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HomeMy WebLinkAboutLand Use Case.210 Midland Ave.A096-97 ' � ' xt`� �tt —'-'- �.' t'°.\�\...:' �� �r :,g "vim, ,� ., m 12/00/97 A096 97 • •„\ " NE•: s, wa' e �` Snyder AH Project Conceptual PUD � � z Chns Bendon 210 Midland Avenue Conceptual PUD Aspen/Pitkin Housin 530 E Main St Aspen, CO 81611 F Toler), Dave ° ` .,... ter,; 2740 (may be waived) 0 � E j a z t im i - , „ n v ' � p- �� 4e a '� ASPEN DAILY I S, Thursday,April 2, 1998, Page 3 TREAD RIOT IN RICHMOND: ANNIVERSARY Printed on Recycled Paper • Y n qpittitI pento "If you don't want it printed, don't let it happen." Thursday, April 2, 1998 HOPKINS • ASPEN,COLORADO 81611 • VOL. 20 #276 • FREE Sn der r y project ,., �� � -� �� �� remains y s, t ains the same i At f>r � O n 4 y i.,‘ r < By Carolyn Sackariason Woods added that his job is to . ,�,, , Aspen Daily News Staff Writer preserve trees and there are ' ', l r i ./ about$400,000 worth of them at The Snyder affordable that site. �tx` t project will move forward P&Z members felt the entry 4'' ; f ( despite the disapproval from the point to the development was -:-1 ,,!::414 t: ;11 '' . `; city's planning and zoning about hindered by the parking area and . r..;• .. .;: , i the design plan. ro osed p p it to be moved to the - ( After careful examination of back of the complex — right .- the project, the Pitkin County- where the grove of trees are a, , 1,,,,,!: ,�., �4u; Aspen Housing Board and the located. city's park's department agreed The application is to build a 1 #, Wednesday that they will not park and a mix of 15 studio, f t , , A,-,:. f use P&Z's recommendations to one-bedroom and three- change the plan. bedroom units on 3. 5 acres off ,�� °' "" "I'm willing to accept that of Midland Avenue. t 1 , Nal this will fail at P & Z if The design centers around a .. �., necessary," said housing board multi-family scheme, and the P 1�_ Chairman Frank Peters. "I'm & Z felt it should be single- . feeling pretty bad that we are re- family units. Stefanie Deutsch/Aspen Daily News submitting this as the same But the housing board, parks TA, shows off the new articulating bus, on trial plan." department and the project's )r shortage. The best feature of the "Artic"is the P & Z members shot down architects all agreed the site fusloads. the plan last month criticizing it doesn't allow for that type of for not catering to single plan because it has a lot of steep • families, among other things. slopes, wetlands and tree y stick around ecomcommission also suggested groves. taking grove of trees that Simply put, the site is too would cost the city hundreds of small. bus has a buses are needed to cart thousands of dollars to replace "It would be like building people, which them throughout the valley. somewhere else, as required by single-family units where ople than the The bus isn't actually city codes. it-long buses. new — it is used and has "It is a virgin aspen forest," Benedict e Warner.�s," said construction about 150,000 miles on it. said parks Director Jeff Woods. The other concern from P & for the next The 1984 vehicle has been "It's been here since the dawn of need to have used as demo in various this area." tigh-capacity cities, and if RFTA buys it, See SNYDER on page 4 tt minimizes its life expectancy should be about five years. this"A new one would cost Shortsfest this I��about $350.000 " ekend :•.1. ,r:•..''1 rj ,r'y,.,✓;'�l�',t,t, ,,,,,,, . Page 4,ASPEN DAILY NEWS,Thursday,April 2, 1998 LOCAL/STATE Snyder ject oes Smi ro J p g th nam forward without P & Z Governmen Doug Smith, was named a C SNYDER from page 1 The project will go back to P&Z this Government Finance Officer on.1 month for final approval before it goes 1998 by the Colorado Govet Z members was that residents would on to the Aspen City Council in June. If Finance Officer's Asso have to walk a long distance from the approved, construction for the project (CGFOA). Smith is the treasurer parking area to their,homes. could be scheduled for July. City of Aspen. But housing and park officials argued The architects will "tweak" the plan_ Certification is awarded only t Wednesday that other developments, from suggestions made by the P & Z µho satisfy requirements in e o even free-market, require much more and the housing board. However, those and ethics as well as demo walking than the Snyder project does. changes will be minimal in regards to proficiency over m n in the five are Single-family homes are not government accounting, bud; conducive to Single-family and maximizing not altering the project's design. cash management, debt adminis density g The scheme won't be changed, but space, said board member Bob Helmus. some architectural changes may occur. "I don't want to encroach on the park There may be a possibility of J'%Tarrow esec anymore than we have," he said,adding stacking parking spaces to eliminate a the park cannot be eliminated because few garage doors at the entry point of From The Associated Press the neighbors who have helped work on the development to ease concerns from the design for two years expect it. the P&Z. The parks department and the DURANGO — No deaths county's open space funds contributed "I'm willing to leave it in your reported from -the weekend's to the purchase of the property, which hands," Peters told the architects. snowstorm in the San Juan Mou makes them a partner.in the project. Warner assured the parks department but two men barely escaped inj The P& Z also questioned why one and the housing board that much more separate incidents. t third of the project was funded by parks, information will be presented to the P& James Michael Somsen, 3 but is getting two-thirds of the property Z at the next meeting, which may alter Durango had to jump for his life So for open space. P & Z members didn't members' opinions about the plan. evening when the snowplow h opera want to sacrifice housing for a park. "Maybe they will approve it," he rolled ing swerved out of contr.( "Who paid for what is almost said. "Maybe we can convince them." 200 feet down a embankment. Somsen walked irrelevant as long as the goal is to get a Although Peters disagrees with P&Z miles through driving snow to nice housing project with a nice park," members, he said he values their input safety,authorities said. Peters said. and time investment in trying to make An avalanche destroyed a cabin Woods added that two-thirds of the the Snyder project the best it can be. eight miles north of Silverton at al site is undevelopable because of the "There is no disrespect intended in a.m. Sunday, but a man sleeping natural landscape. pushing this project forward." cabin escaped injury, San Juan C • s,% 0‘,4, u South POrni. 4.Earth' 3� Wireleg • 'ro„.eoo., Pacific 3 0 Minutes for $50.00 Newt 100 minutes fo "That's 14 cents a minute” Prices InC1UCIe only$30 per month. Includes Free phone, Includes: j • Free car adaptor.Free 350 Minutes IJI extra battery,Free leather cas. (of Anytime Callling) s Free Phone Your Choice of 3 Models I hts Free Car Adapter Free Extra Battery . t ' Free Leather Case 9 Free Call Waiting 11 :' Free Call Forwarding t ? eai Tani tl t . Free Three Way Callin : - J"t $ g aY Resort/ 2. 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V. !Ad 410 Sfk-As tfJ ovic_sesGi--- McvfoliF Nclvot--C/— cAr 0/4&62/p6 ND GthitoLve. . MEMORANDUM TO: Aspen Planning and Zoning Commission / THRU: Stan Clauson, Community Development Director Julie Ann Woods, Deputy Director ,+ FROM: Christopher Bendon, Planner G( RE: Snyder Property Affordable Housing- Conceptual PUD (continued from February 3, 1998) DATE: March 3, 1998 SUMMARY: Dave Tolen of the Aspen/Pitkin County Housing Authority has applied for Conceptual Planned Unit Development(PUD) approval for the Snyder Affordable Housing project located at 210 Midland Avenue. The Commission reviewed and considered this application on February 3, 1998, and no decision was made. The Commission requested the applicant to provide more information concerning the project's aesthetics and site plan. Specifically the Commission wanted the applicant to address the aesthetics of arrival, the distance of the units from the parking area and the improvements to Midland Avenue. The applicant has responded to the Commission's request. The addendum packet attached to this memorandum includes architectural plans and elevations and a revised site plan which includes a park plan. The amended site plan includes separating the carport structures to either side of the access drive. This breaks up the site massing and reduces the number of garage doors visible from the street at one time. Staff is still concerned about the garage door effect from within the development and the possible tendency of residents entering their unit from the garage on a walk-up basis. The design presented may not be the perfect solution, but if the general concept is acceptable to the Commission the details could be further discussed at Final PUD. The "shlep factor" (the distance one must carry groceries, etc.) still exists. The new site plan may not reduce the distances to the furthest units but does provide the larger units with drive up access. To a certain extent, the "shlep factor"will always exist with a center courtyard design that has limited auto access. The 1 alternative is an auto courtyard which would probably detract more from the overall project. The applicant has committed to providing a sidewalk along Midland Avenue, providing a curb and possibly acceleration/deceleration lanes, and repairing the roadway at the conclusion of the project's construction. The sidewalk will be separated from traffic lanes along the Snyder property and will most likely be adjacent to traffic lanes, and slightly raised, closer to Highway 82. The applicant will be responsible for the construction costs of this improvement and will rough grade and install an unpaved trail concurrent with the housing development. The City Engineer may also contract the sidewalk construction this building season with the applicant construction funds. With City funds, the City Engineer will install one speed hump between Highway 82 and the entrance to the Snyder property in the 1998 building season. A second speed hump may also be installed between Hopkins Avenue and Regent Street. For fear of encouraging faster traffic along this narrow road, the City Engineer does not want to significantly widen the roadway. The applicant will be responsible for overlaying Midland Avenue at the conclusion of the construction. In addition,the improvements to Midland Avenue may include crosswalk designations on the road surface, signs announcing the crosswalk and speed humps, and a stop sign at the exit of the Snyder property and possibly at the end of Hopkins Avenue. According to the City Engineer, these improvements are subject to further review of the Smuggler area traffic plan and detailed submission by the applicant. Staff recommends the Planning and Zoning Commission forward a recommendation of approval for the Snyder Conceptual PUD to the City Council,with conditions. APPLICANT: City of Aspen - Owner Represented by: Dave Tolen-- Director, Aspen/Pitkin County Housing Authority Kevin Dunnett -- Parks Planner, City of Aspen Parks Department Lipkin-Warner Architects. LOCATION: 210 Midland Avenue. ZONING: R-15 Moderate Density Residential (Pitkin County). This zone would allow for a 15,000 square foot single family home as an exemption from growth management. The most likely growth management scenario would include 4-7 new home sites, subject to subdivision. 2 LOT SIZE: 143,104 square feet=3.29 acres. LOT AREA& ALLOWABLE FLOOR AREA To be determined after an accurate site improvement survey is conducted, a slope analysis is performed, and the boundary separating the residential and park parcels is established. DENSITY: Gross density for the project will be approximately 4.6 dwelling units per acre (15 units/3.29 acres). Net density for the project after subtracting those areas proposed for park use will be approximately 15 units per acre, depending upon the final subdivision design. CURRENT LAND USE: Single-Family residence, accessory buildings, three man-made ponds. PROPOSED LAND USE: 15 residences in townhouse and duplex configurations, accessory buildings, and a public park. PREVIOUS ACTION: A worksession on this project was held on January 13, 1998, with both the City and County Planning and Zoning Commissions. No action was taken. The Planning and Zoning Commission considered this application on February 3, 1998. No action was taken. REVIEW PROCEDURE: Conceptual Planned Unit Development. The Planning and Zoning Commission shall consider the application at a hearing and recommend approval, approval with conditions, or denial to City Council. BACKGROUND: The Housing Authority held several meetings with surrounding landowners in developing the program for the site. STAFF COMMENTS: Review criteria and Staff Findings have been included as Exhibit"A."Agency referral comments have been included as Exhibit"B." The Commission members have a copy of the original application from the previous hearing which should be brought to the meeting. Additional application materials have been included as Exhibit"C" 3 t RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the City Council with the following conditions: 1. The application for Final Planned Unit Development approval shall include the following: a) A land use application containing all of the required materials and written responses to the review criteria for Final PUD, Subdivision,Rezoning, Growth Management, Special Review for Parking, any"Residential Design Standards" waiver requests, and any fee waiver requests. This should include proposed dimensional requirements for the residential parcel. b) A site improvement survey performed by a registered land surveyor. c) A proposed PUD plat that includes the proposed structures and division line between the park and residential parcels and addresses site drainage. d) Adequate snow storage areas should be indicated on the final plat. e) An allowable density and floor area analysis based on the site's slopes and proposed fathering parcel. 0 Proposed density and floor area calculations. g) An open space plan and proposed legal instrument(s)associated with common ownership areas and common maintenance,not pertaining to the City Park parcel. h) Architectural plans and elevations depicting all proposed structures. i) A landscape plan depicting the proposed treatment of exterior spaces and denoting the proposed species. j) A PM10 (air quality)mitigation plan. k) A site access design accommodating the requirements of the Fire Marshal and access and sidewalk design meeting the recommendations of the Smuggler Area Pedestrian Safety and Transportation Improvements Plan. 2. If a bus stop is proposed,the applicant should provide an easement and/or shelter with a light. 3. The applicant is encouraged to consult with the associated utility agencies to estimate costs of facility upgrades. These include the Aspen Consolidated Sanitation District,the City Water Department, Holy Cross Electric, and the City Engineer. 4. The applicant is encouraged to consult with the City Engineer and coordinate improvements to Midland Avenue. 5. The applicant should be aware of the following conditions that are generally associated with final approvals: a) Prior to issuance of a building permit,the applicant shall complete and record an agreement to join any future improvement districts for the purpose of constructing public right-of-way improvements. This requirement may be waived of the improvements are proposed as part of the development. 4 b) Prior to issuance of a building permit,the applicant shall submit GIS data including property lines, building footprints, easements, and encroachments. c) All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the Final Plat. Meter locations must be accessible for reading and may not be obstructed. d) Lighting shall be downcast. No lighting of landscape elements or architectural features shall be permitted. e) The applicant must receive approval for any work within public rights-of-way from the appropriate City Department. This includes,but is not limited to, approval for mailboxes and landscaping from the City Streets Department. 0 Prior to issuance of a building permit the applicant will be required to gain approval for system upgrades associated with the proposed development from the Aspen Consolidated Sanitation District. Also, landscape improvements are reviewed to ensure reasonable access to maintain the public system. Any required access easements to service the public system must be shown on the final plat. g) The applicant shall submit a drainage report prior to issuance of a building permit to ensure that no sediment loaded drainage will be leaving the property during and after construction. h) Prior to issuance of a building permit,the applicant shall submit a fugitive dust control plan. i) Prior to issuance of a building permit,the applicant shall gain the necessary permits from the Environmental Health Department for any fireplaces or woodburning devices. j) Prior to demolition of the existing structure,the applicant should have the building tested for asbestos. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. k) The applicant should be aware of the City's noise ordinance prohibiting construction between 10 p.m. and 7 a.m. 6. Prior to issuance of a certificate of occupancy,the applicant shall rough grade and install a pedestrian trail along the subject property, shall provide a reasonable assurance to the City to provide construction funds for a sidewalk southward along Midland Avenue to the intersection with State Highway 82, and shall install the appropriate curb improvements and a full-width overlay along Midland Avenue. 7. The City Engineer shall coordinate speed hump and sidewalk improvements to Midland Avenue to be concurrent with the Snyder project. This condition is to insure infrastructure capabilities are sufficient at the time of occupancy and to limit the time Midland Avenue experiences construction. This condition,however, shall not be used to withhold Certificates of Occupancy for the residential units if the applicant has shown a good faith effort. 8. This recommendation is contingent upon final annexation of the property into the City of Aspen. If annexation does not occur,this Planning and Zoning Commission Resolution shall be considered null and void. 5 9. The applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative,the applicant may pay this fee to the City Clerk who will record the resolution. 10. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval,unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to recommend City Council approve this Conceptual Planned Unit Development of the Snyder Property with the conditions outlined in the Staff memo dated March 3, 1998." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Application Addendum 6 EXHIBIT A Staff Comments: Snyder Conceptual Planned Unit Development A development application for a PUD must comply with the following standards and requirements: 1. General Requirements: A. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding: Community Vision: The proposed development increases resident housing opportunities, encourages a balanced permanent community, may provide residents with a transportation alternative if they choose to walk to town, work, etc., and is a relatively sustainable development pattern. Community Vitality: The proposed development contains a community park and 15 affordable housing units. This addresses both the community's desire to provide affordable housing opportunities within a reasonable walking distance to employment and neighborhood recreational resources. Locating a"critical mass" of residents within town furthers the goals of maintaining the character of Aspen and is far superior to housing those employees in a remote location. Open Space and Environment: Providing housing opportunities within walking distance to employment, entertainment, recreation, and other residences reduces the need to use a vehicle for every trip. Also, compact development within the townsite reduces the need to extend services beyond the town limits and preserves those natural open space areas for their wildlife and aesthetic functions. B. The proposed development shall be consistent with the character of the existing land uses in the surrounding area. Staff Finding: The existing land uses in the area are residential with densities ranging from approximately 1-2 dwelling units per acre to 7-8 units per acre. The proposed development will have a gross density of approximately 5 units per acre, clustered in the north-eastern section of the property, and a neighborhood park with semi-active uses. This proposed land use is consistent with the surrounding land uses. C. The proposed development shall not adversely affect the future development of the surrounding area. Staff Comments 1 Staff Finding: The surrounding area's development or redevelopment potential will not be affected by this development. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Staff Finding: The application must receive development allotments for 15 residential units. Affordable housing is eligible for an exemption from growth management by the City Council. The Growth Management Commission will consider this case and make a recommendation to City Council during the Final PUD review process. 2. Density: A. The maximum density shall be no greater than that permitted in the underlying zone district. Furthermore,densities may be reduced if: 1. There is not sufficient water pressure and other utilities to serve the proposed development; 2. There are not adequate roads to ensure fire protection, snow removal and road maintenance to the proposed development; 3. The land is not suitable for the proposed development because of slope, ground instability,and the possibility of mud flow,rockfalls and avalanche dangers; 4. The effects of the proposed development are detrimental to the natural watershed,due to runoff,drainage,soil erosion and consequent water pollution; 5. The proposed development will have deleterious effect on air quality in the surrounding area and the city;or 6. The design and location of any proposed structure,road,driveway,or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. B. Reduction in density for slope consideration. 1. In order to reduce wildfire,mudslide,and avalanche hazards;enhance soil stability;and guarantee adequate fire protection access,the density of a PUD shall also be reduced in areas with slopes in excess of twenty(20)percent in the following manor: a. For lands between zero(0)and twenty(20)percent slope,the maximum density allowed shall be that permitted in the underlying zone district. b. For lands between twenty-one(21)and thirty(30)percent slope,the maximum density allowed shall be reduced to fifty(50)percent of that permitted in the underlying zone district. c. For lands between thirty-one(31)and forty(40)percent slope,the density shall be reduced to twenty-five(25)percent of that allowed in the underlying zone district. d. For lands in excess of forty(40)percent slope,no density credit shall be allowed. 2. Maximum density for the entire parcel on which the development is proposed shall be calculated by each slope classification,and then by dividing the square footage necessary in the underlying zone district per dwelling unit. 3. For parcels resting in more than one(1)zone district,the density reduction calculation shall be performed separately on the lands within each zone district. Staff Comments 2 4. Density shall be further reduced as specified in Chapter 26.04,Definition of Lot Area. Staff Finding: A site improvement survey was not included with this application. A slope analysis has not been completed. The final subdivision design (dividing the park from the residential use) has not been finalized. Therefore, it is impossible to determine the allowable density and floor area for the property. It is clear, however, that under the scenario the Housing Authority is considering for the final subdivision, the density proposed will be far below the allowable. 3. Land Uses. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi-family dwelling units shall only be allowed when permitted in the underlying zone district. Staff Finding: Although the final design for dividing the property has not been presented, the applicant is proposing to rezone the property AH 1-PUD where the housing is being proposed and Park where the park is being proposed. 4. Dimensional Requirements. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted in the following: a. Minimum distance between buildings; b. Maximum height(including viewplanes); c. Minimum front yard; d. Minimum rear yard; e. Minimum side yard; f. Minimum lot width; g. Minimum lot area; h. Trash access area; i. Internal floor area ratio;and j. Minimum percent open space. If a variation is permitted in minimum lot area,the area of any lot may greater or less than the minimum requirement of the underlying zone district,provided that the total area of all lots,when averaged, at least equals the permitted minimum for the zone district. Any variation permitted shall be clearly indicated on the final plat development plan. Staff Finding: As stated before, the final design for the subdivision has not been proposed. The applicant is not requesting any dimensional variation from the proposed AH1-PUD or Park Zone requirements. Depending upon the final design, however, the applicant may request variations during the Final PUD process. This would most likely be to allow individual dwelling units to rest on fee simple property less than the 3,000 square foot minimum lot size. The alternative would be a condominium form of ownership which will be required for management of the access way and parking areas. Staff Comments 3 5. Off-street parking. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations: a. The probable number of cars used by those using the proposed development. b. The parking need of any nonresidential units. c. The varying time periods of use,whenever joint use of common parking is proposed. d. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. e. The proximity of the proposed development to the commercial core or public recreational facilities in the city. Whenever the number of off-street parking spaces is reduced,the City shall obtain assurance that the nature of the occupancy will not change Staff Finding: The requirements for parking in the AH 1-PUD Zone District are established through Special Review. This process will occur during the Final PUD process. The benchmark formula for parking are 1 space per bedroom with a 2 per unit maximum. The Planning and Zoning Commission may not require more than this benchmark formula would require. Special Review allows an applicant to argue for fewer spaces depending upon the specific site conditions. Staff feels that the proximity of the development to the downtown would support an argument for reduced off-street parking. Parking for the park use is established through Special Review. There are no specific formulas for establishing the parking needs. It is anticipated, however, that the neighborhood park will not generate a demand for parking. The 15 residential units using the benchmark parking formula would require 21 spaces. The applicant is proposing 21 covered spaces and 4 overflow spaces for the residential uses and an additional 5 for the park use which may also be used for overflow or guest parking. The Parks Department has stated that the final plans for the park may or may not include parking. 6. Open Space. The Open Space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed PUD, and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area. An area may be approved as a common park or recreation area if it: a. Is to be used and is suitable for scenic, landscaping, or recreation purposes;and b. Is land which is accessible and available to all dwelling units or lots for whom the common area is intended. A proportionate,undivided interest in all common park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit owner within the planned unit development(PUD),together with a deed restriction against future residential, commercial, or industrial development. Staff Comments 4 • Any plan for open space shall also be accompanied by a legal instrument which ensures the permanent care and maintenance of open spaces,recreation areas,and communally owned facilities. Staff Finding: The proposal includes more than a sufficient amount of open space when considering the park will be more than double the size of the residential development. The open space for the residential portion of the property will need to be maintained by a homeowners association. Legal documents for this common maintenance will need to be provided as part of the Final PUD. 7. Landscape Plan. There shall be approved as part of the final development plan a landscape plan,which exhibits a well designated treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. 8. Architectural Site Plan. There shall be approved as part of the final development plan an architectural site plan,which ensures architectural consistency with the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon appropriate use of materials, and upon the principles of harmony and proportion of the buildings with each other and surrounding land uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Staff Finding: A landscape plan was submitted with the addendum materials. This plan does not include species but appears to provide an appropriate amount of plant material for the development. The approach looks to be heavily planted with evergreens. This will help mitigate the garage door view from Midland Avenue. The center courtyard appears to be mostly deciduous trees and is a vast improvement over the previous design. 9. Lighting. All lighting shall be arranged so as to prevent direct glaze or hazardous interference of any kind to adjoining streets or lands. Staff Finding: Lighting should be downcast. No lighting of landscape elements or architectural features should be permitted. 10. Clustering. Clustering of dwelling units is encouraged. Staff Finding: The development has been clustered. Staff Comments 5 • 11. Public facilities. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles. Staff Finding: There will be costs associated with upgrading public facilities for this project. An estimated $20,000 will be required for upgrading the sanitary sewer. There will be costs associated with upgrading the water lines. There may be improvements to the street and sidewalk required as a result of this proposal. Also, the structures will have to be sprinkled for fire protection and adequate space to turn around a fire truck will be required. These costs will be the responsibility of the applicant. 12. Traffic and pedestrian circulation. a. Every dwelling unit,or other land use permitted in the planned unit development(PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way,or other area dedicated to public or private use. b. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Unit Development(PUD)shall not be connected to streets outside the development so as to encourage their use by through traffic. c. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development,or such surrounding collector and arterial roads shall be improved so that they will not be adversely affected. d. Every residential building shall not be farther than sixty(60)feet from an access roadway or drive providing access to a public street. e. All nonresidential land use within the planned unit development(PUD)shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. f. Streets in the planned unit development(PUD)may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent city regulations and ordinances. Staff Finding: The applicant has stated that the interior street system will be dedicated to the public after construction. The public should not maintain an access way used primarily to gain access to a parking lot. These areas, as well as any shared site improvements, should be maintained by a homeowners association. The non-residential uses have easy access to Midland Avenue, a collector street. Staff Comments 6 6 .„,,, c off, MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh, City Engineer From: Chuck Roth, Project Engineer eye_ Date: January 27, 1998 Re: Snyder Rezoning, PUD, GMQS Exemption and Special Review (210 Midland Avenue) The Development Review Committee has reviewed the above referenced application at their January 14, 1998 meeting, and we have the following comments: 1. Procedure - The property is currently outside of City limits. The application states that request for annexation will be applied for at step 4 of the process based on conversations with the City Attorney's office. 2. Improvement Survey - The application is incomplete by not including a site improvement survey. The land use code requirements for site improvement surveys are mandatory, not permissive. The Engineering Department would not approve waiving this requirement. It is impossible to make various comments without possessing a site improvement survey. Also, for this and future applications, please provide the Engineering Department with a full size improvement survey. (If no changes are proposed to mandate revisions to the filed improvement survey plat, the applicant shall note it on the proposed improvements plans.) Reduced size surveys are difficult to read, and certain details are impossible to verify. State statute does not directly require easements to be shown, but a licensed professional land surveyor has the obligation to disclose all controlling data, and the City statute does require easements to be indicated, and the "existing conditions" survey must contain clear language that easements indicated on a recent title policy are shown. This also includes the right-of-way width(s) adjacent to the property. 3. P.U.D. Plat - The application is incomplete by not including a P.U.D. plat. The land use code requires a plat prior to review by either P & Z or Council. Note that P.U.D. plats are typically approved and signed by utilities. Plat certificates for the utilities must be included on the final plat. 1 4. Site Plan - The application does contain a conceptual site plan, however the site plan for the final PUD application must also include associated improvements in the public right-of-way adjacent to the property, and this needs to be coordinated with the Smuggler Area Project)a sponsored by the Engineering Department. 5. Access - The access should meet the recommendations of the City consultant for the Smuggler Area Pedestrian Safety and Transportation Improvements. 6. Slope Reduction - The slope reductions should be performed on the entire parcel prior to dividing out the proposed park parcel. 7. Street Dedications - On page 17 of the application, it states, "The interior street network will be dedicated to the public." It would not be appropriate for the public to accept dedication of the interior street network. The street does not provide through access to other public streets. Much of the street function is to provide private parking. The homeowners should be required to provide their own maintenance and snow removal. However, as with other subdivisions, private streets are still required to be constructed to public street standards. The private street name must be indicted on the final plat. 8. Sidewalk, Curb & Gutter-The applicant has offered to construct sidewalk along their frontage and to continue the sidewalk at their expense to Highway 82. If curb and gutter is not constructed at the same time, the applicant will be required to sign a curb and gutter construction agreement prior to the issuance of the first certificate of occupancy. The applicant may need to dedicate public right-of-way to widen the Midland Avenue right- of-way in order to provide sufficient space for the sidewalk and a buffer and snow storage space between the sidewalk and the street. The applicant indicated that the pond may be re-constructed. This would provide the opportunity to widen the right-of-way adjacent to the pond. 9. Encroachments - Without a site improvement survey, it is impossible to determine if there are encroachments into the public right-of-way. 10. Site Drainage - The existing City storm drainage infrastructure system is sub-standard and cannot adequately convey storm runoff. The site development approvals must include the requirement of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.C.4.f and a requirement that the building permit application include a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) and a report signed and stamped by an engineer registered in the State of Colorado, submitted as part of the building and site plan, as well as a temporary sediment control and containment plan for the construction phase. The P.U.D. plat must address site drainage. 11. Traffic Impacts - Given the current City traffic movement volumes and transportation needs, any increased vehicular trips will have an adverse impact on the existing traffic corridors. There are 2 already too large traffic counts on the City streets in the area of the applicant's site, and the applicant is asked to provide a bus stop with a bus shelter and a light to encourage use of public transportation if possible. 12. Special Review for Parking - The application states that this will be at a later step in the process. The approval for the proposed 25 parking spaces plus a turn around space will be deferred to the Planning Department. 13. Trash & Utilities - All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in the public right-of-way. For pedestals, easements must be provided. The building permit drawings must indicate all utility meter locations. Meter locations must be accessible for reading and may not be obstructed by trash storage. 14. Utility Street Cuts - In order to preserve or improve Midland Avenue street pavement quality, the applicant should be required to place full street width, full length patch following completing of utility connects in the street. 15. City Streets Department - There is a history of drainage problems on Midland and Highway 82 that resulted from seepage from the pond. The ponds should be lined to prevent recurrence of the problem. A portion of Midland Avenue currently drains to the site and is connected by a ditch to the pond. Any site improvements must accommodate this drainage because of a low spot in Midland Avenue. 16. Fire Marshall - The applicant plans to sprinkle the project buildings. Either a hammerhead turn around for fire engines or loop access will be required. The areas intended for fire truck access must provide drivable surfaces that are 20' wide with snow removal for the full 20' width. This was done in other development in town, i.e. Aspen Meadows,by placing 13' of asphalt with 3.5' of roadbase shoulder on each side. 17. City Water Department - The applicant will be required to upgrade about 200 feet of 6" line to 8" line and to provide looping. 18. Electric Power - The applicant needs to meet with Holy Cross Electric Association to determine power and transformer requirements. If an on-site transformer location is needed, the applicant will have to provide an easement. 19. Parks Department - The Parks Department staff is working closely with the applicant concerning both the project as a whole and the parcel intended for dedication as a park. 20. Environmental Health Department - The application does not address traffic impacts as related to PM-10 mitigation. The applicant needs to meet with the Environmental Health Department on this subject. Accepted mitigations include offering homeowners the use of free 3 bicycles, providing for lower homeowners' dues for those owning fewer cars, paving RFTA bus stops, or similar. The cost of extending the sidewalk to Highway 82 could be acceptable towards mitigation. 21. Aspen Consolidated Sanitation District - The applicant needs to meet with ACSD to determine project requirements and performance standards. 22. Snow Storage - The applicant is advised to designate snow storage areas in the site design and to indicate those areas on the final PUD site plan. 23. Improvement Districts - The applicant should be required to agree to join any improvement districts that are formed for the purpose of constructing improvements in adjacent public rights-of- way and to provide a signed and notarized agreement with recording fees prior to the final building inspection. 24. Work in the Public Right-of-way - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: The applicant must receive approval from city engineering(920-5080)for design of improvements, including landscaping, within public rights-of-way, parks department (920-5120) for vegetation species, and streets department (920-5130) for mailboxes , street and alley cuts, and shall obtain permits for any work or development, including landscaping, within public rights-of- way from the city community development department. • DRC Meeting Attendees Applicant: Dave Tolen Staff: Tom Bracewell, Larry Doble, Jack Reid, Ed VanWalraven, Kevin Dunnett, Nancy Mackenzie, Chuck Roth 98M7 4 MEMORANDUM To: Chris Bendon,Community Development Department Through: Lee Cassin,Assistant Environmental Health Director From: Nancy MacKenzie,Environmental Health Specialist Date: January 26,1998 Re: Snyder Affordable Housing conceptual PUD Parcel ID# The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under authority of the Municipal Code of the City of Aspen,and has the following comments. SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or occupant of any building used for residence or business purposes within the city to construct or reconstruct an on-site sewage disposal device." The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation District(ACSD)meet the requirements of this department. The ability of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be determined by the ACSD.The applicant must provide documentation that the applicant and the service agency are mutually bound to the proposal and that the service agency is capable of serving the development. ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings,structures,facilities,parks,or the like within the city limits which use water shall be connected to the municipal water utility system." The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the supply of safe water. The City of Aspen Water Department shall determine if adequate water is available for the project. The City of Aspen water supply meets all standards of the Colorado Department of Health for drinking water quality. A letter of agreement to serve the project must be provided. WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal water supply from injury and pollution,the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal water supplies for a distance of five(5)miles above the points from which municipal water supplies are diverted." A drainage plan to mitigate the water quality impacts from drive and parking areas will be evaluated by the City Engineer. AIR QUALITY: Sections 11-2.1"It is the purpose of[the air quality section of the Municipal Code]to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control,prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to"lessen congestion"and"avoid transportation demands that cannot be met"as well as to"provide clean air by protecting the natural air sheds and reducing pollutants". The major air quality impact is the emissions resulting from the traffic generated by this project.PM-10(83%of which comes from traffic driving on paved roads)is a significant health concern in Aspen.The traffic generated will also produce carbon monoxide and other emissions that are health concerns.The municipal code requires developments to 1 achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution.The applicant needs to implement measures that will minimize traffic increases of the development,or offset the emissions from the project with PM10 reduction measures elsewhere.In order to do this,the applicant will need to determine the traffic increases generated by the project(using standard ITE trip generation rates),commit to a set of control measures,and show that the control measures offset the traffic or PM10 produced by the project. Nine(9)1-bedroom units of 800 sq.ft.each and six(6)-3 bedroom units of 1,400 sq.ft.each are being proposed.One unit will replace the one existing house on this parcel and therefore this one unit does not need to mitigate any PM10 impact. While the City hasn't adopted any standards for trips generated by new development, we used two methods to analyze the impact of the proposed development. We used the trip generations rates and reductions from the Pitkin County Road Standards which are based on the Institute of Transportation Engineers(ITE)Trip Generation Report, Fifth Edition. We also used actual traffic counts from the Midland Park and Centennial areas. Both methods indicated that the Snyder project will generated 56 new trips per day which will have to be mitigated. The developer has proposed to extend the sidewalk beyond this project,thus providing a link down to the sidewalk on Hwy 82. In considering the value of this sidewalk link to mitigate trips,we looked at the number of all units in the neighborhood and the trips generated by these units. and assumed tthat sidewalk 0% of the people 1 wing more people to walk due to the convenience and safety of the'side alk neighborhood would be likely to walk instead of drive due to the sidewalk link. This would result in a reduction of 47 trips per day. We are in discussion with the Housing Authority to determine how best to mitigate the remaining 10 trips including: the proposed RFTA stop which would encourage more residents of the area to take the bus,replacing two of the parking spaces at the park with bicycles racks,providing covered bike storage racks for the Snyder residents,and/or paving the existing driveway if it is not already paved. A condition of approval should be that before detailed submission the applicant provide information to the Aspen/Pitkin Environmental Health Department which documents'that proposed mitigation measures are sufficient to offset increases in PM10 caused by the project. FIREPLACE/WOODSTOVE PERMITS The applicant has said that the covenants will allow only gas burning fireplaces,and no wood burning stoves will be allowed.The applicant must file a fireplace/woodstove permit with the Environmental Health Department before the building permit will be issued.. FUGITIVE DUST A fugitive dust control plan is required which includes,but is not limited to fencing,watering of haul roads and disturbed areas,daily cleaning of adjacent paved roads to remove mud that has been carried out,speed limits,or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. Dust control will be crucial due to the closeness of existing homes to the site. DEMOLITION Prior to demolition the applicant should have the building tested for asbestos,and if any is present, should consult the Colorado Health Department regarding proper removal. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: NOISE ABATEMENT:Section 16-1 The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health,safety and welfare of the residents of the City of Aspen and it its visitors. Accordingly,it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." 2 During construction,noise can not exceed maximum permissible sound level standards,and construction cannot be done except between the hours of 7 a.m.and 10 p.m. It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood.The applicant should be aware of this and take measures to minimize the predicted high noise levels. 3 �zspen Consol CafeoUcJanrfafion As' trlcf 565 North Mill Street Aspen, Colorado 81611 Tele. (970) 925-3601 FAX#(970) 925-2537 Michael Kelly Sy Kellti • Chairman Frank Loushin Paul Smith • Treas. Louis Popish • Secy. Bruce Matherly, Mgr. January 16, 1998 Chris Bendon Community Development 130 S. Galena Aspen, CO 81611 Re: Snyder AH Conceptual Dear Chris: The Aspen Consolidated Sanitation District currently has sufficient treatment capacity to serve this project. There is an immediate downstream constraint in the collection system that will need to be corrected in order for the project to connect to our system. The projected flows from this project would cause the capacity of this line segment to be exceeded. A rough estimate of the cost of replacing this one hundred ten foot segment of line is approximately $20,000. The cost of the improvement would be in addition to the total connection charges associated with the project. A sketch of the location of the constraint is attached. Service for the project is contigent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. The development will require a short line extension on to the property for service connections to the clusters. A line extension request and collection system agreement will be needed. Shared service line agreements will be needed if individual clusters are to be served by shared service lines. We will have more comments once detailed plans are available. The applicant is encouraged to contact Tom Bracewell, our line superintendent, for review of the on-site service plan. The total connection charges can be estimated when detailed plans are available and a tap permit is completed at our office. Please call if you have any questions. Sincerely, Bruce Matherly District Manager EPA Awards of Excellence 1976 . 1986 . 1990 Regional and National \ ...1 .., ..: us Z -NI . C..... • • Z a t& *-• i A.1 s 9,3 • \ • %1 e. -) ...4 TA , . \ . Z cz ...t. I ..... ..1 .... • ...._. .„, i k .,1 — c, z — — • • • , ' . N ,• / La / 11111 ... // 4., • . ,,,—"......,....--.. -,.... ........ .•,..,,-.-- •--,., •r'i* r . / rli" . . , ... .,.. ,„•• „. • .._ . , . - ..s ...--, --;...,';'( " •''• I, .4 . ..,... 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(s 4 4 O&v 0461"' viite) 064 v4A- tZridt- 4eudit‘,WhAto A‘A-- 441-to ^rI VV1hG ePcpActAile. ?)0 aa4114 / 4ffold, Ni'kx otg. &it) tke. 424,14,- etael-5 w Ga cow, 4 7/7.- recd 1)614 reve- A ofrvihkil VAnovv,a4AAA.46 41, AAAcitetv.k/Perk)m-4 INWit Ccizoitrc, 401417s kdik P(0/ I2t okuh , Adefte4A pL4 wrF4 �! , c a%S arm O ks 6te&ii s 0+ an6v4 *A/ t w4 ealr/if 4ti,1&p 0 MEMORANDUM TO: Aspen Planning and Zoning Commission _.,&) , THRU: ,-Clauson, Community Development Directo ' ' Julie Ann Woods, Deputy Director') ,' FROM: Christopher Bendon, Planner 0 RE: Snyder Property Affordable Housing- Conceptual PUD DATE: February 3, 1998 SUMMARY: Dave Tolen of the Aspen/Pitkin County Housing Authority has applied for Conceptual Planned Unit Development(PUD) approval for the Snyder Affordable Housing project located at 210 Midland Avenue. 114W Gtt t,►ti/ — A worksession was held on this application in which both the City and County Planning and Zoning Commissions were in attendance. Although no action was taken because the meeting was a worksession, there was a general acceptance of the project's concept of 15 residential units especially considering the significant input from surrounding land owners during the programming phase of the project. L�, Staff recommends the Planning and Zoning Commission forward a /1��'Wtaki recommendation of approval for the Snyder Conceptual PUD to the City 1 Council,with conditions. KEY ISSUES: There was some discussion during the worksession considering allowing some of the smaller units to expand. The idea was to allow an owner of a unit to build an extra bedroom in response to their specific housing needs. If this is an idea that the Commission and City Council want the applicant to pursue, the Planning Department recommends the future expansion be incorporated into the design of the overall project so as not to create any unforeseen negative impacts. There was also a feeling that the neighborhood park may serve the neighborhood better if it were allowed to be more active than proposed. This topic may be better served through the master planning process of the Parks Department which Wet will consider such things as recreational needs and desires for the neighborhood. With regards to the proposed site plan, staff has a concern about the vehicular felew b . g'49 approach to the residential area appearing as a series of garage doors. To a certain extent, this appearance may be mitigated with exterior finishes, etc., but the result "dab". 1,55. 44 AO/*. may be a series of nice-looking garage doors. The Commission should consider this possible aesthetic detraction from the vehicular approach verses the creation 4 vlCt of a car-less interior pedestrian courtyard. Also, as a related concern, the dirt* Commission should consider the walking distances from the carport structures to �jl ' the residential units on the far side of the courtyard. Staff is also concerned about the proximity of the carport structure to the existing Ar4 app,y pond. The back wall of the carport may reduce the experiential quality of the park at this location. More space may improve pedestrian access for park users. The Commission should consider whether an alternate location would be more appropriate. APPLICANT: Aspen/Pitkin County Housing Authority - Dave Tolen, Director. Representing the City of Aspen, owner. LOCATION: 210 Midland Avenue. ZONING: R-15 Moderate Density Residential (Pitkin County). This Zone is essentially identical to the City's R-15 minus duplexes. There are five Pitkin County Zone Districts with greater density ranging from Mobile Home Park, three Affordable Housing Zones, and a Special Residential Zone (essentially accommodating mobile homes on non-conforming lots). There are numerous Pitkin County Zone District allowing less density which generally occur further from the Aspen Townsite. LOT SIZE: 143,104 square feet= 3.29 acres. LOT AREA&ALLOWABLE FLOOR AREA To be determined after an accurate site improvement survey is conducted, a slope analysis is performed, and the boundary separating the residential and park parcels is established. DENSITY: Gross density for the project will be approximately 4.6 dwelling units per acre (15 units/3.29 acres). Net density for the project after subtracting those areas proposed for park use will be approximatley 15 unit per acre, depending upon the final subdivision design. CURRENT LAND USE: Single-Family Residence, accessory buildings, three man-made ponds. Under existing zoning the property could be redeveloped with a much larger single- 2 f family home by right in the County, a duplex by right could be developed after annexation, two homes or a single family and a duplex could be developed with a lot split in the City, or up to nine homes could be developed with a regular subdivision and growth management allotments. PROPOSED LAND USE: 15 Residences in townhouse, attached, and free-standing configurations, accessory buildings, and a public park. PREVIOUS ACTION: A worksession on this project was held on January 13, 1998, with both the City and County Planning and Zoning Commissions. No action was taken. The Planning and Zoning Commission has not previously considered this application. REVIEW PROCEDURE: Conceptual Planned Unit Development. The Planning and Zoning Commission shall consider the application at a hearing and recommend approval, approval with conditions, or denial to City Council. BACKGROUND: The Housing Authority held several meetings with surrounding landowners in developing the program for the site. STAFF COMMENTS: Review criteria and Staff Findings have been included as Exhibit"A."Agency referral comments have been included as Exhibit"B." The application has been included as Exhibit"C." RECOMMENDATION: 1. The application for Final Planned Unit Development approval shall include the following: a) A land use application containing all of the required materials and written responses to the review criteria for Final PUD, Subdivision, Rezoning, Growth Management, Special Review for Parking, any"Residential Design Standards" waiver requests, and any fee waiver requests. This should include proposed dimensional requirements for the residential parcel. b) A site improvement survey performed by a registered land surveyor. c) A proposed PUD plat that includes the proposed structures and division line between the park and residential parcels and addresses site drainage. d) Adequate snow storage areas should be indicated on the final plat. e) A density and allowable floor area analysis based on the site's slopes and proposed fathering parcel. f) Proposed density and floor area calculations. 3 • g) An open space plan and proposed legal instrument(s)associated with common ownership areas and common maintenance. h) Architectural plans and elevations depicting all proposed structures. i) A landscape plan depicting the proposed treatment of exterior spaces and denoting the proposed species. j) A PM10 (air quality) mitigation plan. k) A site access design accommodating the requirements of the Fire Marshal and access and sidewalk design meeting the recommendations of the Smuggler Area Pedestrian Safety and Transportation Improvements Plan. The applicant may need to provide additional right-of-way to provide for adequate sidewalk area. 2. The applicant should include expandable units as an option for some or all of the one- bedroom units. This would allow an owner to enlarge their unit as their housing needs change over time. The expansion could be pre-designed to be compatible with the entire project. 4' 3. The applicant should provide an easement and/or shelter with a light for a bus stop which may contribute towards mitigating the increase in PM10 production and local traffic as generated by the development. 4. The applicant is encouraged to consult with the associated utility agencies to estimate costs of facility upgrades. These include the Aspen Consolidated Sanitation District,the City Water Department, Holy Cross Electric, and the City Engineer. 5. The applicant should be aware of the following conditions that are generally associated with final approvals: a) Prior to issuance of a building permit,the applicant shall complete and record an agreement to join any future improvement districts for the purpose of constructing public right-of-way improvements. b) Prior to issuance of a building permit,the applicant shall submit GIS data including property lines, building footprints, easements, and encroachments. c) All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the Final Plat. Meter locations must be accessible for reading and may not be obstructed. d) Lighting shall be downcast. No lighting of landscape elements or architectural features shall be permitted. e) The applicant must receive approval for any work within public rights-of-way from the appropriate City Department. This includes, but is not limited to, approval for mailboxes and landscaping from the City Streets Department. f) Prior to issuance of a building permit the applicant will be required to gain approval for system upgrades associated with the proposed development from the Aspen Consolidated Sanitation District. Also, landscape improvements are reviewed to ensure reasonable access to maintain the public system. Any required access easements to service the public system must be shown on the final plat. 4 g) The applicant shall submit a drainage report prior to issuance of a building permit to ensure that no sediment loaded drainage will be leaving the property during and after construction. h) Prior to issuance of a building permit,the applicant shall submit a fugitive dust control plan. i) Prior to issuance of a building permit,the applicant shall gain the necessary permits from the Environmental Health Department for any fireplaces or woodburning devices. j) Prior to demolition of the existing structure,the applicant should have the building tested for asbestos. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. k) The applicant should be aware of the City's noise ordinance prohibiting construction between 10 p.m. and 7 a.m. 1) Prior to issuance of a certificate of occupancy,the applicant shall repair the public right-of-way damaged during construction or as a result of utility improvements. The Engineering Department is suggesting this be accomplished with a full width patch for the length of the disturbed area. 6. The applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative,the applicant may pay this fee to the City Clerk who will record the resolution. 7. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval,unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to recommend City Council approve this Conceptual Planned Unit Development of the Snyder Property with the conditions outlined in the Staff memo dated February 3, 1998." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Application 5 EXHIBIT A Staff Comments: Snyder Conceptual Planned Unit Development A development application for a PUD must comply with the following standards and requirements: 1. General Requirements: A. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding: Community Vision: The proposed development increases resident housing opportunities, encourages a balanced permanent community, may provide residents with a transportation alternative if they choose to walk to town, work, etc., and is a relatively sustainable development pattern. Community Vitality: The proposed development contains a community park and 15 affordable housing units. This addresses both the community's desire to provide affordable housing opportunities within a reasonable walking distance to employment and neighborhood recreational resources. Locating a"critical mass" of residents within town furthers the goals of maintaining the character of Aspen and is far superior to housing those employees in a remote location. Open Space and Environment: Providing housing opportunities within walking distance to employment, entertainment, recreation, and other residences reduces the need to use a vehicle for every trip. Also, compact development within the townsite reduces the need to extend services beyond the town limits and preserves those natural open space areas for their wildlife and aesthetic functions. B. The proposed development shall be consistent with the character of the existing land uses in the surrounding area. Staff Finding: The existing land uses in the area are residential with densities ranging from approximately 1-2 dwelling units per acre to 7-8 units per acre. The proposed development will have a gross density of approximately 5 units per acre, clustered in the north-eastern section of the property, and a neighborhood park with semi-active uses. This proposed land use is consistent with the surrounding land uses. C. The proposed development shall not adversely affect the future development of the surrounding area. Staff Comments 1 Staff Finding: The surrounding area's development or redevelopment potential will not be affected by this development. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Staff Finding: The application must receive development allotments for 15 residential units. Affordable. housing is eligible for an exemption from growth management by the City Council. The Growth Management Commission will consider this case and make a recommendation to City Council during the Final PUD review process. 2. Density: A. The maximum density shall be no greater than that permitted in the underlying zone district. Furthermore,densities may be reduced if: 1. There is not sufficient water pressure and other utilities to serve the proposed development; 2. There are not adequate roads to ensure fire protection, snow removal and road maintenance to the proposed development; 3. The land is not suitable for the proposed development because of slope, ground instability,and the possibility of mud flow,rockfalls and avalanche dangers; 4. The effects of the proposed development are detrimental to the natural watershed,due to runoff,drainage, soil erosion and consequent water pollution; 5. The proposed development will have deleterious effect on air quality in the surrounding area and the city;or 6. The design and location of any proposed structure,road,driveway,or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. B. Reduction in density for slope consideration. 1. In order to reduce wildfire,mudslide, and avalanche hazards;enhance soil stability; and guarantee adequate fire protection access,the density of a PUD shall also be reduced in areas with slopes in excess of twenty(20)percent in the following manor: a. For lands between zero(0)and twenty(20)percent slope,the maximum density allowed shall be that permitted in the underlying zone district. b. For lands between twenty-one(21)and thirty(30)percent slope,the maximum density allowed shall be reduced to fifty(50)percent of that permitted in the underlying zone district. c. For lands between thirty-one(31)and forty(40)percent slope,the density shall be reduced to twenty-five(25)percent of that allowed in the underlying zone district. d. For lands in excess of forty(40)percent slope,no density credit shall be allowed. 2. Maximum density for the entire parcel on which the development is proposed shall be calculated by each slope classification,and then by dividing the square footage necessary in the underlying zone district per dwelling unit. 3. For parcels resting in more than one(1)zone district,the density reduction calculation shall be performed separately on the lands within each zone district. Staff Comments 2 4. Density shall be further reduced as specified in Chapter 26.04,Definition of Lot Area. Staff Finding: A site improvement survey was not included with this application. A slope analysis has not been completed. The final subdivision design(dividing the park from the residential use) has not been finalized. Therefore, it is impossible to determine the allowable density and floor area for the property. It is clear, however, that under the scenario the Housing Authority is considering for the final subdivision, the density proposed will be far below the allowable. 3. Land Uses. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi-family dwelling units shall only be allowed when permitted in the underlying zone district. Staff Finding: Although the final design for dividing the property has not been presented, the applicant is proposing to rezone the property AH1-PUD where the housing is being proposed and Park where the park is being proposed. 4. Dimensional Requirements. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted in the following: a. Minimum distance between buildings; b. Maximum height(including viewplanes); c. Minimum front yard; d. Minimum rear yard; e. Minimum side yard; f. Minimum lot width; g. Minimum lot area; h. Trash access area; i. Internal floor area ratio;and j. Minimum percent open space. If a variation is permitted in minimum lot area,the area of any lot may be greater or less than the minimum requirement of the underlying zone district,provided that the total area of all lots,when averaged,at least equals the permitted minimum for the zone district. Any variation permitted shall be clearly indicated on the final plat development plan. Staff Finding: As stated before,the final design for the subdivision has not been proposed. The applicant is not requesting any dimensional variation from the proposed AH 1-PUD or Park Zone requirements. Depending upon the final design, however, the applicant may request variations during the Final PUD process. This would most-likely be to allow individual dwelling units to rest on fee simple property less than the 3,000 square foot minimum lot size. The alternative would be a condominium form of ownership which will be required for the access way and parking areas. Staff Comments 3 A • 5. Off-street parking. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations: a. The probable number of cars used by those using the proposed development. b. The parking need of any nonresidential units. c. The varying time periods of use,whenever joint use of common parking is proposed. d. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. e. The proximity of the proposed development to the commercial core or public recreational facilities in the city. Whenever the number of off-street parking spaces is reduced,the City shall obtain assurance that the nature of the occupancy will not change Staff Finding: The requirements for parking in the A111-PUD Zone District are established through Special Review. This process will occur during the Final PUD process. The benchmark formula for parking are 1 space per bedroom with a 2 per unit maximum. The Planning and Zoning Commission may not require more than this benchmark formula would require. Special Review allows an applicant to argue for fewer spaces depending upon the specific site conditions. Staff feels that the proximity of the development to the downtown would support an argument for reduced off-street parking. Parking for the park use is established through Special Review. There are no specific formulas for establishing the parking needs. The 15 residential units using the benchmark formula would require 21 spaces. The applicant is proposing 27 spaces for the residential uses and an additional 5 for the park use which may also be used for overflow or guest parking for the residential use. The Commission should consider whether this level of parking is necessary and whether the extra parking benefits or detracts from the overall project. Also, the Commission should consider that any "expandable"units should also mitigate their parking impacts. 6. Open Space. The Open Space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed PUD, and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area. An area may be approved as a common park or recreation area if it: a. Is to be used and is suitable for scenic, landscaping,or recreation purposes;and b. Is land which is accessible and available to all dwelling units or lots for whom the common area is intended. A proportionate,undivided interest in all common park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit owner within the planned unit development(PUD),together with a deed restriction against future residential,commercial,or industrial development. Staff Comments 4 Any plan for open space shall also be accompanied by a legal instrument which ensures the permanent care and maintenance of open spaces,recreation areas, and communally owned facilities. Staff Finding: The proposal includes more than a sufficient amount of open space when considering the park will be more than double the size of the residential development. The open space for the residential portion of the property will need to be maintained by a homeowners association. Legal documents for this common maintenance will need to be provided as part of the Final PUD. 7. Landscape Plan. There shall be approved as part of the final development plan a landscape plan,which exhibits a well designated treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. 8. Architectural Site Plan. There shall be approved as part of the final development plan an architectural site plan,which ensures architectural consistency with the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon appropriate use of materials, and upon the principles of harmony and proportion of the buildings with each other and surrounding land uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Staff Finding: A landscape plan was not included with this application. There are conceptual sketch plans of the proposed architecture considering a few different building configurations. The architecture as proposed seems appropriate for the neighborhood. 9. Lighting. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Staff Finding: Lighting should be downcast. No lighting of landscape elements or architectural features should be permitted. 10. Clustering. Clustering of dwelling units is encouraged. Staff Finding: The development has been clustered. 11. Public facilities. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no Staff Comments 5 t net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles. Staff Finding: There will be costs associated with upgrading public facilities for this project. An estimated $20,000 will be required for upgrading the sanitary sewer. There will be costs associated with upgrading the water lines. There may be improvements to the street and sidewalk required as a result of this proposal. Also, the structures will have to be sprinklered for fire protection and adequate space to turn around a fire truck will be required. These costs will be the responsibility of the applicant. 12. Traffic and pedestrian circulation. a. Every dwelling unit,or other land use permitted in the planned unit development(PUD) shall have access to a public street either directly or through an approved private road,a pedestrian way,or other area dedicated to public or private use. b. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Unit Development(PUD)shall not be connected to streets outside the development so as to encourage their use by through traffic. c. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development,or such surrounding collector and arterial roads shall be improved so that they will not be adversely affected. d. Every residential building shall not be farther than sixty(60)feet from an access roadway or drive providing access to a public street. e. All nonresidential land use within the planned unit development(PUD)shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. f. Streets in the planned unit development(PUD)may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent city regulations and ordinances. Staff Finding: The applicant has stated that the interior street system will be dedicated to the public after construction. The public should not maintain an access way used primarily to gain access to a parking lot. These areas, as well as any shared site improvements, should be maintained by a homeowner association. The non-residential uses have easy access to Midland Avenue, a collector street. Staff Comments 6 Julie Ann Woods, 01:39 PM 2/2/98 -, Re: Snyder annexatrion X-Sender:juliew @comdev Date: Mon, 02 Feb 1998 13:39:28 -0700 To: stanc @ci.aspen.co.us, chrisb @ci.aspen.co.us From: Julie Ann Woods <juliew @ci.aspen.co.us> Subject: Re: Snyder annexatrion >Stan and Chris-- FYI. JA. Date: Mon, 2 Feb 1998 11:04:11 -0700 (MST) >X-Sender: johnw @commons >To: cindyh @ci.aspen.co.us,johne@ci.aspen.co.us, davet @ci.aspen.co.us, > juliew @ci.aspen.co.us >From: John Worcester <johnw @ci.aspen.co.us> >Subject: Re: Snyder annexatrion >The City has allowed land use applications to proceed at the same time an >annexation petition is being processed in the past. The land use application >was made conditional on eventual annexation. The reason I have allowed this >process is that normally a property that wishes to annex enters into a >pre-annexation agreement with the City so the developer knows what to expect >after annexation. Staff can't enter into a pre-annexation agreement in most >instances without our reviewing bodies (i.e. P&Z) having an opportunity to >review the project. Thus, before the annexation goes through, P&Z has had an >opportunity to review the project and the approval process and development >order, conditional upon annexation, becomes the pre-annexation agreement. If >we didn't do it this way, pre-annexation agreements would be virtually >impossible to draft. One way to look at this is that P&Z is merely meeting >with the applicant to arrive at terms for the pre-annexation agreement. >John W >>X-Sender: cindyh @comdev >>Date: Mon, 02 Feb 1998 10:52:54-0700 >>To: Dave Tolen <davet @ci.aspen.co.us> >>From: Cindy Houben <cindyh @ci.aspen.co.us> >>Subject: Re: Snyder annexatrion >>Cc: johne @co.pitkin.co.us,johnw @co.pitkin.co.us,juliew @co.pitkin.co.us >>John Ely: My question has been whether or not an application can/should be >>processed through in the City if it is still in the County. Is the process >>described legal and ok(to process an annexation application at the same time [Printed for Christopher Bendon <chrisb @ci.aspen.co.us> 1 Julie Ann Woods, 01:39 PM 2/2/98 -, Re: Snyder annexatrion >>as the review). Thanks CH >>At 03:47 PM 1/30/98 -0700, you wrote: >>>Cindy,Julie Ann and John: »> >>>We will be filing an annexation plat, as part of final review. The reason >>>we cannot do so sooner is that the boundry between the park and the housing >>>elements cannot be determined prior to conceptual review. Only at that >>>point can we determine the actual zoning of each piece. This is consistent >>>with our converstations with John Worcester when we were preparing the >>>conceptual application, as well as previous conversations. >>> >>>Dave »> >>>At 02:24 PM 1/30/98 -0700,Julie Ann Woods wrote: >>>>>Cindy and Dave-- »»FYI. Cindy, sorry for the confusion. Dave, are you proceeding with an >>>>annexation plat? JA. >>>> >>» >>>>Date: Fri, 30 Jan 1998 13:35:58 -0700 (MST) >>>>>X-Sender: johnw @commons >>>>>To: Julie Ann Woods <juliew @ci.aspen.co.us> »»>From: John Worcester <johnw @ci.aspen.co.us> >>>>>Subject: Re: Snyder annexatrion »»> >>>>>Julie Ann »»> »»>I have said all along that we should start the annexation process before we >>>>>start with any City land use reviews. Why hasn't the annexation process been >>>>>started? All someone needs to do is file an annexation plat and petition. In >>>>>any event, I don;t think there is a problem sarting the land use process as >>>>>long as it is made clear that the papprovals are subject to annexation, >>>>>particularly when the land is owned by the City. »»> »»>JohnW »»> >>>>> >>>>>At 01:15 PM 1/30/98 -0700, you wrote: Printed for Christopher Bendon <chrisb @ci.aspen.co.us> 2 Julie Ann Woods, 01:39 Pvl 2/2/98 -, Re: Snyder annexatrion >>>>>>John and Stan-- »»»Cindy raised some questions regarding our Snyder annexation. The >conceptual >>>>>>PUD is scheduled for Tuesday before our P&Z. cindy is asking how we can >>>>>>process something in the county through the city's regulations. Its my >>>>>>understanding that annexation will occur coincidentally with the final PUD. >>>>>>But in the meantime, I don't think we'bve done the thing where we determine >>>>>>if it is even eligible for annexation (the thing you do,John). >thereefore, >>>>>>she says their attorney (Ely) has concerns with this. John, can you >help us >>>>>>out and let us know if we can proceed on Tuesday or not? JA. »»» »»» »»» »»» »»> »»> »»> >>» >>» >>» »> »> »> • Printed for Christopher Bendon <chrisb @ci.aspen.co.us> 3 1 •I . AN* , 1 i savdeir Profteirev . 1 7voldagee qoadept9 P'ic7d7 1 r......— ,,,/ I do • , fr -- - `�;,� , ;iii - i .., P/,,,•I is:. __ ....0_.iiiir . : -4,,,P=4«), 1 L______----:- .. , -_-_ fr. -ti;=-_---1 ..„,A,. ./� . •._ - -- 1 '/_ i` _ - c S+moo ! �" _ ------4?__ _.-._ A. 1 _.... , ,••• rerl,:— 11. - .--friaYot 41%. argral■r""------ -- .--- / I- • -/ 7zdiallaTi-^••■1% / / WP I ,� ef,,,,,c4rad pivz„, „40.edeeaeem • samaeed 4,' rit ie,d 6.4,4 qaaa, (Vice I d,(6tomi Date: V ecem6e 1997 -11H24 q941A VIA r1 ROCK - NCREEK ., Mit �. 2DVIt 1© f l STUDIO„, ccb, 0 ;'14,„,,k, 3w1 100.4;-- bortUrAiNA 0 6 orii.141 1 J 9 - kb 2??- _ kU Viekilift Hein CalAki ca 3-403 R-15 Moderate Density Residential A. Intent: The R-15, Moderate Density Residential district is intended to provide areas for moderate density, single family, residential dwelling units with customary accessory uses. The district should provide a comfortable, healthy, safe and pleasant environment, sheltered from incompatible and disruptive activities. The district is anticipated to be located adjacent to the City of Aspen. Recreational and institutional uses customarily found nearby residential uses are envisioned to be permitted or special review uses. B. Allowed Uses: The following uses are allowed as of right in the Moderate Density Residential (R-15) Zone District. 1. Accessory Buildings and Uses 2. Bus Stop 3. Crop Production 4. Home Occupations 5. Parks, Playground, Playing Fields 6. Prefabricated Homes not requiring building code exceptions 7. Single Family Dwelling Units with five (5) or less bedrooms and/or less than 15,000 square feet of floor area 8. Solar Energy Collectors (Private Use) 9. Trails C. Special Review Uses: The following uses are subject to special review: 1. Agriculture Stands 2. Caretaker Dwelling Units 3. Cemeteries 4. Churches 5. Club Houses or Recreational Buildings Used in connection with and accessory to a permitted outdoor recreational use 6. Community Health Facilities 7. Day Care Centers 8. Employee Dwelling Units 9. Farm Buildings 10. Golf Courses 11. Nursing, Convalescent, Rest, and Retirement Homes 12. Outdoor Recreational Uses 13. Satellite Reception Devices 14. Schools / Universities 15. Sewage Disposal Areas / Landfills / Water Plants 16. Single Family Dwelling Units with six (6) or more bedrooms and/or more than 15,000 square feet of floor area 17. Uses, Activities and Facilities Permitted by Special Use Permit Issued by Federal Agencies 18. Water Crossing and Diversion D. Prohibited Uses: The following uses are prohibited in the Moderate Density Residential (R-15) Zone District. 1. Airport 2. Alpine Ski Areas and Support 3. Amusement and Entertainment Establishments 4. Animal Production and Husbandry Services, and Other Farm and Agricultural Uses 5. Commercial Automobile Parking Lots 6. Commercial Camping Areas 7. Commercial Firewood Splitting, Storage and Sales 8. Commercial Kennels and Veterinary Clinics 3-403 9. Commercial Riding Stables 10. Dormitory Housing 11. Duplex Dwelling Units 12. Equipment Supplies and Contraction or Subcontraction 13. Essential Government and Public Utility Uses, Facilities and Services 14. Financial Institutions 15. General Services 16. Guest Ranches 17. Hospitals 18. Junk Yards 19. Logging 20. Medical / Dental Clinics 21. Mineral Exploration/Mining Concrete Batch Plants 22. Mobile Homes 23. Motels, Hotels, Lodges 24. Multi-Family Dwelling Units 25. Nordic Ski Areas and Support Facilities 26. Offices 27. Personal Service Outlets: Food stores, drug stores, post office substation, self-service laundries, dry cleaning outlets and liquor stores; provided that, in the B-2 zone district, no individual use shall exceed 10,000 square feet in total floor area; the total space shall be limited to 80 square feet of gross leasable space per dwelling unit in the district 28. Places for Retailing of Goods (structures and businesses limited to 12,000 square feet of floor area per building) 29. Professional Offices 30. Radio Transmitting Station 31. Research Facilities, Indoors 32. Research Facilities, Other 33. Resort Cabins 34. Restaurants and Bars 35. Timesharing / Fractional Fees 36. Uses not Listed 37. Vehicle and Aircraft Sales and Service E. Dimensional Requirements: The following dimensional requirements shall apply to all permitted and special review uses in the Moderate Density Residential (R- 15) Zone District. 1. Minimum Lot Area - 15,000 sq. ft. 2. Minimum Lot Area Principal Use - 15,000 sq. ft. 3. Minimum Usable Open Space per Dwelling Unit - 3,000 sq. ft. 4. Minimum Front Yard Setback - See Figure 3-1 5. Minimum Side Yard Setback - See Figure 3-1 6. Minimum Rear Yard Setback - See Figure 3-1 7. Minimum Lot Width - 75 feet 8. Maximum Height Principal Structures - 28 feet 9. Maximum Height Accessory Structures - 20 feet 10. Maximum Floor Area Ratio - .16 Snyder Affordable Housing Project Table of Contents 1. Background 1 2. Application Request 1 3. Public Process 2 4. Existing Site Conditions 3 5. Review Standards 5 6. Fee Waiver 17 LAND USE APPLICATION PROJECT: Name: L` Y JLE i-buss 141; Pgair' I Location: ZIo HIM-4WD Awej.ltE.,J►SPEi4 (Indicate street address, lot& block number, legal description where appropriate) APPLICANT: Name: ,sre, ll'rt Ki 11 moos/1.14 DFFI t Address:530 o7" MAt4 Asre—N1 Phone#: 9ln.cfZo.5582, REPRESENTATIVE: Name: ppi✓g• 1 D E j q E-1F-orftVE. pile Address: 53o gisor 14AH4 ' 1 Ee.T M ' 4 , GO 81611 Phone#: 170. "1 ZO. 5'rj$7-. TYPE OF APPLICATION: (please check all that apply): Conditional Use aelcr Conceptual PUD 0 Conceptual Historic Devt. Special Review U Final PUD(&PUD Amendment) Li Final Historic Development Design Review Appeal 0 Conceptual SPA ❑ Minor Historic Devt. GMQS Allotment 0 Final SPA(& SPA Amendment) Li Historic Demolition GMQS Exemption 0 Subdivision 0 Historic Designation ESA- 8040 Greenline, Stream 0 Subdivision Exemption(includes 0 Small Lodge Conversion/ Margin,Hallam Lake Bluff, condominiumization) • Expansion Mountain View Plane Lot Split 0 Temporary Use ❑ Other: Li Lot Line Adjustment 0 Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) APPLI 611(110 PROPOSAL: (description of proposed buildings, uses, modifications, etc.) 5 .Apri446mor4 Have you attached the following? FEES DUE: $ 7?4 D. It'O .\R] Pre-Application Conference Summary lyej Attachment#1, Signed Fee Agreement "1 Response to Attachment#2, Dimensional Requirements Form ‘❑v Response to Attachment#3,Minimum Submission Contents ] Response to Attachment#4, Specific Submission Contents Response to Attachment#5, Review Standards for Your Application ASPEN/PITIEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees (Please Print Clearly) CITY OF ASPEN (hereinafter CITY)and P1i'Kit4 Housid4 FI r (hereinafter APPLICANT) AGREE AS FOLLOWS: c.' r- 1. APPLICANT has submitted to CITY an application for �b1� HbV5I Lb1 PROar--ar C CF- 1 -- PU t) (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996) establishes a fee structure for land use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties to allow APPLICANT to make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project approval, unless current billings are paid in full prior to decision. 5. Therefore,APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness,APPLICANT shall pay an initial deposit in the amount of$ 1.114C3 which is for hours of Planning staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing. CITY OF ASPEN APPLICANT Signature: Stan lauso Date: Community Development Director Printed Name: "s. .��� City of Aspen Mailing Address: r,,,30 mrr HAl.4 S-r A 1, C0 $11011 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: 54'(b 5girDag. 4FRV 't BL e 1-101)5144 pRCCw - Applicant: iltOpe,,Aip ill(t►4 RAL4 14 61 OFF ILE Location: Zb 1J11DLM-1D ,6NE 4U Zone District: g.-(Jt(pew 4 au L-t(()-lb Be, At4p4eteb 1silb ve2pe4u,-ro Nufpor Lot Size: 1Lill S.F. Lot Area: 1 13 DETERi-t t 41> (for the purposes of calculating Floor Area,Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: —0" Proposed: "0 Number of residential units: Existing: I Proposed: I Number of bedrooms: Existing: Li Proposed: Z '7 Proposed % of demolition (Historic properties only): Nrilthr DIMENSIONS: 1� Floor Area: Existing: • Allowable:151000 Proposed: 15/(000 Principal bldg. height: Existing: ? Allowable: 3$ Proposed: (Z) Access. bldg. height: Existing: ? Allowable: Proposed: C Z) On-Site parking: Existing: (.• Required: Proposed: Z7 % Site coverage: Existing: ? Required: Proposed: 12) % Open Space: Existing: ? Required: Proposed: a) Front Setback: Existing: ? Required: Proposed: (Z) Rear Setback: Existing: ? Required: Proposed: CZ) Combined F/R: Existing: ? Required: ' Proposed: ( ) Side Setback: Existing: • Required: Proposed: (Z) Side Setback: Existing: 7 Required: Proposed: (z) Combined Sides: Existing: ? Required: ' Proposed: (a) Existing non-conformities or encroachments: ■ iE Variations requested: r 1) UN Da. PL11GN Cav grit 20r114 ATTACHMENT 3 MINIMUM SUBMISSION CONTENTS SNYDER AFFORDABLE HOUSING PROJECT 1. Applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. Dave Tolen,Executive Director Aspen/Pitkin County Housing Authority 530 East Main Street Aspen, Colorado 81611 2. The street address and legal description of the parcel on which development is proposed to occur. The Snyder Property is located at 210 Midland Avenue,Aspen Colorado 81611. The Legal Description for the property is attached at Appendix A. 3. A disclosure of ownership of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages,judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. A Deed of Trust is attached within Appendix A. 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. A vicinity map is attached as Exhibit 1. 5. A site improvement survey including topography and vegetation showing the current status of the parcel certified by a registered land surveyor, licensed in the State of Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) The applicant intends on performing a complete site improvement survey at the same time a survey is performed to establish the lot line between the Parks Parcel and the Housing Parcel. This requirement will be satisfied prior to submission of all required annexation, rezoning, subdivision, GMQS allocations and Final PUD application. SNYDER AFFORDABLE HOUSING PROJECT CONCEPTUAL PUD APPLICATION 1. Background The Snyder property was purchased in August of 1994 by the City of Aspen for the purposes of providing affordable housing and park uses in close proximity to the urban core of the City. The property was purchased with both Housing and Parks funds, with the intention of subdividing the property, with approximately 1/3 of the property (+47,000 square feet) to be devoted to affordable housing, and approximately 2/3 of the property (+95,000 square feet) to held for open space uses. The Parks Department intends on pursuing a master plan of the proposed open space uses as the project proceeds through the review process. A precise lot line between the Parks parcel and the Housing parcel will be defined prior to submittal of a subdivision application and the processing of a formal annexation agreement. It is the intent of the Housing Office to begin construction in June of 1998. 2. Application Request This is a conceptual PUD application for development of a 15-unit affordable housing project proposed for the "Snyder Property", located on the east side of Midland Avenue, west of Ardmore Drive, north of Smuggler Grove Road, between State Highway 82 and the eastern terminus of Hopkins Avenue. The proposed configuration calls for 9 one- bedroom units and 6 three-bedroom units, with a significant portion of the property being devoted to Park uses, and deed restricted as such. It is expected that the unit configuration may likely be modified as the project proceeds through more detailed on- going design processes. Consistent with the requirements for a Conceptual PUD application, the following submission requirements are included within the application: 1. The Land Use Application can be found after the cover sheet; 2. Agreement for Payment is attached following the Land Use Application;' 3. Attachment 2 -Dimensional Requirement Form follows the Agreement for Payment; 4. Attachment 3 - Minimum Submission Requirements follows the Agreement for Payment; 5. Attachment 4 - Conceptual PUD Development Plan Contents is contained within the application; and Consistent with the requirements of Section 26.08 and 26.44, the applicant is requesting the waiver of both Land Use Fees and Park Development Impact Fees. Snyder Affordable Housing Project-Conceptual PUD Application Page 1 6. Proof of ownership is attached as Appendix A, and a vicinity map is attached as Exhibit 1. A pre-application conference was held ON October 10, 1997 between representatives of the Aspen/Pitkin County Housing Office and Chris Bendon, City Planner, and a summary from this meeting is included as Appendix B. The application will proceed as a four-step process, summarized below as Figure 1. Required approvals include Conceptual and Final PUD Approval (Section 26.84), Rezoning to Affordable Housing (AH1/PUD) and Park(P) zone districts (following annexation), Subdivision( Section 26.88), Growth Management Quota System allocation(Section 26.100), and Special Review for Parking Standards (26.64). In addition,the applicant is requesting a City Council Waiver of Land Use Fees (Section 26.08) and Park Development Impact Fees (Section 26.44). Based on conversations with the City Attorney's Office,the applicant will apply for formal annexation at"Step 4" of the process in association with the required rezoning action. FIGURE 1 SNYDER AFFORDABLE HOUSING PROJECT Submission Process 1.Conceptual PUD 1.Conceptual PUD 1.Final PUD 1.Final PUD (Public Hearing) 2.Map Amendment 2.Map Amendment 3.Subdivision 3.Subdivision 4.GMQS 4.GMQS 5.Special Review (Public Hearing) (Public Hearing) 3. Public Process The Housing Office conducted a series of meetings with the residents of the surrounding neighborhood to ensure that the design process was receptive to concerns with adjacent property owners. The meetings were held over the period beginning in January and ending in April of 1997. The stated purpose of these meetings was to work with the neighborhood to come up with a plan for the Snyder Property that met the objectives of the Housing Office and Parks Department as well as those of the neighborhood. The meetings were facilitated by Tim Malloy of Rock Creek Studio and Doug Pratte of the Land Studio. Dave Tolen, Director of the Housing Office also attended the meetings. Snyder Affordable Housing Project- Conceptual PUD Application Page 2 Notice of the meetings was mailed to over 280 property owners within the surrounding area. The neighborhood meeting process included a series of discussions focused on determining the desires and concerns of the neighborhood relative to the development of the property. The primary concerns identified included the number of affordable housing units to be accommodated on the property, location of residential units,type of recreational uses (basketball was deemed to be inappropriate), location of access drive, traffic generation,parking on Midland Avenue and preserving as much of the natural vegetation as possible. The next step in the process was to identify program elements for the site. It was agreed that the site would accommodate affordable housing units, children's play area and parking for the park area, passive recreation uses such as picnic area and hiking, wildlife and forest preserve areas. Based on this input, several concept sketches were generated and presented to the working group. There were a number of debates about the concepts most of which focused on the number and location of the affordable housing units. Ultimately, the neighborhood agreed to support a project which included no more than 15 affordable housing units arranged in a layout which was drawn up by Doug Pratte of the Land Studio. The affordable housing units were to be concentrated in the northeast corner of the site,preserving the remainder of the property for park and open space uses. Another feature of the preferred alternative was that the units located along the east side of the site be kept low in profile so as to minimize their visibility from the adjacent properties to the east. The location of the access drive was not fully resolved. In general, most people felt the drive should remain at the current location(near the existing garage). However, several people felt the driveway should be relocated to the very northwest corner of the site, directly across from Hopkins Avenue. The concept sketch(prepared by The Land Studio) showed this location as an option for access to the site. By far the most critical issue for the neighbors was to keep the number of units at or below 15 and to minimize the visual and traffic impacts of the project. 4. Existing Site Conditions Zoning The Snyder property is approximately 143,104 square feet in size, and is currently zoned R-15 under the Pitkin County Land Use Code. The Snyder property abuts the Aspen City Limits on three sides. The areas to the north and south of the property are zoned R- 15A, a City single-family residential zone district. 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G Z1 k '1 114`4}. 4...'b '■ .3.,•----g,.....,,:‘.,.--...,.: N4N4:;:dil-i,4.47 ■ 7..: ,;.,:„.„4.- . - , :: ,,,,.....,,...,..:.,...4...,....,.„. ..c.:.,..„:„... . , , . :: : ...,.......,.:.::::„.:...:: :....:„....„ ‘...„4.......,,.......,.:,:,....: ...4 t..:.- .. ..., .,..•.....„ ,•VV...........7,,........••...t.tV,`;':•• AIL:4.4%V 4.•••4,e•••••4•..... .., •V• ■ 35 "" R-15A PUD :: II S I si Under the existing Pitkin County zoning, one 15,000 square foot single-family home would be allowed on the property. Additional square footage could be allowed under the • Pitkin County Special Review process. It is the intent of the applicant to rezone the in portion of the property devoted to affordable housing Affordable Housing/Planned Unit Development 1 (AH1/PUD) as part of the annexation process that will be pursued during Step 3 of the review process. The balance of the property will be rezoned to Park(P), and then master planned by the Parks Department. Existing Structures and Topography The property includes three existing man-made ponds, a single-family home, and several accessory structures. The topography of the site is moderately sloping,with total relief I change of approximately 50 feet over the entire property. The area proposed for development is essentially flat,with a total grade change within the development envelope of approximately 10 percent. There are limited portions of the site with slopes I greater than 40%however,these areas are not proposed for development and are intended for park use. Particular care has been given to retaining the existing vegetation on the I site, while also accommodating the development of affordable housing. Access I Existing access to the site is from a driveway cut off of Midland Avenue, approximately 200 feet south of the intersection with Smuggler Grove Road. East Hopkins Avenue t terminates at Midland Avenue. One access alternative explored during the conceptual I Ct design phase of the project included an option to align the primary access to the site with the existing T-intersection of Hopkins and Midland Avenues. This option was rejected S due to the reduced sight lines as Hopkins Avenue rises to the intersection with Midland Avenue. Based on the safety issues with the Hopkins Avenue intersection, the existing driveway is proposed as the primary access point into the property. 1 Site Plan III The conceptual site plan, shown as Exhibit 3, reflects the results of the neighborhood wi meetings as well as the needs expressed by the Housing Board and the Parks Department. The proposal includes six distinct development pads at the northeast corner of the property, based on the need to buffer both the proposed park uses as well as the existing residences to the north and east. Parking for the project includes eight(8) spaces within two covered carport structure, three (3) at-grade spaces, seven(7) enclosed garage spaces and parking in the driveways in front of garages to accommodate seven(7) additional vehicles. A total of 27 on-site parking spaces is provided. Overflow parking is shared pike. with five (5) spaces provided for park uses near the entrance to the site. The project is 3 0 based on the application of micro-village concepts, including a strong separation of vehicular movement and storage from the dwelling units and central courtyard. Walkways connect the units with the proposed parking plan,with the farthest walking 3 distance being approximately 150 feet. I Snyder Affordable Housing Project-Conceptual PUD Application Page 4 I tI ?.00f% pit. - ; ��o'd Piz L, \ \d'a .. g N/ Ogg/c y \ . mr4 . 72067 Z.i 41 '„ ..,:::,/• - : _ -.f. • ' •`,..".-i....--v•''",...--•,? ` ', \ •4•6 6, IV } I .1 4 . 11„,,L .7„,1_,4, :, v-,,..-.% ,..,..r,,,-0,-.r. ._ .:„0,„...,,,:;,_..:. - vii----____ '.41.1L.,,,, \ • ‘F.-.-i=.---.--7'_-z-ftv' ,..,:'' '- ' . :-:iv Q, ,,... . . . . ---- -----4..-4 , 7,49.144..,,-:. 4.)_ _ 1.0,,- -. .-i..,.,4,..,_ `► `„ ...... ._r „... .,..,,.. ,„: __, ,. ttr :::....... - ,31. <5'• A,) . u' ss• -:-. , \Cl P ��`` .t ! . �✓ 0 4411 F �� l / . jr, ..„-.,_ _ L ,,..e \_, _ .‘,„„ _ . .. �`'''� �' Syr �$ ,4_,,,..'''' : •,., ' -'-4-� x P Ail \ -.;,..• , - . • 1`64..-i•::'',4':.-i-`” -`?::-.:,,6,:4:z;,,,Iliki,---- '."--7-;',.:':t7:'- '—‘0.1\- \ ,./ , , 0 "44i. .•,/,.. ...-)?--'''..• 46, ) \ ( . JG dpN 1 /rryJ�p 1 , . / %.*'„) i -V 4., _ . . m -----___. -, ,./.. , /,,. ._. , ., . I 2�.9 I ,,may • Q- • o • _ o a,. c', ,-... i y fa �� (0 .; •-■....� y. .__. - _ __ +: o 0 IP z 1E3 Conceptual Site Phan LIPKIN WARNER DESIGN PARTNERSHIP V.:=,.:,,-. Eisi 1, „ r Exhibit 3 '` The site plan also reduces impacts on the existing residences to the southeast(Ardmore Drive) by locating the smaller one-bedroom units along this side of the property an concentrating the larger units toward the interior of the site. Even the three-bedroom units are kept to a low profile by utilizing the grade change on the site and utilizing a two-story walk-out design, with a tuck-under garage. 5. Review Standards Development Application for Planned Unit Development(PUD) Section 26.84 of the City of Aspen Municipal Code requires that a development application for Conceptual PUD approval shall comply with the following standards and requirements. Responses to the review criteria are summarized below each specific requirement. Direct references to specific code requirements are italicized. 1. General Requirements. a. The proposed development shall be consistent with the Aspen Area Comprehensive Plan. RESPONSE: The Aspen Area Community Plan developed a series of policies within the "Housing Action Plan." The policies relevant to the Snyder Property are summarized below: Continue the approach of disbursed mid-size to smaller projects throughout the Aspen Metro Area and up-valley of Aspen Village. Do not promote a single big project solution to affordable housing except on certain large acreage parcels where micro-community development or neighborhood development may be appropriate, and should be considered, to accommodate permanent residents, neighborhood character, appropriate density, mixed housing types and uses, usable open space and convenient public transportation. The Snyder property is located within close proximity to the downtown core, and is designed at a scale much smaller than those applied to such projects as Centennial or Hunter Creek. The relationship with the proposed park use will create usable open space directly adjacent to the proposed affordable housing units. The architectural style is based on mimicking the simplicity and human scale of the traditional aspen miner cottage. The design envisions private porches and main entries from a central courtyard. Simple roof lines support the historic context, with offset buildings to promote privacy and break up the structures visually from the street. Public transportation is currently located in close proximity to the site, and RFTA is considering routing modifications that would allow for a transit stop immediately adjacent to the Snyder project. The specific location of the proposed RFTA stop will be defined at Step 3 of the process. Preliminary renderings are shown as Exhibits 4 through 9. Snyder Affordable Housing Project-Conceptual PUD Application Page 5 r • ‘I....\ 1111111111111.1.111111.11.111711 \ \ k I V �'I ` 1\4 rio \ .1 1 1 1 il 1.A \ :� \ `t ,p,. 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'. i \,,\,\I • '*\.... .1 1 . :: -a, - .. : \\ 1 '': :ix; . .. , \ - .: 7 it, . . - — 410* \r\ ,\\ ‘� , 4 _ , k ' i J 1 PA Exhibit 5 0. \I .' ,....,........____41, ..c 71- ---2-4. ---11- go, i / 4_ 7 tali li, t k414% N 1 ci , .ik .tir i ' \I- — ow i •Vs,1\\\\\‘ .,,-,\.\,\\\\s \...tik 11,0 All; I 1,1 • k- \I t \ \ s‘., . ••• \\ , Immelo 1. I ! - :°_—'—' a % I l / (No i k , W I 1 A OF _,T N,,,...:,.... 1, .11. ' ii,is— i- 'IA ,---c ___ .... ‘,. ... ik....„__—...i. I fp *, :s \‘‘‘-‘,,x,.:--7,--:-; ,.., ' 1 . css ' 's . ligilib v ( i n . \: _,... ,\. ,,..,\\\.,‘,, , . .. ,_ . \,-,,, vv„,., . %-,,,,-- \ .t ,.s _ .., — \,N,.,A --. --, kw, , 4 . \ v.% -.._ ,.\\\\•\ A, , , ,, ...,„ 1 . • . N ---')4 lir'. N OP MP OM ow Exhibit 6 h & k-, ‘, LI vitQ-to k qo A r ) „ K NAM . \ t . , i - , . I !;i '� . / • S&‘ \\\,‘ ly . !! ! : ! % - 1 \ 11•AN ,'. ' ' 1 '. i ‘1‘ % VI t\••"i:!/ .73:1:41‘‘kla‘1 t 1' , I' I I i t 4 ".11 pr. . - s• 1 . \II i \11\‘\1 \j\\ a � ���; \ �€ "iy, ' ,, 1. , J • „ �1 ■ ,/i.j>,, ...lit"-reC.M.,_' t If .1 ! . �: � ,.�i:,� X11 a I _ � t ‘ \ k . • /.,--'• ie- Niidimmiliv"... "1,61 i : t- b ,,,i '1 /I.'''';'' Aillibla‘_:_..ir7"--= // 't - 1 - . . t 0_,,,,,iumi,,,„..N . r/ • Lt k - .,„ \ k .- .st,ialim■-•:,/,, . \ .\ \ 1l. 1 v., t rl . \\, , k - k‘k\'' , ,, ,,, .. ... \\,‘ \..,,:,, ,,,\---- „... mi„,,, \\-----\ \-\\\ \\\N - Amami% -1-- ....,,, ,,,,\,,,,...„ \ .,..\ ,.\ .....„ , .,„ \\.,,,,\\ „\\,..:\ - -\ j‘... ..,, It' \ ' ‘\ \ 7. ‘ V \ \ • r/ y Exhibit 7 1 ei._f-"'"n ESAS.N. ow 1,C.- I w o ow t.1 k4 tu AN stk, x %4Z11.”" - 3� ) ., e. z S `t «.. ,--.... k e: .....,4iiir, 4---4_1„, ,-------;— .4-:. (c:-. Atks",* Mk Lr,.- A z NW WW s T ( ' — ... cf WIZ* V IOW w y 7... k OW OW W IP J WP NW IP to kt, Exhibit 8 --\ i ,,N --,.., I ( .., • z_ °1}r II _____4 Wjrc: )-- - - m % �•� �— c Cho iX S C s� d- cis t, C C. ¶:w %T Pf Ste - ,... � ,, � \,. - - \ z Exhibit 9 Pt A key element of this project is that is has been kept small enough to preserve the character of surrounding single-family residential neighborhood. It can be argued that public subsidy for housing projects ought to be applied to projects that provide more units at a higher density than are proposed in this application; however, the AACP specifically identifies small projects, dispersed throughout the community, as the preferred method for solving the housing problem. This approach brings with it the responsibility of integrating these small affordable housing projects sensitively into the surrounding neighborhoods. This project was designed this idea as its foremost principal. Encourage in-fill development within the existing urban area so as to preserve open space and rural areas and allow more employees will be able to live close to where they work RESPONSE: The project is based on a classic in-fill approach, with and is located in close proximity to the downtown core. Approximately two (2) acres of deeded-restricted open space is incorporated into the design, and will be conveyed to the Park's Department following annexation,rezoning and subdivision. Develop small scale resident housing which fits the character of the community and is interspersed with free market housing throughout the Aspen Area and up-valley of Aspen Village. RESPONSE: The Snyder Project is based on a design approach and architectural style that is consistent with the character of Aspen. The project is located in a diverse neighborhood including free market single-family and multi-family units, as well as a significant number PP of deed-restrict units. Locate permanent resident housing near desired activity centers. wo RESPONSE: The Snyder project is located approximately '/2 mile from the downtown core. In addition, the site will be directly served by RFTA, and it is contemplated that a transit stop will be integrated into the design of the project. The project is also located ux conveniently with respect to pedestrian access to the downtown core, since Hopkins Avenue provides a direct route into town. There is a pedestrian bridge crossing the Roaring Fork River within a block of the site. "' b. The proposed development shall be consistent with the character of existing land uses in the surrounding area. ow Snyder Affordable Housing Project-Conceptual PUD Application Page 6 RESPONSE: The proposed architectural feel of the project is small in scale, which is consistent with need to integrate affordable housing projects into the existing neighborhood in a way which respects adjacent land uses. The design for the project was established after a series of neighborhood meetings which focused on a project consistent with the neighborhood. c. The proposed development shall not adversely affect the future development of the surrounding area. RESPONSE: Based on extensive neighborhood input, the design of the project will not adversely affect the future development or redevelopment of the surrounding area. It is important to note that if the density increases beyond the proposed 15-unit configuration, compliance with this criteria may become difficult. The surrounding neighborhood is nearly built out. Future development in the area, if any, will be redevelopment of specific parcels. In fact, this is already occurring on a few properties within the neighborhood. By designing the project to be compatible with the existing neighborhood the criteria with respect to future development is inherently met. In addition, the remainder of the property is intended to be preserved as open space and park. This will provide a valuable asset to the surrounding neighborhood on a permanent basis. The fact that a portion of the cost of purchasing the property could be funded through an affordable housing project allowed the remainder of the site to be preserved and made available to the public as park and open space. d. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. RESPONSE: The applicant will be required to obtain GMQS allocations for the affordable housing units at Step 3 in the process(see Figure 1). 2. Density. a. General. The maximum density shall be no greater than that permitted in the underlying zone district. Furthermore, densities may be reduced i? (1) There is not sufficient water pressure and other utilities to service the proposed development; (2) There are not adequate roads to ensure fire protection, snow removal and road maintenance to the proposed development; Snyder Affordable Housing Project-Conceptual PUD Application Page 7 (3) The land is not suitable for the proposed development because of its slope, ground instability, and the possibility of mud flow, rock falls and avalanche dangers. The site is located outside all known natural hazards, and the parcel is not located in areas included within any 1041 mapping. (4) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion and consequent water pollution; (5) The proposed development will have a deleterious effect on air quality in the surrounding area and the city; or opt (6) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. RESPONSE: Water Pressure and Utilities. A utility map prepared by Community Development staff is attached as Exhibit 10. A waterline is located within both the Midland Avenue and Ardmore Drive street right-of-way. Overground utility poles are located along Midland Avenue, and a transformer is located near the southwestern property line. Sewer lines are located in Midland Avenue and Ardmore Drive. Following refinement of the site plan, a detailed engineering study will be provided with the final PUD/Subdivision application(Step 3). Adequate Roads. The project is located in an urban area adjacent to an established road network, and has strong pedestrian linkages to the downtown core to encourage alternative travel modes. The project will likely coincide with planned improvements to Midland Avenue which will undertaken by the City of Aspen Engineering Department in the Spring of 1998. According to Nick Adeh, City Engineer, the Midland Avenue improvements will w,. likely include sidewalk, curb, drainage and roadway improvements to the section of art Midland Avenue adjacent to the project. A detailed, site-specific traffic study will be included with the Final PUD application. 1041 Hazards. A review of Pitkin County 1041 mapping revealed that the project is not located in areas of excessive slope, ground instability, mudflow, rock falls or avalanche ,I,,, dangers. There are no mapped hazards associated with the site. Watershed Impacts. There are no natural watersheds impacted by the project. A drainage IP plan will be included with the Final PUD and Subdivision submittal, which will occur at "' step three of the approval process (See Figure 1). Air Quality Impacts. The project will not have a deleterious impact on air quality from the perspective that total trip distances will be reduced by providing affordable housing near the urban core of Aspen. The location of this site is ideal for pedestrian access to the Town core, which should further reduce reliance on the automobile. The provision for a RFTA IMP ` Snyder Affordable Housing Project-Conceptual PUD Application Page 8 €a cc�� c� cc� _ �y iqdj e 1-4 0 a a fl• ccl> 1-'g i 8 d Tat =;z r 1 1 • .9, 42 „L a .m p.w .. `I L%I ® r 0 (3 is ® 'XI *- 0 O ® ® ❑ _ f o 1-1 x \ _\ • : \ z i �� 4` k � � 3 t;.0 \ .k t '� .� f ,\ i t / �, i S `m ' II ' � , 7..$ \ /„I / r•} \�� 1 .,r- ,,, ,,,„,. ,,,kfoxt:,-40, ,, AStF,:".'1.-i,II:1,.... / J a - j t \ :::: #� f o 1 - P r ---- of i —,,,,, ti \ A. .„7:,..-..,,,,,,,..„, , \ ,,,,,...„., \ ) 7 •.* '0-4' ...-Ritli3c...-,. / / t -c: ( ei�'4rT��N"�rr 7 :K f ,-t9 aCk� , 1 � . ,t r ,1h /r m-_\ r�, ' f 044 ....5,,PTA / / li•FA„..11 '-i s f 'rA „, ., , ay , dr, Y`� ?�, L' ests f'; A 4 ,, r rt?. � ,t t h Y >€ F; f � . , 74,1 -, 'C---------j((/ N . •••••••••101111101111111.3 10-t:L.4-1A .,,:s.. x N ELL S , 4 /-'771,-3-,... . x 72. d �`s.., �� t ns.- a '+� - ;. -O'' `.. d ' . ' �s�7 w �'"ti's+• 1 �� os`," .x„ i �. e f V W '4 n, '� -1}, F r �. � . �€ � 4 in ` ‘ Y.% U\'' ' O stop adjacent to the project will also encourage the use of travel modes other than the single-occupant automobile. The project will be reviewed by the Aspen/Pitkin County Environmental Health Department, and the applicant agrees to comply with all reasonable mitigation measures suggested by Environmental Health. Compatibility with Terrain. The design of the project has been driven by the desire to retain the most significant natural features on the site, including the existing water features and vegetation. In addition, particular care has been given to avoiding unnecessary intrusion on the existing topography of the site. These steps have included retaining the existing access point to avoid extensive grading, the re-orientation of the building envelopes to retain the significant tree cover on the site, and the location of parking in areas already disturbed or previously re-contoured by historic development. The three-bedroom units have been designed to utilize the existing terrain. b. Reduction in density for slope consideration. (1) In order to reduce wildfire, mudslide, and avalanche hazards; enhance soil stability; and guarantee adequate fire protection access, the density of a PUD shall also be reduced in areas with slopes in excess of twenty (20)percent in the following manner. (a) For lands between zero (0) and twenty (20) percent slope, the maximum density allowed shall be that permitted in the underlying zone district; (b) For lands between twenty-one (21) and thirty (30) percent slope, the maximum density allowed shall be reduced to fifty (50) percent of that permitted in the underlying zone district; (c) For lands between thirty-one (31) and forty (40)percent slope, the density shall be reduced to twenty-five (25)percent of that allowed in the underlying zone district; and (d) For lands in excess of forty (40) percent slope, no density credit shall be allowed. RESPONSE: The most significant topographic features on the site are proposed to be included within the "Park" parcel. The subdivision application will include two-foot contours to determine if any slope reduction is necessary. It is important to note that there is ample square footage on the site, and the project is far from the maximum allowed FAR. Based on the available topographic information it would appear that the area proposed for affordable housing development contains very minimal areas of slopes greater than twenty (20) percent. Is very unlikely that slope condition will change the allowed density enough to effect this proposal. Snyder Affordable Housing Project-Conceptual PUB Application Page 9 V (2) Maximum density for the entire parcel on which the development is proposed shall be calculated by each slope classification, and then by dividing the square footage necessary in the underlying zone district per dwelling unit. RESPONSE: (See comment above for criteria #1) At the time a final lot line is defined between the Housing and Park's parcel, the calculation regarding slope will be presented in the Final PUD application. (3) For parcels resting in more than one (1) underlying zone district, the density reduction calculation shall be performed separately on the lands within each zone district. RESPONSE: The parcel proposed for development will include only the AH1/PUD zone district. The remainder of the property will be rezoned P (Park). (4) Density shall be further reduced as specified in Article 3, Definition of Lot Area. RESPONSE: The lot area definition within the City excludes the "area beneath the high water line of a body of water" from lot area for the purposes of floor area calculations. The portion of the Snyder property proposed for subdivision and rezoning for affordable MP housing does contain a man-made pond. Based on past Community Development Director's interpretations, and confirmed by a phone conversation with Sara Thomas, Code Enforcement Officer for the City of Aspen, man-made ponds are not considered to be Pik included within this definition. The AH1/PUD zone district allows for a floor area ratio of.8:1 for subdivided properties of less than or equal to 43,560 square feet. For properties between one (1) and three (3) acres, the allowable square footage drops to .6:1. Sites may be developed at 85% of allowable floor area with no special review. Sites may achieve 100 percent of allowable floor area by special review,pursuant to Section 26.64 of the City of Aspen Municipal Code. MP The precise lot line definition between the Parks and Housing parcel has yet to be established, so exact floor area calculations are not currently available. To some extent the A. decision regarding the lot size will be driven by these regulations. Therefore, assuming that the actual parcel to be used for affordable housing only occupies between 43,560 and 50,000 square feet, conceptual compliance with the FAR standards within the AH1/PUD ""' can be defined. Table 1 summarizes the total square footage proposed. Snyder Affordable Housing Project-Conceptual PUD Application Page 10 Table 1 Total Proposed Square Footage-Snyder Affordable Housing Project Unit Type Number Square Total Square Footage Footage/Unit` 1-Bedroom Units 9 800 s.f. 7,200 s.f. 3-Bedroom Units 6 1,400 s.f. 8,400 s.f. Total 15 15,600 s.f Source: Aspen/Pitkin Housing Authority and Rock Creek Studio, 1997. Allowable Floor Area The allowable floor area is based on the relationship between total lot area and a sliding scale which differs for each zone district within the City. Table 2 illustrates the allowable floor area within the AH1/PUD zone district. The areas highlighted in gray are the categories covering the two (2)possible lot sizes for the Snyder Affordable Housing Project parcel. The precise square footage will be defined prior to submission of a Final PUD application. TABLE 2 ALLOWABLE SQUARE FOOTAGE AH1/PUD ZONE DISTRICT Lot,Size Allowable Square Feet 0- 15,000 square feet 1.1:1 15,001 -25,000 square feet 1:1 >3 acres-6 acre .36:1 >6 acres .3:1 The allowable square footage is based on the relationship between the total lot area, utilizing the definitions and restrictions in the Code, and the proportional allowance for square footage for the appropriate zone district. Two (2) possible scenarios are shown below, each illustrating that the project is well below allowable FAR, even assuming a small reduction for slopes on the site. Snyder Affordable Housing Project-Conceptual PUD Application Page 11 Pir Assumption#1-Lot Area=43,560 square feet -° Allowable Floor Area=Total Lot Area* .8 Allowable Floor Area=43,560 s.f. * .8 Allowable Floor Area=34,848 s.f.(Proposed= 15,600 s.f.or<45%of Allowable) Assumption#2-Lot Area=50,000 square feet . Allowable Floor Area=Total Lot Area* .6 Allowable Floor Area=50,000 s.f* .6 fro Allowable Floor Area=30,000 s.f.(Proposed= 15,600 s.f.or<52%of Allowable) 3. Land uses. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi family dwelling units shall only be allowed when permitted by the underlying zone district. RESPONSE: All proposed uses are allowed under the AH1/PUD zone district. ir 4. Dimensional requirements. The dimensional requirements shall be those of the Underlying zone district, provided that variations may be permitted in the following: a. Minimum distance between buildings; b. Maximum height(including viewplanes); fir c. Minimum front yard; ito d Minimum rear yard; e. Minimum side yard; pp f Minimum lot width; g Minimum lot area; h. Trash access area; ow i. Internal floor area ratio; and j. Minimum percent open space. If a variation is permitted in minimum lot area, the area of any lot may be greater or less than the minimum requirement of the underlying zone district, provided the total area of all lots, when averaged, at least equals the permitted , minimum for the zone district. Any variation permitted shall be clearly indicated on the final development plan. OP RESPONSE: The conceptual site plan envisions both detached and common-wall units. The AI-11/PUD Zone District (Appendix C) includes a series of dimensional requirements. irk Snyder Affordable Housing Project- Conceptual PUD Application Page 12 Minimum lot size for subdivided lots of greater than 27,000 square feet is 3,000 square feet. This requirement can be met using a number of methods, including conventional lot design or condominiumization. The precise lot layout will be defined at the time of Final PUD submittal, and this requirement will be met. Table 3 illustrates how the minimum lot area provisions for subdivided lots of greater than 27,000 square feet as described by the relevant sections of the Code translates to the Snyder project. TABLE 3 SNYDER AFFORDABLE HOUSING PROJECT Required Minimum Lot Area per Dwelling Unit Type of Unit Required Lot Dwellings Total Lot Area Area Proposed Detached Dwelling 1,500 s.f. 1 1,500 s.f Duplex 1,500 s.f. 4 6,000 s.f Multi-Family Studio 300 s.f. 0 0 Multi-Family 1-Bedroom 400 s.f. 6 2,400 s.f. Multi-Family 2-Bedroom 800 s.f. 0 0 Multi-Family 3-Bedroom 1,200 s.f. 4 10,800 s.f. Total 15 20,700 s.f. The size of the parcel which is likely to be subdivided for affordable housing purposes will exceed 40,000 square feet, far in excess of the 20,700 square required for the number and size of units proposed. 5. Off-street parking. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations. a. The probable number of cars used by those using the proposed development. b. The parking needs of any nonresidential uses. c. The varying time periods of use, whenever joint use of common parking is proposed d The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. Snyder Affordable Housing Project-Conceptual PUD Application Page 13 e. The proximity of the proposed development to the commercial core or public recreational facilities in the city. Whenever the number of off-street parking spaces is reduced, the city shall �. obtain assurance that the nature of the occupancy will not change. RESPONSE: The applicant is proposing a total of twenty-seven (27) off-street parking spaces on-site. It should be noted that the site plan shows five (5) spaces located near where the access drive enters Midland Avenue. These spaces are dedicated for park use and are not part of the parking for the affordable housing units. They will also function as overflow parking when parking is not required for the park uses. The AH1/PUD zone district requires that parking spaces shall not exceed 1 space per bedroom or 2 spaces per unit, whichever is less. There are twenty-seven(27) bedrooms proposed for the site, and fifteen (15) total units. Therefore, the available parking on the site cannot exceed twenty-seven (27) spaces. The off-street parking shall be established by Special Review at Step Three in the review process. 6. Open space. The open space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed planned unit development (PUD), and if the proposed development shall include open space for the mutual benefit of all development in the proposed planned unit development (PUD) through a common park or recreation area. An area may be approved as a common park or recreation area if it: a. Is to be used and is suitable for scenic, landscaping, or recreation purposes; and p b. Is land which is accessible and available to all dwelling units or lots for whom the common area is intended. et A proportionate, undivided interest in all common park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit owner within the planned unit development (PUD), together with a deed restriction against future residential, commercial, or industrial development. ,w, Any plan for open space shall also be accompanied by a legal instrument which ensures the permanent care and maintenance of open spaces, recreation areas, and communally owned facilities. me RESPONSE: The percent of open space is to be determined during Final PUD Review, based upon the criteria in Section 26.84.030. When final lot lines are established, the precise configuration and size of open space will be determined, and the appropriate legal ip• Snyder Affordable Housing Project- Conceptual PUD Application Page 14 instrument for maintenance of the common open space will be included in the Final PUD submittal. 7. Landscape plan. There shall be approved as part of the final development plan a landscape plan, which exhibits a well designated treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. RESPONSE: A landscape plan will be included in the Final PUD Plan. 8. Architectural site plan. There shall be approved as part of the final development plan an architectural site plan, which ensures architectural consistency in the proposed development, architectural character, building design, and the preservation of the visual character of the city. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon the appropriate use of materials, and upon the principles of harmony and proportion of the building with each other and surrounding land uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. RESPONSE: A final architectural plan will be included in the Final PUD submittal. 9. Lighting. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. RESPONSE: The neighborhood meetings described earlier included significant discussion regarding lighting and potential impacts on adjacent land uses. The applicant has agreed to limit lighting to the maximum extend possible. These steps will include light shields, downcast lighting and no up-lighting of the structures. 10. Clustering. Clustering of dwelling units is encouraged. RESPONSE: As indicated on the site plan (Exhibit 3), the overall design approach is based on the clustering of all units on the northeast corner of the site to minimize Snyder Affordable Housing Project-Conceptual PUD Application Page 15 disturbance and maximize the available balance of the property for park and open space uses. 11. Public facilities. The proposed development shall be designed so that adequate lok public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles. RESPONSE: A detailed utility report from a licensed engineer will be included in the Final PUD submittal. Preliminary discussions with utility providers has not indicated that significant upgrades of facilities will be necessary to serve the project. In addition, ' the applicant has agreed to sprinkle the buildings to mitigate for the clustering of the units. 12. Traffic and pedestrian circulation. a. Every dwelling unit, or other land use permitted in the planned unit development (PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. b. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the planned unit development (PUD) shall not be connected to streets outside the development so as to t encourage their use by through traffic. c. The proposed development shall be designed so that it will not create traffic PP congestion on the arterial and collector roads surrounding the proposed development, or such surrounding collector or arterial roads shall be improved so that they will not be adversely affected. d. Every residential building shall not be farther than sixty (60)feet from an access roadway or drive providing vehicular access to a public street. int e. All nonresidential land uses within the planned unit development (PUD) shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. ., f. Streets in the planned unit development (PUD) may be dedicated to public N use or retained under private ownership. Said streets and associated OP improvements shall comply with all pertinent city regulations and ordinances. PP Snyder Affordable Housing Project-Conceptual PUD Application Page 16 RESPONSE: The interior street network will be dedicated to the public and will meet all applicable design requirements and city regulations. The access point has been chosen due to perceived hazards associated with the site lines at the intersection of Hopkins and Midland Avenues. A full traffic study will accompany the Final PUD, Subdivision and Rezoning application to ensure that the proposed development will not create traffic congestion in the surrounding area. Improvements will be made, if necessary, to address any deficiencies following the traffic analysis. No non-residential land uses are proposed in the development. 6. Fee Waiver Request For Fee Waiver of Park Development Impact Fee and Land Use Fees Section 26.44 of the Aspen Municipal Code reads as follows: "Whenever the City Council shall have determined that any part of a proposed development constitutes an affordable housing development and wishes to subsidize its construction, the City Council may exempt that part of the development from the application of the park development impact fee, or reduce by any amount the imposed by this section. " The applicant hereby requests that such a waiver be granted to the Snyder Affordable Housing Project. In addition, the applicant is requesting a waiver of land use fees for affordable housing projects. Although no specific language appears in the Code to address such a waiver, Council has granted such a request in the past for projects composed of 100% deed-restricted affordable housing projects. Snyder Affordable Housing Project-Conceptual PUD Application Page 17 o'clock M., Recorded at._ -- Recorder licaptisn No. _ +.. • -. DEED OF TRUST 2 'THIS INDENTUl1E,hlnde this 26th day of August S,19 99 ,between - •t • THE CITY OF ASPETI, A MUNICIPALITY INCORPORATED IN 111E STATE OF COLORADO whose address is pen, CO 81611 1 •`' 130 S. Galena Street, Aspen, hereinafter referred to as grantor,and the Public ltustee of the 'County of PiUan ,State of Colorado,hereinafter referred to as Public Trustee, 71TINESSET1I,Tl(A'r,W11EREAs, The City of Aspen, a Municipality incorporated in the State of Colorado i August 26, 1994 for the has executed a promissory note or sores,hereinafter referred to in the singular,data/UUU,UUU.•UU t/ �/, «" principal sum of One )'tLll1017 and no/100 Dollars • payable to the order of v of John J. Snyder and Kathryn S. Snyder, equality, as Tenants in Common whose address ls 0750 316 Road, Rifle, CO 81650 .,. alter the date hereof,with interest thereon Irons the date thereof 4.75 per cent per annum,payable in quaytelly installments of interest only, due at the rate of the first day of each quarter, caunencilly O�tobe:uS��6991999��1ii total and remaining accrued interest due in full do _ is subject to all terms old conditions of tI Note, attached hereto as Exhibit "D' AND Will:R1:AS,the grantor is desirous of securing payment of the mind i l and interest of said promissory note in whose hands sever the said ffik z note may be. mot,bargain,sell and convey unto NOW THEREFORE,the grantor,in consideration at the premises any for the purpose aforesaid,does g County unto to of the said Public Trustee in trust forever,the following described property,situate in the Pitkin ,State of Colorado,to suit: g. %as described in the attached Exhibit "A" r, • • / , f kP I 4 , w a 3 F 1 • F. 5 i SW also known by street and number as 210 Midland 11Venue, pen , CO 81611 TO I IAVE AN I)•r0 11010 the same,together with all 8110 singular the privileges and appurtenances thereunto belonging:In trust nevertheless,that or a case payment riT t Shan e be mahe y ooh in ease of to violation or breach of any d the corns, in case of default in the payment of said role or any part thereof,or in the payment vT the interest thereon according to the terror and effect of said note,or n the payment of any tsior agreements he principal or interest,of any, canlilions,covenants or agreements herein contained,the beneficiary hereunder*the legal holder of the indebtedness secured hereby may declare a , violation of any wof ith the covenants Trustee.contained po c ipt may elect to advertise n am demon ltor sale, then ic'Ruste i shall s gad lung ash place to sae Demand for sale with the 1'ublic'liustee.Upon receipt of such notice of election anskJanmhd for sale,the Public�Ruslee shall cause a copy at the same to be by recorded er in the recorder's tbp boffice of the our county in which said week is ve sir c essiv5 of such notice acquired be mailed enlithinrle in days interest e raid dromflir tire address publication thereof of by advertisement to be published for due weeks(note each week for five succesxive5weeks)in some newspaper of general circulation at that time published in the county or counties in when said property,to su is heated.p coping In have cq retoeedisrrrthet,and to any therip,rosuch may be asp. recorded instrument,and to any other persons as may be provided by law.It shall mild may then be lawful for the Public'Rnslee to sell said properly for the highest and best price the same will bring in cash and In dispose of the same(en Masse or in separate parcels,as the said public � Tutor therein.at public auction:d any place as may he specified by statute and designated in the notice of Trustee may think best), together Ire wits all the right ell make land give of to I e sale.1 Publicltustai shall efor, and give to Me purchaser of such all property at eu Ia deed therefor,or 11'titmice writing Ire same upon shall drummed beme ns Is ro property the by purchased;the sum paid therefor,a statement that said purchaser shat(he canter-12o a Jced tlherefor,unless the sane xhnll be redeemed ns Is provided by saidand in the event of a continuance of the salt,i a leant that the sale was duly th continued. sail seriificate of purchase,when said demand is mode or upon demand by the perOn entitled to a decd is and for the properly purchased at the lime such demand is made,the time for redemption having expired,nrake and execute to sucH persona deed to the said property purchased.Said deed shall he in the ordinary form of a conveyance,and shall be signed,acknowledged and delivered by the as aforesaid yid all the right,aod retaining loftiest,1,all fees,benefit and equ equity�costs of mak oof the Ise said Public trustee and shall confirm the foreclosure sale and sell and convey a to m such 111e person emitted st such shall.ant the a procty pnntoa Ia he belie Pubic ereunee or t ant legal the d proceeds or avails t of rind pal arid interest Irish paying d per mot per sale,pay to the beneficiary hereunder or the Icgal holder of said note,the principal alit interest due on said role according to the tenor and effect thereof,an all moneys advanced by such benefrcim y or legal holder of said note for insurance,axes and assessments,with interest thereon Si—13.-2-7.-C—_p sae. annum,rendering the overplus,if any.unto those persons entitled thereto as a manic of law.Said d ate and b said deed soma or shall the perpetual a holler in Y grantor.law and equity,purchase tire grantor prop and all other persons there f;and it she said Property,{+ any P• of lication of the said rule may purchase said property or any part thereof;and it shall not be obligaSary upon the purchaser at any such sale to see to the app 111111 purchase money. if in Denver,insert"City and". i Na.}41,1.11e•,12-92. ur.r n 01'1 puss It'„I nr tea.rr.y With Doe an sale cta,nr ?son ,It Appendix A w n.,-v,,J 1',,dt-hinr,t'(l v:rr^."+, urn +r'n an'nt_.Drl.■l' 1 • ECIIDrr "A" • A tract of laixl situate in Riverside Placer U.S. Mineral Survfy No. 3905, mended and lying in Section 18, Township 10 South, Lange 84 West of the 6th P.M., being more particularly described as follows: Beginning at Corner 2 of sa{r1 Riverside Placer; THCNCE South 54°23'36" West 357.51 feet to a point on the Fast boundary of Jukati Subdivision, County of Pitkin, State of Colorado; 'J11:NC E South 15°27'00" East 94.14 feet along said Fast boundary; THENCE South 14'13'00" West 60.06 feet along said East boundary to the True Point of Beginning; THENCE South 14°13'00" West 519.94 feet along the Fast line of a trrict of land described in rook 218 at Page 544 of the records of the Clerk- and ceder of said Pitkin County; THENCE South 75°47'00" West 13.14 feet along said East boundary; THENCE North 30°47'00" West 206.00 feet alcog the:South bocaxlary described in said Hock 218 at Page 544; THENCE South 39°23'00" West 21.50 feet along said South boundary to a fence line described in Dock 320 at Page 902 of said Pitkin County records; 11 a • North 65'07'12" West 168.59 feet along said line described ih Book 328 at Page 902 to the Easterly right-of-way line of Midland Avenue described in said Hook 218 at Page 544; Tito * 366.02 feat along the arc of a curve to the left, having a radius of 844.02 feet, a central angle of 24'50'50" and subtending a Chord bearing North 07°31'19" East 363.16 feet along said Easterly right-of-way line to a point on the South line of said.Jukat:i Subdivision; THENCE South 80°26'00" Fast 190.00 feet along said South line of Jukati Subdivision; la • South 73°31'30" East 185.14 feet alcog said South line of Jukati Subdivision to the True Point of Beginning. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Chris Bendon,920.5072 DATE: 10.10.97 PROJECT: Snyder Affordable Housing. REPRESENTATIVE: Dave Tolen,Aspen/Pitkin County Housing Authority OWNER: City of Aspen/APCHA TYPE OF APPLICATION: 4 Step -- PUD,Rezoning, Subdivision, Growth Management, Special Review DESCRIPTION: Housing Authority is seeking to develop the Snyder property with 15 owner occupied affordable housing units with a portion of the property being develoted to Park use and , developed by the parks Department. 9 one bedroom units and 6 three bedroom units. Land Use Code Section(s) 26.08 City Council Waiver of Land Use Fees 26.28.110 Affordable Housing Zone District -AH1-PUD t 26.28.240 Park Zone District - P 26.44 Park Development Impact Fee -Waiver Request 26.52 Common Development Review Procedure 26.58 Residential Design Standards 26.64 Special Review - Parking Standards 26.84 Planned Unit Development - PUD 26.88 Subdivision 26.92 Amendments to the Official Zone District Map 26.100 Residential Growth Management Review by: Staff for Completeness, Development Review Committee(DRC), Possible work sessions with Housing, GMC,P/Z, County P/Z & CC, Planning and Zoning Commission, Growth Management Commission, City Council. Public Hearing: Yes, Growth Management Commission,Planning and Zoning Commission, City Council. (Planner will provide applicant with more detailed schedule after application is submitted) Applicant must post property and mail notice at least 10 days prior to hearing, or at least 15 days prior to the public hearing if any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency owns property within three hundred(300) feet of the property subject to the development application . Applicant will need to provide proof of posting and mailing with a affidavit at the public hearing(s). Referral Agencies: Engineering, Environmental Health, Parks,Zoning,Fire Marshall, Water,ACSD, Building Department, Pitkin County Community Development Planning Fees: Planning Deposit Major($2,160) *Requires deposit at both conceptual and final Referral Agency Fees: Engineering, Major($270); Environmental Health Major($310) Total Deposit: $2,740 (additional hours are billed at a rate of$180/hour) To apply, submit the following information: op 1. Proof of ownership 2. Signed fee agreement 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, "" address and telephone number of the representative authorized to act on behalf of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, op listing the names of all owners of the property, and all mortgages,judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application Appendix B 6. 35_ Copies of the complete application packet and maps. HPC= 12; PZ= 10; GMC =PZ+7; CC=7; Referral Agencies= 1/ea.; Planning Staff=2 7. An 8 1/2"by 11"vicinity map locating the parcel within the City of Aspen. 8. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. 10. For Residential Proposals(Ord. 30): a) Neighborhood block plan at 1"=50' (available from City Engineering Department) Graphically show the front portions of all existing buildings on both sides of the block and their setback from the street in feet. Identify parking and front entry for each building and locate any accessory dwelling units along the alley. Indicate whether any portions of the houses immediately adjacent to the subject parcel are one story(only one living level). b) Site plan at 1"= 10'. Show ground floors of all buildings on the subject parcel, as proposed, and footprints of adjacent buildings for a distance of 100' from the side property lines. Show topography of the subject site with 2' contours. c) All building elevations at 1/8"= 1'-0. d) Floor plans, roof plan, and elevations as needed to verify that the project meets or does not meet the"Primary Mass" standard. e) Photographic panorama. Show elevations of all buildings on both sides of the block, including present condition of the subject property. Label photos and mount on a presentation board. 11. List of adjacent property owners within 300' for public hearing(s). 12. Copies of prior approvals Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning,which is subject to change in the future,and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 26.28.110 Affordable Housing/Planned Unit Development(AH 1/PUD) (Adopted pursuant to Ordinance No. 55, Series of 1995;prior code Section 5-206.2) A. Purpose. The purpose of the Affordable Housing(AH)zone district is to provide for the use of land for the production of Category 1, 2, 3,and 4 affordable housing and resident occupied lots and units. The zone district also permits a limited component of free market lots/units to off-set the cost of developing affordable housing. It is contemplated that land may also be subdivided in connection with a development plan. The Affordable Housing 1/PUD (AH) zone district is intended for residential use primarily by permanent residents of the community. Recreational and institutional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Affordable Housing(AH 1/PUD)zone district should be scattered throughout the city to ensure a mix of housing types, including those which are affordable by its working residents;at the same time the Affordable Housing (AH 1/PUD) zone district can protect the city's neighborhoods from rezoning pressures that other non-community oriented zone districts may produce. Further, lands in the Affordable Housing (AH 1/PUD)zone district should be located within walking distance of the center of the city, or on transit routes. The City AH 1/PUD zone district only applies within the Aspen Municipal boundaries. •' B. Permitted uses. The following uses are permitted as of right in the Affordable Housing(AH 1/PUD) zone district. otor 1. Residential uses restricted to Category 1,2, 3, and 4 affordable housing guidelines and resident occupied units(as defined by the Housing Authority Guidelines of the Aspen/Pitkin County Housing Authority) must comprise at least seventy (70)percent of the unit mix, of the development. Of this WP 70%, 40% of the units must be deed restricted to Category 1, 2, 3, or 4 pursuant to the Affordable Housing Guidelines, and Resident Occupied units may comprise up to 30%of the unit mix. Free market development may comprise up to thirty (30)percent of the units mix. For projects that comprise only 3 residential units, of this 33% of the units must be deed o restricted to Category 1, 2, 3, or 4 pursuant to the Affordable Housing "" Guidelines,and Resident Occupied units may comprise 33%, and free market development may comprise up to 33% of the units mix. .A Only 30%percent of a project's bedrooms may be located within free market units. Category housing and Resident Occupied units must comprise 70% „„ of the bedroom mix. Despite these requirements,projects may be comprised of all Category deed restricted or Resident occupied units. In the event that no free market development is proposed as part of the project,the limitation •� on Resident Occupied units and bedroom mix shall not apply. Residential rw _ � r uses may be comprised of single-family, duplex and multi-family dwelling units. In order to be eligible for a reduction in the requirement to the level of 60% Affordable Housing and 40% Free Market Housing the project shall be required to demonstrate to the satisfaction of the City Council that all of the following criteria have been met. a. The quality of the proposed development substantially exceeds that established in the minimum threshold for the scoring established in Section 26.100.080(c). b. The proposal maximizes affordability, consistent with housing needs established as priority through the current AH Guidelines; c. The proposal integrates a mixture of economic levels and housing for a variety of lifestyles (e.g.,singles,seniors and families); d. The proposal minimizes impacts on infrastructure by incorporating innovative,energy-saving site design, structural design characteristics or other techniques that minimize the use of water, heating and sewage disposal; e. The proposal incorporates or integrates with an existing local based economy(i.e.,sustainable local businesses); f. The proposal accomplishes a level of design and site plan ingenuity that advances the community goals expressed in the Aspen Area Community Plan; and g. The proposed project represents an exceptional commitment to advancing the visions, goals and specific action items of the Aspen Area Community Plan,particularly those described in the scoring criteria of Secs. h. No RO units are included in the project; only category units are included in the project. 2. Home occupations; and 3. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Igt Affordable Housing (AH) zone district, subject to the standards and procedures established in Section 26.60. opt 1. Open use recreation site; 2. Day care center; 3. Satellite dish antennae; and 4. Dormitory. 5. Transit facilities D. Dimensional requirements. The following dimensional requirements shall apply to OF all permitted and conditional uses in the Affordable Housing(AH 1/PUD) zone district. • 1. Minimum lot size (square feet): a. for subdivided lots from a parcel of 27,000 square feet or larger: 3,000 square feet b. for subdivided lots from a parcel less than 27,000 square feet: 1,500 square feet 2. Minimum lot area per dwelling unit(square feet): a. For subdivided lots from a parcel of 27,000 square feet or larger: woo Detached residential dwelling: 1,500 square feet Duplex: 1,500 square feet b. For subdivided lots from a parcel less than 27,000 square feet: Detached: 3,000 square feet Duplex: 1,500 square feet For multi-family dwellings on a lot that was subdivided from a ow parcel of 27,000 square feet or less or for lots that were subdivided from a parcel of 43,560 square feet or less when approved by special review pursuant to Section 26.64,the following square feet pm requirements apply: Studio: 300 gm 1 bedroom: 400 2 bedroom: 800 • 3 bedroom: 1,200 Units with more than 3 bedrooms: One(1) bedroom per 400 square feet of lot area. For multi-family dwellings on a lot that was subdivided from a parcel of more than 27,000 square feet(except when varied by special review)the following square feet requirements apply: Studio: 1,000 1 bedroom: 1,250 2 bedroom: 2,100 3 bedroom: 3,630 Units with more than 3 bedrooms: One(1)bedroom per 1,000 square feet of lot area. 3. Minimum lot width(feet): To be determined during PUD review,based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. 4. Minimum front yard(feet): To be determined during PUD review,based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. 5. Minimum side yard(feet): To be determined during PUD review,based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. The minimum side yard for multi-family dwellings: To be determined during PUD review, based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. 6. Minimum rear yard(feet): To be determined during PUD review,based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. 7. Maximum height(feet): To be determined during PUD review, based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations. 8. Minimum distance between buildings on the lot. To be determined during PUD review, based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations 9. Percent of open space required for building site: To be determined during PUD review, based upon the criteria in Section 26.84.030 including but not limited to neighborhood compatibility and adjacent zone district regulations 10. External floor area ratio(applies to conforming and nonconforming lots of record). The allowable floor area permitted in this zone is determined by the following table and shall be applied to the proposed fathering parcel. Floor area allocations on newly proposed subdivided lots shall be determined as part of the Planned Unit Development review,but in no case shall they cumulatively exceed the provisions of this section. Sites may be developed up to 85%of the allowed floor area. Up to 100%of the floor area may be et permitted by special review,pursuant to Section 26.64. Lot Size Allowable (Square Feet) Square Feet 0--15,000 square feet 1.1:1 15,001 square feet--25,000 square feet 1:1 25,001--43,560 square feet .8:1 >1 acre--3 acres .6:1 N >3 acres -- 6 acres .36:1 >6 acres .3:1 11. Internal floor area ratio: No requirement. - E. Off-street parking requirement. The following off-street parking spaces shall be provided for each use in the Affordable Housing (AH)zone district. 1. Residential uses: Established by special review pursuant to Section 26.64. The maximum number of parking spaces required shall not exceed 2 space/dwelling unit for Free Market Units. Parking spaces shall not exceed 1 space/bedroom or 2 spaces/dwelling unit,whichever is less for the Affordable Units. 2. All other:N/A. OW 26.28.230 3. Gallery; 4. Museum; 5. Library; and 6. Administrative offices. C. Conditional uses. The following uses are permitted as conditional uses in the Academic (A) zone district, subject to the standards and procedures established in Chapter 26.60. 1. Boardinghouse and dormitory for housing students and faculty of schools and other academic institutions; 2. Student health care facility; and 3. Student and faculty dining hall. D. Dimensional requirements. The dimensional requirements which shall apply to all permitted and conditional uses in the Academic (A) zone district shall be set by the adoption of a conceptual development plan and final development plan. pursuant to Chapter 26.80. E. Off-street parking requirement.The following off-street parking spaces shall be provided for each use in the Academic (A) zone district subject to the provisions of Chapter 26.32. 1. Lodge use: N/A 2. Residential uses: Requires special review pursuant to Chapter 26.64. 3. All other uses: Requires special review pursuant to Chapter 26.64. (Ord. No. 22-1995. § 6: Code 1971. § 5-218) 126.28.240 Park (P). A. Purpose. The purpose of the Park (P) zone district is to ensure that land intended for recreation use is developed so as to serve its intended use. while not exerting a disruptive influence on surrounding land uses. When a Park (P) zone district is designated with a Transportation Overlay (T) zone district designation. its purpose is to provide for the use of for both parks and public transportation facilities in the most compatible manner practicable. but with the park character remaining dominant. When a Park (P) zone district is designated with a Drainage Overlay (D) zone district designation. its purpose is to provide for the use of both park and drainage system facilities in the most compatible mariner practicable, with the park character remaining dominant. When the Park (P) zone district is designated both with the Transportation Overlay (T) zone district and the Drainage Overlay (D) zone district, its purpose is to provide for the use of parks. public transportation facilities, and drainage system facilities in the most compatible manner practicable, with the park character remaining dominant. When the Park(P)zone district is designated Golf Course Support(GCS) Overlay zone district,its purpose is to provide for the use of public golf courses and adjacent support facilities in the most compatible manner practicable. with the park character remaining dominant. B. Permitted uses. The following uses are permitted as of right in the Park (P) zone district. 1. Open-use recreational facility,park,playfield,playground.golf course.riding stable,nursery,botanical garden: and 2. Accessory buildings and uses. C. Conditional uses.The following uses are permitted as conditional uses in the Park(P) zone district. subject to the standards and procedures established in Chapter 26.60. 1. Recreation building; 2. Sport shop: (Asper)10/95) 526 Annendix D 26.28.240 3. Restaurant facility; and 4. Park maintenance building. D. Dimensional requirements. The dimensional requirements which shall apply to all permitted and conditional uses in the Park (P) zone district shall be set by the adoption of a conceptual development plan and final development plan. pursuant to Chapter 26.84. Planned Unit Development. E. Off-street parking requirement. The following off-street parking spaces shall be provided for each use in the Park (P) zone district subject to the provisions of Chapter 26.32. 1. Lodge use: 1 space/bedroom 2. Residential use: N/A 3. All other uses: Requires special review pursuant to Chapter 26.64. (Ord. No. 22-1995, § 6: Code 1971, § 5-219) w.: 26.28.250 Public (PUB). 0,, A. Purpose. The purpose of the Public (PUB) zone district is to provide for the development of gov- ernmental and quasi-governmental facilities for cultural,educational, civic and other governmental purposes. B. Permitted uses. The following uses are permitted as of right in the Public (PUB) zone district. 1. Library; 2. Museum; 3. Post office; 4. Hospital; 5. Essential governmental and public utility uses.facilities.services and buildings(excluding maintenance shops); 6. Public transportation stop; . : 7. Terminal building, and transportation related facilities; 8. Public surface and underground parking areas; 9. Fire station: 10. Public school: 11. Public park; 12. Arts, cultural and recreational activities, buildings and uses; and 13. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Public (PUB) zone district, subject to the standards and procedures established in Chapter 26.60. 1. Maintenance shop; and 2. Affordable housing. D. Dimensional requirements. The dimensional requirements which shall apply to all permitted and conditional uses in the Public (PUB) zone district shall be set by the adoption of a conceptual development 11.► plan and final development plan. pursuant to Chapter 26.84. Planned Unit Development. E. Off-street parking requirement. The following off-street parking spaces shall be provided for each use in the Public (PUB) zone district. subject to the provisions of Chapter 26.32. 1. Lodge uses: N/A ¢, 2. Residential uses: Requires special review pursuant to Chapter 26.64. 3. All other uses: Requires special review pursuant to Chapter 26.64. (Ord. No. 6-1989, § 4; Ord. "" No. 21-1993. § 2: Ord. No. 22-1995. § 6: Code 1971. § 5-220) ,- 527 (Aspen 10/95)