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HomeMy WebLinkAboutresolution.council.111-99 ~. RESOLUTION OF THE ASPEN CITY COUNCIL GRANTING CONCEPTUAL PLANNED UNIT DEVELOPMENT (PUD) APPROVAL FOR LOT 5 OF THE ASPEN MOUNTAIN PUD, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO Resolution 99-111 WHEREAS, The Community Development Department received an application originally dated September 15, 1998, then revised and dated March I, 1999, from Savanah Limited Partnership, represented by Vann Associates, LLC, for Conceptual Planned Unit Development (PUD) approval on Lot 5 (also known as the "Grand Aspen Site") of the Aspen Mountain SubdivisionIPlanned Unit Development (hereinafter "AMPUD"); and, WHEREAS, said March I, 1999, application generally included the following proposal for development of Lot 5: ,~ Lot 5, Grand Aspen site: . 150 moderately priced, upscale hotel units (132 standard rooms, and 18 suites); . On-site housing for 12 employees (four one-bedroom units and four studios); . . 8,000 square feet of meeting space; . 2,750 square feet of restaurant space; . 800 square feet of bar space; . 2,400 square feet of kitchen space; . 500 square feet of accessory commercial space; . Customary lobby and support spaces; . 106,780 square feet of external FAR floor area; . 22,000 square feet of open space (plus an additional 25,000 square feet on Lot 6); and, . 106 below grade parking spaces. And, WHEREAS, Pursuant to Section 26.84.030 of the 1998 Aspen Municipal Code, the Planning and Zoning Cominission shall make a recommendation to the City Council regarding requests for Planned Unit Development (PUD) approval; and, WHEREAS, Pursuant to Section 26.84.030 of the 1998 Aspen Municipal Code, City Council shall approve, approve with conditions, or disapprove Conceptual PUD approval requests upon receipt of recommendations from staff and the Planning and Zoning Commission, and after taking and hearing public comment regarding the proposal; and, WHEREAS, the Housing Office, the City Zoning Officer, the Roaring Fork Transit Agency, the City Engineer, the Parks Department, Aspen Consolidated Sanitation District, the Environmental Health Department, and the Community Development I""'"'" -1- o Department reviewed the Lot 5 proposal and recommended approval with conditions; and, WHEREAS, the above referenced application was legally noticed for a public hearing to be held before the Planning and Zoning Commission on June 15, 1999; and, WHEREAS, . during the fifth continuance of the public hearing before the Planning and Zoning Commission, on September 7, 1999 (first meeting on 6/15/99 was continued to 6/29/99, then to 7/13/99, then to 8/10/99, and finally to 9/7/99), the Aspen Planning and Zoning Commission recommended that City Council grant Conceptual PUD approval for Lot 5 of the AMPUD with conditions by a six to zero (6 - 0) vote; and, WHEREAS, City Council conducted a public meeting, as part of the action item agenda, on September 17, 1999, at which time City Council received and took into consideration public comments and the recommendations of the Planning and Zoning Commission and City staff; and, WHEREAS, the above referenced applic~tion was legally noticed for a public hearing held before the City Council on October 25, 1999 and continued to November 8, 1999 then to November 23,1999, and finally to December 6,1999; and, ~. , WHEREAS, after consideration of agency and public comment, the applicable review standards as contained in Chapter 26 of the Aspen Municipal Code, to wit, Section 26.84.030 (Planned Unit Development), and the recommendations of staff and the Planning and Zoning Commission, the City Council finds the proposed Conceptual PUD plans for Lot 5 (Grand Aspen site) to be consistent with the minimum requirements and review standards for Planned Unit Development provided the stipulated conditions of approval applicable to Lot 5 are met or addressed at Final PUD review. NOW, THEREFORE BE IT RESOLVED by the Aspen City Council: Section One: That the City Council hereby grants Conceptual Planned Unit Development (PUD) approval for Lot 5 ofthe Aspen Mountain PUD with the following conditions: I. This Conceptual PUD approval for Lot 5 shall be fully contingent upon receipt of the necessary GMQS allotments. Council shall allow the applicant to convert unused residential credits to tourist accommodation allocations using the conversion factor of 2.0 lodge units per three-bedroom free market residence. All remaining GMQS allocation needs will have to be earned through the GMQS scoring and competition procedures. The applicant shall work with staff to process a code amendment to GMQS which will address the ability to convert residential credits to lodge room allocations. -2 - 2. o r. r- ,r'\ 3. Recommendations number I through 4 of the Housing Office and Housing Board with regard to Lot 5, as contained in the June 4, 1999 Housing Office memorandum to Mitch Haas of the Community Development Department, shall be adhered to in the Final PUD application. The total number of employees to be housed in connection with the proposed 150 room hotel on Lot 5 shall be 40.9 employees. Savanah shall be credited with housing thirteen (13) employees in the proposed Bavarian Inn affordable housing project located near 7th and Main St. A minimum of sixteen (16) employees shall be housed within the proposed Lot 5 hotel. Credit may be obtained for housing the remaining 11.9 employees by any of the following methods, or any combination of methods, subject to the approval of City Council: a) the inclusion of additional affordable housing units within the proposed hotel; b) the provision of off-site affordable housing provided that they are located within the City of Aspen or up valley of Brush Creek Rd.; and c) the conversion of existing free-market units to deed-restricted affordable housing units. The method by which the remaining 11.9 employees are to be housed shall be addressed in Savanah's final PUD application. The floor area of the hotel may be increased from 106,780 square feet to a maximum of 115,000 square feet provided that any such increase may only be used for affordable housing purposes. Any increase in floor area shall also be limited to the building footprint and height (maximum 45' for the center portion of the structure) approved herein. If any off-site (metro area) housing receives approval, Savanah shall be required to purchase and make available at all times valley bus passes for all employees not housed on-site. For the Final PUD and GMQS Scoring and Competition applications: a total of 106 off-street parking spaces shall be provided, including an appropriate number of parking spaces designated for dedicated use by the on-site employee dwelling units; and nine (9) spaces in an appropriate location dedicated to Silver Circle Ice Rink patrons. The remaining spaces shall be available to hotel guests and for short-term parking for hotel operations. Savanah shall commit to providing a shuttle to and from the airport for the hotel's customers, and shall make a good faith effort to use an alternative energy source vehicle for such shuttle purposes. With consideration given to affects on the Tipple properties across S. Galena Street, Savanah shall move the main (guest) parking garage entrance/exit and passenger drop-off to Dean St. A plan for vehicular and pedestrian circulation between and amongst the passenger drop-off area, main hotel entrance, and the parking garage shall be provided (both directions). Said plan shall, at a minimum, provide an analysis and consideration of: potential conflicts (vehicu1ar-to-vehicle, vehicle-to-pedestrian, etc.); impacts on neighborhood-wide and site-specific traffic circu1ation; visual impacts; signage required; and, enforcement mechanisms required to make the plan properly and consistently function over time. 4. 5. 6. 7. 8. - 3- 9. I""'"'" 10. II. 12. 13. 14. r- 15. 16. 17. 18. I""'"'" 19. If the exit from the underground garage is to remain on S. Galena Street, it shall be restricted to employee use only and shall include a means of precluding right turns out of the garage, and the landscape plan shall maintain a site distance triangle open and clear to view both to the north and to the south. A plan for minimizing impacts on neighboring properties from headlights panning across them shall also be included. The service/delivery area shall be provided with a means of precluding exiting vehicles from turning left onto South Mill Street. Time limitations for deliveries shall be set, and a plan indicating how trucks will maneuver to enter the loading docks shall also be provided. All service/delivery functions shall comply with regulations currently in effect, as may be amended from time to time. The Final application shall include a management plan for demolition and construction parking, traffic, and noise, and said plan shall consider neighborhood concerns, including timelines. Meetings with the noticed neighbors shall be held in preparation of the management plan required pursuant to this condition. A model and/or simulated three-dimensional photograph of the proposed hotel relative to the St. Regis and other surrounding structures, with Aspen Mountain in the back-drop, shall be provided prior to presentation of the Final PUD application to the Planning and Zoning Commission. Any and all variance requests shall remain outstanding until Pinal PUD review. A detailed landscape plan will be required in connection with a Final PUD application. The applicant shall work cooperatively with the Parks Department to arrive at an acceptable Pinal landscape plan with regard to selection of species, spacing of plantings, and tree removal permit requirements. In order to help buffer the visual impacts of the hotel structure from the adjoining property to the south, species for trees proposed along the site's southerly property line shall be selected to provide mature heights closely approximating the height of the hotel in this area. The lighting details to be provided with the Final PUD application shall be consistent with the City of Aspen's recently adopted lighting ordinance or such regulations in effect at the time of Final PUD submission. In the Final PUD application, proposed building mass and related impermeable surface layout will closely conform with the final outcome of the Aspen Mountain Drainage Basin Master Plan (AMDBMP) design and construction criteria. It shall be the developer's or its successor's responsibility to fully comply with the drainage criteria and perform within the parameters set forth in the report. Savanah shall be responsible for implementation of such on-site drainage improvements as necessitated by their development and typically required of new developments in the City of Aspen. Any and all internal driveways and access roads shall comply with all pertinent City regulations and ordinances. All material representations made by the applicant in this application and during public meetings with the Planning and Zoning Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission having authority to do so. - 4- (\ r /"""'. Section Two: In accordance with Section 26.84.030(C)(I )(b) and (c), Section One of this Resolution, as provided above, shall not constitute final Planned Unit Development approval or permission to proceed with development. Instead, such approval shall constitute only authorization to proceed with a development application for a final development plan. A development application for final development plan shall be submitted within one (I) year of the conceptual development plan's date of approval by City Council, shou1d such approval be granted. Unless an extension is granted by the City Council, failure to file such an application within this time period shall render null and void the approval of a conceptual development plan. FINALLY, adopted, passed and approved this 6th day of December, 1999. ATTEST: APPROVED AS TO FORM: t2!t~~ Jo rces r, City Attorney G:/planningl aspen/reso. doc/citycounc/ampud5conc. doc - 5- 1 E. Richards, Ma or