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HomeMy WebLinkAboutminutes.apz.20040525ASPEN PLANNING & ZONING COMMISSION Minutes MAY 25~ 200~1 MINUTES DECLARATIONS OF CONFLICTS OF INTEREST .................................. i .................. 2 CHART HOUSE LODGE 219 EAST DURANT - CONCEPTUAL PUD ............... 2 ASPEN PLANNING & ZONING COMMISSION Minutes MAY 25, 2004 Roger Haneman opened the'special Aspen Planning & Zoning Commission Meeting at 4:30 pm in the Sister Cities Meeting Room. Members Jack Johnson, Ruth Kruger, ROger Haneman, Dylan Johns, John Rowland and Steve Skadron were present. Jasmine Tygre and Brandon Marion were excused. Staff present: James Lindt, Joyce Allgaier, Community Development. MINUTES MOTION: Ruth Kruger moved to approve the minutes of May 4, 2004; seconded by John Rowland. APPROVED 6-0. DECLARATIONS OF CONFLICTS OF INTEREST None. CONTINUED PUBLIC HEARING. CHART HOUSE LODGE 219 EAST DURANT - CONCEPTUAl. PUD Roger Haneman opened the continued public hearing. James Lindt noted this was continued from May 4th and May 18th. Lindt explained the difference in the trip generation was the numbers used by Environmental Health were incorrect in the square footage calculated and the revised number is 72[ net trips additional proposed by the new proposal and the applicant's number was 78. Joyce Allgaier presented the conceptual pedestrian improvement plan for Dean Street with regards to design, context with the neighborhood construction, re- developments and new developments, potential increased congestion, parking and trail system. The plan was to create a space that were inviting and dominate for the pedestrian over the car with the possibility of linking the trail to the new Ski Museum. Public Comments: 1. Lidia VanTongeren, public, Southpoint unit owner, provided the history of the longtime owners in Southpoint. Mrs. VanTongeren voiced concern for the placement of the Chart House Lodge so close to their balconies taking away the light and the change in the parking in front of Southpoint changing to diagonal parking instead of parallel. Mrs. VanTongeren also voiced concern for the size of the Chart House Lodge proposal. 2. Mary Upton, public, agreed with all the comments about the project being too big and too tall and said it has to be cut down. 3. Peter Thomas, public, stated he was the attorney for the affected Southpoint owners; the setback between these buildings was 6 feet. Thomas objected to the 2 ASPEN PLANNING & ZONING COMMISSION MinUtes MAY 25, 200a square footage of this project, massing and density; he requested the setback be at least 15 feet from the Southpoint wall. 4. Adam Goldsmith, public, Aztec owner, spoke about the entrance on Dean Street being a very active area for the size of Dean Street. Stan Clauson, planner for applicant, introduced Jim DeFrancis the developer of the Chart House project and Wayne Stryker, architect. Clauson stated that this was a mixed-use project with density including affordable housing. Clauson utilized, an elevation site plan of the Chart House and surrounding buildings noting the heights of the St. Regis and Mountain Chalet. Clauson said the massing occurs at different elevations and at 33 feet (the approximate height of Southpoint) has the height of the first level of massing with 65% of the mass of the building and the next height increment, which was setback containing 30% of the building mass and the restaurant accounted for only 5% of the mass of the building. Clauson said the project is setback 5 feet from the property line. Clauson said large delivery trucks will not be allowed on Dean Street and explained that on Monarch is where the delivery trucks will deliver and trash trucks pick-up. Clauson said that they agree with the conditions of approval with the minor exceptions discussed and would be happy to entertain another condition of approval to deal with the side yard setback with regards to the Southpoint Condominiums. Roger Haneman asked about the diagonal parking on Durant. Clauson replied they did not diagonal parking to favor the lodge but were to come up with a program that allowed for saving the existing trees, providing a bulb-out to allow a walk to go in front coordinating a safe alignment to be provided for the whole street; by having the diagonal parking along the greater width of the street and then change to parallel parking maintains the same width and they do not believe it will have any impacts to the Southpoint Condominiums. Ruth Kruger stated that with all of the affordable housing on line it might be preferable to pay the cash-in-lieu for the affordable housing mitigation to help the project and allow for more of a setback from Southpoint. Kruger said she loved the rooftop restaurant. Dylan John asked where the shuttles lived while waiting for the people for the service provided. Clauson replied that during peak time the shuttle would reside at the entrance and all other times in the garage. Johns suggested the snowmelt be included in an operating agreement with the city for the project. Lindt answered that the concern was who would be responsible for the snowmelt maintenance. ASPEN PLANNING & ZONING COMMISSION Minutes MAY 25, 2004 Steve Skadron asked if there were timeshare standards. Lindt replied there were actual timeshare standards that speak to operational characteristics and how they work in the lodge; provide a front desk and a certain amount of amenities, which will be reviewed at the time of final PUD. Skadron asked if the PM10 would be monitored. Lindt answered that environmental health would monitor it. Skadron asked how he interprets that the zone district requires 57 parking spaces and the applicant proposed 25 including the restaurant. Lindt responded the applicant proposed .7 sparking spaces per unit and through the PUD they have provided an analysis; staff has concerns about the parking as proposed, some additional spaces could be accommodated. Allgaier stated that fractional ownership units do not generate as much parking demand as a traditional lodge. John Rowland asked what the current zoning height was and what the top of the roof deck was. Lindt replied the underlying zoning height was 28 feet. Clauson replied to the top of the deck was 50 feet at the comer of Durant and Monarch but each comer was different because of the sloping site. Lindt noted the rear south comer was 43 feet in height. The commission discussed the issues of height and massing; rooftop restaurant related to noise; on-site parking; south facing glass from the stairwell; livability of employee units 3 and 4 and off~site mitigation as an alternative; turning radius of the vehicles by the delivery entrance; snowmelt in the right-of-way; setback on the east side; delivery issue off Dean Avenue; providing additional 4-5 parking spaces in the garage. Johnson requested a drawing showing the difference between what was allowed in this zone district and what was proposed for this project from east to west. Clauson replied that prior to the final PUD drawings would be provided; the south facing glass on the stairwell fagade will be taken out and replaced with non- reflective materials. Clauson said they have a lot split with two 6,000 square feet lots on this property to build a single-family house on one lot with 3,240 square feet of floor area. Kruger said she had no problem with the height and massing and felt it was needed for the bed base and vitality of town but agreed the setbacks need to be increased. Jim DeFrancia stated that they have heard the setback concerns and if they pull back the building they Will loose residential units; if a floor was removed then they do not have a viable lodge. 4 ASPEN PLANNING & ZONING' COMMISSION Minutes MAY 25, 2004 Clauson stated that the affordable housing was appropriate on site and the two units in question had continuous light wells; they were at 200% of the affordable housing mitigation and may have to cut back on the affordable housing because of the setbacks. MOTION: Ruth Kruger moved to continue the hearing for another 15 or more minutes; seconded by Dylan Johns. APPROVED 6-0. The commission set several conditions that were provided in the resolution and in the noted in the motion. MOTION: Ruth Kruger moved to approve the Chart House PUD Timeshare Lodge Conceptual PUD Resolution #15-04recommend City Council approve the construction of fourteen (14) three-bedroom timeshare units and four (4) two- bedroom affordable housing units at 219 E. Durant Avenue, subject to the following conditions: 1.) The Applicant shall submit an application for final PUD review within one year of gaining conceptual PUD approval. 2.) The final PUD application shall include detailed utility, landscaping, erosion control, and drainage pIans. 3.) The utility plan to be submitted with the final PUD application shah include the snowmelt service lines and access points. The service lines shall be planned in a manner that will not require trenching under existing trees or under proposed landscaping. Existing sanitary sewer service lines serving the property shall be abandoned at the main line and shall be excavated. The utility plan shall also indicate only one water tap to the main water line. The existing water services line shall be abandoned at the main line and shah be excavated. 4.) The landscaping plan to be submitted with the final PUD application shall include a detailed tree protection plan and a right- of-way irrigation plan. The landscaping plan shall not contain multi-stem plants and shrubs in the public right-of-way. The landscaping plan shall also include an elevation drawing detailing the location of the proposed sidewalk along Durant Avenue in order to give the Parks Department a better idea as to how the sidewalk will affect the grade around the existing Cottonwood trees. 5.) The Applicant shall submit a drainage plan prepared by a licensed engineer prior to City Council's review of the conceptual PUD request. The drainage plan shall not show any clear water connections and the drainage system shall route site drainage to the nearby City storm drains. Roof drains shall discharge onto landscape areas and not directly into the storm sewer. 6.) The final PUD application shall indicate that the proposed entry plaza on the comer of Durant Avenue and Monarch Street is completely within ~he confines of the property. The proposed landscape walls delineating the edge of the patios on both Durant Avenue and Monarch Street shall also either be removed or located completely within the confines of the property on the final PUD application. Additionally, the final PUD plan shall indicate that the proposed entry plaza is not located within the driplines of any of the Cottonwood trees to be saved. 7.) A generator will be required to operate the parking elevator and the fire pump during power outages. A designated location for the generator shall be proposed in the final PUD application. 8.) The restrooms located in the proposed restaurant shall meet the minimum building code requirements on the final PUD application plans. 9.) The final PUD application shall only include at most two (2) gas log fireplaces. 10.) The Applicant shall contribute to the City's street repair fund or place a 2-inch thick overlay on Dean Avenue between Monarch Street and S. Aspen Street to offset accelerated deterioration of street pavement due to construction traffic generated by the proposal. The Applicant shall route construction traffic from Dean Avenue to S. Aspen Street and then onto Highway 82. 1.) The final PUD application shall either propose non-reflective glass on the four (4) story glass element that is on the south facing faqade or replace the glass element with other opaque materials. 12.) The final PUD application shall include the following methods of PM-JO mitigation: ad Provide free bus passes to all employees, b.) Provide an airport shuttle for use by guests and estate owners, cO Advertise transportation alternatives to potential guests/estate ASPEN PLANNING & ZONING COMMISSION Minutes MAY 25, 2004 owners, d.) Sidewalk improvements in the adjacent right-of-ways. 13.9 The Applicant shall study the feasibility of providing four (4) to five (5) additional parking spaces on-site or leasing an equivalent amount of spaces off-site for use of the development. 14.) The Applicant shah not schedule and accept delivery of goods and supplies between 9 PM and 5 AM 15.) The final PUD plans shah indicate that oil and grease interceptors meeting the Aspen Consolidated Sanitation District's requirements will be installed in both of the possible food preparation areas, which include the kitchen in the' rooftop restaurant and the kitchen serving the street-level bar/lounge. The final PUD plans shah also indicate that oil and sand separators meeting the Aspen Consolidated Sanitation District's requirements will be installed in the parking garage. ~4 detailed plan for interceptors, separators, and glycol containment shall be submitted with the building permit application. 16.) The final PUD application shah contain a detailed landscape and improvements plan for the Dean Street right-of-way abutting the Chart House property that is consistent with the Dean Street pedestrian improvements plan that Staff has initiated. 17.) The Applicant shall provide a detailed study from a licensed Engineer as part of the final PUD application demonstrating sufficient ability of larger delivery vehicles to safely enter and exit the proposed delivery area off of Dean Street. The study shah address possible vehicular conflict with the Aztec Condominium's garage entry and the turning radius of larger delivery vehicles. 18.) The Applicant shall study the possibility of providing for a greater west side yard setback prior to.submitting a final PUD application. 19.) The Applicant shall study the possibility of reducing the height of the proposal prior to submitting a final PUD application. 20.) Snowmelt shall be allowed in the public right-of-way as proposed by the Applicant ifa maintenance agreement ~s executed requiring that the Applicant or the Applicant's heirs and assigns maintain said snowmelt system in perpetuity. Seconded by Dylan Johns. Roll call vote: Johnson, no; Johns, yes; Haneman, yes; Skadron, no; Kruger, yes; Rowland, yes. APPROVED 4-2. Discussion: Johnson stated that he could not support the application without the drawings and the fact that the Chart House was a local restaurant and this re- development will not cater to the locals because the sizes of the units and costs. Johnson did not feel it met the spirit of lodge preservation. Haneman said that he supported the project at conceptual hoping the height, massing and setbacks would be re-addressed at final. Adjourne4 a3 7:20 pm. ffj0ackie L0tfiian, Deputy City Clerk