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HomeMy WebLinkAboutresolution.apz.003-86RESOLUTION OF THE ASPEN PLANNING AND ZONING CO~ISSION RECO~ENDING PRECISE PLAN APPROVAL OF TBE LITTLE NELL BASE REDEVELOPNENT SPA Reeolution No. 86-3 WHEREAS, on November 5, 1985, the Aspen City Council (hereinafter "Council") did adopt Resolution No. 35, Series of 1985) granting conceptual approval to the Little Nell Base Redevelopment SPA (hereinafter the "project"); and WHEREAS, on December 2, 1985, the Aspen Skiing Company (herein after "Applicant") did submit an application for SPA Precise Plan review, 96 (later revised to 92) lodge growth management allotments, conditional use reviews, mountain view- plane review, 8040 greenline review, and change in use for the project; and WHEREAS, the Aspen Planning and Zoning Commission (herein- after "Commission") did hold a public hearing on January 21, 1986, at which time the Commission did evaluate and score the project according to the lodge development quota system regula- tions; and WHEREAS, the project did meet the lodge development minimum threshold of 54 points by having scored 55.2 points, which score was forwarded to the Council by the Commission's Resolution No. 2 (Series of 1986); and W~EREAS, the Commission did hold public hearings to consider the remainder of the applicant's requests on February 4, 18 and 25 and March 4 and 11, 1986, at which time evidence and testimony with respect to said requests was presented. NOW, THEREFORE, BE 1T RESOLVED by the Planning and zoning Resolution No. 86-3 Page 2 Commission of the City of Aspen, Colorado: That it does hereby recommend that Council grant precise plan approval to the Little Nell Base Redevelopment SPA and approve the change in use of the Holiday House from lodge to employee dwelling units. That it does hereby grant conditional use permits to the applicant for the 92 unit hotel, and for the ski lifts and accessory ski area facilities; and does grant mountain viewplane and 8040 greenline approval to the project. That it does hereby recommend that Council place the following conditions upon its approval of the precise plan and change in use: The skier drop-off area shall be constructed according to the plan on file with the Planning Office, provided that the City Engineer must review and approve of the plan before it is finally built. Key features of the plan which are the responsibility of the applicant include 9 10 drop-off spaces with a drive by lane in a loop configuration on the applicant's property, four parallel parking spaces on the street side of a landscape island which project no further into the traffic lanes than the existing angle parking on adjacent sites, a neckdown of the Hunter Street intersection which is set back two feet from the edge of the existing traffic lane, a separate entrance for the hotel drop-off from the skier drop-off, a pedes- trian walkway through the island from Hunter to Spring Streets, and the use of paving and planting similar to that in the Hunter Street mall to continue the theme into this area. 2 Resolution No. 86-3 Page 3 e The applicant shall construct the improvements shown in the Hunter Street intersection, including the paving pattern which designates this corner as the principal entrance to Aspen Mountain. The applicant shall provide 118 parking spaces in the subgrade parking structure on the site. The 46 spaces required to be provided through the Aspen Mountain Ski Area Master Plan (AMSAMP) shall be in addition to the 118 spaces required on-site. e Se The applicant shall construct a cul-de-sac at the end of Spring Street to enhance the circulation of service vehicles and cars in the area. The design of the cul- de-sac shall be coordinated with the City Engineer, whose final approval of all construction plans shall be required. A landscape plan to screen the Aspen Alps from the cul-de-sac shall be prepared and implemented by the applicant, and signage shall be provided according to the plan on file with the Planning Office. The applicant shall take full responsibility for the construction and maintenance of all improvements presented for the Hunter Street mall, and Zone I of the Dean Street mall. The applicant shall participate with its neighbors in the Special Improvement District for that section of the Dean Street mall labeled as Zone II, provided that if the District is not underway by the time the rest of the malls are finally built, the applicant will at least pave Zone II with materials consistent with that in Zone I and restrict the entrance to the street to authorized vehicle access only. The applicant shall coordinate all mall and mall-type improvements with the work of the District to insure compatibility of materials and design style. The applicant shall provide a trail connection from the Ute Avenue Trail to the Dean Street Trail through the paved area behind the base area lifts, and provide signage to designate said trail. The applicant shall also provide a defined, unpaved trail from the base area to Aspen Mountain Road for summer hiking purposes. Finally, the applicant shall provide a year-round trail easement to the City of Aspen for the cross country skiing trail proposed to cross the Little Nell Run, and will accommodate the needs of said trail in the regrading program, provided that the trail design and maintenance will not interfere with the needs of the alpine skiing area. Resolution No. 86-3 Page 4 10. 11. The applicant shall provide to the City Council detailed drawings of the proposed gondola terminal building and a landscape plan for the trench for review at the precise plan stage. The drawings should fit within the functional design parameters presented to the Commission and be sufficiently detailed to provide Council with the ability to determine the building's compatibility with the base area and to evaluate the effect of the building on views of Aspen Mountain from Hunter Street at both the Durant and Cooper Avenue corners. The design of the hotel itself shall be as represented to the Planning Commission, including the commitment that no roof-top equipment will be visible over the parapet, and all snow shedding mitigation techniques proposed will be utilized. Substantial changes to either the hotel or the terminal building shall require a repetition of conditional use proce- dures by the Planning Commission. The preliminary landscape plan which has been prepared for the site shall be revised such that it conforms to the requirements of Section 24-8.16 and presented to City Council. The plan shall show landscaping for the entire site and shall also include a mall lighting plan, designs for the basic street improvements such as the ticket kiosks, and a program for plantings at the rear of the hotel and for revegetation of disturbed areas. Revegetation of the ski area itself shall meet applicable U.S. Forest Service standards. The applicant shall enter into a vendor's agreement or encroachment license with the City for the improvements proposed to be placed in Dean Street. The applicant shall provide adequate guarantees that the 30 space parking lot used by skiers on Aspen Street will continue to be available for skier parking or transit related uses. If the site is developed for other purposes, the 30 parking spaces or such transit related uses, as may be determined appropriate by the City of Aspen, shall be replaced on the site or on a proximate site within a 300 foot radius of the existing parking facility. The applicant shall also institute a taxi-limo-auto drop-off facility at Lift lA by the beginning of the 1986-87 ski season. The applicant shall complete the additional soils hydrology studies recommended by Chen in their two ltesolution No. 86-3 Page 5 already completed studies, and provide these studies to the City Engineer, whose recommendations as to con- struction practices shall be followed by the applicant. The final structural design and grading plan shall be certified by the geotechnical engineer as not impacting slope stability and surface hydrology to the detriment of this project or its neighbors. 12. The applicant shall commit to participation in the ongoing geologic hazard and mud flow risk study for the upslope areas of Aspen Mountain, and to engineering design and mitigation construction in those areas of the mountain under their control via direct ownership, leasehold or other usage agreement. 13. The applicant shall submit an application to Pitkin County for an encroachment permit for the regrading work which will affect Aspen Mountain Road. Affected portions of the Road shall be reconstructed at the applicant's expense at a grade not to exceed 14 percent, and to include any drainage facilities consistent wit the Rea Cassens Report which the County Engineer may require. 14. 15. The applicant shall, in connection with the SPA agreement, file a deed-restriction converting 17 units at the Holiday House from lodge to employee housing use. This conversion is intended to meet the housing requirements of this project, and AMSAMP, and shall be filed in a form acceptable to the City Attorney and Housing Director. There shall be provided a minimum of thirteen (13) parking spaces at the rear of the Holiday House for resident parking only. The applicant shall provide the City Attorney with an up-to-date title commitment to all lands within the property boundary, and a legal description of the land zoned C requested for rezoning with an SPA overlay, which description shall be included in Ordinance 53, Series of 1985. 16. The applicant's commitments as to the pumphouse relocation and well modification, water system upgrades in the Spring Street and Nell Slope lines, sewer system upgrade from Spring Street-Ute Avenue to Galena Street, on-site stormwater detention facilities and fire hydrant provision at the south end of Spring Street and on Dean Street behind the North of Nell Building shall all be requirements of this approval whose cost shall 5 Resolution No. 86-3 Page 6 be fully borne by the applicant. 17. Ail electrical lines on the project site to Galena Street shall be placed underground at the applicant's expense. 18. Easements shall be provided to the City of Aspen for all relocated water mains and new extensions, in exchange for any easements which the City will abandon for lines taken out of service. 19. The applicant shall be required to comply with all requirements set by the Environmental Health Department in their memo dated December 14, 1985. In particular, only gas log type fireplaces shall be allowed in hotel rooms, and only one wood burning fireplace shall be placed in the main hotel lobby. Further, adequate air handling facilities shall be designed in the under- ground parking structure to eliminate buildup of air contaminants. 20. The UBC life, health and safety problems identified by the Chief Building Official in his memo dated January 6, 1986 shall be corrected in the final building plans. 21. The applicant shall provide the Planning Office and the City Engineer with the requested construction phasing information prior to the issuance of building or excavation permits during each construction season. 22. The applicant shall provide the City with the necessary guarantees that the building to be constructed beneath the gondola terminal (hotel west wing) and all other commercial or office areas will not be occupied as administrative offices, retail spaces or any other commercial use until necessary commercial development allotments are received. 23. In the event the growth allocations for the project in the C zone shall expire, the boundary of the SPA shall revert to its prior configuration. 24. In the event that the Tippler boundary dispute shall be resolved in the applicant's favor and the applicant shall determine that the land be retained in their ownership, the applicant shall process a minor amend- ment to the precise plan to include said land in the project boundary. 6 Resolution No. 86-3 Paqe 7 25. The above conditions, along with all representations otherwise made by the applicant, shall be required to be accomplished prior to the first occupancy of the hotel, unless a more or less restrictive time deadline has been indicated herein. That it does hereby recommend that Council adopt the zone district regulations of the underlying CC and C zones, as modified below, as the standards which apply to the parcel: 1. Area and Bulk Requirements (with variations from underlying zone noted) a. Minimum lot area 3,000 s.f. b. Minimum lot area per dwelling unit No requirement c. Minimum lot width No requirement d. Minimum front yard 26 feet e. Minimum side yard No requirement f. Minimum rear yard No requirement g. Maximum height 40 feet h. Minimum distance between primary No requirement and accessory buildings i. Percent of open space required 25 percent for building site (minimum) j. External floor area ratio 1.93:1 (maximum) (83,265 s.f.) (variation) No requirement 36 feet in length (variation) k® Internal floor area ratio Utility/trash service area 2. Off-Street Parking Spaces a. Internal to the project building 118 b. External to the project building 15 (9 in drop-off lane, 4 in parallel parking along drop-off island and 2 service delivery bays) 3. Permitted and Conditional Uses The following uses for the project will be permitted, unless identified as conditional uses (variations from Resolution No. Page 8 86-3 underlying zone requirements noted) a. Hotel (conditional use, variation hotel protruding into C zone) b. Retail commercial c. Ski accessory retail to include ski shops, rental and storage d. Open use recreation e. Restaurant f. Additional retail commercial permitted uses in the CC zone the Aspen Municipal Code Ski area administrative offices Shipping and receiving for hotel service Storage of materials accessory to the above Cabaret and night club Activities associated with emergency service for treatment of injured skiers Ski lifts and lift buildings (conditional Ski mazes and milling areas Hotel accessory retail it does hereby Office to credit category, rather That Planning district with the lodge units which the Holiday House, Corrina Lodge, are converted to employee housing. 8 allowed for repair, as specified under Section 24-3.2 of and mountain food medical use) recommend that Council direct the the L-1/L-2/CC/CL and Other zone than the L-3 zone district category are removed from the inventory when Alpina Haus and Copper Horse Further, the Planning Office Resolution Ro. 86-3 Page 9 shall deduct the employee units which result from each conversion from the residential quota in the year the conversion takes place, as is already required by the Code. APPROVED by the Commission at its regular 18, 1986. Klm Wilhoit, Deputy City Clerk AR.116 meeting on March ASPEN PLANI~II~ AND ZONII~ COIq~ISSION