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HomeMy WebLinkAboutagenda.apz.19880517 AGENDA ASPEN PLANNING AND ZONING COMMISSION May 17, 1988 - Tuesday 4:30 P.M. Old City Council Chambers 2nd Floor City Hall REGULAR MEETING I. COMMENTS Commissioners Planning Staff II. MINUTES March 22, 1988 April 12, 1988 III. PUBLIC HEARING A. Ritz-Carlton PUD/GMP Amendment (cont. to 6/28) B. 212 W. Hopkins Historic Designation IV. NEW BUSINESS A. Martin Condominiumization B. Harmon Group Condominiumization C. Little Nell Hotel SPA Amendment V. ADJOURN MEETING Response: The immediate neighborhood surrounding 212 W. Hopkins is noted for its many historic homes, most complimenting this property in size and style. 212 W. Ho kins rated "4" p � , is a particularly important member of this historic neighborhood and its preservation adds to the character of the surrounding area. Standard #6: 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 site of historical or architectural importance. Response: Within the two block area surrounding 212 W. Hopkins there are 13 historically noted properties, most of which have received some alterations over the years. This will become the 5th historically designated property in Block 52 RECOMMENDATION: The Planning Office recommends to the Planning and Zoning Commission to recommend historic landmark designation of the structure at 212 West Hopkins Avenue on the condition that the front porch be restored or made transparent as volunteered by the applicant. p.z.memo.212WH In summary the applicants are requesting to condominiumize the purpose of estate planning and do not have an for the 311 Gillespie home at this time. They are requesptinnstoowsell 1 the 6 month minimum lease restriction in order to continue short term the unit. ntinue to REFERRAL COMMENTS: 1) Engineering Department: In a memorandum dated 4/26/1988, Jay Hammomd of the Engineering Department noted that a Condominium Plat must be submitted. The applicants should be required to construct a sidewalk along the Third Street frontage of the property, and the applicants should be required to join an improvements district if one is formed for their area. These details are outlined in the conditions of approval. The reasoning for construction of the sidewalk is because the installation of sidewalks along Third Street has been listed as a priority in Resolution 19 of the Cit Council. Jay Hammond's memorandum is attached. y PLANNING STAFF COMMENTS: The Planning office has no objection to the condominiumization of the units, however, the Code does not allow a unit within the R-6 Zone District to be rented for less than a 6 month period. The reasoning for this is that the Council has determined that the permanent residential character of an area is destroyed if short terming occurs. Condominiumization is one of the mechanisms which allows the City to imposes the lease restrictions. For your information, the R-6 zone now allows two detached residential dwellings to - occur on a lot of 9,000 or greater. Therefore, the applicants are conforming with regard to use. The applicants do not, however, meet other area and bulk requirements such as setbacks. These are not issues of condominiumization however, and should not affect the approval of this application. RECOMMENDATION: The Planning Office recommends approval of the condominiumization with the following conditions: 1. The applicants shall submit a statement of subdivision exception which shall include the following and shall be submitted prior to recordation of the plat: a) Limitation that the units shall be rented for periods of 6 months, with no more than two shorter tenancies per year; and b) The applicants shall commit to joining any future improvement district which may be established for their area. 2. A condominium map shall be submitted pursuant to Section 2 I/ 20-15 of the Aspen Municipal Code and shall designate the following: a. Individual units; b. Common Elements; C. On site parking; d. Easements for the transformer on the southwest corner of the property; and e. All other easements and items required on the condominium map under Colorado Statute. 3. The applicants shall construct a 5 footwide pedestrian sidewalk in the right-of-way along the Third St. frontage. This shall be completed within one year after the condominium plat is signed by the City Council. 4. The applicants shall agree to have the structures inspected by the Building Department for fire, health, and safety conditions and to abide by the Building Department's requirements prior to recordation of the plat. CH. martin 3 Response: The applicants are aware of and agree to restriction. Criteria: The applicants shall demonstrate that approval reduce the supply of Low or Moderate income housing. Response: will not 1 There will be no tenant displacement as a result of condominiumization. 2) No tenant has been required to move involuntarily within the .last 18 months. The units have either been short -termed or occupied by the owner. 3) The condominiums will not be affordable to persons of Low or Moderate income. The units have been rented at an average price of $650.00 per night, in the summer months $5,000.00 per month. Purchase price of the units is $1,825,000. 4) The rental price of the units are outside of the employee housing guidelines. 5) There are no long-term tenants who should be contacted in order to exercise their option to purchase the units. 6) The units will not be purchased by an employer who intends to rent the units to employees. In summary, the units have not been rented on a long-term basis and have not been rented within the last 18 months at prices affordable to employees of the community. Therefore, there is no displacement of employees associated with this application. The Planning Office has no objection to the proposed condominiumization with.the conditions as listed below. For your information, the condominiumization of these units under the new Code would require an affordable housing impact fee be paid totaling $16,100.00. RECOMMENDATION:. The Planning Office recommends approval of the Harmon Group condominiumization with the following conditions: 1. The applicants shall file a statement of subdivision exception to the satisfaction of the City Attorney prior to recordation of the Condominium plat which shall include the following: a. Agreement to join any future improvement district if one is formed for their area. b. A six month minimum lease restriction with no more than two shorter tenancies per year. 2 t p " 2. The applicants shall agree pp g to have the structures inspected by the Building Department for fire, health, and safety conditions and to abide by the Building Department's requirements prior to recordation of the plat. EEt E 3. The applicants shall submit a Condominium Plat pursuant to Section 20-15 of the Aspen Municipal Code. 4. Additional information regarding the easements between lots 16 and 17 shall be submitted by the applicant and reviewed by the City Attorney in order to establish whether a lot line adjustment application is required. ch.harmon 3 7 4,000 sq. ft., but that you reject the increased height as the method to accomplish this purpose. This will likely require some internal shifts within the hotel to accomplish a bar of the size previously represented. 5. Add decks on third and fourth level at the Aspen Alps end of the building. The applicant would like to add decks to the rear portion of the building for reasons not explained in the application. When looking at the design of this portion of the hotel, we recognize that not as much attention was given to this area as to the street sides of the hotel, even though it will be visible to visitors to the mountain every day. We have reviewed the model showing the design for this corner of the building under the approved and proposed configurations and are not as pleased with the proposal as with the approved design. We have communicated this concern to the architect, who shares some of our viewpoint and is continuing to work on its design. We suggest that your review be sensitive to the approved design objective of reducing mass through a variety of techniques, including stepped roof forms, using materials which will cause the upper portions of the building to recede from view, use of dormers and angled building corners. We need to insure that the added decks and the reconfigured roof enhance or do not detract from the mass reduction techniques previously approved. 6. Footprint of the building in the area of the "boot lounge" has been expanded out to the roof line. The boot lounge is the area in the building where guests will change into and out of ski equipment. The applicant wishes to enlarge this area, which falls within the inner courtyard of the hotel, by an increase of approximately 200 sq. ft. This proposal is also tied to the re -design of this end of the building, as discussed above. We are not opposed to the small extension of the footprint in this area if the design issues discussed above with respect to this corner of the building can be resolved to your satisfaction. RECOMMENDATION: The Planning Office recommends that you recommend that Council accept the final landscape plan and approve the design changes to the hotel, with the following conditions: } 1. With respect to the final landscape plan: a. The applicant shall be required to supply lighting fixtures along Durant to match those in place along the remainder of the street. n b. The applicant shall submit a revised plan for Zone 2 which shows that the entire area will be paved, in a manner compatible with the remainder of the plaza. C. The applicant shall obtain an encroachment license from City Council for that portion of the porte cochere which protrudes into the right-of-way at the time of final approval of these amendments, or shall commit to redesign of the structure to eliminate the encroachment. d. The applicant shall redesign the neck -down into Hunter Street prior to installation, to the satisfaction of the City Engineer. e. The applicant shall demonstrate, to the satisfaction of the P&Z, that the service area is adequately screened from view of the Aspen Alps and shall commit to revegetation of disturbed areas where plantings occur. f. The applicant shall clarify for P&Z the intention for paving of the cul-de-sac on Spring Street. g. All proposed concrete paving in Spring and Dean Streets shall be designed to support truck loading. h. ASC shall be responsible for surface and landscaping replacement in the event that repair or replacement of underground utilities is necessary. i. The applicant shall submit detailed design drawing of the ticket kiosk in- Hunter Street to the Planning Office prior to its installation for a check of compliance with prior representations. j. The applicant shall restore the disturbed portions of the Little Nell slope to their approved grades and shall revegetate the area to the satisfaction of the City Engineer. 2. With respect to the hotel design changes: a. The applicant shall demonstrate, to the satisfaction of P&Z, that the proposed new decks do not add to the mass of the building, or shall propose further design changes to accomplish this objective. b. The total area of all decks, balconies, terraces and similar areas external to the building shall not exceed 15% of the approved floor area of the building. C. The applicant shall demonstrate, to the satisfaction of P&Z, the adequacy of the revised snow protection system 7 MEMORANDUM TO: Alan Richman, Planning Office FROM: Jay Hammond, City Engineering _: DATE: May 10, 1988 RE: Little Nell Hotel SPA Amendment ---------------------------------------------------- Having reviewed the above application to amend the Little Nell Hotel SPA plan to clarify the phase II landscaping plan, City Engineering would offer the following comments: 1. The easterly corner of the porte cochere would still appear to encroach on City right-of-way. At a minimum, this would require encroachment licensing and would probably be viewed as inappropriate on a new structure. 2. All proposed concrete paving in areas where truck and delivery traffic can be anticipated shall be designed to support truck loading (Spring Street, Dean Street) . In addition, the paving plan on the Dean Street extension should be coordinated with the adjacent properties with respect to access requirements and cost sharing of additional improvements. 3. The plan seems to indicate that lighting fixtures are to be supplied by the City. As the lighting project is complete and funds have been expended, the applicant shall be required to supply the fixtures to match those in place elsewhere on Durant. 4. We are concerned that high level improvements (stonework, colored concrete, etc.) are being placed over existing utilities and waterlines. Engineering would recommend a condition of approval requiring the Skiing Company be responsible for surface and landscaping replacement in the event utilities or the City require access to underground facilities. 5. The plan continues to indicate a curb line on Durant Street some 18 feet into the existing paved street. I would reiterate my comments in my memo to Cindy Houben of February 22 regarding our concern over the extent of the intrusion. The curb as designed abuts the travel lanes and minimizes the available width of Durant Street. The Engineering Department remains concerned over this matter and would note that future removal pursuant to the SPA agreement Article IX A.5. would seem a harsh remedy to an anticipated problem. 6. The mechanical plan does not show significant detail on the snowmelt system. We would require review of the snowmelt layout as well as detailed as-builts on the final installation. JH/co/Memo78.88 cc: Chuck Roth