HomeMy WebLinkAboutresolution.apz.008-88RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING THAT THEASPEN CITY COUNCIL APPROVE AMENDMENTS
TO THE ASPEN MOUNTAIN PUD
Resolution No. 88-8
WHEREAS, on May 20, 1985, the Aspen City Council approved
the Aspen Mountain Subdivision/PUD; and
WHEREAS, on December 2, 1985, the PUD Agreement and Final
PUD/Subdivision Plat for the project were recorded in the office
of the Pitkin County Clerk and Recorder; and
WHEREAS, in January, 1988, Savannah Limited Partnership
(hereinafter "Applicant") submitted to the City of Aspen GMP and
PUD Amendments to the Aspen Mountain Subdivision/PUD; and
WHEREAS, on March 8, 1988, the Aspen Planning and Zoning
Commission (hereinafter "Commission") initiated a public hearing
process with respect to the Applicant's requests, which was
continued with meetings on March 15, 22 and 29, April 5, June 28,
July 12 and July 26; and
WHEREAS, during the course of these meetings, significant
changes have been made to the Applicant's proposal due to
requests made by the commission, the Planning Office and the
public; and
WHEREAS, as a result of these changes, the Commission
concludes that the Aspen City Council should approve the
Applicant's request, subject to certain conditions listed herein.
NOW, THEREFORE, BE IT RESOL%q~D by the Commission that it
does hereby recommend the following actions to the Aspen City
Council:
Resolution No. 88-
Page 2
1)
Confirmation of the 172 lodge unit GMQS allotment previously
granted to the Aspen Mountain Lodge.
2) Amendment of the Planned Unit Development.
3) Subdivision of Lot 5 to create a new Lot 6.
4) Rezoning of Lot 6 from CL and L/TR to Park.
5)
GMQS Exemption to convert 4 units at the Grand Aspen Hotel
to employee housing.
BE IT FURTHER RESOLVED by the Commission that its
recommendation shall be subject to the following conditions:
1)
There shall be no more than 155 lodge rooms and 4 employee
units in operation at the Grand Aspen at the time a
foundation permit application is obtained for the Ritz-
Carlton Hotel.
2)
The applicant shall deed-restrict 4 units at the Grand
Aspen Hotel for rental to and occupancy by a minimum of 3.5
moderate income employees. The applicant shall be
permitted to replace these units with other units off the
PUD site which the Housing Authority finds are equal to or
better than the on-site units in terms of size and quality
and which shall also be restricted to moderate income rental
and occupancy by a minimum of 3.5 employees.
3)
In order to maintain the employee generation represented by
the applicant, there shall be no more than 204 dining seats
and 4,500 sq. ft. of net (defined as 80% of gross) dining
area, exclusive of lounge area and exclusive of seasonal
outdoor dining, within the Ritz-Carlton hotel.
4)
There shall be an audit performed of the hotel after its
second full year of operation to determine the actual number
of full time equivalent employees working in the hotel. In
the event the audit determines that the hotel has a higher
full time equivalent employee count than was calculated
herein, the applicant shall provide additional employee
housing for sixty percent of those persons based on the
ratios represented herein. Plans for the required housing
shall be required to receive final approval from the City
within twelve months of the audit and the required housing
shall receive a Certificate of Occupancy within twenty-four
months of the audit. If the audit determines that the hotel
has a lower full time equivalent employee count than was
calculated herein, the applicant shall receive a credit for
those additional persons housed according to the ratios
Resolution No. 88-
Page 3
represented herein. For the purposes of this requirement,
the audit shall be performed and full time equivalent
employees shall be defined according to the Housing
Authority guidelines in effect at the time of this approval.
The cost of the audit shall be paid for by the applicant,
but the choice of auditor shall be mutually agreed to by the
applicant and the Housing Authority.
5)
The applicable ratios for provision of employee housing
shall be as follows:
The unit mix shall consist of at least 56% low income
and no more than 44% moderate income units.
Calculation of employee generation shall be as shown in
the attached exhibit A.
6)
There shall be a minimum of 220 parking spaces provided in
the parking structure, of which 18% may be compact spaces,
with minimum dimensions of 7 1/2' x 16'. There shall also
be 10 spaces provided for surface loading within Lot 1, of
which 2 shall be for truck loading within the service area.
The following spaces shall also be provided on Lot 5 during
Phase I:
surface lot west of Grand Aspen:
surface lot east of Grand Aspen:
parallel parking on Dean Street:
angle parking on Dean Street:
guest and service loading:
subgrade in Grand Aspen garage:
55 spaces
18 spaces
13 spaces
9 spaces
6 spaces
28 spaces
total number of parking spaces:
129 spaces
7)
The applicant's commitment in the PUD Agreement to
participation in the Lodge Improvement District shall be
revised to indicate a commitment to provide improvements on
all project frontages which correspond to those planned for
the South Galena/South Mill Improvement District. The
applicant shall also commit to constructing those
improvements adjacent to the hotel which were originally
intended for construction by the district contractor, using
funds which will be transferred from the district to the
applicant.
The stormwater detention facility in Mill Street shall be
designed to avoid utility conflicts and provide adequate
separation from the water main to prevent freezing, to the
satisfaction of the City Engineer.
9) The applicant's drainage commitments in the PUD agreement
Resolution No. 88-
Page 4
shall be revised to indicate a commitment to fund the
comprehensive Aspen Mountain Drainage Plan and to implement
the plan's recommendations or provide drainage easements to
a maximum level of expense of $250,000, which is comparable
to providing on-site facilities at Top of Mill.
10)
The applicant shall relocate one proposed fire hydrant to
the SW corner of the intersection of Durant and Mill, to the
satisfaction of the city Water Department and City Engineer.
ii)
The applicant shall modify the design of the tower for the
bridge over Dean Street by moving its location 2' closer to
the hotel to provide better clearance for truck turning.
Clearance of 14' in height shall be provided under the
entire bridge span, and clearance of 14 1/2' shall be
provided across a 15' wide stretch of the bridge, which
shall be marked accordingly.
12)
The Norway Maple trees shown on the landscape plan shall be
approximately 15-20' tall at the time of their planting, and
shall be watered through an underground system to be
installed by the applicant.
13)
The applicant shall be required to obtain a demolition
permit and complete demolition of the Grand Aspen Hotel
within three years of the date of issuance of a Certificate
of Occupancy for the Ritz-Carlton Hotel. Re-development of
this site shall proceed in general accord with the plans
presented for Lot 5, which have not been finalized as of the
time of this resolution. If final approval of re-
development has not been granted by the deadline for
demolition of the Grand Aspen, the applicant shall be
permitted to request an extension of the deadline from the
City Council. If the date for demolition shall occur during
the traditional winter season, demolition need not begin
until the day after the ski lifts shall close during that
season.
14)
The applicant shall develop Lot 6 in general accord with the
representations made regarding this site and obtain a
Certificate of Occupancy for the ice rink and associated
facilities prior to or at the time that a Certificate of
Occupancy for the Ritz-Carlton Hotel is obtained.
i5)
The applicant shall be required to obtain all necessary
approvals from the City for the ice rink and associated
facilities, including but not limited to GMQS exemption or
allocation, conditional use approval for a restaurant and
PUD approval to establish dimensional and parking
requirements. Analysis of impacts and consideration of
mitigation measures for the development of Lot 6 has not
Resolution No. 88-
Page 5
occurred in conjunction with the review of Lot 1.
16)
The following limits shall be placed on the construction
schedule in addition to those proposed by the applicant or
required by the City Engineer:
A "tennis" fence material shall be used to screen all
staging areas on the site.
Ail construction (except painting or similar "quiet"
activities) shall be prohibited on the site between the
hours of 10:00 P.M. and 7:00 A.M.
The applicant shall demonstrate to the city Engineering
Department that permission has been obtained from
adjacent owners whenever the booms on the tower cranes
swing over their properties.
The applicant shall provide the City Engineer with an
updated construction schedule prior to obtaining any
additional building permits for the project.
17)
The applicant shall commit to meeting
requirements identified by Tom Dunlop
the project dated February 18, 1988.
the Health Department
in his memo regarding
18)
The accessory retail uses permitted within the hotel shall
be limited to the following and similar uses: sundry shop;
car rental desk; travel desk; ski rental and repair store,
ski and sports activity center; Ritz-Carlton souvenir store;
beauty shop; florist shop; and gift shop. The four
accessory retail spaces depicted in the building on Durant
Street shall not be combined to create larger retail spaces.
19)
The recorded Subdivision and PUD plan set shall be amended
to include the following new drawings, which shall be
reviewed by the Planning Director and City Engineer, prior
to recordation, to determine their consistency with this
approval:
A new final plat indicating six, rather than five lots
and designating all PUD variations granted to the
project;
b. Revised building locations for the project;
Revised final site plan, utility plan and landscape
plan;
d. Elevations for the Monarch, Mill, Durant and Dean
Street facades and three elevations for the internal
courtyard; and
Resolution No. 88-
Page 6
Floor plans for each level of the hotel, which shall
also indicate countable and excludable floor area for
each level.
An amended subdivision/PUD agreement shall also be submitted
to the Planning Director for review and approval by City
Council prior to final action on the PUD amendment.
20)
The applicant and the City shall commit to abide by all
written and verbal representations made throughout the
review process, including those in written submissions,
verbal presentations and those associated with City Council
Resolution 11 of 1988.
BE IT FINALLY RESOLVED by the Commission that it does hereby
recommend that the City Council grant an extension to the project
to the extent necessary to permit the completion of the
processing of these amendments, including but not limited to the
recordation of a plat and agreement and obtaining a foundation
permit.
APPROVED by the Commission at a Special Meeting on July 26,
1988.
ASPEN PLANNING AND ZONING
COMMISSION
C. Welton Anderson,
Chairman
ATTEST:
Dep~t-y cig Clerk
ritzreso
EXHIBIT A
Revised Employee Generation Based on New Generation
and on June 3, 1988 Program
Lodge 0~eration
New Lodge Rooms (264)
New 1-BR Suites (26)
New 2-BR Suites (2)
Total Bedrooms
Living Rooms @ 25%
Total Rooms
Employees per room
Employee generation
Existing Lodge Rooms
Employees per room
Employee credit
Net new employees
GMP employees housed
Employees to be housed
Accessory Food & Beverage
New restaurant sq.ft. (net)
New lounge sq.ft. (net)
New kitchen sq.ft. (net)
Subtotal
Employees per 1,000 sq.ft.
Employee generation
Existing F&B and Kitchen sq.ft.
Employees per 1,000 sg.ft.
Employee credit
Net new employees
GMP employees housed
Employees to be housed
Accessory Retail
Net retail sq.ft.
Employees per 1,000 sq.ft.
Employee generation
Existing retail sq. ft.
Employees per 1,000 sq. ft.
Employee credit
Net new employees
GMP employees housed
Employees to be housed
4. Non-Accessory Commercial GMP
New retail
Employees per 1,000 sq. ft.
Employee generation
5. Residential GMP (Lot 4)
Population of unrestricted units
4 3-BRs @ 3.0/du (58%)
Employees to be housed (42%)
6m
Employee IIousing Replacement
Employees to be housed
Summary of Employees to be Housed
1. Lodge Operations
2. Accessory Food & Beverage
3. Accessory Retail
4. Non-Accessory Commercial GMP
5. Residential GMP (Lot 4)
6. Replacement Housing
Total, Lot 1 and Lot 4 Employees to be
(net)
Housed
Factors
Phase I
264
26
4
294
7
.36
108.40
120
.20
84.4
6O%
4,500
3,700
3~400
11,600
12.8
148.5
4,900
9.0
44.1
104.4
60%
62.6
5,770
3.5
20.2
700
3.5
2.5
17.7
60%
10.6
0
12.0
8.7
29.0
50.6
62.'6
10.6
0.0
8.7
29.0
161.5