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AGENDA
- ASPEN PLANNING .AND ZONING CCMMISSION
REGULAR MEETING
September S. 1992, ,Tuesday
Y 4:30 P.M.
2nd Floor Meeting Room
City Ball
Y
4s00 PM SITE VISIT TO.FAST COOPER
r A. van will leave from City Hall promptly at -4:00 PM
I. COMMENTS
Commissioners
Planning Staff
Public
II. MINUTES
G
III. PUBLIC HEADINGS
A. 434 West Smuggler historic Designation, Roxanne
Eflin
B. Cunningham Conditional*Use Review for an Accessory
Dwelling Unit, Kim Johnson
IV. NEW BUSINESS
A. Pitkin County Bank GMQS Exemption, Kim Johnson
B. -East Cooper Affordable Housing Conceptual PUD, Kim
Johnson
V. .ADJOURN
MEMORANDUM
TO: Aspen Planning and Zoning commission
FROM: Debbie Skehan, Office Manager
'RE* :---Upcoming Agendas
DATE: September 3, 1992
Regular Meeting, September 22nd
City Shop Master Plan MorkSession(RE)
Aspen Electric Affordable Housing Subdivision (LL)
529-A 531 East Cooper St. Landmark Designation.(RE)
Ute Place Bridge Stream margin Review (LL)
Meadows Bridges Stream Margin Review (LL)
Special Meetings -October 7th and ath
Aspen Area Community Plan Adoption (CH)
Regular Meeting — October 20th
Mocklin Rezoning (LL)
a.nex
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-MErioxarmurt
Aspen Historic Preservation Committee
Roxanne -Eflin, Historic Preservation officer
Landmark Designation (public hearing): 434 W. Smuggler
August M2,..992
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SUMMARY: The applicant is requesting Landmark Designation for the
parcel at 434 W. Smuggler. An application is currently not pending
for any exterior architectural changes.
APPLICANT: Katherine.Thalberg, represented by Gretchen Greenwood
and Associates
-LOCATION: 434 W. Smuggler, Lots K, L and the East .15 .feet of Lot
M. Block 33, City and Townsite of Aspen
HPC ACTION: 'On August 12, 1992, the HPC unanimously recommended
Landmark Designation for this parcel, finding that Standards A, B,
E and F have been met.
LOCAL -DESIGNATION STANDARDS: .Section 7-702 of the Aspen Land Use
Regulations -define the six standards for local landmark
designation, requiring that the resource under consideration meet
at least one of the following standards:
A. Historical importance: The structure or site is a
principal or secondary structure or site commonly identified
or associated. with a person cr an event of historical
significance to the cultural, social or political history of
Aspen, the State of Colorado, or the United States..
Response: The HPC found that this standard has been met, due
to the parcel's more recent association with both Kathryn
Thalberg and former Aspen Mayor Bill Stirling, as being
significant personages associated with Aspen's social and
y
political history.
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B. Architectural importance: The structure or site reflects
# an architectural style -that is unique, distinct or ~of
traditional Aspen character.
t Response: The principal structure is best described as a
-typical vernacular "miner's cottage", with roof forms and
window proportions illustrative of traditional Aspen
-character. . -The structure ,has been modified and embellished
within the last decade, however we find that the alterations
have not significantly impacted the historic character of the
structure. -It :is easily recognizable as a gainer's �vottage. -
'Records indicate the structure began as a small 15' x 201 log
cabin, evolving into a, typical late 1880's cottage with
overlap exterior siding. 'This evolution, as indicated through
additions . and embellishments, ;=.is typical _ of Aspen's
architectural heritage.
C. Architectural importance: --:'The structure or -site .embodies
the distinguishing characteristics of a significant or unique
architectural type or specimen.
r
Response: We find that this -.standard does .not Ampply in this
case. f
D. Architectural importance: The structure is a significant
work of an architect whose individual ;cork has influenced the
character.of Aspen.
Response: Our records do not indicate an architect was
involved in the design or construction of this cottage.
E. Weighborhood -character: The structure or site is a
significant component of an historically significant
neighborhood and the preservation of the structure or site is
important for the maintenance of that neighborhood character.
Response: The contribution this small scale residential
structure makes to the West End is considered to be a valuable
cultural asset. The lawn setting is a particular -contribution
to the neighborhood's character. We find that this standard
has been met.
`
F. Community character: The structure or site is critical
to the preservation of the character of the Aspen community
because of its relationship in terms of size, location and
architectural similarity to other structures or sites of
historical or architectural importance.
Response: Aspen's "miner's cottages" are signatures of our
-town. The preservation of .these small scale, vernacular
resources is critical to the character and economic vitality
of Aspen. We find that this standard has been met.
a
1 ATTACHMENT 4 — REVIEW STANDARDS
The Thalberg Victorian Residence' located at 434 Test
Smuggler is an example of historic Victorian architecture that
has evolved through Aspen's history. ,The original building began
as a 15 Sq. Ft. _x .20 Sq. Ft. -log cabin, probably constructed by
one of Aspens' first miners in the early 1880's. .As Aspen
prospered, the log structure was expanded and transformed into a
Victorian residence exemplifying the current style of an Aspen
residence in the late 18801s.
i
Subsequent additions include another Victorian house -that
-was added to the rear of the structure. Other evolving
modifications to the residence include Victorian decorative
elements such as ornamental windows, pattern shingles, jigsaw
work in the gables, bay'w'indows, decorative porches with turned*
balusters, turned posts and decorative grill iron work at the
roof end.
The review standards used to identify a significant
Victorian structure in Aspen.apply in many examples to this
} building. The structure meets the following review criteria:
A. Historical Importance: The residence is identified
with the settling of Aspen in the early 18801s.
B/C. Architectural Importance: The residence reflects
Victorian architectural style that is unique to Aspen's
history. Throughout the history of this residence., it
has been changed to reflect the prosperous growth of
Aspen and its resident, while maintaining the Victorian
style of Aspen.
E. Neighborhood Character: The residence has occupied the
western side of the parcel allowing fore small lawn to
the east throughout its history. This characteristic
has remained in the West End neighborhood throughout
Aspen's history.
F. Community Character: The residence and site
preserves the Victorian period of Aspen's history.
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MEMORANDUM
TO: Planningand Zoning Commission
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issi n
FROM. Kim Johnson, Planning Office
RE. -Cunningham Conditional �:Use for _.an 'Attached Accessory
Dwelling Unit
" ?ATE: September -Z, 1992
SUMMARY: Staff. recommends approval Df Conditional Vse to
legitimize a 525 s.f. .garden level -accessory -dwelling unit in a
duplex with conditions.
APPLICANT: -Mac Cunningham, represented -by Rob Weien
LOCATION: Unit A of the LBH Association Condominiums, 521 N. 7th
Street (Lots O,H, -and I,. Townsite of .Aspen)
ZONING: R-5
APPLICANT'S REQUEST: The applicant is requesting Conditional Use
approval to legalize an existing garden level one -bedroom accessory
dwelling unit. Net area of the unit is 525 s.f. (revised from 591
s.f. to exclude common storage area). Please see Attachment*"A"
for floorplans and building elevations.
" REFERRAL COMMENTS: 'Cindy -Christensen from the Housing Office
forwarded a memo stating that the accessory unit meets minimum net
livable area. The required deed restriction for resident occupancy
must be approved by the Housing Office and recorded at the County
Clerk prior to .issuance of any building permits. (Attachment "B")
STAFF COMMENTS: The applicant is seeking official City approval
to retain the apartment which has existing within Unit A since the
duplex's construction in 1974. The applicant will be eligible for
floor area bonus as it has been determined by staff that this unit
Y is .functionally -above grade (all windows are standard sizes and
f heights above the interior floor levels) . - The accessory dwelling
unit will be deed restricted to -resident occupancy.
• The Commission has the authority to review and approve development
applications for -conditional .uses pursuant to the standards of
Section 7-304:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen .,Area Comprehensive Plan,
and with the intent -of -the done District in which it is
proposed to be located.
f _
RESPONSE: As a resident -occupied deed restricted unit,. this
apartment will allow the property to house a local-employees.in a
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residential area, which complies with the zoning and Aspen Area j
}:a --COMP rehensive -Plan.
B. The conditional use is -consistent and compatible -with the
character of the immediate vicinity -of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
• . of the parcel proposed for -development.
RESPONSE: The accessory dwelling use is compatible with the other
residential uses in -the surrounding neighborhood. The unit has
been and will not be -visible from the -outside.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery; =noise,
vibrations and odor on surrounding properties.
RESPONSE: The existing unit is completely contained within
Unit A. A parking space is not required by code for a one bedroom
accessory unit. The property is non -conforming for parking with
four spaces identified on the site plan for six bedrooms within the
duplex (not counting the ADU). Currently the occupants of 'the
duplex park along the shoulder of Seventh St. and off of the alley
along the south side of the lot. As the accessory unit has existed
for years without apparent parking problems, Planning staff
believes a parking space should not be required. Exterior accesses
for the unit is through a stairway on the north side of the house
which enters a common laundry. area. Internal access is by a
locked -off stairway through the laundry area. The applicant has
indicated that in the near future, he intends to move the exterior
door several feet to the west so that- itenters the apartment
directly rather than through the laundry area. This will create
more livable space inside the unit by eliminating some walls and
awkward traffic flows. Planning and Zoning staff made a site visit
and agree that this would be a helpful improvement. No other
significant impacts are anticipated.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, -parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools.
RESPONSE: All public facilities. are all ready in place for the
-existing home and neighborhood.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use.
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--RESPONSE: .Legalizing this unit will provide housing for local
employees. The applicant must file appropriate deed restrictions
for resident occupancy, including 6 month minimum leases. Proof
of recordation must be forwarded to the Planning Office prior to
issuance of -any building permits.
F. The proposed conditional use complies with all -additional
standards imposed.on.it by the Aspen Area Comprehensive plan
and by all other applicable requirements of this chapter.
RESPONSE: 'This use complies with the Aspen Area Comprehensive Flan
and any other applicable conditional use standards.
.Section 8-104 l.d. allows the Commission to approve accessory
s.
-dwelling units to be exempt from growth management competition.
This proposal qualifies upon approval of its conditional use
- - review.
4
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STAFF RECOMMENDATIONS: The Planning Office recommends approval of
Conditional Use for the existing garden level accessory dwelling
unit for the Cunningham residence (Unit A, LBH Association.
Condominium) with the following conditions:
1. The owner shall submit appropriate deed restrictions to the
Aspen/Pitkin County Housing Authority for approval. The units
shall be deed restricted to resident occupancy with minimum 6 month
leases. - -Upon approval by the Housing Authority, the Owner shall
record the deed restrictions with the Pitkin County Clerk and
Recorder's Office.
' 2. Prior to issuance of any building permits for Unit A, a copy of
the recorded deed .restrictions for the accessory -dwelling units
= must be forwarded to the Planning Office.
t-
3. All material representations made by the applicant in the
application and during public meetings with the Planning and Zoning
Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
RECOMMENDED NOTION: "I move to approve the Conditional Use -for a
IL 525 s. f . garden level accessory dwelling unit within the Cunningham
f residence at Unit A, 521 North 7th Street with the three conditions
recommended in the Planning Office memo dated 9/8/92."
Attachments: "A" - Site Plan, Floorplans, and Elevations
"B" -- Housing Office Ref erra 1 ,Comments
cunningham:adu.memo
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AFFIDAVIT OF MAILING
Z
I have complied with the notice requirements of Section 6-
205 (E) (3) (C) of the Aspen Land Use Regulations of the Aspen
Municipal Code by mailing of notice, a copy of which is attached
hereto by first class, postage prepaid, U.S. Mail to all owners of
properwithi:�7.-
ee hundred (300) feet of the subject property
on t . _ .
STATE OF COLORADO )
) SS
COUNTY OF PITRIN )
The foregoing Affidavit -of mailing.was signed before me this
day, of 9
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WITNESS my hand and official seal.
My commission expires:
Not Public
PUBLIC NOTICE
- RE: CUNNINGHAM CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING
UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
M Tuesday, September 8, 1992 at a meeting to begin at 4:30 pm before
the Aspen Planning & Zoning Commission, Pitkin County Library
Meeting Room, Basement Level, 120 North Mill Street, Aspen to
consider an application submitted by Mac Cunningham, 521 North
Seventh Street, Aspen, CO requesting approval of a Conditional Use
Review for a 525 square foot employee dwelling unit located on the
ground level of unit A. Hibberd House duplex on the corner of North
Seventh and North Streets, Lots G, H & I, Block 8, City of Aspen.
For further information, contact Kim Johnson at the Aspen/ Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920-5090.
s/Jasmine Tygre, Chairman
Planning and Zoning Commission
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KEMORANDUM
TO: Planning and'Zoning Commission
TROM: Kim Johnson, Planner
RE: Pitkin .County Bank AGMQS .Exemption for Commercial
Expansion Less than 500 .s. f .
-DATE: September 8, 3.992 ,
SUMMARY: The Planning Office recommends approval with -conditions
for GMQS Exemption for commercial .expansion of .240 s. f. _ at Pitkin
County Bank. The expansion, results from the -redesign of the ground
floor and mezzanine. - :...
APPLICANT: Pitkin County Bank, -Charles Israel; 'represented by
Sunny Vann
LOCATION: 534 E. Hyman (Lot 4,-Pitkin Center Subdivision)
ZONING: CC (Commercial Core)
APPLICANT'S REQUEST: The Applicant seeks GMQS Exemption -for
expansion . of commercial net leasable area of a total of 240 s.f.
The new net leasable area is proposed by -extending- the second level
mezzanine throughout the full width of the bank building and by.
-enclosing an open area on the around floor. In order to comply
with employee housing mitigation requirements for this expansion,
the Applicant proposes to use deed restricted housing currently
being constructed at the Messiah Lutheran -Church. Bee floor plans,
Attachment "A".
STAFF COMMENTS: The Pitkin County Bank received a Growth
Management allotment for 2 , 240 s . f . of . net leasable commercial area
in 1990. This square footage was to involve a new second floor and
an expanded mezzanine. As part of the approval, the Bank had to
provide housing mitigation for 4:7 employees. The Bank
subsequently received approval from City Council to supply housing
for.-3 employees by constructing a three bedroom -deed restricted
housing unit at Messiah Lutheran Church and by paying cash -in -lieu
for the remaining 1.7 persons.
According to the application, the .Bank has postponed construction
of the entire 1990 allotment. The Bank is pursuing the current
proposal as an interim expansion project to improve customer
-service.'he current expansion elan .-zalls for 370 . s. f . -of new
area, of which 130 s.f. received allocation in 1990. Therefore,
the remaining 240 s.f. must be approved .by this GMQS Exemption
application.
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Section 8-104 B.i.a. gives the Commission authority to grant GMQS
Exemption -for expansion of commercial -or office net leasable area
not to exceed 500 cumulative square feet. -St must .be demonstrated
-that minimal impact will 4Dccur -.upon the :City. impacts aof
additional employees, parking required, visual impact on. the
neighborhood,. and demand -on City's public -facilities shall be
.considered in the -review-process.
Employee Generation: The Land -Use .Code states that •- employee
generation 'is .based on .-square .. footage of net leasable. The
employee generation based on the 240 s.f. expansion is 0.5
employee. The following formula was used to calculate the .0.5
.figure: -0.24 (% .of 1j,000 s.f.) .X 3.5 -(employees per 1, 000
X .6 (minimum GMP threshold).
As- the entire 1990 GMP square - footage allotted to the Bank --Is snot
being built at this time and the construction of .the three bedroom
unit has begun, the Bank is proposing to accomplish the 0.5
employee housing requirement via the unit at the Church. In return
for "using" part of this housing for the GMQS exemption -at this
time, the Bank will increase its cash -in -lieu payment by 0.5
-employee (1.7 + .5 = 2.2 employees) when construction begins. -under
the 1990 allocation. Housing Office Director Tom Baker and
Planning staff have no objections to this housing proposal.
Parking: Based on CC zone parking' requirements of 2 spaces per
1,000 s.f. of net leasable, parking generated by the increased
square footage is 0.48 space. Section 5-3 01 E. states that parking
requirements of less than 1/2 of a parking space are disregarded.
Visual and Public Facilities Impacts: -There will be no negative
visible impact resulting from this 240 s.f. internal -expansion.
No added impacts are anticipated on public facilities as a result
of this expansion.
There have been no previous expansions of net leasable within this
structure. If this request is approved, there will be 260 s.f.
square feet remaining for future GMQS Exemptions. The FAR of the
current proposal meets zone district requirements. The application
does state that with the future addition of the 1990 GMP allocation
allowable FAR will be exceeded by 60 s.f. The Applicant recognizes
this and commits to revise building plans for the previous
-allotment at .the time of building permit for that major expansion.
STAFF RECOMMENDATION: Planningstaff recommends approval of GMQS
Exemption for 240 s.f. expansion at the Pitkin County Bank with the
following conditions:
1. Prior to the issuance of any building permits for construction
of commercial square footage allotted by the 1990 GMP approval
(excluding this 240 s.f. GMQS Exemption), the Bank shall:
2
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A. pay cash -in -lieu for 2.2 employees; and
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demonstrate compliance with CC -zone district .Floor Area
'Requirements 'by the removal of -t 0 s . f . - -uf floor area.
.2. All material -representations -made by the applicant -in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended -by other
conditions.
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RECOMMENDED I40TION: "I
move to recommend approval of -GMQS
f Exemption for 240 -s. f . of expansion of net leasable area within the
Pitkin County Bank with the two conditions listed in the Planning
Office -memo dated September 8, 1992.H-
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F-
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Attachments: -"A" - Proposed First Floor and Mezzanine Plans
pitco.gmgs.memo
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3
: FROM: Kim Johnson, Planner
RE: East Cooper Affordable Housing Project -Conceptual PUD
Development elan _
t
DATE: September 8, -1992
ISUMMARY: The 'Manning 'Office -recommends approval of this
Conceptual PUD Plan with conditions. As a threshold discussion
during Conceptual review,'the Planning and Zoning Commission shall
consider the proposed rezoning to AH " -(Affordable. Housing) . If
rezoning as a_ threshold issue fails, Conceptual PUD approval .cannot
be approved.
APPLICANT: C&G Mustard Seed, Craig Glendenning, represented by Tom
Stevens, The Stevens Group, Inc.
y LOCATION: The 2.35-acre parcel is located .on highway 82, .about
-one-half mile east of the Cooper Street Bridge. This vacant site
is just west of the Crestahaus Lodge.
ZONING: The- current zoning of the parcel is R-15 PUD. The
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requested.zoning is AH {Affordable Housing).
.APPLICANT'S REQUEST: The -project entails subdivision 'of the site
into seven free market single family lots and one lot designated
for affordable housing. The developer will sell the free market
lots for individual -development but will construct sixteen deed
restricted townhomes within four multi -family structures. The
affordable units will be a mix a 1, 2, and 3 bedrooms for a total of
36 bedrooms. The ratio of deed restricted to free market units
;gill be 70:30. The complete application booklet is attached for
your reference.
PROCESS: The 4'*step PUD review process including associated
reviews is as follows:
Step 1 ' -P&Z Conceptual PUD --and review of -rezoning as a
threshold issue.
Step 2 -:Council Conceptual PUD, public hearing; and review of
rezoning as a threshold issue.
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Step 3 - P&Z Rezoning recommendation, -public hearing; Final
PUD recommendation, public hearing; Subdivision
recommendation, public hearing; GMQS
Exemptions for Free Market and Affordable
Housing. recommendation; Special Reviews for
parking, open space -and FAR for the affordable
dousing, one step.
.Step.4 Council -Rezoning, public hearing; Final PUD;
Subdivision;-.-GMQS Exemption for Yree Market
and Affordable Housing Units; and first and
second readings of ordinance.
REFERRAL COMMENTS: The Planning Office received referral comments
form the .following departments. Complete referral nemos are.
-attached as Exhibit "A" with summarips as follows:
Engineering:
.1. The applicant should provide more detail for the new street
connection with Riverside Drive. Engineering records -indicate___ _
that Park Ave. is a public r. o.w. as it extends from Riverside
Dr. It is recommended that the new street enter within the
Riverside Dr. r.o.w.
2. Lot 2 must be served by an access easement across Lot.3.
3. - CDOT --must grant an access permit for -the driveway - and
emergency drive for the affordable townhomes.. This must be
included in -the Final PUD Plan submission.
4. If the emergency access is approved by the Fire Marshal,, -It -
should remain clear of snow'all winter.
5. Regardless of the allowance for two stacked parking spaces in
the garages, parking will likely take place on the apron in
front of the garages. This will encroach into the area
designated for 201 clear access. The design should be re-
worked to accomplish a 181x8.5' parking space in front of the
garages.- Parking spaces shall be indicated on the Final PUD
submission.
6. All curbs, gutters, streets, and parking areas must be
designed and constructed to City specifications.
7. It is recommended that rather than all utilities on site
remaining private, there should be an easement across Lot 8
(the townhome parcel) and the free market lots take the burden
of repairs and.restoration'except for private service lines
to the affordable units.
.8. The Riverside Ditch flume is a great concern as it is 8'-10'
above grade. Who is responsible for maintenance/repair?
9. .Holy .Cross should provide more information on what easements
it is interested in acquiring. .Each utility ;oust be specific
as to its easement requirements.
10. Calculations/methodology for slope density reductions, must be
provided. It is preferred that these be prepared and stamped
by a registered land surveyor or registered architect.
-11. A complete drainage plan,.and -calculations must be submitted
with the Final Development application. Each free market lot
will have to provide the -same with -submission of building
permit applications.
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-collector or .arterial -roads -shall .be Imp' ved so that they
will -not be adversely affected.
Response: -impacts -to Rwy.-82 will .-be negligible --because of -the
relative limited density proposed. 'Riverside Dr. is not considered
an arterial or collector street, but the concerns of the Riverside
Dr. neighbors about 'current -:and projected .-road safety and
construction parking are valid. Planning has asked Engineering to
give these concerns more study.' The Commission will have the
opportunity to view -the Riverside Dr. -conditions -firsthand.
Planning has included a condition for Conceptual PUD .approval which
states "The Applicant shall work with the Engineering Department
and Riverside Dr. homeowners to - devise .a program for safety
improvements to Riverside Drive. "This program may include but is
not limited to widening of pavement, provision of overflow parking
.areas, and vegetation control for sight distance improvements."
C. Every residential building `shall not be farther than sixty
-(60' ) feet from an access roadway or drive providing vehicular
access to a public street.
Response: This is accomplished within the Conceptual Plan.
d. All non-residential land -uses within' the Planned Unit
Development (PUD) shall have direct access to a collector or
arterial street without creating traffic hazards or congestion
on any street.
Response: Not applicable.
e. Streets in the Planned Unit Development. (PUD) may be dedicated
to public use or retained under private ownership. Said
streets and associated improvements shall comply with all
pertinent City regulations and ordinances.'
Response: The proposed road off of Riverside Dr. to the seven new
lots is proposed to be an access easement. The Applicant commits
to comply with the above requirement for compliance with City
regulations and ordinances.
STAFF RECOMMENDATION: The Planning Office recommends approval of
rezoning the subject parcel from R-15 (Moderate Density
Residential) PUD to AH (Affordable Housing) PUD. The Planning
office also recommends approval of the East Cooper Affordable
Housing Project Conceptual PUD Development Plan with the following
conditions to be satisfied within the Final PUD Development Plan:
f 1. The Applicant shall work with the Engineering Department and
t Riverside Dr. homeowners to devise a program for safety
improvements to Riverside Drive. This program may include but
predominantly brick structures and will be of a level of quality
and detail to compliment the proposed free market lots on the bench
above. The buildings are tucked ,into the existing hillsides to
reduce their overall bulk and to provide semi -underground parking
and storage for the units.
�. Lighting. All lighting shall bearranged so as to prevent
direct glare or hazardous interference of any kind to
.adjoining streets or, lands. -
Response: Engineering requireg that an exterior -lighting plan be
submitted with the Final Plan.
'20. Clustering. Clustering of dwelling units is encouraged.
Response: 'The townhome buildings are clustered to the north of the
irrigation ditch. The "brownstone court" concept readily applies
to the clustering concept.. The proposed free miarket lots are
located unto themselves on the upper bench. It should be noted
that the larger lots are placed adjacent to the perimeter of the
parcel against the Riverside subdivision in order to provide a
density buffer.
11. Public Facilities. The proposed development shall be designed
so that adequate public facilities will be .available to
accommodate the proposed development at the time development
is constructed, and that there will be no net public cost for
the provision of these public facilities. Further, buildings
shall not be arranged such that any structure is inaccessible
to emergency vehicles.
Response: No additional public facilities will be required because
of this development. The Applicant is aware of the Sanitation
District's -requirement for funding for improvements to be made
downstream of this development. The Fire Marshal has approved the
provision of the emergency access driveway. The proposed cul-de-
sac meets emergency vehicle turn -around requirements.
12. Traffic and Pedestrian Circulation.
a. Principal vehicular access points shall be designed to permit
smooth traffic flow with controlled turning movement and
minimum hazards to vehicular or pedestrian traffic. Minor
streets within the Planned Unit Development (PUD) shall not
be connected to streets outside the development so as to
-encourage their use by through traffic.
Response: The .access off of Hwy.82 shall comply with the.CDOT.
No looped streets are created to allow through traffic.
b. The proposed development shall be designed so that it will not
create traffic congestion on the arterial and collector roads
.surrounding the proposed _.development, �or -such _surrounding
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Is not limited to widening -of pavement, provision of overflow
parking areas, and vegetation control. for sight distance
improvements.
2. The applicant shall provide more detail for the new street
connection with Riverside -Drive.
3. Lot 2 must be served by an access easement across Lot 3.
-4 . -The CDOT must grant -an access permit for -the . driveway -and
emergency drive for the affordable townhomes.
S. The parking design for the townhomes shall be re -worked to
accomplish a 18'x8.5' parking space in front of the garages.
Parking spaces shall be indicated on the Final PUD submission.
- 6 . All curbs,- gutters, -streets, and parking areas 7must be
designed and constructed torCity-specifications.
7. There shall be a utility easement across Lot 8 (the townhome
parcel) and the free market lots shall take the burden of
repairs and restoration except for private service lines to
the affordable units.
8. The Riverside Ditch Company must enter into an agreement with
the -developer including but not limited to reconstruction and
relocation, maintenance, and general liability. Maintain
-contain frith Parks staff regarding these items.
9: Holy Cross shall provide more information on what easements
it is interested in acquiring. Each utility must be specific
as to its easement requirements.
10. Calculations/methodologyfor slope density reductions must be
provided. These shall be prepared and stamped by a registered
land surveyor or registered architect.
11. A complete drainage plan and calculations must be submitted
with the Final PUD Development application. Each free market
lot will have to provide the same with submission of building
permit applications.
12. The grading plan and report by CTL/Thompson must be finalized
.regarding fill material = removal /replacement. The project
shall then be designed around their specific recommendations.
13. *In addition to standard Final
following must be addressed or
- designated common areas
— parking spaces
- trash access areas
- snow storage areas
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submission requirements,_the
included:
- exterior site lighting
14. All required easements must be recorded prior to the City
Engineer approving plats for recordation.
15. Any changes to deed restriction category mixes resulting from
P&Z or City Council review must be reconsidered by the dousing
r Office prior to Final PUD Plan approval.
a6. If*necessary for a waterline extension, the developer must
receive -s waiver of the Water -Mainline Extension Moratorium
from City Council concurrent with Final PUD Plan approval.
17. The proposed 8" waterline from Riverside Dr. to Lot 4 shall
be extended to Hwy. 82 to complete a loop. All installations
shall be according to -established City standards.
18. The Applicant is responsible for all tap fees, water right
dedications, and applicable provisions of the Municipal Code.
19. Trees must be at least 30' from the Hwy.82 intersection.
20. Connection fee surcharges will be required to address two
downstream constraints in this drainage area.
21. Connection to District system must be approved prior to review
of final plans. If site collection system will be deeded to
the district for maintenance/repair, it must meet District
specifications.
= 21. Submission of a Final PUD Development Plan must be submitted
within one year of approval of a Conceptual Development Plan.
Failure to do so will nullify the Conceptual approval unless
an -extension is granted by the City Council.
22. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission -and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
-by other conditions.
Exhibits:
Application Booklet and Blueline Prints
"A" - Complete Referral -Memos
i'B" - Summary Of August 27, 1992 Neighborhood Meeting
"C" - Letter from Neighbor Kelleher
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