuant to Special Review. (Fourth floor may not exceed .5:1 floor area.) 2. 45 feet for a four-story building. (Fourth floor may exceed .5:1 floor area.) 8. Minimum distance between buildings on the lot (feet): 10. 9. Percent of Pedestrian Amenity space required for building site: 25. May be reduced by providing pedestrian amenity pursuant to Section 26.575.030. 10. Floor Area Ratio (FAR) (applies to each type of use) a. Commercial uses; Arts, Cultural and Civic Uses; Public Uses; Academic Uses; child care center: .5:1. b. Lodge, Timeshare Lodge, uses ancillary to lodging facilities, and Commercial Parking Facility: 2.5:1. c. Affordable Multi -Family Housing: .5:1. which may be increased by Special Review, pursuant to Section 26.430. d. Free -Market Multi -Family Housing: .5:1 only with extinguishment of Historic TDRs. Each City of Aspen Historic Transferable Development Right certificate extinguished, pursuant to Section 26. TDR. Extinguish, shall allow 750 square feet of free market housing. e. Detached residential and duplex dwellings: Same as R6 Zone District. mmExhibit Existing LTR Zone 26.710.190 Lodge/Tourist Residential (L/TR). A. Purpose. The purpose of the Lodge/Tourist Residential (L/TR) zone district is to encourage construction and renovation of lodges in the area at the base of Aspen Mountain and to allow construction of tourist -oriented detached, duplex and multi -family residential dwellings. B. Permitted uses. The following uses are permitted as of right in the Lodge/Tourist Residential (L/TR) zone district: 1. Lodge units; 2. ' Boardinghouse; 3. Hotel; 4. Multi -family dwellings; 5. Detached residential or duplex dwellings, only on lots of 6,000 square feet or less; 6. Dining rooms, customary accessory commercial uses, laundry and recreational facilities located on the same site of and for guests of lodge units, boardinghouses, hotels and dwelling units; 7. Accessory residential dwellings restricted to affordable housing guidelines; and 8. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Lodge/Tourist Residential (L/TR) zone district, subject to the standards and procedures established in Chapter 26.425: 1. Restaurant; 2. Timesharing; and 3. Commercial parking utilizing excess or vacant spaces on a parcel occupied by a lodge, hotel, or other commercial operation. A commercial parking operation shall include traffic management methods to reduce vehicular congestion and improve air quality in the community. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Lodge/Tourist Residential (L/TR) zone district: 1. Miniiigwn lot size (square feet): 6,000. 2. lllinimum lot area per dwelling unit (square feet): a. Detached residential dwelling: 6,000. b. Duplex:3,000. C. Multi -family dwellings: One (1) bedroom per one thousand (1,000) square feet of lot area, provided that- a studio shall be considered a one (1) bedroom unit. d. Lodge units: No requirement. Whenever kitchen facilities are installed in a lodge in the Lodge/Tourist Residential (L/TR) zone district, such unit shall be deemed a multi -family unit and the lodge shall be required to satisfy the minimum lot area requirements for a multi -family dwelling unit as provided in this Title. e. Multi -family dwellings on a lot of 27,000 square feet or less, when at least fifty percent (50%) of the units built on -site are restricted as affordable housing: Studio: 500. 1 bedroom: 600. 2 bedroom: 1,000. 3 bedroom: 1,500. 3+ bedrooms: One (1) bedroom per 500 square feet of lot area. f. Multi -family dwellings on a lot of 27,000 square feet or less, when one hundred percent (100%) of the units built on -site are restricted as affordable housing: Studio: 300. 1 bedroom: 400. 2 bedroom: 800. 3 bedroom: 1,200. 3+ bedrooms: One (1) bedroom per 400 square feet of lot area. 3. Minimum lot i44dth (feet): 60. 4. Minimum front yard setback (feet): 10. 5. Minimum side yard setback (feet): 5. 6. Minimum rear yard setback (feet): 10. 7. Maximun2 height (feet): 28. 8. Minimum distance beti4;een principal and accessory buildings (feet): 10. 9. Percent of open space required for building site: 25. 10. External floor area ratio (applies to conforminz and nonconforming lots of record).- For detached residential dwellings and duplexes the external floor area shall be the same as in the R6 zone district. All other uses: 1: 1. 11. Internal floor area ratio: a. Multi family: No requirement. b. Lodge, rental space: Maximum of 0.5:1, which can be increased to 0.75:1 internal F.A.R. of lodge rental space provided 33 1/3% of the additional floor. area is approved for residential use restricted to affordable housing for employees of the lodge. C. Lodge: Non -unit space: Minimum of 0.25:1. Exhibit Proposed Commercial Lodge Zone 26.710.200 Commercial Lodge (CL). A. Purpose. The purpose of the Commercial Lodge (CL) zone district is to provide for the establishment of mixed -use commercial and lodge development by permitting commercial uses on the ground floor with lodging development above. B. Permitted uses. The following uses are permitted as of right in the Commercial Core (CC) zone district: 1. Uses allowed in Basement and Ground Floors: Those uses allowed in Basement and Ground Floors, respectively, within the Commercial Core Zone District. 2. Uses allowed on Upper Floors: Lodging, Timeshare Lodge, Affordable Multi - Family Housing accessory to a lodging or timeshare operation, Free -Market Multi -Family Housing accessory to a lodging or timeshare operation. C. Conditional uses. The following uses are permitted as conditional uses in the Commercial Lodge (CL) zone district, subject to the standards and procedures established in Chapter 26.425: 1. Conunercial Parking Facility, pursuant to Section 26.515; D. Dimensional requirements. The following dimensional requirements shall apply to. all permitted and conditional uses in the Commercial Lodge (CL) zone district: 1. Minimum lot size (square feet): No requirement. 2. Minin7u»2 lot area per dwelling unit (square feet): No requirement. 3. Minimum lot width (feet): No requirement. 4. Minimum front yard setback (feet): No requirement. 5. Minimum side yard setback (feet): No requirement. 6. Minimu»Z rear yard setback (feet): No requirement except trash/utility service area shall be required abutting alley. The dimensional requirement for the utility/trash service area shall be as follows, unless reduced pursuant to Chapter 26.430: a. Up to 6, 000 square feet of net leasable floor area within a building: an area a minimum of 20 feet in length, measured parallel to the alley, with a minimum vertical clearance of 10 feet and a minimum depth of 10 feet at ground level. b. Each additional 1, 200 square feet of net leasable floor area within a building, the minimum length measured parallel to the alley shall be increased by 1 foot. 7. Maximuni height: To promote variety of building heights, the following two options are provided: a. 42 feet for up to three floors above grade. 52 feet for partial fourth floor, pursuant to Special Review. (Fourth floor may not exceed .5:1 floor area.) b. 45 feet for a four-story building. (Fourth floor may exceed .5:1 floor area.) 8. Minimum distance betiyeen buildings on the lot (feet)._ No requirement. 9. Percent of building site requiredfor Pedestrian Amenity space: 25, may be reduced by providing pedestrian amenity pursuant to Section 26.575.030. 10. Floor Area Ratio (FAR) (applies to each type of use a. Commercial Uses: 1:1. Existing (prior to redevelopment) commercial FAR may be replaced, subject to acknowledgement by City Zoning Officer prior to demolition. b. Affordable Multi -Family Housing: No limitation. c. Free -Market Multi -Family Housing: .75: 1, which may be increased to 1:1 with extinguisliment of Historic TDRs. Each City of Aspen Historic Transferable Development Right certificate extinguished, pursuant to Section 26.TDR.Extinguish, shall allow an additional 750 square feet of free market housing. Total FAR of free-market housing may not exceed FAR of affordable housing located on same parcel. d. All other uses: 3:1. Exhibit W M Existing Commercial Lodge Zone 26.710.200 Commercial Lodge (CL). A. Purpose. The purpose of the Commercial Lodge (CL) zone district is to provide for the establishment of mixed use commercial development and lodge units by permitting commercial uses at street level but requiring that all additional stories be lodge accommodations. B. Permitted uses. The following uses are permitted as of right in the Commercial Lodge (CL) zone district: 1. All street level uses allowed as permitted uses in the Commercial Core (CC) zone district, Section 26.710.140, with lodge accommodations on second and other stories; 2. Lodges which may contain kitchens on all but first floor of all buildings; and 3. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Commercial Lodge (CL) zone district, subject to the standards and procedures established in Chapter 26.425: 1. Timesharing. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Commercial Lodge (CL) zone district: 1. Minimum lot size (square_ feet): 6,000. 2. Minimum lot area per dwelling unit (square_ feet): No requirement. 3. Minimum lot width (feet): No requirement. 4. Minimum front yard setback (feet): No requirement. 5. Minimum side yard setback (feet): No requirement. 6. Minimum rear yard setback (feet): No requirement except trash/utility service area shall be required abutting alley. The dimensional requirement of the trash/utility service area shall be as follows unless reduced pursuant to Chapter 26.430: a. Up to 6, 000 square feet of net leasable floor area within a building: An area a minimum of 20 feet in length, measured parallel to the alley, with a minimum vertical clearance of 10 feet and a minimum depth of 10 feet at ground level. b. Each additional 1,200 square feet of net leasable floor area within a building, the minimum length measured parallel to the alley shall be increased by one (1) foot. 7. Maximum height (feet): 28 (32 by special review pursuant to Chapter 26.430. 8. Minimum distance between principal and accessory buildings (feet): No requirement. 9. Percent of open space required for building site: 25. 10. External floor area ratio: 2:1. Exhibit 0 Proposed Lodge Overlay Zone 26.710.310 Lodge Overlay (LO) zone district. A. Purpose. The purpose of the Lodge Overlay (LO) zone district is to provide for lodge uses in areas of the City suitable for lodge accommodations where there are limitations on development that necessitate the permitted density to be significantly less than that in the City's other lodge zone districts. B. Permitted uses. The following uses are permitted as of right in the Lodge Overlay (LO) zone district: l . All those uses permitted in the underlying zone district. C. Conditional uses. The following uses are permitted as conditional uses in the Lodge Overlay (LO) zone district, subject to the standards and procedures established in Chapter 26.425: 1. All those uses allowed as conditional uses in the underlying zone district. 2. Lodge. 3. Timeshare Lodge. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Lodge Overlay (LO) zone district: 1. A lodge shall meet the dimensional requirements of the underlying zone district for a detached residential dwelling. 2. All other uses shall meet those dimensional requirements that apply to the use in the underlying zone district. Proposed Lodge Preservation 26.710.320 Lodge Preservation Overlay (LP) zone district. Exhibit 1 7 Overlay Zone A. Purpose. The purpose of the Lodge Preservation (LP) Overlay zone district is to provide for and protect small lodge uses on properties historically used for lodge accommodations, to permit redevelopment of these properties to accommodate lodge and affordable housing uses, to provide uses accessory and normally associated with lodge and affordable housing development, to encourage development which is compatible with the neighborhood and respective of the maimer in which the property has historically operated, and to provide an incentive for upgrading existing lodges on -site or onto adjacent properties. B. Permitted uses. The following uses are permitted as of right in the LP Overlay zone district: 1. Lodge, 2. Boarding house; 3. Dormitory; 4. Timeshare Lodge, 5. Exempt Timesharing, 6. Offices and activities accessory to timeshare unit sales (see Section 26.590), 7. Conference facilities, 8. Uses associated with outdoor recreation facilities and events, 9. Accessory uses and structures, 10. Storage accessory to a permitted use, 11. Affordable Housing accessory to a lodging or timeshare operation and for employees of the operation, 12. Free -Market Housing accessory to a lodging or timeshare operation. 13. The permitted uses of the underlying zone district. C. Conditional Uses. The following uses are permitted in the LP Overlay zone district, subject to the standards and procedures established in Chapter 26.425 of this Code: 1. Affordable housing intended for the general public. 2. Restaurant; 3. The uses allowed as conditional uses in the underlying zone district. D. Dimensional requirements. The dimensional requirements for all uses in the Lodge Preservation (LP) Overlay Zone District shall be the dimensional requirements established for those uses in the underlying zone district. Upon consideration of the neighborhood compatibility and the dimensional requirements regulations surrounding zone districts, the dimensional requirements of the underlying zone district may be established pursuant to Section 26.445, Plaimed Unit Development Exhibit f-P Existing Lodge Preservation Overlay Zone 26.710.320 Lodge Preservation Overlay (LP) zone district. A. Purpose. The purpose of the Lodge Preservation (LP) Overlay zone district is to provide for and protect small lodge uses on properties historically used for lodge accommodations, to permit redevelopment of these properties to accommodate lodge and affordable housing uses, to provide uses accessory and normally associated with lodge and affordable housing development, to encourage development which is compatible with the neighborhood and respective of the manuler in which the property has historically operated, and to provide an incentive for upgrading existing lodges on -site or onto adjacent properties. B. Permitted uses. The following uses are permitted as of right in the LP Overlay zone district: 1. Lodge; 2. Boarding house; 3. Dormitory; 4. Affordable housing for employees of the lodge; 5. Accessory use facilities intended for guests of permitted lodge units, boarding house or dormitory, which are commonly found in association and are for guests only, including office, lounge, kitchen, dining room, laundry and recreational facilities; 6. Accessory buildings and uses; and 7. The permitted uses of the underlying zone district. C. Conditional Uses. The following uses are permitted in the LP Overlay zone district, subject to the standards and procedures established in Chapter 26.425 of this Code: 1. Affordable housing 2. Restaurant; 3. Timesharing; 4. The uses allowed as conditional uses in' the underlying zone district. D. Dimensional requirements. The dimensional requirements for all uses in the Lodge Preservation (LP) Overlay Zone District shall be the dimensional requirements established for those uses in the underlying zone district. Upon consideration of the neighborhood compatibility and the dimensional requirements regulations surrounding zone districts, the dimensional requirements of the underlying zone district may be varied pursuant to Section 26.446, Planned Unit Development. (Ord No. 39-1999 §6; Ord. No. 41-1999 §8, 9)