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Home My WebLink Aboutresolution.apz.022-07 RESOLUTION NO. 22 (SERIES OF 2007) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL APPROVE A CONCEPTUAL PLANNED UNIT DEVELOPMENT AND A CONCEPTUAL TIMESHARE FOR THE LIFT ONE LODGE, COMMONLY DESCRIBED AS 233 GILBERT STREET, EAMES ADDITION; 710 ASPEN STREET, EAMES ADDITION; 720 S. ASPEN STREET, CITY OF ASPEN, PITKIN COUNTY, COLORADO ParcelID: 2735-131-168-51,2735-131-210-01,2735-131-210-02, 2735-131-198-51,2735-131-190-01,2735-131-260-01 WHEREAS, the Community Development Department received an application from the Roaring Fork Mountain Lodge - Aspen, LLC(Applicant), represented by Sunny Vann of Vann Associates, requesting the Planning and Zoning Commission recommend approval of a Conceptual Development Plan for a Planned Unit Development (PUD) and a Conceptual Timeshare for the Lift One Lodge; and, WHEREAS, pursuant to Section 26.4l5.070.D., Certificate of Appropriateness for Major Development, of the Land Use Code, Conceptual approval may be granted by the Historic Preservation Commission (HPC) at a duly noticed public hearing and was granted for the review of Willoughby Park, Lift I Park, and Skier's Chalet Steakhouse by the HPC on August 9, 2006, via Resolution No. 21, Series of2006; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Fire Protection District, Environmental Health Department, Parks Department, Parking Department, AspenlPitkin County Housing Authority, Public Works Department and Transportation Department as a result of the Development Review Committee meeting; and, WHEREAS, pursuant to Section 26.470.040.C.7., Affordable Housing, of the Land Use Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a recommendation by the board was provided at their June 20, 2007, regular meeting; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Conceptual PUD and Conceptual Timeshare and recommended approval with conditions; and, WHEREAS, pursuant to Section 26.445 of the Land Use Code, Conceptual PUD approval may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, WHEREAS, pursuant to Section 26.590 of the Land Use Code, Conceptual Timeshare approval may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, Page 1 of6 RECEPTlON#: 542530, 09/28/2007 at 11 :59:1 0 AM, 1 OF 6. R $31.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO WHEREAS, Conceptual PUD and Conceptual Timeshare review by the Planning and Zoning Commission requires a public hearing and this application was reviewed at multiple public hearings where the recommendations of the Community Development Director and comments from the public were heard; and, WHEREAS, during a regular meeting on June 19, 2007, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the public hearing to July 10, 2007 for further discussion. At the July 10, 2007 public hearing, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the hearing until July 17, 2007 for further discussion. At the July 17, 2007 public hearing, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the project to July 24, 2007 for further discussion. At the July 24, 2007 public hearing, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the project to August 7, 2007 for further discussion. At the August 7, 2007, public hearing the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and recommended City Council approve the Conceptual Planned Unit Development and Conceptual Timehare application by a three to one (3-1) vote, with the findings and conditions listed hereinafter; and, WHEREAS, Conceptual PUD and Conceptual Timeshare approval shall only grant the ability for the applicant to submit a Final PUD and Timeshare application and the proposed development is further subject to Final PUD review, Conditional Use, Special Review, GMQS Allotment, Mountain View Plane Review, Subdivision, Subdivision Exemption, Rezoning, Timeshare and a right-of-way vacation approval pursuant to the Municipal Code. WHEREAS, an application was submitted for the Lift One Lodge, which proposed on parcel I multi-story structure consisting of 32 timeshare units divided into eighth interests (a total of 256 member interests) and ninety-seven (97) keys, 5 affordable housing units, a sub- grade parking garage consisting of 216 spaces, a public apres ski area, a restaurant, spa and fitness facilities, and SKlCO facilities, and Guest Services. On parcel 2, six (6) affordable housing units are proposed within the historic Skiers Chalet Steakhouse. Parcel 3 is proposed to contain Historic Lift One. While Parcel 3 (Willoughby Park) is proposed to be developed with the Historical Society Ski Museum (the Skiers Chalet Lodge will be relocated for this purpose; the Holland House will be demolished), the Deep Powder cabins will be retained on-site, the historic Lift I and original ticket office will be refurbished, a shuttle stop will be developed and sub-grade parking for 115 spaces will be developed to replace lost parking on South Aspen Street and the current Willoughby Park surface parking. WHEREAS, the Commission finds that the development review standards for a Conceptual PUD and Conceptual Timeshare have been met, as long as certain conditions are implemented. NOW, THEREFORE BE IT RESOLVED that the Planning and Zoning Commission recommends that the City Council approve the Conceptual Planned Unit Development, and Conceptual Timeshare, for the Lift One Lodge, subject to the conditions listed in Section I below. Section 1: The approval is subject to the following conditions: Page 2 of6 I. The Final PUD application shall reflect and demonstrate compliance with the findings of the Commission, as described above. 2. The Final PUD application shall include: a. An application for Final PUD and Timeshare application and the proposed development is further subject to Final PUD review, Conditional Use, Special Review, GMQS Allotment, Mountain View Plane Review, Subdivision, Subdivision Exemption, Rezoning, Timeshare and a right-of-way vacation approval pursuant to the Municipal Code. A pre-application conference with a member of the Community Development Department is required prior to submitting an application. b. Delineation of all dimensional provisions to become requirements of the PUD. c. A proposed subdivision plat and PUD plans 3. Prior to submitting an application for a Final PUD, the applicant shall make the following revisions to the development proposal as identified by the Planning and Zoning Commission: a. Overall Site Plan. Evaluate the feasibility of increasing the setback of the lodge's east wing location in relation to the eastern property line and the Caribou Condominiums for skier access to the condominiums by potentially allowing a zero lot line along Lift I Park to provide a greater setback adjacent to the property line shared with the Caribou Condominiums. Consider additional ways to incorporate the history and significance of Lift I into the site. b. Lodge/Timeshare Function. A detailed operational plan is required as part of the Final PUD application. c. Architecture and Neighborhood Compatibility. Sketch-up modeling is required ofthe entire site to provide additional perspectives of the project. Specifically, the Commission is interested in seeing the relationship of the lodge component and its neighbors at the east and the relationship of the site to the immediate neighborhood. Specifically, the Commission would like to see the following perspectives: looking up towards the lodge from Lift I and looking down to Lift I. d. Park Sites. The museum location should be evaluated to consider a transit drop- off/group gathering area near the museum. It is important to promote Willoughby Park as an active rather than passive park. Advantageous uses associated with the museum to energize the park should be evaluated: a restaurant or cafe at the museum may be an opportunity for added vitality. The Applicant will need to successfully address how the existing volleyball courts will be accommodated either on-site (to retain some active use of the park) or off-site, as well as the timing of the court replacement, with concurrence from the Parks Department. e. Pedestrian/Public Use, Connections/Experience. Include additional information on the ski area base/lodge/public interface area. Elevations showing the relationship of the base of the lift to the proposed lodge are to be provided. f. Parking. By final PUD application the Applicant shall provide a detailed operational plan for the parking garage including ownership of the facility, parking hours and fees. The rubber tire shuttle proposed should be electric/ hybrid type vehicle. Page 3 of6 g. Deep Powder Cabins. Evaluate additional affordable housing opportunities on-site (in excess of what is already provided and code compliant) by potentially using the Deep Powder cabins as affordable housing and consider funding options, including funds from the AspenlPitkin County Housing Authority, for their rehabilitation. Section 2: Buildinl! The final design shall meet adopted building codes and requirements if and when a building permit is submitted. Section 3: Enl!ineerinl! Final design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21 and all construction and excavation standards published by the Engineering Department. Section 4: Affordable Housinl! Conceptual Design unit count appears correct based on proposed uses. A recommendation from the Housing Board is required prior to final review. Housing staff recommends that the affordable units at the lodge have assigned parking. Section 5: Fire Mitil!ation All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907). Section 6: TransDortation A detailed operation plan of the rubber tire shuttle shall be submitted as part of the final PUD application. The operation plan should include the information listed in the Development Review Committee minutes of April II, 2007. Section 7: Public Works The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department. Utility placement and design shall meet adopted City of Aspen standards. Special consideration for utilities in relation to snowmelt shall be considered prior to final approval as indicated in the Development Review Committee minutes of April 11,2007. Additional specificity is necessary to evaluate the snowmelt proposal for Aspen Street in relation to the City's Canary Initiative. Additional information is necessary to evaluate the proposed Special Improvement District. A system development fee for stormwater may be required. Additional attention should be paid to the design of surface drainage from the snowmelt system where it transitions to Durant Avenue to avoid any water runoff to non-snow melted surfaces at the intersection of Durant and Aspen Streets. Section 8: Sanitation District Requirements Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. An upgraded main sanitary sewer line is necessary to serve the proposed development, therefore a "Collection System Agreement" is required. Page 4 of6 Section 9: Environmental Health The state of Colorado mandates specific mitigation requirements with regard to asbestos. Additionally, code requirements to be aware of when filing a building permit include: a prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise abatement and pool designs. Additional detail is provided in the Development Review Committee minutes of April II, 2007. Section 10: Exterior Lil!htinl! All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor lighting. Section 11: School Lands Dedication and ImDact Fees The Applicant shall pay all impact fees and the school lands dedication assessed at the time of building permit application submittal and paid at building permit issuance. Section 12: Parks A formal vegetation protection plan shall be required with building permit application. An approved tree permit will be required before any demolition or access infrastructure work takes place. A detailed excavation plan may be required for work in the vicinity of certain large trees. Further review and detail of excavation distances is necessary. All right-of way improvements shall meet city codes. Final layout of the plantings and park designs require Park Department approval. Additional detailed comments are included in the Development Review Committee minutes of April II, 2007. Parks staff requests that the Applicant consider the feasibility of a maintenance/storage facility for the use of the department in the Willoughby parking garage design. Section 13: Community DeveloDment Enl!ineer An inclinometer is required to be installed with a mmlmum of bi-monthly readings for a minimum of one seasonal cycle prior to issuance of a building permit to analyze any slope movement. Additional information and evaluation on uphill condition including: off-site drainage, geo hazards, stability issues and groundwater mitigation is required. Additional detailed comments are included in the Development Review Committee minutes of April II, 2007. Section 14: This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 15: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity ofthe remaining portions thereof. APPROVED by the Commission at its regular meeting on August 7, 2007. Page 5 of6 APPROVED AS TO FORM: f C'< ~ -.: 1m True, City Attorney ATTEST: ING COMMISSION: Page 60f6