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HomeMy WebLinkAboutagenda.apz.19901120 AGENDA Ja",-, ,. {:(,'J i.,,? /.1 '("-'t,_~ " rf ,< --------------------------------------------------------------- -----------------------------------------------------.----------- ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING November 20, 1990, Tuesday 4:30 P.M. 2nd F100r Meeting Room City Hall I. COMMENTS commissioners Planning Staff Public II. MINUTES III. PUBLIC HEARINGS . A. Schiff Conditional Use for Accessory Dwelling unit IV. NEW BUSINESS A. Aspen Meadows Conceptual SPA VI. AWOURN . a.cov ---- MEMORANDUM. TO: Planning and Zoning Commission FROM: Kim Johnson, Planner RE: Schiff Accessory Dwelling Unit - Conditional Use DATE: November 9, 1990 SUMMARY: The applicant seeks a Conditional Use approval in order to include an accessory dwelling unit of approximately 372 square feet within an existing 4,158 square foot duplex. Planning Staff recommends approval of this Conditional Use with conditions. APPLICANT: Theresa Schiff, represented by Roger Kerr LOCATION: 211/215 Midland Ave. Lot.38 West Aspen Subdivision ##2 ZONING: R-6 APPLICANT'S REQUEST: Conditional Use approval for an accessory dwelling unit. PROPOSAL: The duplex contains 3 bedrooms on each side, with a total area of 4,158 sq.ft. The applicant wishes to include a studio type accessory dwelling unit of approximately 372 sq. ft.. in the lower level of one of the residences (Attachment "A") Ms. Schiff requests that the approval for one unit be granted for placement in either unit. Both sides of the duplex are for sale. The location of the Accessory Dwelling Unit will depend on the preference of the first buyer. REFERRAL COMMENTS: ( see attachment "B" ) Chuck Roth from Engineering reviewed the proposal and forwards the following comments: 1) The condominium plat needs to be updated to match the existing structure, which appears to be completely new. 2) Various construction features appear to be in the public right-of-way. The current driveway configuration needs an encroachment license through the Engineering Department. Other encroachments may exist. Drawings must be provided to the Engineering Department for review and remedial actions may be required. The Housing Authority forwards the following comments: The accessory dwelling unit shall contain not less than 300 square feet of net livable.area and be located within or attached to a principal residence. It shall meet the housing designee's guidelines for such units, is required to be deed restricted by Owner, is to meet the definition of a Resident occupied Unit and be rented for period of six months or longer. The Owner of'the principal residence ' shall have the right to place a qualified employee or employees of his or her choosing in the accessory dwelling unit. Recommended conditions are: 1. The net livable square footage of the proposed studio accessory dwelling unit shall be verified by the Housing Authority prior to final approval. 2. The accessory dwelling unit shall meet definition of "dwelling unit" as to a separately enterable, self-sufficient room or combination of rooms which contain a kitchen and bath facilities and which are designed for or used as a residence by a single family, independent of other families or guests. 3. Prior to issuance of any building permits for the accessory dwelling unit, Owner shall file an appropriate deed restriction with the Aspen/Pitkin County Housing Authority for approval. Upon approval by the Authority the Owner shall record the deed restriction with the P-itkin County Clerk and Recorder's office. The deed restriction shall reflect that the shall meet the housing desIgnee's guide -lines for such units, meets the definition of Resident Occupied Unit,, and be rented for periods of six (6) months or longer. The lease agreement for the units shall be approved, by the Housing Authority to ascertain the six month provision is met and shall be executed by owner prior to occupancy by any tenants. STAFF COMMENTS: An accessory dwelling unit is a conditional use in the R-15 zoning district. 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 Zone District in which it is proposed to be located. RESPONSE: This proposed deed restricted unit will allow the property to house a local employee in a residential area, which complies with the,zoning and Aspen Comprehensive Plan. ADUIs are encouraged by City Council. This unit is being voluntarily provided. 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: This use is compatible with the other residential uses in the surrounding neighborhood including a large amount of affordable housing for the community. As it contained within the principal residence, the unit is not visible as a separate structure. 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: A studio or one bedroom accessory unit carries no parking requirement. The application indicates that each unit provides 4 spaces which is sufficient for the principal residence and the accessory unit. No other impacts other than that of the main residence should result. 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 neighborhood.. E. The applicant commits to supply affordable housing to meet - the incremental need for increased employees generated by the conditional use. RESPONSE: As proposed, and in compliance with rental stipulations. 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 Plan and any other applicable conditional use standards. NOTE: No F.A.R. bonus is granted to'this parcel as the. accessory dwelling unit is not 100% above grade. STAFF RECOMMENDATION: Planning recommends approval of this conditional use with the following condition: 1. The net livable square footage of the proposed .studio accessory dwelling unit shall be verified by the Housing Authority prior to final approval. 2. The accessory dwelling unit shall meet definition of "dwelling unit" as to a separately enterable, self-sufficient room or'combination of rooms which contain a kitchen and bath facilities and which are designed for or used as a residence by a single family, independent of other families or guests. 3. Prior to issuance of any building permits for the accessory dwelling unit, owner shall file an appropriate deed restriction with the Aspen/Pitkin County Housing Authority for approval. Upon approval by the Authority the Owner shall record the deed restriction with the Pitkin County Clerk and Recorder's Office. The deed restriction shall reflect that the shall meet the housing designee's guidelines for such units, meets the definition of Resident occupied unit, and be rented for periods of six (6) months or longer. The lease agreement for the units shall be approved by the Housing Authority to ascertain the six month provision is met and shall be executed by owner prior to occupancy by any tenants. Attachment "All - Floorplan and Elevation Sketches IIBII - Referral Comments from Engineering and the Housing Authority j tkvj/schif f memo w ROGER N. KERR ARCHITECT 406 PA61FIC 303/925.62H9 SUITE G ASPEN, COLORADO Attachment "A" UTE CEN ezpo Y v a. Vlel �lc54c�0!5im,,L/ I UNIT A UNIT B interior 561 sq. ft. 585 sq. it . garage 529 485 I R Z O a w .J w W- LL W .I IT z MEMORANDUM TO: Planning and Zoning Commission FROM: Amy Margerum, Planning Director Kim Johnson, Planner RE: Aspen Meadows Conceptual SPA (Specially Planned Area) Development Plan DATE: November 14, 1990 ----------------------------------=---------------------------- --------------------------------------------------------------- SUMMARY: This hearing is the first of four steps to establish a development plan for the Aspen Meadows, a multi -use, multi -owner project which recently completed a Specially Planned Area (SPA) Master Planning process with the Planning Commission and City Council. The Planning Office has reviewed this Conceptual Plan application in consideration of the Master Plan (Attachment "A") and recommends approval with conditions. APPLICANT: Owners: The Aspen Institute and Savanah Ltd. Partnership Leaseholders: Music Associates of Aspen and Aspen. Center for Physics Interested User: International Design Conference in Aspen Representative: Joe Wells LOCATION: 86.1 acres bounded by Gillespie St. to the south, Roaring Fork Road to the east, the Roaring Fork River to the north, and to the west Meadows Road, the Red Butte Cemetery and the Black Birch Subdivision. Please see application booklet (Attachment "B") for site plan and verbal descriptions of the project. ZONING: Current zoning consists of 25 acres of C (Conservation) along the river margin areas of Castle Creek -and the Roaring Fork. The remainder of the property is zoned SPA with no underlying zone designation. Rezonings are being requested as part of this application and are discussed below. APPLICANT'S REQUEST: The SPA process is a four -step approval. The Applicant seeks approval of the Conceptual SPA Development Plan at this level of review. Upon approval of the Conceptual Plan, the applicant will submit a Final SPA Plan, Subdivision, Condominiumization of the townhomes, GMP Residential Allotment, GMQS Exemption for essential public services, Rezoning, and Special Review(s). The HPC reviewed the proposal in order to provide referral comments for this staff report. 1 Review Process: The following reviews,will constitute The Aspen Meadows SPA 4 step process: Step 1 - P&Z Conceptual SPA Plan, and review of, rezoning (Nov. 20) and mitigation plan as threshold issues. Step 2 - Council Conceptual SPA Plan (public hearing); (Dec. 10) and review of rezonings and mitigation plan as threshold issues. Step 3 - P&Z Final SPA, Development Plan including proposed (March 19) variations from requirements of the underlying zone districts; rezonings; Subdivision (public hearings); Special Review for parking in the Academic Zone (pending rezoning outcome) one stepatP&Z. Step 4 - Council Rezonings; Final SPA; Subdivision (public (April 22) hearings); 'Condominiumization; GMQS Exemption for essential public facility; and SPA/rezoning Ordinance, first reading. Council Second reading of SPA and rezoning ordinances. I REFERRAL CONMENTS: Complete referral memos are included in Attachment "C". Summarized comments are as follows: Engineering: A Final Plat, in full compliance with requirements of Sections 7-1004. D.1 and D.2, is required at Final SPA submission. Engineering additionally requests as a condition of approval that the Plat be submitted in digitized format compatible with the City's Autocad system. The Final Plat must indicate what portions of roadways will be dedicated public rights -of -way. Right-of-way and pavement widths must reflect street parking, snow plowing, drainage and sidewalks. Parking lot design shall be done to Engineering's approval. A loop circulation system should be considered entering the Meadows on Seventh and leaving on Eighth. Less pavement would result and traffic impacts would be dispersed. One access should be, addressed in the traffic study. Should parking be provided for public who wish to use the public trails on the site and on the City -owned Conservation land? Any landscaping or other work performed in the public ROW requires permitting from the City Public Works Agency. The adopted Pedestrian and Bikeway Plan elements shall be implemented in this project. Fisherman's easements along the river and creek should be platted if not guaranteed otherwise. Trail grades and alignments must meet requirements. Has M discussion occurred. regarding pedestrian/ nordic conflicts in the winter? Street and trail lighting must be presented.. Tree plantings should be served by irrigation ditches whenever possible. All utilities should be- underground. The easement need of each Utility must be addressed at Final submission and major Utilities should sign -off on final proposals. Subdivision and Condominiumization requirements call for a storm water runoff plan. Compliance with the Clean Water Act may be required. Existing and proposed irrigation ditch alignments. must be on the plat. Drainage cannot enter Hallam Lake. Four ditches and one sedimentation pond require easements as per the "Urban Runoff Management Plan" map. The application states that the City will limit truck traffic size on Third, Seventh and Eighth Streets, at the same time exempting MAA and Institute deliveries. It is not know at this time if a process allowing exemptions exists. At any rate, it seems like a difficult concept to enforce. Housing: The applicant proposes housing mitigation for 23.69 employees as offered in the mitigation portion of the Master Plan, based on the 14 unit free market component of The Meadows proposal.. 23.69 persons -represents 35% of the threshold (low income) of minimum mitigation required in the GMP section of the Land Use Code. The mitigation plan calls for four deed restricted one bedroom units (1.75 persons each, 7 total), one unit in each single family residence. These must be deed restricted as low income affordable housing units meeting size, type, asset, income, and occupancy standards of the Housing guidelines. They cannot be viewed as "accessory dwelling units" which do not require occupancy and income requirements, and price limits. Cash -in -lieu payment forthe:remaining 16.69 low income employees shall be indexed to guidelines in effect at the time 'building permits are issued for the free market residences (townhomes and single family.) Today's guidelines require 'a figure of $584,150.00. If the applicant chooses to mitigate completely via cash -in -lieu, the figure today would be $829,150.000.' Yvonne Blocker has calculated the housing fees waived resulting from the Master Plan negotiations. The 50 lodge rooms would require mitigation for 56.87 low income employees, a cash equivalent of $1,990,450. Water: Plant and systems capabilities are available to serve potable water to the proposed development. System extension details and impacts must be reviewed prior to making specific 3 requirements. Water service is contingent upon approval of all plans, engineering standards, placements and payments of connection fees. Fire Marshall: No reference was made in the application regarding fire protection. The Final Plan must show details for approval. Legal: The contract to sell the conservation *land to the City does not contain an adequate description of the property at this time. HPC: . Prior to submission for Final Review,, the project must receive conceptual and final HPC approval. An HPC subcommittee will be working closely with the applicant's architects on design issues. Environmental Health: A fugitive dust control plan must be approved by this office and the Colorado Air Pollution Control Division prior to beginning construction. Limits to fireplace installations exist. Paved parking reduces windblown dust, but encourages automobile use. Limited parking is suggested. Underground parking must be designed by a ventilation engineer. The applicant should commit to use of non -diesel buses and a shuttle system. Lighting should be high -efficiency compact florescent throughout. Low flow plumbing fixtures should be used. Modifications to the food service facilities must comply with state codes on this subject. State rules also, apply to swimming pools. The applicant shall contact this office if mine waste or dumps are encountered. Sanitation District: 1) Sufficient District capacity can serve this project.The existing disposal system (including on -site septic systems) at the Meadows must be abandoned and replaced with an approved system prior to connection to the District's system. 2) Food service installations require grease interception devices. 3) An 'on -site drainage plan excluding all clear water connections is needed. 4) At the Applicant's expense, significant infiltration problems existing off -site in the District's trunk line must be corrected. PROPOSAL: Please see the application booklet describing the specific expansion concepts. In summary, the applicant is proposing the following:' - 10 new townhomes, 3 bedrooms, 2,500 s.f. each (condominiumized) - Expansion (6,,000 s.f.), and Condominiumization of eight existing Trustee houses - 4 new single family lots including 1 bedroom deed restricted affordable apartment each, 4,540 s.f. maximum each home - Lodge expansion of 50 rooms,, 42,,410 s.f. total - Music Tent expansion of 2,000 s.f. (backstage area) - New Rehearsal Hall, 11,000 s.f./500 seats 4 Expanded Health Club swimming pool - Access from Seventh Eighth Street STAFF COMMENTS: SPA Process: facility (1,800) s.f. and relocated Street, with an intersection connecting The areas not included within the current Conservation zone carries an SPA (Specially Planned Area) overlay. This requires any proposal to comply with the review process and standards contained in Division 8 of Section 7 of the Land Use Code. A Conceptual Plan is first approved by the Planning Commission and the City Council. The applicant then prepares and submits a Final Development Plan reflecting any conditions arising from the Conceptual Plan approval. The Final Plan. is presented to both bodies for approval. An approved Final Development Plan (including site plan, landscape plan, utility plan, and building elevations) must then be filed in the County Clerk's Office. Additionally an SPA Agreement which declares any conditions placed on the project at Final approval must be filed with the Final Development Plan. The SPA designation has special suitability to a multi -use, multi -structure project like the Aspen Meadows. Not only does the SPA approval process require detailed -levels -of review by the Commission and Council, the SPA process allows great flexibility to vary certain requirements of the underlying zoning districts. Items such as setbacks, heights, -lot area, parking, and use may be allowed to be different than would be required by the underlying zone district. Any variations allowed must be specified on the SPA agreement and shown on the Final Development Plan. The Meadows will be utilizing this SPA variance process to: - Reduce the size of the R-15.single family•lots (12,000 s.f instead of the required 15,000 s.f.); - To allow uses not permitted in the Residential Multi -family .(R/MF) zone (short term accommodations); and - To allow uses in the Academic zone (lodge, health club facility, and restaurant.) The applicant seeks to amend the Academic.zone district to allow these uses, but staff feels the SPA variation process is. preferable. Please refer to discussions in the Zoning section of the staff comments. Any changes to the structural or functional aspects of an approved SPA must be reviewed and approved according to the provisions of Section 7-804 E. of the Code. 9 Conceptual Submission The Conceptual proposal must be consistent with the overall plan recently adopted as the Aspen Meadows Master Plan as well as address the requirements for Conceptual submission required by Sec. 7-804 (C) of the Land ;Use Code. The Conceptual Plan relies on the agreements developed between the City Council, Planning Commission -and the Meadows Consortium. The Aspen Meadows Conceptual Plan satisfies the requirements for submission except for the following information: 1. General time schedule for construction of the proposed development: The applicant has been informed that a general time schedule for development is required as part of the Conceptual review. Perry Harvey indicated that a schedule will be provided prior to Conceptual review by Council. 2. A statement outlining in conceptual terms how the proposed development will be served with appropriate public facilities and how assurances will be made _that those public facilities are available to serve the proposed development. General infrastructure aspects have been discussed with appropriate utility agencies. The major omission regarding public facilities is the transportation issue. Expanded use of MAA facilities and lodge uses combined with limited availability of parking will require development of an innovative, easy to use transportation system. Perry Harvey has organized a committee of citizens, planners, Consortium representatives, and transportation people to discuss transportation issues. The outcome of these meetings will lead to the creation of a transportation plan to be submitted with the Final * SPA Plan early next year. Please see Perry's 10/19/90 letter, Attachment I'D". On the date of this memorandum, Perry forwarded to the Planning Office a report from the Meadows' traffic consultant Felsburg,,Holt & Ullevig, Attachment "Ell. Staff has not had a chance to review it at this time. Comments relating to this correspondence will be made at the Commission meeting. The Conceptual Development Program table on pages 16 and 17 of the application describes existing and expanded elements of the Meadows proposal. Mostaspects of the proposal mirror the Master Plan, however, the following items in this Program are inconsistent with the Master Plan and require discussion by the Planning Commission. Please note that the Master Plan did allow for insubstantial changes to be made to the Master Plan consistent with the provisions in the PUD section of the Land Use Code for insubstantial amendments. The Master Plan states : 1.1 "Insubstantial amendments to the Aspen. authorized by the Planning Director entity's facilities (with similar outlined in Section 7-908 of the Aspen Meadows Master Plan may be if amendments for each uses) meet the criteria Land Use Code." Health Club facility expansion The 1,800 s.f. expansion of the health facility was not identified in the Master Plan except for "replacement or updating" ofthe Health Center. A new swimming pool site was not included in the Master Plan. The Commission and Council should consider directing the Planning Director to amend the Master Plan to' allow these elements if they see fit to include them in the Final Plan. Conceptual site plan and elevation sketches should be presented to the Planning Commission or deferred for Council's consideration at the Conceptual Plan review. Use of Lodge for outside individuals or groups The Master Plan states that "The Institute will renovate or construct a lodging base of 110 units in the most economic manner, consistent, with the character of the Meadows, .the needs of the Institute and their attractiveness for year round use." Use of the lodge in a "free market" short term fashion on a year-round basis should be fully understood by the Planning Commission and City Council as employee mitigation is anticipated to be waived for this use. The intent of the Master Plan is that operation of the Lodge will support thel Aspen Institute's programs, thus the rationale for wai.ving.empl.oyee mitigation. Planning assumes that 100% yearr-round occupancy is a goal of the Lodge. Condominiumization of Trustee and Tennis Townhouses During the Master Plan review and approval process, the expansion of the Trustee Houses was determined not to require mitigation for employee housing under our existing Land Use Code. We did not address mitigation associated with Condominiumization, in the Master Plan, however, this should be a requirement!of SPA approval. Parking for 96 spaces under tennis courts The Planning Office j has concern about the 96 parking -spaces proposed to be located under the tennis courts. These were not presented as Part of the Master Plan. It- is proposed that the Consortium seriously explore reducing this parking substantially (perhaps by half) and applying the saved funds directly to the implementation of a top notch, clean fuel bus system. A small 'but regularly scheduled shuttle route between the Institutional users and major points in town would be a substartial*ibenefit to the entire community in terms of accessibility of the Meadows and reduction of private automobile traffic. 7 The application does not address how this will be physically accomplished. There are no conceptual drawings included in the application. This will be required to be' presented to the Planning Commission or deferred to City Council's Conceptual discussion. Great visual impact may result. Planning staff notes that the cost factor associated with this proposal should be weighed in light of applying some or all of these funds to the development of a clean, efficient, regular mass transit system to serve the Meadows property. It may then be easier to promote this parking for long-term vehicle storage, and dissuade short trips into town. 2,000 s.f. expansion of the Music Tent backstage area The Master Plan discusses expansion by approximately 1,500 s.f. The Conceptual Plan.exceeds this by 500 s.f. Staff cannot recommend approval of 2,000 s.f. because of the inconsistency with the Master Plan without adequate ,justification by the applicant. An insubstantial amendment to the Master Plan will be required to accommodate this increase. Rezonings as Threshold Issues Although the rezoning elements,of the Aspen Meadows will be acted upon during the Final Development Plan hearings., the Planning Office requests that the Commission discuss these *rezonings during the Conceptual phase as, "threshold" issues. The Meadows' existing zoning consists of 25 acres of C-Conservation along the river and Castle Creek, and SPA overlay (with no underlying zoning) on the remainder of the parcel.. The application proposes underlying zoning of R/MF with (L) Lodge overlay for the two townhome parcels and R-15 for the four single family lots. Additionally, the proposal calls for zoning the remaining SPA land occupied by the non-profit institutions as A - Academic. The request also includes amendment of the A -Academic zone (Attachment I'D") to include the uses currently on site but not listed as permitted uses. These would be uses such as lodge, restaurant, 'and health facility. The Planning Office supports the A Academic designation, but does not want to see the Academic zone permitted use list expanded. An expanded list of uses exceeds the intended purposes of the A district. Even though there are no existing Academic districts, future A zones would then be allowed these uses by right. As an alternative, the'Planhing Office recommends utilizing the SPA use variation process, to accomplish the objective of legitimizing these uses. As changes to the Final SPA Plan must be reviewed by established Code processes anyway, the burden to the project does not increase. W In the same light, the Planning Office supports R/MF designation for the townhomes, but not the (L)Lodge overlay. The applicant states that the reason for requesting (L) is to allow short-term rental of the units which are condominiumized but are not sold. Condominiumization requires 6 month minimum leases for residential uses. Again, Planning recommends utilizing SPA use variation to remove the 6 month minimum lease requirements if approved by the Planning Commission and City Council. Access The Conceptual Plan shows Seventh Street as the major access into the Meadows. Technical considerations which support this choice are: 1) Once the Hwy.82 re -alignment occurs, most traffic will naturally flow onto Seventh Street. 2) There are fewer residential uses along Seventh Street. 3) Seventh Street was identified as the Meadows access in the 1987 Transportatiori-Elemeht of the Comprehensive Plan. 4) Ingress and egress would be dispersed along both Seventh and Eighth Streets rather than,concentrated on Eighth. The Planning Office is aware that other considerations exist regarding access: neighborhood character, traditional traffic patterns, and intrusion .into the racetrack caused by roadway width. The Planning Office finds that any of the access options adequately address the impact of traffic. In order to address as many issues as possible, the Planning Office recommends the one- way pairs (Seventh St. into the Meadows and Eighth St. out of the Meadows.) This option Mill disperse traffic impacts, preserve as much of the open space as possible because of reduced roadway width, and generally meet the technical points outlined above. The Engineering Department has recommended this option. Employee Generation Impacts of Townhouses as Residential or Short Term Accommodations Staff was initially concerned, about.the potential increase in employee generation created by short term occupancy of the Townhouses. Staff finds that the "residential" mitigation of 23.69 employees.for the new residential construction adequately addresses the likely lodge generation of employees given our assumptions about the general service levels associated with the lodge. Provision for Open Space The Master Plan calls !for the City to purchase the 25 acres currently zoned Conservation' and additionally deed restrict that land to be used only. for trails and benches. This protects the Meadows from potential future use of .this parcel for limited 9 single family use, active parks, stables, etc. as allowed in the C * zone.. The Planning, Office has discussed this issue and proposes creation of new-izone district called "Open Space". This new zone would have a !very limited list of permitted uses - trails,, benches, picnici tables, and open pasture. This zoning designation could be readily applied to other open spaces that exist in the City, ie. the Marolt parcel. In exchange for this improved protection for the Meadows, the Planning Office recommends this new Open Space zone be also be applied to the open areas shown on the Master Plan: the Race Trackopenspace, Anderson Park open space,, 'Sage Meadow open space, and the Tent Meadow -open space. Maintaining the integrity of these areas was listed as a goal of the Master Plan. If the Commission and Council agree with the concept of this new zone district, Staff will prepare a Code text amendment for consideration at or before Final SPA Review of the Meadows. Location of the Rehearsal Hall: The Planning Office recommends the eastern site for the Rehearsal Hall. This would help limit visual intrusion and maintain access into the open spaces to. the west of the main tent. The site feels less cramped, is further: away from Institute uses, and has better access for service vehicles and patron and equipment loading/drop-off. The eastern site is closer to parking. A roadway separates the residential area further east, and Planning recommends the Landscape Plan include a vegetative buffer along the Meadows boundary to the east of the hall. Bus Drop -Off Area Z Interface with Pedestrian Access Although it is part of the Master Plan, the Planning Office feels the location of the transit area needs some additional discussion and review. As proposed,, the buses will line up for passengers and create a hostile barricade for pedestrians and bikers travelling between the Seventh/Sixth Street corridors and the Music Tent. The applicant should explore relocating the drop-off area(s) along the east side of ' the property and in front of the Boetcher Hall or design pedestrian routes through the parking area to enhance the "walking and biking experience." Neighborhood concerns West End residents are concerned with two issues: transportation, including the access via Seventh or Eighth St. and the Rehearsal Hall programming (seating capacity, number of performances, seasons of use, and "outside" use by other organizations). 11,000 square feet is proposed in the application. - The Master Plan sets the upper limit of seating at 500. Planning recommends that the applicant address these programming issues at Final Review. 10 STAFF RECOMMENDATION: Planning Office recommends approval of the Conceptual SPA plan with.the condition that the Final Development Plan address the following issues and questions: Prior to Conceptual Review by City Council the following two items shall be submitted to the Planning Office: 1. Site plans, elevation drawings, and program elements for the health facility (including 1,800 s.f. expansion and swimming pool) . 2. Details of the proposed tennis parking area including plan and elevation sketches and specific use descriptions. 3. A Construction Schedule. Prior to submission for Final Development Review: The list items in the Master Plan must receive Conceptual and Final approval by the Historic Preservation Committee (HPC). A Subdivision Plat in full compliance with Section 7-1004 D.1 \and D.2 shall be submitted which describes the specific parcels to be held in separate ownership, including the Conservation Area to be purchased by the City. Trail easements on the Meadows property must be dedicated on the Subdivision Plat. '�. All utilities shall beunderground. Easement needs of each utility shall be addressed at Final submission. Major utilities must sign off on final submission. �- Compliance with the "Urban Runoff Management Plan" is required as per Engineering Department requirements. Ditch and pond easements are required. The applicant shall;amend the application to reflect the use f Seventh and Eighth Streets 'as a one-way pair into and out of the Meadows. 1 Costs associated with the Seventh Street expansions or alterations shall be borne by the applicant. P. Trails and bikeways; shall be implemented in compliance with the adopted Pedestrian and Bikeway Plan. The pedestrian trail along the old Meadows road alignment shall be reconfigured to conform to design standards set forth.in this plan. A fugitive dust control plan must be approved by state and ken County agencies prior to issuance of any excavation or building permits. Undergro parking must be designed by a ventilation engineer�i lc� 12. Food service facilities shall comply with all State and local environmental health codes. .-� 13. High eff cl Compact florescent lighting and low flow g plumbing sha e used throughout new and remodeled buildings. f Housing mitigation for the 23.69 low income employees shall be provided through cash -in -lieu for 16.69 employees as well as on - site housing for seven employees, deed restricted to low income. i5'. The affordable housing units must' be deed restricted meeting the Housing Authority's requirements for size, type, asset, income, and occupancy standards. Condominiumization fees shall be paid for the eight existing 3 bedroom townhomes totaling $64,240, payable before plats are filed. New residential units must receive GMQS allotments. `l The following areas shall be rezoned to a new zone district �J called OS -Open Space: the 25 acre parcel currently zoned C- Conservation, the Racetrack, Sage Meadow, Anderson Park, and the Tent Meadow, as designated in the Master Plan. 19. The Rehearsal Hall will be located to the east of the Music Tent and shall be screened along the eastern MAA property boundary with a vegetative buffer. 20. A detailed description of�the use program for the Rehearsal Hall shall be provided. This must address seasonal use, daily use, use by outside entities, public performances, etc. 21. The backstage expansion at the Music Tent shall be limited to 1,500 s.f. unless the Master Plan is amended to allow additional area. 22. A fire suppression/protection plan must be developed in concert with the Fire Marshall's Office and included in the Final submission. 23. The applicant shall commit to making necessary corrections to the Sanitation District trunk line as mentioned in the referral letter. 24. A detailed transportation plan shall be submitted with the 12 i Final Plan application. The bus loading area and its interface with pedestrian access ways must -be addressed. The transportation plan shall also provide specific details on items mentioned in the Master Plan: vehicle size* regulations, small non -diesel buses, Rio Grande shuttle, paid parking, residential parking permits, lodge limousine, and paved MAA parking. In addition the transportation plan shall evaluate the effectiveness of less underground parking and a better transit system throughout the property.. 25. A digitized copy of the Subdivision plat is requested by the Engineering Department prior to recordation. Attachments: "A" - Master Plan "B" - Conceptual SPA Application "C" - Referral Comments from various agencies "D" - Section 5-219 of the Land Use Code: " A - Academic" zone "E" - 10/19/90 letter from Perry Harvey regarding forthcoming transportation plan "F" - 11/13/90 Report from Fe-lsburg, Holt & Ullevig j tkvj /meadows. memo 13