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HomeMy WebLinkAboutLand Use Case.39551 Hwy 82.A101-02 r." CASE NUMBER PARCEL In # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY rj A101-02 2735-111-09802 Truscott office PUD amendment and GMQS exemption Truscott 100 Bldg James Lindt PUD amendment & GMQS exemption Aspen/Pitkin Cty Housing Authority Michelle Bonfils 12/16/02 Approved 12/24/02 J. Lindt ff\ fl ""."";';;';;'''''~~''~-''-''_''''':o..". .1'\ , MEMORANDUM TO: Julie Ann Woods, Community Development Director FROM: James Lindt, Planner \:SL RE: Truscott 100 Building -Insubstantial Planned Unit Development Amendment and an Insubstantial Amendment to Growth Management Allocations DATE: December 5, 2002 SUMMARY: On behalf of the City of Aspen Housing Authority (Applicant), Michelle Bonfils has applied for an insubstantial PUD amendment and an amendment to the approved Truscott growth management allotments to allow for 375 square feet of the decommissioned restaurant space in the Truscott 100 Building to be used as office space for the Truscott on-site property managers. The Applicant originally applied to use the decommissioned restaurant space in the Truscott 100 Building as office space for both the City's project managers, as well as, the on-site property managers. Consequently, City Council disapproved the use of the former restaurant space as offices for the City's project managers. However, City Council expressed that they felt that using a portion of the space as offices for the on-site affordable housing property managers was appropriate because it was an accessory use to the affordable housing units located within the Truscott PUD (please see minutes from the 11125/02 City Council Meeting). Therefore, based on City Council's direction, staff recommends that the Community Development Director approve the proposed insubstantial PUD amendment and an insubstantial amendment to the approved Truscott growth management allotments to allow for 375 square feet of the former restaurant space to be used as office space for the on-site property managers. Staff finds that the proposed amendment meets the criteria for an insubstantial PUD amendment pursuant to section 26.445.100 of the City of Aspen Land Use Code. In addition, staff finds that the proposal constitutes an insubstantial modification to the development order authorizing the development allotments within the Truscott PUD. Therefore, staff recommends that the Community Development Director also approve an amendment to the Truscott GMQS Development Order pursuant to Land Use Code Section 26.470.110. Community Development staff recommends approval of the requested insubstantial PUD amendment and an amendment to the approved Truscott Growth Management Development Order to allow for the on-site property managers to use r-" ~ , ;; 375 square feet of the former restaurant space as offices, finding that the proposal meets the applicable review standards. Furthermore, staff recommends that no employee housing mitigation be required because the property managers who are proposed to operate out of the former restaurant space are currently utilizing office space within the complex that will be converted back to storage. . APPLICANT: AspenlPitkin Housing Authority REPRESENTATIVE: Michelle BonfiIs, City of Aspen Project Manager LOCATION: Decommissioned Restaurant Space-Truscott 100 Building, Lot' 2, of the Aspen Golf Course Subdivision ZONING: RIMF with a PUD Overlay REQUEST: Applicant wishes to use 375 square feet of the decommissioned restaurant space as offices for the on-site affordable housing property managers. COMMUNITY DEVELOPMENT DIRECTOR DECISION The Community Development Director hereby approves the proposed insubstantial PUD amendment and an insubstantial amendment to the approved growth management development order for the Truscott PUD to allow for 375 square feet of the decommissioned restaurant space in the Truscott 100 Building to be used as offices for the on-site affordable housing property managers, finding that the proposal meets the applicable review standards. APPROVED BY: DATE: ~~ J e Ann Woods ommunity Development Director fk~. (& ~ j Attachments: Exhibit A - Review Criteria Exhibit B - Letter of Request Exhibit C - Minutes from 11/15/02 Council Meeting APt)":') " , "JOVED "~' (' DEe 1 6 2002 ,:OMMDNITY , DEv." ("\, ...,-~,;, /,.,t;r\('DICl-- . '-!TYo~,^c;-" >rJCl;i:;c "rj~, eN '-'. 2 r-, o EXHIBIT A PUD Amendment Review Criteria & Staff Findings ' The Community Development Director may approve an insubstantial amendment to an approved PUD if the following criteria are met, pursuant to Land Use Code Section 26.445.100, Amendment to PUD Development Order: 1. The proposed amendment does not change the use or character of the development. Staff Finding: The proposal will not change the use or the character of the overall development. The proposed use of offices for on-site property managers is accessory to the affordable housing units located within the PUD. In addition, City Council felt that the proposed office use for on-site property managers was an appropriate and compatible use for a portion of the decommissioned restaurant space. Staff finds this criterion to be met. 2. The proposed amendment does not increase by greater than three (3) percent the overall coverage of structures on the land. Staff Finding: The proposed amendment does not affect the overall coverage of structures within the PUD. Therefore, staff finds this criterion not to be applicable to the proposed application. 3. The proposed amendment does not substantially increases trip generation rates of the proposed development, or the demand for public facilities. Staff Finding: Staff feels that the proposed amendment will not substantially increase trip generation rates within the PUD. Regardless of whether the on-site property managers' offices are located within the PUD, they are likely to spend a good deal of their time on-site anyway tending to the needs of the affordable housing units. Furthermore, the space was previously used as a restaurant, and thus, staff feels that the previous use placed a greater demand on the building's public facilities than does the proposed office use. Staff finds this criterion to be met. 3 r-\ ~ 4. The proposed amendment does not decrease the approved open space by greater than three (3) percent. StaffPinding: The proposed application will not affect the amount of approved open space within the PUD. Staff finds this criterion not to be applicable to the proposed application. 5. The proposed amendment does not reduce the off street parking and loading space by greater than one (1) percent. Staff Finding; The proposed amendment will not reduce the off-street parking and loading space within the PUD. Staff finds this criterion not to be applicable to the proposed application. 6. The proposed amendment does not reduce required pavement widths or rights-of- way for streets and easements. Staff Finding: The proposed amendment will not reduce the required pavement widths or right-of-way of right-of-way for streets and easements. Staff finds this criterion not to be applicable to the proposed application. 7. The proposed amendment does not increase the approved gross leasable floor area of commercial building by greater than two (2) percent. Staff Finding; Staff does not believe that the proposed amendment increases the gross leasable floor area by greater than two (2) percent. The new pro shop building that was constructed within the PUD contains approximately 14,000 leasable square feet. In addition, the former pro shop building that was recently approved to house Aspen Junior Golf contains approximately 1,250 leasable square feet. Therefore, the proposed amendment will only increase the gross leasable floor area by approximately two (2) percent. Thus, staff finds this criterion to be met. 8. The proposed amendment does not increase the approved residential density of the development by greater than one (1) percent. Staff Finding; The proposed amendment does not affect the approved residential density within the PUD. Therefore, staff finds this criterion not to be applicable to the proposed application. 4 r-" I"} 9. The proposed amendment will not enact a change which is inconsistent with a condition or representation of the project's original approval or which requires granting a variation from the project's approved use or dimensional requirements. StaffFinding: The former restauraJ;?t space in the Truscott 1 00 Building was sterilized from use by a commercial venture pursuant to the City Council Ordinance that approved the Truscott PUD. Staff believes that the proposed office use for on-site property managers is an accessory use to the affordable housing units within the PUD and is not a commercial venture as is consistent with the above-mentioned condition included within the original approvals. Staff finds this criterion to be met. 5 _ __w-.. ^ r1 Amendment to GMQS Development Order Review Criteria & Staff Findings The Community Development Director may approve an exception to a GMQS development order if the following criteria are met, pursuant to Land Use Code Section 26.470. 11O(A), Amendment to a GMQS Development Order: 1. The change is required to be made to a development order to respond to conditions imposed upon the proposed development by the Growth Management Commission, Planning and Zoning Commission, or the City Council during the review of other development applications relevant to the proposed development. Staff Finding: The proposed amendment to the GMQS development order for Truscott is a result of the direction that City Council gave to the Asset Management Depar1ment Staff in reviewing an application to house the offices for the City's Project Managers in the decommissioned restaurant space. City Council did not feel that the use of the former restaurant space as offices for the City's Project Managers was appropriate; however, Council did feel that the use of a portion of the space as offices for the on-site property managers would be an appropriate use for the space. Therefore, City Council directed staff to process an amendment to allow for the on-site property managers to use the space. Staff finds this criterion to be met. 2. Any insubstantial modification to the development order, which shall be limited to technical or engineering considerations first discovered during actual development that could not reasonably anticipated during the review process, or any other minor change that the Community Development Director finds has not effect on the conditions and representations made during the original project review. Staff Finding: During the original review of th~ Truscott PUD, an oversight was made in that the original proposal did not include anywhere to house the offices for the on-site property managers. Therefore, the proposal is in response to the above-mentioned oversight. Furthermore, staff does not feel that the proposed amendment is inconsistent with the conditions of the original approval. The proposed use is not that of a commercial venture as was prohibited in the original approvals. Staff finds this criterion to be met. 6 ;] 1""1 ~ .,,,,:~ Housing Office City of Aspen/Pitkin County 530 East Main Street, lower level Aspen, Colorado 81611 (970) 920-5050 Fax: (970) 920-5580 www.aspenhousingoffice.com December 4, 2002 City of Aspen Community Development James Lindt, Planner 130 S Galena Street Aspen, CO 81611 RE: Office space at Truscott decommissioned restaurant Dear James: APCHA would like to proceed with relocating the Truscott Property Managers offices to the decommissioned restaurant space. The property managers will use approximately 375 square feet of the space currently set-up as temporary office space. If you have any questions, please feel free to contact me at 920-5582. Very truly yours, ~ Michelle Bonfils Project Manager ,,,, f\, Relmlar Meetinli: ,("""" I'. .} ~xlt,\6 / I- ''C 1 November 25, 2002 Aspen City Council EXEMPTION FOR A HISTORIC LANDMARK LOT SPLIT AT 216 E. HALLAM STREET, LOTS H AND I (ALSO KNOWN AS LOTS NAND 0), AND A PORTION OF VACATED ALLEY, BLOCK 71, CITY AND TOWNSITE OF ASPEN ORDINANCE NO. 45 (Series of 2002) AN ORDINANCE AUTHORIZING A TOTAL TRANSFER OF $6,200,000 TO THE PARKS CAPITAL FACILITIES PROJECT FUND OF WHICH $4,500,000 FROM THE WHEELER OPERA, HOUSE FUND AND $1,700,000 IS FROM THE AFFORDABLE HOUSING/DAY CARE FUND Councilman Hershey moved to adopt Ordinances #41, 42, 43, 44 and 45, Series of 2002 on first reading; seconded by Councilman Paulson. Roll call vote: Hershey, yes; Paulson, yes; Semrau, yes; Mayor K1anderud, yes. Motion carried. ORDINANCE #38, SERIES OF 2002 - Truscott PUD Amendment James Lindt, comnmnity development department, told Council this application comes from the city's asset management department requesting approval of a GMQS exemption for essential public facility, a PUD amendment to the Truscott approval to allow the asset management department to use the old restaurant space in the Truscott building for office use for 6 staff. Lindt said this space is 900 square feet and was earmarked for community meeting space. This was used for construction offices while the affordable housing was being constructed. Lindt said public office space does qualifY as an essential public facility. Lindt told Council community development department does not support this application and feels that general office use is not compatible with the existing uses of the Truscott PUD. The current uses serve on-site uses like the recreation. The project managers take care ofprojects all over the community, not just on this site. Lindt noted P&Z recommended Council approve this proposal with the conditions that asset management department come back in. 2 years for a review. P&Z based this on the dearth of office space in town. 6 ..,,....::. . t"', Ree:ular Meetine: Aspen City Council tl November 25, 2002 Michelle Bonfils, asset management department, stressed this is a temporary use. Ms. Bonfils explained consolidating functions of asset management is a reason for this relocation. Another reason is overcrowding in current office locations. Mayor Klanderud opened the public hearing. There were no comments. Mayor Klanderud closed the public hearing. Ms. Bonfils said this is temporary move because the existing restaurant building will be renovated or demolished and rebuilt. There may be some office space in the civic master plan. Councilman Hershey asked if there may be a cut back in staff in the asset management department if there are fewer or smaller projects. Ed Sadler, asset manager, told Council project managers are paid out of project budgets. Ifthere are fewer projects, there would be less money and less staff needed. Mayor Klanderud asked if the Youth Center could be used to house the asset management staff. Sadler said Council will discuss what this space could be used for next month. Mayor Klanderud said it tro)lbles her to continue to expand uses at the golf course. This proposal would increase traffic and would use housing parking spaces. Councilman Semrau noted housing money paid for this space and it concerns him this will be used for office space; it could be used for a housing unit. Councilman Semrau said he prefers to look for long-term solution. City Manager Steve Barwick said converting this to a housing unit for only 2 or 3 years does not make economic sense. Councilman Hershey said he would prefer this office be located closer to city hall, and the suggestion for using the soon to be ex- Youth Center is a good one. Councilman Semrau suggested stafflook at space management for the employees that will be on site at Truscott and also look at long-term space requirements at Truscott and what would make economic sense in converting this to an employee unit. Councilman Hershey moved to adopt Ordinance #38, Series of2002, on second reading; seconded by Councilman Semrau. Roll call vote: Councilmembers Hershey, no; Semrau, no; Paulson, no; Mayor Klanderud, no. Motion NOT carried. 7 Smooth Feed Sheets™ 1"""'-, DE LUCA HOWARD & MARJORIE 1030 CEMETERY LN ASPEN, CO 81611 ALLEN RONALD & CARROL A PMB 427 7349 N VIA P ASEO DEL SUR STE 515 SCOTTSDALE, AZ 85258 TAYLOR MICHAEL A & KATHY A 1027 CEMETERY LN ASPEN, CO 81611 PITKIN EXCHANGE HOLDNGS OF ASPEN LLC 601 E HOPKINS 3RD FLOOR ASPEN, CO 81611 DESENBERG KAREN L 1355 MOUNTAIN VIEW DR ASPEN, CO 81611 STITT HAROLD L & AUSTNE N 1450 SILVER KING DR#1 ASPEN, CO 81611 REESE JOHN W REESE BEVERLY 1340 SNOWBUNNY LN ASPEN, CO 81611 BECK PAUL S BECK GLENNIS GEORGE 2928 SNOWMASS CREEK RD SNOWMASS, CO 81654 SCHROEDER THOMAS J & BETSY ANNE 1375 SNOWBUNNY LN ASPEN, CO 81611 GRANT ANTHONY J & KATHRYN J 1305 SNOWBUNNY LN ASPEN, CO 8161 I 8AVERV@ Address labels ~ V ANT HOFF ADRIAAN H PO BOX 10247 ASPEN, CO 81612 AMORY DAVID S & MARGARET MC CARTHY 1370 MOUNTAIN VIEW DR ASPEN, CO 81611 CIPRIANO ELIZABETH A 1025 CEMETERYLN ASPEN, CO 81611 DEBOER LYNN & SKYLER 1325 MOUNTAIN VIEW DR ASPEN, CO 81611-1029 HORNING ROBERT P & KHARA M 1005 CEMETERY LN ASPEN, CO 81611-1015 SILVER QUEEN LLLP 1450 SILVER KING DR - #2 ASPEN, CO 81611 SPALDING MICHAEL L 1360 SNOWBUNNYLN ASPEN, CO 81611 SKY ISLAND ENTERPRISES LLC PO BOX 555 SNOWMASS, CO 81654 B & L PARTNERSHIP C/O CRAIG L BURR 1333 SNOWBUNNY LN ASPEN, CO 81611 BROWN DONNA L 1425 SIL VERKING DR ASPEN, CO 81611 Use template for 5160@ V ANT HOFF ADRIAAN PO BOX 10247 ASPEN, CO 81612 FERRY WILLIAM J JR PO BOX 1298 ST JOHN, VI 00831 KERR W BRUCE & SHERRIL D 1015 CEMETERY LN ASPEN, CO 81611 CARISCH GEORGE L & SHARON G 641 E LAKE ST STE 226 WAYZATA, MN 55391 BRIEN ALICE M POBOX11915 ASPEN, CO 81612 BARBA TELLI ELIZABETH L & LOVEDY PEDLOW 1362 SNOWBUNNY LAND ASPEN, CO 81611 REESE JOHN W REESE BEVERLY 1340 SNOWBUNNY LN ASPEN, CO 81611 GROSSMAN JOHN GARY 4/15 INT C/O TOBY ANN CRONIN 8748 DORRINGTON AVE LOS ANGELES, CA 90048-1724 LEVY DENISON S 1335 SNOWBUNNY LN ASPEN, CO 81611 FOULARD MICHAEL W & GEORGIA GA TOURA 2930 REVERE HOUSTON, TX 77019 laser 5160@ Smooth feed Sheets™ ^ SIMPSON ELEANOR P REVOCABLE TRUST 25% PO BOX 25425 DALLAS, TX 75225-1425 LEACH WILLIAM & CLARE PO BOX 212 ASPEN, CO 81612 BERTHOLF HEIDI M QPRT PO BOX 165 ASPEN, CO 81612 IIAVERY@ Address Labels MCDONALD STEPHEN PO BOX 3751 ASPEN, CO 81612 LEVIT TRA.CY 2511 REBA DR HOUSTON, TX 77019 SCHIFFER SPENCER F 985 CEMETERY LN ASPEN, CO 81611 t) Use template for 5160@ TWEL VETREES ROBERT J REV TRUST PO BOX 5001 ASPEN, CO 81612 MODELL FAMIL Y LP 1350 SIERRA. 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