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HomeMy WebLinkAboutresolution.apz.020-05RESOLUTION NO. 20 (SERIES OF 2005) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING THAT CITY COUNCIL APPROVE THE LIMELITE LODGE CONCEPTUAL PLANNED UNIT DEVELOPMENT ON THE LIMELITE LODGE, DEEP POWDER LODGE, AND SNOWFLAKE INN PROPERTIES, DESCRIBED AS THE EASTERNMOST 10 FEET OF LOT C, LOTS D-I AND LOTS O-S, BLOCK 76, CITY AND TOWNSITE OF ASPEN, AND LOTS A-I, BLOCK 77, CITY AND TOWNSITE OF ASPEN, PITI{IN COUNTY, COLORADO Parcel No. 2737-182-19-001 Parcel No. 2 73 7-131-05-001 Parcel No. 2 73 7-182-18-001 Parcel No. 2 73 7-073-42-001 WHEREAS, the Community Development Department received an application from Limelite Inc. and Limelite Redevelopment LLC, owners, represented by Steve Szymanski, requesting approval of a Conceptual Planned Unit Development to construct 128 lodge units and eighteen (18) free market residential dwelling units on the properties described as the easternmost 10 feet of Lot C, Lots D-I and Lots O-S, Block 76, of the City and Townsite of Aspen and Lots A-I, Block 77, City and Townsite of Aspen; and, WHEREAS, the subject properties contain approximately 64,000 total square feet and are located in the Lodge Zone District; and, WHEREAS, pursuant to Land Use Code Section 26.445, Planned Unit Development, the City Council may approve, approve with conditions, or deny a Conceptual Planned Unit Development request during a duly noticed public heating after taking and considering comments from the general public, and recommendations from the Planning and Zoning Commission, Community Development Director, and relevant referral agencies; and, WHEREAS, during a duly noticed public hearing on May 3, 2005, the Planning and Zoning Commission reviewed the application and continued review of the application until May 17th; and, WHEREAS, during a continued public heating on May 17, 2005, the Planning and Zoning Commission reviewed the application and continued review of the application until June 14th; and, WHEREAS, during a continued public hearing on June 14, 2005, the Planning and Zoning Commission reviewed the application and continued review of the application until July 5, 2005; and, WHEREAS, during a continued public hearing on July 5, 2005, the Planning and Zoning Commission approved Resolution No. 20, Series of 2005, by a four to one (4-1) vote, recommending that City Council approve with conditions, the Limelite Lodge Conceptual PUD; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein; 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: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Mtmicipal Code, the Planning and Zoning Commission hereby recommends that City Council approve the Limelite Lodge Conceptual PUD to construct 128 lodge units and eighteen (18) free market residential units, subject to the conditions contained herein. Section 2: Final PUD Application The Applicants shall submit an application for final PUD review and the required associated land use requests within one year of gaining conceptual PUD approval. The final PUD application shall include the following items, in addition to the submittal requirements for each review as are described in the land use code: 1. Detailed utility, landscaping, and drainage plans. The utility plan to be submitted with the final PUD application shall 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 per building. The existing water services line shall be abandoned at the main line and shall be excavated. If excavation in the streets surrounding the project are necessary for the installation of utilities, the Applicants shall be required to repave half the width of the street adjacent to their properties where the utility installation is occurring. 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 drainage plan to be submitted shall have been prepared by a licensed engineer. 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. A Construction Management Plan shall be submitted with the final PUD application and shall meet the requirements of the City of Aspen Building Department. The construction management plan shall include a construction parking plan, a construction staging plan, and haul routes. The final PUD application shall also include a PM-10 Mitigation Plan that includes the following methods of PM-10 mitigation: a. Sell the residential units with only one parking space per unit and require that purchasers of a unit be required to pumhase a second space at an additional cost. b. Providing a shuttle for its guests to use. c. Advertising to potential guests that a personal or rental car is not necessary due to the shuttle service. d. Provide guest bike fleet and secured, covered bike storage on the site. The final PUD application shall include a traffic report that contains a level of service analysis based on peak season traffic counts to determine the impact of the development on surrounding intersections. In conjunction with the submittal of the traffic report, the Applicants shall submit a mitigation plan to mitigate for the impacts of the increased traffic on pedestrian safety. Methods of mitigation could include improving the pedestrian crosswalks and ramps at the comer of South Aspen Street and E. Hyman Avenue and at the comer of E. Copper Avenue and South Aspen Street to meet ADA requirements. Section 3: Fire Mitigation The Applicants shall install a fire sprinkler system and alarm system that meets the requirements of the Fire Marshall in both the residential and lodge developments. The water service line shall be sized appropriately to accommodate the required Fire Sprinkler System. The Applicants' design team shall meet with the Fire Marshall to formulate a plan for fighting fires in the below-grade parking garage structures prior to final PUD submittal. Section 4: Water Department Requirements The Applicants shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department. The Applicants shall also enter into a water service agreement with the City and complete a common service line agreement for the residential units. Each residential unit shall have an individual water meter. Section 5: Aspen Consolidated Sanitation District Requirements The 'Applicants shall comply with the Aspen Consolidated Sanitation District's rules and regulations. No clear water connections (roof, foundation, perimeter drains) to ACSD lines shall be allowed. Oil and sand separators meeting the ACSD's requirements shall be installed in each of the parking garages. In addition, the driveway entrance drains shall drain to drywells and elevator shaft drains shall drain through an oil and sand separator. One tap to the main sanitary line is allowed for each of the buildings within the development. No soil nails shall be allowed in the public right-of-way above ACSD main sewer lines. Section 6: Park Development Impact Fees Park Development Impact Fees shall be assessed at the time of building permit issuance on both the new residential bedrooms and the lodging bedrooms to be added to the subject properties pursuant to Land Use Code Section 26.610, Park Development Impact Fees. The Park Development Impact Fees shall be calculated by the City of Aspen Zoning Officer using the fee schedule in place at the time of building permit issuance. Section 7: School Land Dedication Fees School Land Dedication Fees shall be assessed on the proposal at the time of building permit issuance pursuant to Land Use Code Section 26.630, School Lands Dedication, because subdivision approval is required for the development of the multi-family residential units per the definition of subdivision in the land use code. The school lands dedication fees shall be calculated by the City of Aspen Zoning Officer using the fee schedule in place at the time of building permit issuance. Section 8: Exterior Li~lhtine All exterior lighting shall meet the City's Lighting Code Requirements pursuant to Land Use Code Section 26.575.150, Outdoor Lighting. Section 9: Wildlife Trash Containers The Applicants shall install a wildlife-proof trash container meeting the requirements of the Environmental Health Department. Section 10: Dimensional Requirements The final PUD submittal shall contain a development plan with dimensional requirements that are substantially consistent with thc dimensional requirements approved in the conceptual PUD. Thc dimensional requirements approved in the conceptual PUD are as follows: Minimum Lot Size 6,000 SF Minimum Lot Width 60 Feet Minimum Front 0 Feet Yard Setback Minimum Side Yard 0 Feet Setback Minimum Rear Yard 0 Feet Setback Maximum Height 46 Feet for Primary Roof Height, 50 Feet for limited accent elements, elevators, mechanical enclosures, etc. Minimum Percent 75% Maximum Site Open Space Coverage Allowable External 2.35:1 FAR Minimum Off-Street .47 Parking Spaces per Parking Lodge Unit 2 Parking Spaces per Residential Units Section 11: GMQS Implications and Employee Housin~ Mitigation Thc Applicants shall submit a growth management application prior to or in conjunction with the final PUD application in order to obtain sufficient development allotments for the proposed increase in lodge rooms and free market residential units. The growth management application shall include a plan for conducting an employee audit on the lodge component of the development after two full fiscal years from thc date of issuance of the certificate of occupancy under the following terms: a. The Applicants shall provide an up-to-date report on the current employees at the time of final plat. b. The Applicants shall retain an auditor and shall gain prior approval from the Housing Office Operations Manager for the selection of the auditor. c. The Applicants shall be fully responsible for all fees associated with retaining an auditor. d. The audit shall occur after two full fiscal years of operation. The growth management application shall also provide a plan to mitigate for the employee housing requirements generated by the residential portion of the development pursuant to the requirements of Land Use Code Section 26.470, Growth Management Quota System. If the proposed plan for employee housing mitigation provided in the growth management application substantially alters the dimensional requirements from those approved herein for the subject properties, the Applicants will be required to amend their conceptual approvals to reflect a substantial change in the dimensional requirements prior to commencing review of a final PUD application. Section 12: Lodge Employee Audit Should the housing audit referenced in Section 11 show an increase in the number of employees over the forty (40) full-time employees (Limelite Lodge, Deep Powder Lodge, and Snowflake Inn currently have 42 full-time employees and had 48 full-time employees prior to consolidating ownership, of which 2 or 8 shall be credited to the free market residential component in order to lower it's employee housing mitigation requirements as shall be determined by the Planning and Zoning Commission in reviewing the growth management application that will be submitted in conjunction with the final PUD application) that are anticipated to operate the new lodge, the Applicants shall return to the Housing Authority under the following terms: a. The Applicants shall provide deed restricted, affordable housing or cash-in-lieu thereof to mitigate for the additional employees. b. The Applicants shall abide by the AsperffPitkin County Affordable Housing Guidelines in effect at the time of the audit. c. The term employee shall include all payroll and non-payroll employees generated by the application. Section 13: Alley Vacation Requiremeota The Applicants shall apply to vacate the eastern half of the alleyway located in Block 76, of the City and Townsite of Aspen prior to Final PUD application. In conjunction with the request to vacate the alleyway, the Applicants shall provide a plan for rerouting the 3-phase electrical circuit that currently exists in the alley serving the remainder of the properties in Block 76. The Applicants shall also make provisions to provide uninterrupted electrical services to the other properties located in Block 76. The rerouting plan shall be submitted for review as part of the Final PUD application. The Applicants shall also fund the relocation of the main sanitary sewer line that currently serves the Prospector Lodge. Section 14: Landscapin? The Applicants shall submit a detailed landscaping plan as part of the final PUD application. This landscaping plan shall include a plan for right-of-way landscaping and irrigation. The plan shall also include a parkway landscaping strip adjacent to all abutting public streets of at least five (5) feet in width. The Applicants shall preserve the existing Cottonwood tree located on the comer of South Monarch Street and East Hyman Avenue and the large Cottonwod tree that exists between the Deep Powder Lodge and the Limelite South Building that were slated for removal in the conceptual PUD application. The Applicants shall also remove the three (3) conifers located adjacent to the proposed parking garage entrance to the lodge building along East Hyman Avenue. A maintenance bond shall be secured by the Applicants for any trees to be preserved in which there will be planned excavation within or adjacent to their driplines. Section 15: Food Service Facilities Food service plans meeting the requirements of the City of Aspen Environmental Health Department shall be submitted and approved prior to serving food and prior to obtffming a Colorado Food Service License. Section 16: Pool and Spas All design, installation, and maintenance of the pool and spa shall comply with the Colorado Department of Health's "Swimming Pool and Mineral Bath Regulations". The Aspen Consolidated Sanitation District shall review and approve the drain size for the swimming pool facility prior to installation. Section 17: Snow Storage and Removal The final PUD application shall contain a snow storage plan identifying sufficient snow storage room in the alley and a large enough area for a snowplow to turn around in the alley. The final PUD application shall also contain tapered curb lines leading into the comer bulb outs proposed in the South Monarch Street and East Hyman Avenue right-of-ways for snow plowing purposes. Section 18: Width of South Monarch Street The final PUD submittal shall include provisions for providing a street width of fifty-four (54) feet from the face of curb to the face of curb on South Monarch Street adjacent to Block 76 (proposed site of the lodge building), in order to sufficiently accommodate an eight (8) foot wide parallel parking lane on the east side of the street, two cartways of at least twelve (12) feet each, and a twenty-two (22) foot diagonal head-in parking lane on the west side of the street. Alternatively, the Applicants could consider converting the existing diagonal on- street parking spaces to parallel parking spaces in the South Monarch Street right-of-way so that a pavement width of only thirty-eight (38) feet would be needed for South Monarch Street. Section 19: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public heating 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 20: This resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 21: 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 by a four to one (4-1) vote on this 5th day of July, 2005. APPROVED AS TO FORM: City Attorney PLANNING AND ZONING COMMISSION: Jasmine Tygre, Chair 6~ ATTEST: ~{ckie Lothiafi, Deputy City Clerk