HomeMy WebLinkAboutagenda.apz.20080226AGENDA
ASPEN PLANNING AND ZONING COMMISSION
SPECIAL MEETING
TUESDAY, February 26, 2008
4:30 p.m. -Public Hearing
SISTER CITIES, CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES `'yLd~W~-~
IV. DECLARATION OF CONFLICT OF INTEREST
V. PUBLIC HEARINGS:.
A. 300 Puppy Smith Street, Conceptual SPA Amendment and
Commercial Design Review, Resolution No. 11
VI. BOARD REPORTS
VII. ADJOURN
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Jennifer Phelan, Planning Deputy Director C~~y1 ~u(;~ ~'
FROM: Jason Lasser, Special Projects Planner ~f
RE: 300 Puppy Smith Street -Conceptual SPA and Commercial Design Review,-
Resolution No.~, Series of 2008
SPECIAL NOTE: Due to the failure to notice, the public hearing was continued from
January 15, 2008 to February 26, 2008. In addition, the applicant has submitted a
supplemental drawing package with modifications to the site plan with changes to
the pedestrian circulation and amenities, and building design. Additional terrace
space has been added on the east side of the proposal. In addition, the applicant
has added one (1) affordable housing unit, bringing the total to nine (9) units of
affordable housing.
MEETING
DATE: February 26, 2008
APPLICANT /OWNER:
Puppy Smith, LLC
REPRESENTATIVE:
Sunny Vann, Vann Associates,
LLC
LOCATION:
300 Puppy Smith Street -Lot 1 of
the Trueman Neighborhood
Commercial Project
CURRENT ZONING:
NC/SPA (Neighborhood
Commercial) zone district with a
Specially Planned Area
(SPA)Overlay
SUMMARY:
The Applicant requests conceptual Photo: The proposed location of the subdivided lot.
SPA approval in order to subdivide
Lot 1 into two lots and construct a
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commercial and residential
building. The applicants aze
requesting conceptual SPA and
Commercial Design Review at this
time.
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning
Commission require that the applicant revise their
conceptual plans prior to proceeding to City Council.
REQUEST OF THE PLANNING AND ZONING COMMISSION: The Planning and Zoning
Commission will be making a recommendation to the City Council for the following land use
approvals to redevelop the site. The review of a specially planned azea is (in most cases) a four
step review process. Step one is conceptual review before the Planning and Zoning Commission,
step two is conceptual review before City Council, step three is final review before P&Z, step
four is final review before Council:
• Specially Planned Area Development (SPA) -conceptual (Section 26.445.100 B., Other
Amendment) to modify the existing plat of the Trueman Neighborhood Commercial
Project. The amendment seeks to modify the specific development plan with the addition
of more commercial space, free-mazket and affordable housing units to be located on an
additional lot.
• Conceptual Commercial Design Review (Section 26.412) the proposed development is in
the River Approach Character Area which encompasses the Service, Commercial,
Industrial S/C/I Zone District and a portion of the Neighborhood Commercial (NC) Zone
District. The conceptual review design guidelines address the street and alley system,
pazking, topography, public amenity space, building placement and building height, mass
and scale.
In addition to SPA and Commercial Design Review, the Planning and Zoning Commission will
be making a recommendation to the City Council during final review of the SPA and
Commercial Design for the following land use approvals:
• A Growth Management Review (Section 26.470.080.1, Expansion or New Commercial
Development) for the development of commercial space.
• A Growth Management Review (Section 26.470.080 2, New Free-Market Residential
Units within aMulti-Family or Mixed-Use project) for the development of free-mazket
housing.
• A Growth Management Review (Section 26.470.050 B6, General Requirements) for the
development of affordable housing.
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2
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• Subdivision (Chapter 26.480, Subdivision) to create one (1) new mixed-use lot (Lot 1B)
from existing Lot 1(A) as shown on the Subdivision plat to add commercial space, free-
market residential and affordable housing.
• Condominiumization (Section 26.480.090)
BACKGROUND:
The Trueman Neighborhood Commercial Project is located at 101 Puppy Smith Street. The Trueman
Project received approval for subdivision and to create a specially planned area for the development of
a commercial structure on Lot 1 in 1977. No development was approved on Lots 2, 3 and 4 of the
recorded SPA plan (the Post Office was later developed on Lot 2). The size of the existing structure on
Lot 1 is depicted as being 47,000 sq. ft. of which 37,000 was approved for commercial space and
approximately 10,000 square feet was to be used for residential units. The SPA plan allowed for a
maximum height of the structure to be 32 feet. 113 parking spaces and a minimum open space
requirement of 25 percent (of existing Lot 1) are shown on the SPA plan.
PROJECT SUMMARY:
The applicant is proposing to add a new free-standing building on Lot 1 along the north property line.
Below the new building asub-grade pazking gazage will contain 27 spaces, atrash/recycling azea,
mechanical azeas, vertical circulation and storage areas for the free-market and affordable housing units.
A total of 92 off-street pazking spaces (65 at grade) will be provided on Lots lA and 1B which exceeds
the combined minimum parking requirement of 76 spaces for both lots. The pazking garage will
accommodate not only the newly developed commercial and residential units, but will also provide spaces
for the residential units located in the existing building located on Lot 1. The ground floor will be a
combination of commercial use, circulation (pedestrian, vertical and vehiculaz) but will also contain four
affordable housing units. The second level will be comprised of four additional affordable housing units,
five free-mazket residential units, decks for each unit and common space for access and vertical
circulation.
Table: I Minimum Lot Size
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Re uirements
Lot 1-Existin 111,184 s . ft No requirement
Lot lA 86,500 sq. ft.
Lot 1B 24,684 s . ft.
T~T.Io 7~ AAinimnm T nt drra nrr Tlwrn ina TTnit
Lot Proposed Dimensional Underlying NC Zone
Re uirements District Re uirements
Lot 1 -Existing 1 unit per 6176 sq. ft. of lot No requirement
area
~ Besides dividing land, the definition of subdivision includes "land to be used for
condominiums, apartments or any other multiple dwelling units."
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Lot lA 4,806 s . ft. No requirement
Lot 1B 1,899 sq. ft.
Table 3: Minimum Lot Width
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Re uirements
Lot 1-Existin A rox. 308 feet (Mill St.) No requirement
Lot lA Approx. 308 feet
(Existing)
Lot 1B A rox. 90 feet (Mill St.)
Table 4: Minimum Front Yard Setback
Lot Proposed Dimensional
Re uirements _ [Jnderlying NC Zone
District Re uirements
Lot 1-Existing 5 feet 5 feet
Lot lA A rox. IS feet (Existing) 5 feet
Lot 1B 7 feet (Mill St.)
Table 5: Minimum Side Yard Setback
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Re uirements
Lot 1 -Existing 5 feet (SE corner) 5 feet
Lot lA 5 feet (Existin) 5 feet
Lot 1 B 6.5 feet 5 feet
Table 6: Minimum Rear Yazd Setback
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Re uirements
Lot I -Existing 5 feet (NW comer) 5 feet
Lot lA 5 feet (NW corner 5 Feet
Lot 1B 22 feet (to Gazage retaining
wall)
Table 7: Minimum utility/trash/recycle area
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Re uirements
Lot 1 -Existing Existing Pursuant to Section
26.575.060
Lot lA Existin (to be redesi ned Pursuant to Section
Lot 1 B Sub-grade in Parkin Gaza e 26.575.060
Table 8: Maximum Hei ht
Lot Proposed Dimensional Underlying NC Zone
Requirements District Requirements
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Lot 1 -Existing Existin 28 feet (which may be
Lot 1 A Existing increased to 32 feet through
Lot IB 32 feet commercial design review)
Table 9: Minimum distance between buildings on the lot (feet)
Lot Proposed Dimensional`
Re uirements Underlying NC Zone
District Re uirements
Lot 1 -Existing Existing No requirement
Lot lA None
Lot 1 B None (approx. 120 feet
between lA and 1B)
Table 10: Public Amenity Space
Lot Proposed Dimensional
Re uirements Underlying NC Zone
District Rey uirements
Lot 1 -Existin Existin Pursuant to Section
Lot lA 21,625 s . ft. (22.8 percent) 26.575.030
Lot 1 B 6,171 s . ft. (12.1 ercent)
Table 11: Maximum Allowable Floor Area (Square Feet)**
Maximum
Allowable`
Lot lA Maximum
Allowable
Lot 1B Proposed Floor
'Area
`Lot lA- Proposed Floor
Area
Lot 1B
Lot Size 86,500 s . ft. 24,684 43,488 s . ft. 26,231 s . ft.
Maximum
Cumulative 129,750 (1.5:1) 37,026 (1.5:1)
Commercial 86,500 (1:1) 24,684 (1:1) 29,901 s . ft. 8,389 s . ft.
Free-Market .25 .5 .25 .5 allowable proposed allowable proposed
Residential* 21,625 43,250 6,171 12,342 see table none see table 8,692
Affordable
Housin 43,250 sq. ft.
(.5:1) 12,342 sq. ft.
(.5:1) 13,587 sq. ft. 9,150 sq. ft.
*Maximum Allowable Free Market Residential Unit Floor Area Ratio - .25:1, which may be increased to .5:1 if
affordable housing floor area equal to one hundred percent (100%) of the free-market residential floor area is
developed on the same parcel. Maximum Total Allowable Free Market Residential Unit Size (Net Livable Sq. Ft) -
I,500 sq ft.
**Commercial/Free Market Residential Ratio (proposed Lo[ lA -existing /proposed Lot 1B - 1.12:1) The total
free-market residential net livable area shall be no greater than the total floor area associated with the uses described
in Subparagraphs 26.710.170.D.1 l.a and b combined on the same parcel.
Table 12: Off Street Parking
Lot lA Lot 1 B Required Required
Lot lA* Lot 1B**
Commercial 45 s aces 20 s aces 38 s aces 7 s aces
Free-Market none 5 spaces none 5 spaces
Residential
Affordable Parking for the units 22 spaces 18 spaces 8 spaces
Housing will be located on Lot
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1B***
Totals 45 spaces 47 spaces 56 spaces 20 spaces
*The City of Aspen Land Use Code allows parking on an adjacent parcel when m the same ownership (LO[ lA
residential units will use spaces in the proposed sub-grade parking structure on Lot IB).
* *Commercial - I space/1,000 sq ft. net leasable.
Residential - I space per unit. Fewer spaces may be approved, pursuant to Chapter 26.430, Special review and according to
the review criteria of Section 26.515.040.
STAFF COMMENTS:
SPECIALLY PLANNED AREA -CONCEPTUAL DEVELOPMENT PLAN:
A Specially Planned Area (SPA) is a process in which a site specific development plan is created
which encourages flexibility and innovation in the development of land and promotes objectives
outlined in the Aspen Area Community Plan by allowing the vaziation of the underlying zone
district's land uses and dimensional requirements for the benefit of the public. The parcel
currently exists with an SPA overlay. Based upon the new proposal the site specific development
must be amended to allow the additional development.
The underlying zone district dimensional standazds show that the site can accommodate
additional development; however, allowing for additional density on Lot 1 should be considered
in the context of the entire development. The conceptual development plan should consider
whether the proposal is compatible with surrounding land uses, density, height, bulk,
architecture, landscaping and open space. Strong attention to the relationship between the
surrounding structures, pedestrian and vehicular site circulation, pedestrian amenities, significant
view planes and environmental impacts should also be considered.
Engineering has asked for improvements for pedestrian access from Mill and Puppy Smith
Streets, as well as requesting that the applicant provide ADA compliance on all intersections and
at the bus stop. Providing a clear sepazation between the bus stop and the pedestrian crosswalk
has also been identified as an area for improvement. In addition, Engineering and Utilities/Public
Works have both identified on-site drainage and soil conditions as a potential challenge for the
proposed site.
Parks has requested that an alternate landscape plan be developed, removing the proposed spruce
trees and adding an evenly spaced planting and specific street tree plan be designed to line the
street and provide a buffer for pedestrians on the south side of Puppy Smith Street. The applicant
has provided a supplemental site and landscape plan which adds pazallel parking on the south
side of Puppy Smith, in effect eliminating the opportunity to line the street with trees and reduces
the amount of open space on site.
As noted later in the staff memo, the affordable housing proposed meets the required housing
mitigation for the development of the commercial and free-mazket residential. The APCI-IA Staff
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has recommended a deed restriction be recorded on the existing 18 units located on Lot lA. The
APCHA Staff requests review of the categories prior to final approval.
Staff has concerns about the pedestrian circulation through and around proposed Lot IB,
primarily regarding the landscaping and sidewalk on the south side of Puppy Smith Street. Staff
would like to see an amenity space created on the Mill Street (east) ground level. In order to
enliven the spaces surrounding Rio Grande Park, the pedestrian amenity space (varying
setbacks, building forms) would provide an ideal location for permitted uses such as a restaurant
or bicycle shop, for example. The covered walkway facing the existing Clarks parking lot need to
comply with the width requirements to allow for circulation and outdoor retail and restaurant
vitality (people places). In addition, correcting the confusing mid-block bus stop and crosswalk
on Mill St. as well as providing alternate crosswalks along Mill and Puppy Smith Streets should
occur to establish a comprehensive and functional plan. Staff finds that the proposal meets the
requirements of the underlying NC zone district, but Staff recommends redesign of the public
amenity and circulation prior to final review.
CONCEPTUAL COMMERCIAL DESIGN REVIEW:
The proposed development is in the River Approach Chazacter Area which encompasses the
Service, Commercial, Industrial S/C/I Zone District and a portion of the Neighborhood
Commercial (NC) Zone District. The conceptual review design guidelines address the street and
alley system, parking, topography, public amenity space, building placement and building height,
mass and scale.
Pedestrian connections through the properties that link sidewalks, defining street edges with
public sidewalks, and minimizing crossing conflicts aze the primazy guidelines of the street and
alley system.
Minimizing the visual impacts of paking, both underground access and surface pazking to create
development without compromising the character of the street aze also guidelines that require
consideration in the conceptual review.
Reducing the perceived mass and scale, reflecting the natural slope of the site through the use of
building modules, materiality and stepping the structure in section aze techniques to blend the
building into the natural landscape.
Variation of building setbacks in order to reduce building scale, enhancing public access,
accommodate landscaping, and promote pedestrian activity are guidelines in place to provide
public amenity spaces.
Buildings should orient to street edges, internal open spaces and the river edge as well as facing
both street edges (for corner lots). The building orientation should provide visual interest and
provide a `gateway' as one approaches town from the north. The building shoud be `double
fronted'- in this case- `quadruple fronted'.
Providing variation in height and roof profile by dividing the building into sections or modules
and vazying setbacks and wall planes are guidelines identified to create appropriate height, mass
and scale.
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Staff has concerns about the proposal complying with the design objectives of the River
Approach Area which state that the identity should be distinct from the Commercial Core. Staff
requests that the applicant redesign for final review.
Specifically, Staff has concerns about the following Conceptual Review Design Guidelines:
3. l Provide pedestrian connections through properties that link to public sidewalks and trails.
3.2 Define street edges with public sidewalks.
3.3 Minimize crossing conflicts for pedestrians.
3.6 Minimize the visual impacts of surface parking.
3.7 A building on a sloping site shall be designed to reduce its perceived mass and scale and reflect the
natural slope of the site.
3.8 Design a building to integrate with and blend info the natural landscape
3.9 Walkway links should be a minimum of 8 ft. wide.
3.10 Varied setbacks are appropriate.
3.11 Use varied setbacks to reduce building scale, enhance public access and accommodate landscaping.
3.13 Provide variation in building height and roof profile
Staff requests that the proposal be redesigned prior to proceeding to Council for conceptual review in
order to better comply with the design objective belozo:
*River Approach Character Area Design Objectives
1. Establish an attractive gateway to tlu' city cenfer, as one approaches dozuntozun from the North. The
River Approach area should have an identity which is distinct from the Commercial Core. This should
draw upon its industrial heritage (albeit in contemporary ways), and also reflect its location near and
public access to the river. It should not simply repeat the design traditions of dozuntozun.
REFERRAL AGENCY COMMENTS:
The City Engineer, Zoning Officer, Building Department, Aspen Sanitation District, Housing
Department, Utilities and the Parks Department have all reviewed the proposed application and
their requirements have been included as conditions of approval when appropriate.
RECOMMENDATION: At this point and time, Staff recommends the Planning and Zoning
Commission require that the applicant revise their conceptual plans prior to proceeding to City
Council, specifically staff recommends the applicant:
• Create a building that emphasizes the corner importance of Mill and Puppy Smith streets
by defining a "gateway" on approach to the City from the north.
• Widen the sidewalk adjacent to the east fagade of the building to 8 feet (minimum) to
create places for social interaction as stated in the AACP.
• Design a building in The River Approach area that has an identity which is distinct from
the Commercial Core.
• Review the height and setback variation and relationship of forms to de-emphasize the
mass of the proposed building, to lessen the reading of one structure and to hold the
height to a maximum of 28 feet.
PROPOSED MOTION: "I move to approve Resolution #~, Series 2008, recommending
conceptual approval of the Specially Planned Area (SPA) and Commercial Design Review for
the Puppy Smith Plaza project."
Attachments:
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Exhibit A -SPA Other Amendment, Staff Findings
Exhibit B -Commercial Design Review, Staff Findings
EXHIBIT C - DRC Comments
EXHIBIT D -Neighbor Letter(s)
EXHIBIT E -Supplemental Site and Landscape Plan
EXHIBIT F - SketchUp 3D views, Aerial Photos
EXHIBIT G -Application
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RESOLUTION N0. ~,
(SERIES OF 2008)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING THE CITY COUNCIL APPROVE A
CONCEPTUAL SPECIALLY PLANNED AREA (SPA) AMENDMENT, AND
CONCEPTUAL COMMERCIAL DESIGN REVIEW FOR THE DEVELOPMENT
OF SUB-GRADE PARKING, COMMERCIAL SPACE, FIVE FREE-MARKET
RESIDENTIAL UNITS AND EIGHT AFFORDABLE HOUSING UNITS FOR
THE PROPERTY COMMONLY KNOWN AS 300 PUPPY SMITH STREET
(CLARKS PARKING LOT) CITY OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID: 273 7-073-52-OOI
WHEREAS, the Community Development Department received an application
from Puppy Smith, LLC, represented by Sunny Vann of Vann Associates, LLC
requesting of the Planning and Zoning Commission a recommendation of conceptual
approval for a Specially Planned Area (SPA), Growth Management Review approvals for
Commercial Space, Free Market Residential and Affordable Housing, Subdivision, to
develop Commercial Space, five (5) free-market residential units and eight affordable
housing units; and,
WHEREAS, the Applicant requested a recommendation by the Planning and
Zoning Commission for conceptual approval of an amendment to a Specially Planned
Area (SPA) and for conceptual approval of commercial design review; and,
WHEREAS, upon initial review of the application and the applicable code
standazds, the Community Development Department recommended the Applicant amend
the proposal to better comply with the requirements of a Specially Planned Area (SPA) and
the Commercial Design Standards; and,
WHEREAS, during a duly noticed public hearing on December 4, 2007, the
Planning and Zoning Commission opened the heazing and continued the hearing to
January 15, 2008, and on January 15, 2008 the Planning and Zoning Commission
continued the hearing to February 26, 2008 due to failure of notice; and
WHEREAS, at the February 26, 2008 hearing, upon further public testimony,
discussion and consideration, the Planning and Zoning Commission adopted Resolution
No. _, Series of 2008 by a _to vote; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all the applicable development standards and that
the approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and,
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section I:
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Pursuant to the procedures and standazds set forth in Title 26 of the Aspen Municipal
Code, the Planning and Zoning Commission hereby recommends approval of Conceptual
Specially Planned Area (SPA), Other Amendment and conceptual Commercial Design
Review.
The final SPA application shall address comments in the following sections:
Section 2: Building
The Applicant shall meet adopted building codes and requirements if and when a
building permit is submitted. Accessible routes to any public right-of--way and accessible
parking spaces will be required. The proposed project will be subject to the newly
adopted Use Tax on building materials. The proposed project may be required to comply
with a newly developed Efficient Building Program for Commercial projects.
Section 3: Engineering
The Applicant's 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. The proposal shall comply with the DRC comments from the
Engineering Department regarding transportation, drainage, pedestrian improvements,
construction management, traffic studies, utilities and sight distances.
Section 4: Affordable Housin¢
The Housing Boazd requests that a deed restriction be recorded on the 18 current affordable
housing units located above Clazk's Market with the requirement that each tenant has to be
a qualified employee as to employment status as stated in the Guidelines and that each
tenant must be provided with at least asix-month lease.
The developer has the option of the units being "for sale" units or rental units. Should they
be rental units, the following conditions should be required as part of the approval:
Rental Units:
a. The units will be deed-restricted as Category 2, 3 or 4, to be approved by APCHA and
finalized at time of Final approval.
b. The deed-restriction will allow for the units to become ownership units at such time the
owners would request this change and/or at such time the APCHA deems even ONE of the
units out of compliance over a period of one year. If any of the units are found to be out of
compliance for one year, or the owner elects to sell the units, the units would be listed for
sale with the Housing Office as specified in the deed restriction at the category specified at
the time of final approval, based on the sales price stated in the Guidelines in effect at the
time of recordation of the deed restriction, appreciated as stated in the deed restriction (3%
or the Consumer Price Index, whichever is less), as of the date of the listing of the units. If
the units are being sold due to non-compliance, all of the units will be sold through the
lottery system. If the owner elects to sell the units, the owner may choose 1/3`d of the
buyers as long as they qualify under the top priority for that specific unit,
c. An agreement will be established between the owner of the commercial space and APCHA
regarding the tenancy of the affordable housing units. An owner of one of the
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commercial/retail spaces may request a unit for a specific employee, but at NO time will
the tenancy of that unit be tied to any specific employment. If the owner cannot find a
qualified a tenant, the owner will contact APCHA and the unit(s) will be filled through
APCHA's normal advertising process.
d. The units shall be owned by an Association and managed by that Association; however, the
applicant must provide to APCHA, at final approval, more detail of maintaining and
managing said units.
e. Each tenant in the rental units will be required to requalify on a yearly basis.
f The governing documents shall be drafted to reflect the potential for the rental units to
become ownership units.
g. Should the rental units become ownership units, the APCHA or the City of Aspen can elect
to purchase them for rental to qualified households in accordance with the APCHA
Housing Guidelines.
h. As long as the affordable housing units remain as rental units, the APCHA or the applicant
shall structure a deed restriction for the units such that an undivided 1/10ih of 1 percent
interest in the ownership of each unit is deed restricted in perpetuity to the Aspen/Pitkin
County Housing Authority; or until such time the units become ownership units; or the
applicant may propose any other means that the Housing Authority determines
acceptable.
Language shall be provided in the Protective Covenants covering the units' assessments
upon the units becoming "for sale" units. The assessments shall be based on the value of
the free-market units compared to the deed-restricted units. This language shall be required
in the approval and in the Covenants associated with the project and allow for the same
voting privilege as the free-market residential units upon the units becoming "for sale" units.
No changes to this restriction would be allowed without APCHA's approval.
Section 5: Fire Miti>ration
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: Public Works
The Applicant shall comply with the City of Aspen Water System Standazds, 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 standazds. Each of the units
within the building shall have individual water meters.
Under Water Supply. 2nd pazagraph, Sentence 2 "The well house is connected to
the City distribution system and is configured to provide water to the system as a
whole or may be used as a discrete source of irrigation water for the Rio Grande
Pazk. This is not correct; the well cannot be used as a discrete source of irrigation
water for the Rio Grande Pazk.
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2. A transformer location will have to be provided on the Customer's property that
meets the COA Utility standards for safety cleazances per National Electric Safety
Code.
3. Customer will pay for costs incurred by the COA Electric System in engineering
fees for calculating and designing load profiles for the premises.
4. On-site drainage detention solutions are questionable due to poor soil conditions
existing. Not a good assumption to assume good granulaz site soils.
Section 7• Sanitation District Requirements
Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Grease interceptors (NOT under the counter traps) are required for all food
processing establishment. Locations of food processing shall be identified prior to building
permit. Even though the commercial space is mixed use and maybe tenet finish, interceptors
will be required if food processing establishments are anticipated for this project. ACSD will
not approve service to food processing establishments retrofitted for this use at a later date.
Oil and Sand separators are required for parking garages and vehicle maintenance
establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according
to specific ACSD requirements.
Below grade development may require installation of a pumping system.
One tap is allowed for each building. Shared service line agreements may be required where
more than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping
plans will require approval by ACSD where soft and hard landscaping may impact public
ROW or easements to be dedicated to the district.
All ACSD fees must be paid prior to the issuance of an excavation/foundation or
access/infrastructure permit. Peg in our office can develop an estimate for this project once
detailed plans have been made available to the district.
Where additional development would produce flows that would exceed the planned reserve
capacity of the existing system (collection system and or treatment system) an additional
proportionate fee will be assessed to eliminate the downstream collection system or treatment
capacity constraint. Additional proportionate fees would be collected over time from all
development in the area of concern in order to fund the improvements needed.
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Where additional development would produce flows that would overwhelm the planned
capacity of the existing collection system and or treatment facility, the development will be
assessed fees to cover the costs of replacing the entire portion of the system that would be
overwhelmed. The District would fund the costs of constructing reserve capacity in the area
of concern (only for the material cost difference for larger line).
The Applicant will have to pay 40% of the estimated tap fees for the anticipated building
stubouts prior to building permit.
The glycol heating and snow melt system must be designed to prohibit and discharge of
glycol to any portion of the public and private sanitary sewer system. The glycol storage
areas must have approved containment facilities.
Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3
feet vertically below an ACSD main sewer line.
Section 8: Environmental Health
The state of Colorado mandates specific mitigation requirements with regazd to asbestos.
Additionally, code requirements to be awaze of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise
abatement and pool designs.
Section 9: Exterior Lightine
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 10: Dimensional Standards
All lots within the subdivision shall meet the underlying zone district standards of the
Neighborhood Commercial (NC) zone district. The Amendments of the SPA allows for
the development of a mixed-use building on lot 1 B.
Section 11: Parks
1. An approved tree permit is required before submission of the building_permit set.
Contact the Parks Department for permit, 920-5120.
2. Pazks requests alternate plans for proposed on-site mitigation. The parks
department does not support the current plans for planting in the ROW. Please
submit prior to building permit a new ROW planting, showing the proposed
spruces removed, and an evenly spaced planting with a specific street tree.
Applicant should set up a meeting between the Pazks and Engineering offices to
review two alternatives for a sepazated sidewalk and or attached.
3. Building permit plans shall include a detailed plan submitted for tree removal and
protection.
4. Tree protection fences must be in place and inspected by the city forester or
his/her designee (920-5120) before any construction activities are to commence.
P15
5. No excavation, storage of materials, storage of construction backfill, storage of
equipment, foot or vehicle traffic allowed within the drip line of any tree on site.
Section 12:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awazded, whether in public hearing or
documentation presented before the Planning and Zoning Commission or City Council, aze
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 13•
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 14:
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 of the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this
day of , 2008.
APPROVED AS TO FORM:
City Attorney
ATTEST:
PLANNING AND ZONING
COMMISSION:
Dylan Johns, Chair
Jackie Lothian, Deputy City Clerk
P16
EXI~BIT A
Chapter 26.440
SPECIALLY PLANNED AREA (SPA)
Sec. 26.440.050. Review standards for development in a Specially Planned Area (SPA).
A. General. In the review of a development application for a conceptual development plan
and a final development plan, the Planning and Zoning Commission and City Council shall
consider the following:
1. Whether the proposed development is compatible with or enhances the mix of
development in the immediate vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Staff Finding
The proposed development is compatible with the mix of commercial, housing and parking in the
immediate vicinity. Affordable housing on the ground floor is allowed as a conditional use in the
neighborhood Commercial (NC) zone district, however Staff has concerns about the placement of
units and privacy issues from pedestrian and vehicular traffic on Puppy Smith. The second floor
may be a more ideal location for residential units due to the busy pedestrian and vehicular
traffic, as opposed to the location currently proposed on the ground floor. In order to fully
understand the mass and context of the application, Staff has requested a 3D Sketch Up model to
be digitally constructed for the review. The 3D model with context displays the proposal as a out
of scale with the surrounding one-story buildings .The adjacent buildings; the Post Office, 465 N.
Mill (Aspen Velo), Andrews-McFarlin subdivision (on river) and the Trueman subdivision
(Clarks) all present one level to the parking lot elevation .The proposed building is requesting an
increase in the maximum height (28' which may be increased to 32' through commercial design
review) for the zone district. Staff requests that the applicant continue to redesign to reduce the
height, mass and to find a character unique to the River Approach Character Area.
2. Whether sufficient public facilities and roads exist to service the proposed
development.
Staff Finding:
Sufftcient public facilities and roads exist. Staff finds this criterion to be met.
3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of
mudflow, rock falls, avalanche dangers and flood hazards.
Staff Finding:
Additional comprehensive drainage studies will be required prior to fnal review. At a conceptual
level, staff finds this criterion to be met.
4. Whether the proposed development creatively employs land planning techniques
to preserve significant view planes, avoid adverse environmental impacts and
provide open space, trails and similar amenities for the users of the project and the
public at large.
Staff Finding.•
The proposal replaces an existing surface parking lot. Staff recommends that the applicant strive P 1 ~
to create a project that provides open space and pedestrian amenities in order to bring vitality to
the area. In addition, concerns about site drainage, soils and compliant access from the parking
garage must be addressed prior to final review. Staff finds the conceptual application to meet this
criterion, but would like to see the public amenity space and pedestrian links and widths
amended.
5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staj/'Finding:
While the proposal meets a number of AACP goals related to affordable housing, economic
diversity and density with a sustainable mix, Staff has concerns about community character &
design, transportation and open space and environment. The AACP discusses "creating places
and opportunities for social interaction and lifestyle diversity" and also to "improve safety for
pedestrians, bicyclists, mass transit riders and automobiles ". Pedestrian, ADA and bicycle access
across Mill Street have not been resolved at the conceptual level, as well as providing adequate
pedestrian amenity space. The loggia on the parking lot is not ideal for social interaction and
lifestyle diversity due to visual and physical constraints. Staff recommends redesign to create a
'place" on the Mill Street fapade and emphasize the importance of the Mill and Puppy Smith
corner to take advantage of the relationship to Rio Grande Park and to define a "gateway "from
the river. Staff does not find this guideline to be met.
6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel or the surrounding
neighborhood.
Staff Finding:
The proposal does not require public funds to provide public facilities for the proposed parcel.
Stafffinds this criterion to be met.
7. Whether proposed development on slopes in excess of twenty percent (20%) meet
the slope reduction and density requirements of Subsection 26.445.040.B.2.
Staff Finding:
There are no slopes in excess of twenty percent on the proposed Lot 1 B. Stafffinds this criterion
to be met.
8. Whether there are sufficient GMQS allotments for the proposed development.
Staff Finding:
There are sufficient GMQS allotments. Stafffinds this criterion to be met.
B. Variations permitted. The final development plan shall comply with the requirements of
the underlying zone district; provided, however, that variations from those requirements may be
allowed based on the standards of this Section. Variations may be allowed for the following
requirements: open space, minimum distance between buildings, maximum height, minimum
front yard, minimum rear yard, minimum side yard, minimum lot width, minimum lot area, trash
access area, internal floor area ratio, number of off-street parking spaces and uses and design
standards of Chapter 26.410 for streets and related improvements. Any variations allowed shall
be specified in the SPA agreement and shown on the final development plan.
Staff Finding:
Staff does not find that there are any requests for variations.
P18
EXHIBIT B
Chapter 26.412
COMMERCL9L DESIGN REVIEW
Conceptual Review Design Guidelines
Street & Alley System
3.1 Provide pedestrian connections through properties that link to public sidewalks and trails.
• Also provide connections to outdoor use areas.
Staff Finding
The applicant is working to solve the difficult problem of creating a viable commercial space
coupled with affordable housing on the ground floor. Providing adequate pedestrian access to
the commercial units, allowing for links through the site as well as maintaining privacy for the
housing units are the primary areas for consideration. Although the applicant has provided
adequate pedestrian connections Stafffinds that both the initial application and the supplemental
documents require redesign in order to comply with the requests from Staff, Parks and
Engineering. Although many links through the site are provided, Staff has identifted ADA
compliance, bicycle ramps, pedestrian crosswalks that do not conflict with mass transit stops or
stop signs as areas for additional study. Staff recommends that the applicant continue to redesign
in conjunction with Parks and Engineering in order to comply with this guideline.
3.2 Define street edges with public sidewalks.
• These should be of sufficient width to invite their use.
• Street trees should be provided where space permits.
Staff Finding
The width of the south facing 'loggia' requires attention as it serves as an east/west link as well
as a potential place for retail, restaurant and pedestrian activity. Staff has concerns about the
width of the patio on the east faFade. Staff recommends redesign to create a 'place " to define the
street edge on Mill, facing Rio Grande Park. In addition, no access from the Mill and Puppy
Smith corner to the proposed development is provided, which increases the distance a pedestrian
must walk to access the NE corner of the building. Privacy is needed along Puppy Smith for the
housing units. The Parks Department has requested that trees line the street edge providing a
buffer for the pedestrian sidewalk, in conjunction with grading and landscaping. Staff
recommends redesign in conjunction with Parks and Engineering in order to define the Puppy
Smith (and North Mill as shown on supplemental landscape plan) street edges with trees.
3.3 Minimize crossing conflicts for pedestrians.
• Locate driveways and curb cuts to avoid crossing conflicts.
Staff Finding:
The applicant has provided supplemental site and landscape plans which propose three (3)
parking spaces on Puppy Smith. Engineering has concerns that the existing congestion in this
intersection will not allow for the addition of these spaces. Staff recommends redesign in
conjunction with Engineering in order to avoid conflicts for pedestrians and vehicular traffic.
Parking
3.4 Minimize the visual impacts of parking.
• Parking shall be placed underground wherever possible.
• Where surface parking is permitted, it shall be located to the interior of the property.
• Surface parking shall be externally buffered with landscaping, and internally planted
and landscaped to soften design of parking areas and provide solar shade.
StaflFindin~ P 1 9
The applicant has provided underground parking. The supplemental landscape plan shows
adequate bufferfrom North Mill with trees on the street edge and bushes to screen the surface lot.
However, an easement for access to some of the parking for Lot 1 B will be required (surface
parking spaces from Lot IA are on Lot 1 B). Staff finds this guideline to be met.
3.5 Structured parking access should not have a negative impact on the character of the
street. The access shall be:
• Located on a secondary internal street where feasible
• Designed with the same attention to detail and materials as the primary building
fagade.
• Integrated into the building design
• Where redevelopment occurs, alley parking access should be created.
Sta Finding:
The parking access will not have a negative impact on the character of the street. Ramp steepness
and relationship to the pedestrian circulation have been identified as areas for additional design
refinement and consideration for code compliance. Stafffinds this guideline to be met.
3.6 Minimize the visual impacts of surface parking.
• On small lots where limited surface parking in front of the building might be
considered, it should be designed and screened to m;n;m;~e the visual impacts.
Staff Finding:
The applicant has provided underground parking. The supplemental landscape plan shows
adequate bufferfrom North Mill with trees on the street edge and bushes to screen the surface lot.
Staff finds this guideline to be met.
Topography
3.7 A building on a sloping site shall be designed to reduce its perceived mass and scale
and reflect the natural slope of the site. This shall be achieved in one or more of the
following ways:
• Step sections of the street facade(s) in relation to the street slope.
• Vary the height of the building modules to convey a human scale.
• Vary the plane and height of the street fagade to express the slope of the site when
present and continue the varied form in the roof profile(s).
• Use the roof form and profile to reduce the perceived scale of the street facade(s) and
roof.
• Include a range of materials to express the modulation of the fagade.
Staff Finding:
The topography on the proposed site is essentially flat, as it replaces a surface parking lot.
However, the elevation of Puppy Smith Street is lower than the ground elevation of the proposed
building. Staff has concerns about the creation of a retaining wall that will run the length of the
proposed building on Puppy Smith Street because it eliminates the natural slope and reads as
part of the development. In addition to the sectional relationship, the building fagade does show
articulation and modulation, however Staff recommends that the applicant more carefully
consider Design Objective 1 • which states that the River Approach area should have an identity
which is distinct from the Commercial Core. Staff finds this guideline to be met at the conceptual
level, however Staff requests that the applicant continue to redesign to find a character unique to
the River Approach design objectives.
3.8 Design a building to integrate with and blend into the natural landscape. This shall
be achieved in one or more of the these ways:
2
P20
• Face the building(s) toward the open landscape as well as the primary street.
• Create public access through and adjacent to the site.
• Reduce the height and scale of individual building modules.
• Reduce the building footprint and/or use smaller buildings adjacent to the open area.
Staff Finding:
Although modules are created, Staff has requested that the applicant rethink the character to be
distinct from the Commercial Core. Ifthere is an opportunity to blend into the natural landscape
through architectural detailing, especially as the proposal replaces a surface parking lot, a
character enhancing green open space would be desirable. Staff requests that the applicant
continue to redesign to find a character unique to the River Approach design objectives.
Public Amenity Space
Public Walkway Amenity Space
3.9 Walkway links should be a minimum of 8 ft. wide.
Staff Finding.•
Although the original application did not show an 8 ft. wide circulation corridor, the
supplemental landscape plan shows a wider covered link as well as an extended patio area to the
south. The east face north/south pedestrian link does no meet this guideline. Staff does not find
this guideline to be met in the revised landscape plan. Staff recommends redesign prior to
conceptual with Council.
Building Placement
3.10 Varied setbacks are appropriate.
• Aligning a building at the sidewalk edge is preferred, but some variation is
appropriate where this provides enhanced outdoor spaces and pedestrian
circulation routes.
S[afl Finding_
The placement of the building requires careful consideration as it is adjacent to a public park,
fronts a primary street (Mill) and seeks to create a new urban edge along Puppy Smith. Providing
access to the housing units from the street privately, separate from the commercial units on the
ground floor is an area for discussion. In addition, public amenity space on the east edge, open to
views and sky would be appropriate for this site. Staff does not find this guideline to be met. Staff
recommends redesign prior to conceptual with Council.
3.11 Use varied setbacks to reduce building scale, enhance public access and
accommodate landscaping. All of the following should be considered:
• Front setbacks should provide for additional or widened sidewalk and landscaping of
the front yard space.
• Side setbacks should provide the opportunity to create or reinforce public walkways
or through courts to adjacent streets and public trails.
• Setbacks adjacent to a public street should accommodate the planting of street trees.
Staff Finding
The supplemental landscape plan shows a reduction of open space in the affordable housing front
yard (on the north side, facing Puppy Smith). Staff has concerns about the percentage of green
space that has been replaced by pavers, retaining walls and hard surfaces. The division of the
ground floor plan to accommodate anorth/south pedestrian path from Clarks through to Puppy
Smith assists with a potential pedestrian conflict crossing the garage ramp. In addition, public
amenity space on the east edge, open to views and sky would be appropriate for this site. Staff
does not find this guideline to be met. Staff recommends redesign prior to conceptual with
Council.
P21
Orientation
3.12 Buildings should orient to street edges, internal open spaces and the river edge.
• A building occupying a corner site should face both streets.
• The building should be "double fronted."
Staff Finding
Although the initial application elevations do not emphasize a double fronted facade, Staff has
expressed concerns about creating a gateway from the North for the Puppy Smith and Mill corner
of the proposal. Both the Northeast and Southeast corners are the primary visual and pedestrian
hotspots for those returning to town from Puppy Smith or from across the river. Staff requests
that the applicant continue to redesign to find a character unique to the River Approach design
objectives.
Building Height, Mass F~ Scale
3.13 Provide variation in building height and roof profile through one or more of the
following:
• Vary the heights for different sections of the development
• Vary the setbacks, and wall planes of different building "modules."
Staff Finding
Although modules are created, Staff has requested that the applicant rethink the character to be
distinct from the Commercial Core*. If there is an opportunity to blend into the natural
landscape through architectural detailing, especially as the proposal replaces a surface parking
lot, a character enhancing green open space would be desirable. Staff requests that the applicant
continue to redesign to find a character that complies with the design objectives of the River
Approach Character Area.
*River Approach Character Area Design Objectives
1. Establish an attractive gateway to the city center, as one approaches downtown from
the North. The River Approach area should have an identity which is distinct from the
Commercial Core. This should draw upon its industrial heritage (albeit in contemporary
ways), and also reflect its location near and public access to the river. It should not
simply repeat the design traditions of downtown.
2. Establish street edges that invite pedestrian activity and promote an urban/ industrial
character along established street edges.
In general, street edges should be more "urban" with storefronts abutting sidewalk
edges. This should result in a well defined street wall; this in turn should be punctuated
with spaces between buildings that lead to walkways and activities within a site and
along the river banks.
3. Highlight natural resources along edges of developed areas.
Buildings and outdoor use areas should orient to the river and public parks. In essence,
developments should be "double-fronted," looking both to the river and to the street.
4. Provide an interconnected system of sidewalks and internal walkways that facilitate
pedestrian circulation.
4
P22
Walkway and river access should frame the edges of properties and also provide
internal connections within a parcel. Connections among properties, in addition to those
provided by external sidewalks, are also encouraged.
Recognize the nature of service/commercial activity through the design of safe and
efficient vehicle delivery routes, while providing a system of walkways that safely
facilitate pedestrian circulation to and through the site.
5
P23
Chapter 26.412
COMMERCIAL DESIGN REVIEW
Sec. 26.412.050. Review criteria.
An application for commercial design review may be approved, approved with conditions
or denied based on conformance with the following criteria:
A. The proposed development meets the requirements of Section 26.412.060,
Commercial design standards, or any deviation from the standazds provides a more
appealing pattern of development considering the context in which the development is
proposed and the purpose of the particular standard. Unique site constraints canjustify a
deviation from the standards. Compliance with Section 26.412.070, Suggested design
elements, is not required but may be used to justify a deviation from the standazds.
Staff Finding: Staff has concerns about the height and mass of the proposed building, in addition
the pedestrian amenity and building placement does not adequately provide opportunities for social
interaction and lifestyle diversity by widening the pedestrian circulation through and around proposed
Lot 1 B. Please see memo, review criteria for SPA, conceptual review design guidelines and objectives
for the River Approach Character Area.
B. For proposed development converting an existing structure to commercial use, the
proposed development meets the requirements of Section 26.412.060, Commercial design
standazds, to the greatest extent practical. Changes to the fagade of the building may be
required to comply with this Section.
StaffFindinp• N/A
C. The application shall comply with the guidelines within the Commercial, Lodging
and Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines that
are to be used in making determinations of appropriateness. The City shall determine when
a proposal is in compliance with the criteria, standards and guidelines. Although these
criteria, standards and guidelines are relatively comprehensive, there may be circumstances
where alternative ways of meeting the intent of the policy objectives might be identified. In
such a case, the City must determine that the intent of the guideline is still met, albeit
through altemative means. (Ord. No. 13, 2007, § 1)
StaffFindinQ: please see review criteria for Conceptual Review Design Guidelines and Objectives
Sec. 26.412.060. Commercial design standards.
The following design standards, in addition to the commercial, lodging and historic district
design objectives and guidelines, shall apply to commercial, lodging and mixed-use development:
A. Public amenity space. Creative, well-designed public places and settings contribute
to an attractive, exciting and vital downtown retail district and a pleasant pedestrian
shopping and entertainment atmosphere. Public amenity can take the form of physical or
operational improvements to public rights-of--way or private property within commercial
areas. On parcels required to provide public amenity, pursuant to Section 26.575.030,
P24
Public amenity, the following standards shall apply to the provision of such amenity.
Acceptance of the method or combination of methods of providing the public amenity shall
be at the option of the Planning and Zoning Commission or the Historic Preservation
Commission, as applicable, according to the procedures herein and according to the
following standazds:
1. The dimensions of any proposed on-site public amenity sufficiently allow for a
variety of uses and activities to occur, considering any expected tenant and future
potential tenants and uses.
2. The public amenity contributes to an active street vitality. To accomplish this
characteristic, public seating, outdoor restaurant seating or similar active uses, shade
trees, solar access, view orientation and simple at-grade relationships with adjacent
rights-of-way are encouraged.
3. The public amenity and the design and operating characteristics of adjacent
structures, rights-of--way and uses contribute to an inviting pedestrian environment.
4. The proposed amenity does not duplicate existing pedestrian space created by
malls, sidewalks or adjacent properly, or such duplication does not detract from the
pedestrian environment.
5. Any variation to the design and operational standards for public amenity,
Subsection 26.575.030.F., promotes the purpose of the public amenity requirements.
StaffFindin~ Staff has requested that the applicant redesign the proposal to vary the setback on the
east side (Mill St.) to widen the pedestrian space to a minimum of 8 feet. Standard S above refers the
design and operational standards in Subsection 26.575.030. F. This states that the public amenity space
must be l.Open to View, 2. Open to Skv, 3. No Walls/Enclosures 4. Prohibited Uses (storage areas,
utility/trash, delivery, etc.), 5. Grade Limitations (space cannot be more than 4 feet above grade or 2
feet below), 6. Pedestrian Links (see other comments), 7. Landscaping Plan (working with Parks), 8.
Maintenance of Landscaping (Parks), 9. Commercial Activity (amenity space restrictions etc), 10.
Commercial Restaurant Space (may be used for commercial restaurant use if adequate pedestrian and
emergency vehicle access is maintained). Please see memo, review criteria for SPA, conceptual review
design guidelines and objectives for the River Approach Character Area.
B. Utility, delivery and trash service provision. When the necessary logistical elements
of a commercial building are well designed, the building can better contribute to the overall
success of the district. Poor logistics of one (1) building can detract from the quality of
surrounding properties. Efficient delivery and trash areas aze important to the function of
alleyways. The following standards shall apply:
1. A utility, trash and recycle service area shall be accommodated along the alley
meeting the minimum standards established by Section 26.575.060,
Utility/trash/recycle service azeas, unless otherwise established according to said
Section.
2. All utility service pedestals shall be located on private property and along the
alley. Easements shall allow for service provider access. Encroachments into the
alleyway shall be minimized to the extent practical and should only be necessary
when existing site conditions, such as an historic resource, dictate such encroachment.
All encroachments shall be properly licensed.
P25
3. Delivery service areas shall be incorporated along the alley. Any truck loading
facility shall be an integral component of the building. Shared facilities aze highly
encouraged.
4. Mechanical exhaust, including parking garage ventilation, shall be vented
through the roof. The exhaust equipment shall be located as far away from the street
as practical.
5. Mechanical ventilation equipment and ducting shall be accommodated
internally within the building and/or located on the roof, minimized to the extent
practical and recessed behind a parapet wall or other screening device such that it shall
not be visible from a public right-of--way at a pedestrian level. New buildings shall
reserve adequate space for future ventilation and ducting needs. (Ord. No. 13, 2007,
§1)
Staff Finding Staff has concerns about the height of the buildings, mechanical equipment should be
shielded in a way that does not increase the visual mass of the proposed building, as the surrounding
structures are primarily one-story. In addition, Staff has concerns about deliveries for the commercial
spaces interfering with either traffic, parking lot spaces, pedestrian view or the sub-grade ramp and
access. Staff recommends that the applicant work with referral agencies to resolve any utility, service,
delivery or mechanical problems and provide a plan for final review.
,_ ~d
sy
DAVID IOHNSTON ARCHITECTS vc
February 07, 2008
Jason Lasser
Planner
City of Aspen Community Development Department
Aspen, Colorado
Re: Puppy Smith Plaza
Conceptual SPA Application
Revisions to Original Application
Jason,
Enclosed are revised plans and renderings for the Puppy Smith Project. They serve as
updates for the Conceptual SPA Application dated September 28, 2007, and address various
ideas, concerns, and other design modifications reviewed with you and your staff. Our
intent is to include this information in updated P&Z packets for the meeting on February
26, 2008.
We have included colored renderings and presentation drawings in 11x17 formats. Please
let me know if you would like additional color copies or reduced format drawings. We will
have full 24x36 presentation boards for the meeting.
The following is an outline of the changes to the design presented in original submission of
09J28 J07:
Pedestrian Circulation and Amenities -Site Planning
a. The entrances to the South pedestrian walkway have been expanded and
enhanced on both the east and west sides.
b. A pedestrian entrance to the new site has been created on the east side with
Mill Street. The entrance includes steps, a ramp, a bike rack, and a location for
sculpture art. The cross walk will be enhanced at this location to Rio Grande
Park.
c. An enhanced entry access to the site from Mill Street to the existing Truman
Building will be created to allow pedestrians to enter the complex without
crossing the existing loading ramp.
d. The site now includes a new sidewalk along the South side of Puppy Smith,
which includes a green space buffer at the curb line of the road.
„ .; ,I;., ~ I„ ~,.,_ ~. , ~„~
e. The existing parking lot now contains a north south pedestrian circulation path
through the existing parking lot connecting the existing Truman Bldg plaza with
the new Puppy Smith Plaza building.
f. Landscaping has been increased, both within the site and along Mill Street.
g. New patios and circulation spaces have been added to the (4) ground level
Affordable Housing Units.
II. Building Design
a. The public Terrace along the east elevation adjacent to the Mill Street sidewalk
has been increased to 10'-0", allowing for a variety of outdoor uses.
b. Adjusted the exterior design of the Northwest corner at the Post Office and
Puppy Smith Road intersection. The new design pulled in the lower level
exterior walls to soften the building mass. A curved radial form was enhanced
at the upper level to mimic the curves of the road and to add an industrial
design element to the architecture.
c. The formal character of the building was reduced by expanding the industrial
materials and additive forms complimenting the traditional brick surfaces.
d. The Mill Street and Puppy Smith corner of the building was redesigned to
accommodate the expanded terrace at the building, while responding to the
"gateway" approach from the North. Signage was added to the retaining walls
accordingly.
e. The retaining walls along the Puppy Smith sides of the building (North) were
softened by conforming to the natural grade and utilizing a more organic
layout. Walls are now curved and random, containing various levels of green
space, stairs, and patios.
f. An additional Affordable Housing Studio Unit was added to the upper level,
bringing the total AH units to (9).
Please call with questions or comments, or if we can provide any additional information
prior to the meeting on the 26`h
Respectfully Submitted,
-~--~~-~
David Johnston
David Johnston Architects, pc
Peb.~ll. 2008 10;08PM Vann Assoc. No. 1623 P. 2
VANN ASSOCIATES, LLC
Planning Consultants
February 11, 2008
HAND DELIVERED
Mr. Jason Lasser
Community Development Department
130 South Galena Street
Aspen, CO 81611
Re: Puppy Smith Plaza/Revised Development beta
Dear Jason:
The purpose of my letter is to summarize various changes to the development data for
the Puppy Smith Plaza application. The new data is the result of revisions which
have been made to the site development plan and the building's architecture in
respozue to the Community Development Department's initial review comments.
Aavid Johnston will be delivering the revised drawings to you under separate cover.
would appreciate it if you would inchule both the revised drawings and development
data in your February 26 memorandum to the Planning and Zoning Commission.
As revised Sheet 8, Floor Area Calculations, indicates, the proposed building's total
floor area is now approximately 25,988 square feet, a reduction of 243 square feet
from the original submission. The redtiction is attributable primarily to the provision
of the outdoor terrace area at the east end of the building's main level. As a result,
the main level commercial floor area has decreased by 407 square feet to approxi-
mately 7,982 square feet. The affordable housing floor area remains essentially
uncharged while the free market residcntial floor arcs has increased hp 1.94 squarc
feet. The increase in free market floor area is attributable to the greater percemage of
non-unit space that must be attributed to this building compo~nt as a result of the
decrease in commercial floor area.
With respect to net leasable/net livable area, revised Sheets 9 and 10 indicate that the
building's net leasable comrercial area has decreased by approximately 512 square
feet. Again, this decrease is attributable to the stars requested inclusion of the
outdoor terrace at the east end of the building's train level. The net livable area of
the building's affordable housing units, however, has increased by approximately 248
square feet. This increase reflects adjusttneAts to the size of the original eight units
23o East Hopkins Ave. Aspen, Colorado 81611 9>0/925-6958 Fax 9701920-9310
Feb..ll. 2008 10:08PM Vann Assoc. No. 1623 P. 3
Mr. Jason Lasser
February 11, 2008
Page 2
and the inclusion of an additional studio affordable housing unit on the building's
upper level. As a result, the building now includes nine affordable housing units as
opposed to eight. Please note that the net livable area of the building's free market
residential units remains unchanged.
As you ]mow, the floor area of the affordable housing units must equal or exceed the
floor area of the free market residential units in order to utilize an allowable free
market floor area ratio of 0.5:1. This requirement has been met in the revised design
as Ule building's affordable housing floor area is approximately 9,120 square feet
while its free market residential floor area is 8,886 square feet. In addition, the
regulations requite that the building's commercial floor area equal or exceed its free
market residential net livable area. The revised building also meets this requirement
as its commercial floor area is approxima[ely 7,982 square feet while its free market
residential net livable area is approximately 7,500 square feet.
With respect to parking, please note that revised Sheet 1, Conceptual SPA Develop-
ment Plan, depicts five fewer surface parking spaces than the original submission. In
addition, revised Sheet 2 depicts one less space in tJre building's garage level. The
loss is surface parking is a direct result of the site plan improvements requested by
the staff while the garage revision is due to various architectural changes at the west
end of the building. The revised on-site parking proposal of 86 spaces, however,
corninues to significantly exceed the property's minimum parking requirement of 76
spaces.
Assuming that a minimum of 10 percent of the building's net leasable commercial
area wilt ultimately be utilized for bathrooms, circulation and tenant storage, the
actual net leasable area based on the revised drawings will. be approximately 6,147
square feet. The revised affordable housing mitigation requirement for the building
commercial space, therefore, is approximately 15 employees as calculated below.
The proposed nine orl-site affordable housing uzuts will house a total of 18.5 employ-
ees, or 3.5 employees more that the minimum required.
6,147 Sq. Ft. _ 1,000 Sq. Ft. = 6.1
6.1 Employees x 4.1 Employees/1,000 Sq. Ft. =25.0 Employees
25.0 Employees x 0.60 = 15 Employees
As revised Sheet 12 illustrates, the proposed public amenity space on Lot 1B that
strictly complies with the regulations has in.creased slightly as a res~ilt of the build-
ing's revised footprint. Please note, however, that the new building includes signifi-
cant additional public areas which, while not strictly meeting applucable regulatory
requirements, nonetheless addresses the spirit and intent of the public amenity goal.
_. feh.ll. 2008 10:09PM Vann Assoc. No. 1623 f. 4
Mr. Jason Lasser
February 11, 2008
Page 3
For example, the covered outdoor terrace at the east end of the building will make a
great amenity for a potential restaurant bnt does not count as public amenity space as
it is not open to the sky above. Having this area covered, however, will greatly
enhance its use in inclement weather.
Should you have any questions, or if I can be of any further assistance, please do not
hesitate to call,
Yours truly,
VANN ASSOCIATES, LLC
Vann, AICP
cc: bavid Johnston
Puppy Smith, LLC
d:\oldc\Mulciry.la1Ur515c17.j11
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