Development - City of Aspen

Transcription

it
MEMORANDUM
TO
Aspen Planning and Zoning Commission
THRU
Jennifer
FROM
Sara Adams Senior Planned
RE
Aspen Walk 404 Park Avenue and 414 Park Circle
Phelan Community
Development
Deputy
Director
Subdivision
Final PUD Review Growth Management for multifamily replacement for
free market multi family units and for deed restricted affordable housing
units and for the development of affordable housing Residential Design
Standard Variances Public hearing continued from February 15 2011
MEETING DATE March 15 2011
SPECIAL NOTE
This staff report is new since the February 15 hearing and addresses the changes to the
proposal It contains the following
A summary of the issues raised from the last meeting with additional information
provided by Staff and the Applicant
Staff comments on the main issues
Staff recommendation
proposed motion
A revised draft resolution
Also attached is the original staff report of February 15 2011 This memo provides the
Commission with the development proposal background and dimensional standards associated
with the development so that you have this information at hand Minutes from the February 15
meeting are attached as Exhibit J
SUMMARY AND QUESTIONS FROM FEBRUARY 15 2011
At the February 15 public hearing on Aspen Walk the Planning and Zoning Commission raised
a number of issues that they asked be addressed in further detail
The Applicant has amended the design of the project and a summary of the changes are provided
below Comments from Staff follow in a separate italicized paragraph when applicable The
srepresentative has provided a memo on the changes in the attached Exhibit H
Applicant
PROPOSED CHANGES
Redesign of the architecture
The Applicant has completely redesigned the skin of the building to better relate to
the pedestrian scale by adding flat roofs and undulating facades A flat roof is
proposed for the entire project and more glazing has been added to lighten up the
architecture A new street oriented entrance was added to the free market building
for a total of 4 entrances where 7 are required by Code and two projecting front
porch elements were added to the free market building A one story projecting
element is proposed on the side of the affordable housing building to indicate the
Aspen Walk 404 Park Ave
414 Park Cir
Planning and Zoning Commission Memo
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P2
entrance to the affordable units which is accessed off of the interior courtyard The
applicant represents that the project is compliant with the height requirement of 32
with the exception of the elevator shafts and facade above the parking ramp
Staffhas confirmed that building meets the 32 height limitation with the exception of
the elevator towers and stairway access to the rooftop and the elevation of the
affordable housing building
above the
parking
ramp entrance
The applicant
provided an explanation included as Exhibit I to address the Planning and Zoning
s concerns about the location of the elevators According to the Aspen
Commission
Building Department
an
elevator
overrun is
required
to be 4
ft
5 ft above the
ceiling of the top floor when there is no rooftop access
Street facing entrance
One street facing entrance was added to the free market component of the building
and one story projecting front porch elements were added to the entrances on the free
market building
Residential Design Standard variances are still required for street oriented
entrances and first story elements as discussed below
Parking
One additional stacked parking space was added for the affordable housing units
Parking for the free market units is unchanged There are a total of 53 parking spaces
proposed 29 for the free market residential units and 24 for the affordable housing
units
The additional parking space for the affordable housing unit amounts to a total of24
spaces for 17 housing units including 4 stacked spaces The proposed number of
parking spaces meets Land Use Code requirements The project is required to
provide accessible parking spaces for this project to comply with the Building Code
none of which are delineated on the plans As accessible parking spaces require
larger dimensioned spaces then what is provided it will result in fewer parking
spaces in the garage which needs to be resolved prior to the City Council hearing
Affordable housing units
French balconies were added to affordable housing units A detailed landscape plan
with tables chairs a fireplace and a grill to the outdoor patio for the housing
residents is proposed
Out of 17 affordable housing units 9 were previously
proposed to be Category 2 units The Housing Board is rethinking the Category 2
designation and may propose a mix of Category 3 and 4 rather than the previous
proposal of Category 2 and 4 The Housing Board voiced concern about the ability
of Category 2 qualified residents to purchase the units and to afford the HOA dues
According to the Building Department the project requires 2 accessible spaces
1 van accessible space that is a
total of 16 wide 8 wide space and 8 wide access way and 1 accessible space that is 13 wide each 8 wide space
and 5 wide access way
2 A memo from the Housing Department is included as Exhibit K
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404 Park Ave
414 Park Cir
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There is no change to the proposed amount of net livable area allotted to the
affordable housing component of the project
Category 2 units have a lower minimum unit size than Category 3 or 4 units The
square footage of the units proposed on February 15 2011 is unchanged however
the decision to raise Category level requires approval from the Housing Board to
reduce the minimum size of the units Reducing the minimum unit size may conflict
with pending code amendment language that allows a variation of the amount that
the garden level units are below grade as explained in more detail in Section 3 of
this memo
The Commission asked staff to calculate the cash in lieu payment amount for the
proposed bond required during construction before the required 17
5 housing credits
are extinguished
4
at Category
mitigation rates
376 or Category 1
2
780
mitigation rates 414 Park Circle currently contains Cat 1 which isproposed to be
mitigated by
the
credits
822
4
930
STAFF RESPONSE
1 Architectural Character Residential Design Standard Variances Final PUD review
addresses specific criteria regarding site design and architectural character Visual interest
engagement of pedestrian movement compatibility with the neighborhood and
representations of the intended use are some of the criteria for Final PUD review
In
addition the Residential Design Standards which also focuses on pedestrian scale and
compatibility with the neighborhood are applicable to this project Both reviews generally
work together toward the same solution positive pedestrian experience visual interest and
architecture that contributes to neighborhood character
Staff commends the applicant for redesigning the skin of the building and adding pedestrian
scale elements to the design all of which better aligns with the goals of the AACP and the
Residential Design Standards The neighborhood represents an eclectic mix of architecture
from a variety of decades which creates a challenging context Overall Staff finds that the
changes are moving in the right direction for the neighborhood
Pursuant to architectural character criteria in the PUD review Staff is concerned that the
perceived mass and the treatment of the building continues to read as a lodge use rather than
multi family residential use and does not relate to pedestrian scale An architectural strategy
to convey a residential use is to add pathways from the sidewalk to street facing entrances
This type of treatment relates to the pedestrian adds visual interest and creates a more
inviting experience The Residential Design Standards recognize the importance of street
facing entrances and one story elements by requiring multi family projects to provide 1
street oriented entrance per 4 units and 20 of the buildings overall width is a street facing
first story element that must be 6 feet from the street facing building facade and a
maximum height of 10 feet According to the purpose statement of the Design Standards it
is important not to close off views of the front lawn and house
front porches provide
outdoor living space and animation to the streetscape and one story entryways provide an
appropriate domestic scale for a private residence
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404 Park Ave
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The first story element Standard is not met on either the free market or the affordable
housing buildings Staff is concerned about the impact of the proposed building mass on the
neighborhood and streetscape without one story elements to break up the 3 story facade
The affordable housing building does not have a one story element that meets the criteria or
a street facing entrance both of which cause the building to appear more massive taller and
unapproachable The garden level housing unit that faces the street has windows and a
sliding glass door however there is no walkway to the unit The applicant is looking into
creating an outdoor patio space for this unit which Staff finds is a positive addition to the
project Adding a walkway from the sidewalk and a covered porch to the potential patio
space creates a pedestrian scale and breaks up the 3 story mass of the affordable housing
building The Code requirement is for the project to provide 7 street oriented entrances
there are currently 4 proposed entrances that are all on the free market building Staff finds
that the applicant could reasonably provide 2 more entrances 1 more for the free market and
1 for the housing for a total of 6 street oriented entrances to be as close to compliance with
the Standard as possible without redesigning the interior spaces
Overall Staff recommends that the project be brought into closer compliance with the
Residential Design Standards which will likely also bring the project into compliance with
the PUD criteria for site design and architectural character
2 Parking The proposed number of parking spaces exceeds Code requirements Staff finds
that the addition of one parking space for the affordable housing units provides the lesser of
1 space per bedroom not to exceed 2 spaces per unit as required by the Land Use Code for
the RMF zone district outside of the infill area The current proposal does not include any
accessible parking spaces The International Building Code requires 2 parking spaces that
are accessible with 1 of the 2 spaces meeting van accessibility requirements The addition
of accessible spaces may reduce the number of overall parking spaces in the garage The
Code requires the project to have a total of 27 spaces by maintaining an existing deficit of
parking
City Council included the condition that 2 electric cars are provided for use by the
affordable housing residents in the garage The Housing Board as part applicant is
rethinking the original intent of the electric cars and associated costs to the residents over
time The Board may request that the project simply provide 2 charging stations for electric
cars rather than provide the actual cars Staff recommends that the Planning and Zoning
Commission make a recommendation to City Council regarding the elimination of electric
cars from the project
In addition Staff included a condition of approval in the draft
resolution that the required accessible parking spaces are shown on the garage plan set and
the actual number of parking spaces provided onsite for the project for review by City
Council
3 Affordable Housing
Design The applicant has updated the affordable housing units by adding French balconies
to all 17 proposed units French balconies are about 6 deep and allow larger operable
windows for the units Staff finds that adding French balconies to all of the units increases
Aspen Walk 404 Park Ave 414 Park Cir
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P5
the amount of light and natural air provided to the residents
The applicant further
developed the design of the outdoor patio space above the parking garage entrance to
include amenities such as a grill fireplace and tables and chairs Staff is still concerned that
the combination of substandard unit sizes and limited private outdoor space for the
residents does not meet the statement in the AACP that housing should emphasize quality
construction and design even though that emphasis necessarily increases costs and lessens
production and the AACP policy to promote a high quality of site planning and
architecture in affordable housing to enhance the character and charm of Aspen
Garden Level Variance The proposed code amendment language to vary the dimensional
requirement that an affordable housing unit
s net livable area is below grade received a
recommendation from the Planning and Zoning Commission on March 1 2011 to the City
Council Planning and Zoning changed some of the proposed language to focus the criteria
for granting a variation on significant storage above average window area larger units than
the minimum requirement and specific unit amenities such as access to outdoor space and
private patios The code amendment is not yet scheduled for Council review
Aspen Walk requests a variation for the partially subgrade garden level units pursuant to a
proposed Code amendment Under the present Code partially sub grade garden level units
are prohibited when more than 50 of finished floor is below natural or finished grade The
proposed French balconies provide above average window areas for the units However
Staff is concerned that the lack of private outdoor space and the proposal to vary the
minimum unit size requirement do not exceed the expectations of the Housing Guidelines as
stated in the proposed code amendment and therefore do not meet the potential criteria to
allow subgrade units The Commission
sapproval of Growth Management Review for the
Development of Affordable Housing relies on the ability to vary the amount that the finished
floors of the garden level units are below grade There are two options for the proposed
project 1 City Council approves the code amendment language that Staff drafted which
includes criteria for granting the variation that the Aspen Walk project meets or 2 the
project reworks the garden level units to meet the code amendment language that the
Planning and Zoning Commission recommended to City Council pursuant to Planning and
Zoning Commission Resolution No 5 Series of 2011 Staff included draft language in the
Resolution that would allow the project to receive Growth Management approval for the
housing units conditioned on Council
s adoption of language that Aspen Walk meets If
Council adopts language that Aspen Walk does not meet for a variation the Growth
Management approval is void the City Council review is continued and the project is
returned to Planning and Zoning for a rereview pursuant to the adopted language
RECOMMENDATION Staff recognizes the benefit that affordable housing provides to the
community and the benefit APCHA sees in gaining new both in construction and inventory
affordable housing units at no cost to the agency however development projects need to be
sensitive to the scale and character of the neighborhood where they are located
3 If the 9 proposed category 2 units are raised to Categories 3 or 4 those units will be substandard size according to
the APCHA Guidelines
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404 Park Ave
414 Park Cir
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P6
Staff finds that the project is inconsistent with the AACP and the review criteria outlined above
and recommends the following changes to the proposal
Improve the livability and quality ofthe Affordable Housing units
Provide more street oriented entrances and one story elements to bring the project into
closer compliance with the Residential Design Standards and meet the PUD criteria
related to architectural character and site design
Staff recommends that the Planning and Zoning Commission continue the public hearing to a
date certain to address these issues however a resolution is included with this memo that is
written in the affirmative approving the GMQS reviews Residential Design Standard variances
and recommending approval ofFinal PUD and Subdivision to City Council as presented
RECOMMENDED MOTION ALL MOTIONS ARE WORDED IN THE AFFIRMITIVE
I
move
to approve Resolution No
Series of 2011 approving with conditions the Growth
Management reviews for the demolition of free market multi family units demolition of deed
restricted affordable housing multi family units and the development of affordable housing
Residential Design Standard Variances and a recommendation of approval to City Council for
Final PUD and Subdivision for Aspen Walk
Attachments
EXHIBIT A
Final PUD Review Criteria Staff Findings provided on February 15 20111
EXHIBIT B
Subdivision Review Criteria Staff Findings provided on February 15 2011
EXHIBIT C Growth Management Review Criteria Staff Findings provided on February 15
2011
EXHIBIT D
Residential Design Standard Variances provided on February 15 2011
EXHIBIT E
DRC Comments provided on February 15 2011
EXHIBIT F
Council Resolution No 74 Series of 2008 granting Conceptual PUD approval
provided on February 15 2011
EXHIBIT G
Application provided on February 15 2011
EXHIBIT H
Staff memo and exhibits dated February 15 2011
EXHIBIT I Supplemental information to the application dated March 1 2011
EXHIBIT J
Minutes from the Planning and Zoning Commission meeting dated February 15
2011
EXHIBIT K Housing Department memo dated March 8 2011
Please notify Staff if you require another copy of Exhibits A
G
Aspen Walk
404 Park Ave
414 Park Cir
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P7
RESOLUTION NO
SERIES OF 2011
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING WITH CONDITIONS GROWTH MANAGEMENT REVIEW FOR
THE DEMOLITION OF FREE MARKET MULTI FAMILY UNITS GROWTH
MANAGEMENT REVIEW FOR THE DEMOLITION OF DEED RESTRICTED
AFFORDABLE HOUSING UNITS GROWTH MANAGEMENT REVIEWS FOR
THE DEVELOPMENT OF AFFORDABLE HOUSING VARIANCES FROM
THE RESIDENTIAL DESIGN STANDARDS AND RECOMMENDING CITY
COUNCIL APPROVE WITH CONDITIONS FINAL PLANNED UNIT
DEVELOPMENT AND SUBDIVISION FOR ASPEN WALK COMMONLY
DESCRIBED AS 404 PARK AVENUE AND 414 PARK CIRCLE LEGALLY
DESCRIBED AS LOT 3 AND 5 SUNNY PARK SUBDIVISION CITY OF ASPEN
PITKIN COUNTY COLORADO
PARCEL NO
2737 07404705 and 2737 0741 04701
WHEREAS the Community Development Department received an application
from Aspen Walk LLC and the Aspen Pitkin County Housing Authority represented by
Stan Clauson of Stan Clauson Associates Inc requesting the Planning and Zoning
Commission recommend approval of Growth Management review for the demolition of
free market multi family units and the demolition of deed restricted affordable housing
units and Growth Management for the development of affordable housing Residential
Design Standard variances and a recommendation of approval of Subdivision and Final
PUD to the Aspen City Council to merge the two lots into one lot to be redeveloped with
two detached multi family structures containing fourteen 14 market rate dwelling units
in one building and seventeen 17 affordable housing units with a shared below grade
parking area and
WHEREAS the Applicant requests approval by the Planning and Zoning
Commission for Demolition or Redevelopment of Multi family housing Affordable
Housing Growth Management Allotments Residential Design Standard Variances and
WHEREAS the Applicant requests a recommendation by the Planning and
Zoning Commission to the City Council for final Planned Unit Development PUD and
Subdivision and
WHEREAS the property is located is zoned Residential Multi Family RMF
with a PUD Overlay and
WHEREAS the application requested that the PUD
s dimensional standards
meet the underlying zone district standards of the Residential MultiFamily RMF zone
district with the exception of Maximum Height and
P Z Resolution
Series of 2011
Aspen Walk
Page
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P8
WHEREAS the Community Development Department received referral
comments from the Aspen Consolidated Sanitation District City Engineering Building
Department Parking Department Transportation Department Utilities Department Fire
Protection District and Parks Department as a result of the Development Review
Committee meeting and
WHEREAS upon initial review of the application and the applicable code
standards the Community Development Department recommended the Applicant amend
the proposal to better comply with the requirements of a Planned Unit Development PUD
and
WHEREAS during a regular meeting on February 15 2011 the Planning and
Zoning Commission opened a duly noticed public hearing to consider the project and
continued the public hearing to March 15 2001 and
WHEREAS the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein and
WHEREAS the Aspen Planning and Zoning Commission finds that the
development proposal meets all applicable development standards and that the approval of
the development proposal with conditions is consistent with the goals and elements of the
Aspen Area Community Plan and
WHEREAS the Aspen Planning and Zoning Commission finds that this resolution
furthers and is necessary for the promotion ofpublic health safety and welfare
NOW THEREFORE BE IT RESOLVED BY THE CITY OF ASPEN PLANNING
AND ZONING COMMISSION AS FOLLOWS
Section 1 Affordable Housing
a Pursuant to the procedures and standards set forth in Title 26 of the Aspen
Municipal Code the Planning and Zoning Commission hereby approves
seventeen 17 Affordable Housing Growth Management Allotments from the
2010 Growth Management Year conditioned upon the approval of a pending
code amendment related to Section 26
c for subgrade affordable
4
070
470
housing units The Aspen Walk project shall meet the language in the adopted
code amendment as determined by City Council Growth Management allotments
for the development of affordable housing for Aspen Walk are considered void if
the project does not meet the adopted code amendment language In such event
the project shall be deemed continued until a new review for growth management
approval by the Planning and Zoning Commission is completed
The applicant proposed 17 units onsite deed restricted forsale housing units 25
bedrooms and 12
032 square feet of net livable area with a mix of Category 2 and
Category 4 units meeting the mitigation requirements for the 100 replacement
of the existing 14 free market units Any changes to the proposed Categories
shall meet the Aspen Pitkin County Housing Authority Guidelines
P Z Resolution
Series of 2011
Aspen Walk
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P9
b
In order to meet the mitigation requirements of the existing onsite affordable
housing the provision of affordable housing shall be such as to provide affordable
housing credits equivalent to 17
5 Full Time Equivalents FTEs to mitigate for
the existing affordable housing units to be demolished Affordable housing
credits equivalent to 17
5 FTEs shall be extinguished according to Section 26
540
of the Aspen Municipal Code prior to the issuance of a demolition permit for the
project A bond or letter of credit may be submitted to the City equal to the cash
in lieu payment for the 17
5 FTEs for Category 1 as listed in the Aspen Pi
County Housing Authority Guidelines calculated at the time of building permit
submittal The bond or letter of credit is subject to approval by the City Attorney
and shall be held by the City until affordable housing credits equivalent to 17
5
FTEs are extinguished The credits shall be extinguished prior to issuance of a
certificate of occupancy for the free market units Any change to the type of
mitigation provided for the demolished affordable housing units i
e affordable
housing credits requires review pursuant to Chapter 26
470 Growth
Management Quota System of the Aspen Municipal Code
Section 2 Residential Design Standard Variances
Pursuant to the procedures and standards set forth in T 26 of the Aspen Municipal
Code the Planning and Zoning Commission hereby approves variances for the
Residential Design Standards listed in Section 26
DBuilding Elements for
040
410
multi family residences as represented in the application
Section 3
Final PUD Dimensional Standards
The Planning and Zoning Commission hereby recommends City Council approval of
Final Planned Unit Development PUD of subject to the following conditions in Table 2
Table 2 approved dimensional requirements
r4 TR
if 4
i 1
a
p
1
iA tai
1
ri
ii
yt
774 sq 8
32
v
r
i
ii
T
Y
k
i
fi
t
J
e
tte f
p
31 units in total
ii
1a
tt5 K
E
Kw
14 free market
r
17 affordable
housin units
as per PUD plat
iw ci 1
r
W
aim
fi ti e2ji t T
P Z Resolution
Series of 2011
Aspen Walk
Page
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P10
5 ft
as per PUD plat
E
4
as per PUD plat
r
a
n
y
a
n
fE
xx
7
3 itj
t1 tx
25 or 40
1
5 sq ft
967
52 spaces
H EI
29 spaces including 3 tandem for free
itctx PFie
fy
x
market residential units and
x
r
t
a
r
23 spaces including 2 tandem and 2
electric cars for use by the affordable
housing units
Section 4 Subdivision to combine Lot 3 and Lot 5 of the Sunny Park Subdivision
The Planning and Zoning Commission recommends City Council approval to merge Lot
3 and Lot 5 of the Sunny Park Subdivision The newly created lot Lot 1 of the Aspen
Walk Subdivision is 32
774 square feet as depicted on the survey
Section 5 Engineering
The Applicant
s design shall be compliant with all sections of the City of Aspen
Municipal Code Title 21 and all construction and excavation standards published by the
Engineering Department The Applicant shall be subject to the Stormwater System
Development Fee A construction management plan must be submitted in conjunction
with the building permit application
Park Park
Avenue Circle Intersection Alignment
Park Circle intersection needs to be consistent with the
The alignment of the Park Ave
Park Avenue Pedestrian Plan prepared in conjunction with City staff by JR Engineering
This includes a shift in current roadway alignment as well as the installation of sidewalk
on the eastern side of Park Avenue If a traffic impact analysis deems a decrease in level
or quality of service the recommended speed table will be installed just south of the
intersection The applicant agrees to pay their proportionate share of the improvements
Section 6 Building Permit
Soils disturbance in the 414 site is regulated per the Smuggler Mountain Super Fund site
Appropriate measures will be required manage this portion of the work for the proposed
development The application must meet American National Standards Institute
specifically regarding accessibility prior to Council review The project shall be subject
P Z Resolution
Series of 2011
Aspen Walk
Page
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P11
to Aspen Municipal Code Chapter 26
575 Miscellaneous Supplemental Regulations in
place at the time of land use application submittal on October 12 2010 Changes
subsequent to issuance of a certificate of occupancy shall be subject to the Code in place
at the time of proposed changes
Section 7 Fire Mitigation
This project shall meet all of the codes and requirements of the Aspen Fire Protection
District This includes but is not limited to Fire Department Access International Fire
Code 2003 Edition Section 503 Turning around of fire apparatus depending on site
configuration IFC Section 503
5 Approved fire sprinkler and fire alarm systems shall
2
be provided IFC as amended Section 903 and 907 Detailed wildfire mitigation plans
for both landscaping and structural standpoints shall be submitted
Section 8 Sanitation District Requirements
Service is contingent upon compliance with the District
s rules regulations and
specifications which are on file at the District office
Section 9 Exterior Lighting
All exterior lighting shall meet the requirements of the City
s Outdoor Lighting Code
pursuant to Land Use Code Section 26
150 Outdoor lighting
575
Section 10 Transportation
The application shall be subject to the Transportation Demand Management
Air Quality
impact fees at the time of building permit
Section 11 Parks
Landscaping in the public right of way will be subject to landscaping in the ROW
requirements Chapter 21
20 There shall be no plantings within the City ROW which are
not approved first by the City Parks Department
An approved tree removal permit will be required before any demolition development or
access infrastructure work takes place Mitigation for removals will be paid cash in lieu
Parks will approve a final landscape plan during the review of the tree
removal permit based on the landscape estimates The building permit shall be compliant
with Aspen Municipal Code Section 13
20
or
on
site
Section 12
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded whether in public hearing or
documentation presented before the Planning and Zoning Commission are hereby
incorporated in such plan development approvals and the same shall be complied with as if
fully set forth herein unless amended by an authorized entity
Section 13
This resolution shall not affect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided and the same shall be conducted and concluded under such
prior ordinances
P Z Resolution
Series of 2011
Aspen Walk
Page
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P12
Section 14
If any section subsection sentence clause phrase or portion of this resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction such portion
shall be deemed a separate distinct and independent provision and shall not affect the
validity of the remaining portions thereof
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 15
day of March 2011
Stan Gibbs Chairman
APPROVED AS TO FORM
James R True Special Counsel
ATTEST
Jackie Lothian Deputy City Clerk
Exhibit A Site Plan
Exhibit B Elevations
P Z Resolution
Series of 2011
Aspen Walk
Page
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EXHIBIT H
STAFF MEMO AND EXHIBITS
2011
15
03
MEMORANDUM
TO
Aspen Planning and Zoning Commission
THRU
Jennifer Phelan Community Development Deputy Director
FROM
Sara Adams Senior Planner
RE
Aspen Walk 404 Park Avenue and 414 Park Circle Subdivision
Final PUD Review Growth Management for multifamily replacement
for free market multi family units and for deed restricted affordable
housing units and for the development of affordable housing
Residential Design Standard Variances
MEETING DATE February 15 2011
STAFF RECOMMENDATION
APPLICANT OWNER
PFG Aspenwalk LLC 404 Park Staff recommends that the Planning and Zoning
Avenue and Aspen Pitkin County Commission continue the public hearing to allow
Housing Authority 414
Park
Circle
15
REPRESENTATIVE
Stan
Clauson
Stan Clauson
Associates
SUMMARY
The Applicant requests of the Planning and
Zoning Commission approval of Residential
Inc
Design
LOCATION
Lot
time for the Applicant to revise the plans A site
visit is proposed for noon on Tuesday February
3 Sunny
Park Subdivision and Lot
Standard
Management
and
variances
review
for
Growth
multi family
5 Sunny Park Subdivision commonly replacement and the development of affordable
known as 404 Park Avenue and 414 Park housing and a recommendation of approval of
Subdivision and Final PUD
Circle respectively
CURRENT ZONING
E
USE
Located in the residential multi family
R
M
F zone district with a Planned Unit
Development PUD overlay 404 Park
Ave contains 17
550 sq ft of lot area
while 414 Park Circle contains
224
15
S
sq ft of lot area
404 Park Circle
PROPOSED LAND USE
The Applicant is requesting to merge lot
3 and lot 5 of the Sunny Park
Subdivision develop a residential multi
family building containing subgrade
parking 17 affordable housing units and
14 free market residential housing units
414 Park Cir
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02
Page 1 of 14
P1
3
P 14
EXHIBIT H
2011
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for
a
total of 31
dwelling
units
414 Park Avenue
LAND USE REQUESTS AND REVIEW PROCEDURES
The Applicant is requesting the following land use approvals from the Planning and Zoning
Commission to develop Aspen Walk
Planning and Zoning Commission Approvals
Growth Management Review for the demolition or redevelopment of multi family
housing Subsection 26
1 for the demolition of free market multi family
5
070
470
residential units The Planning and Zoning Commission is the final review authority
Growth Management Review for the demolition or redevelopment of multi family
housing Subsection 26
2for the demolition of affordable housing units The
5
070
470
Planning and Zoning Commission is the final review authority
Growth Management Review for the development of affordable housing Subsection
4 The Planning and Zoning Commission is the final review authority
070
470
26
Residential Design Standard Variances Subsection 26
D for multi family
020
410
housing The Planning and Zoning Commission is the final review authority
City Council Approvals
Subdivision Review Section 26
480 for the development of multi family units and the
vacation of a lot line City Council is the final review authority after considering a
recommendation from the Planning and Zoning Commission
Final PUD Review Section 26
445 to establish dimensional requirements for the
proposed development City Council is the final review authority after considering a
recommendation from the Planning and Zoning Commission
PREVIOUS APPROVALS
Resolution No 74 Series of 2008 granted Conceptual Planned Unit Development PUD
approval for Aspen Walk on October 27 2008 Council extended the conceptual approval for
one year to October 28 2010 via Resolution No 84 Series of 2009
The conceptual approval is for the proposed redevelopment of 404 Park Avenue owned by PFG
Aspen Walk LLC and 414 Park Circle owned by the Aspen
Pitkin County Housing Authority
as a single development consisting of 18 affordable housing units and 14 market rate residential
units The following standards were included in Resolution No 74 Section 1
A the entire
Resolution is included in the application as conditions of submitting a Final PUD application
1 Maximum Allowable Floor Area shall be no greater than 40
968 sq ft or a Floor Area
Ratio of 1
28
Aspen Walk
404 Park Ave
414 Park Cir
H
15
02
Page
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EXHIBIT H
2011
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03
2 The Maximum Allowable Height shall be no greater than 32 excepting elevator shafts
feet as outlined in the application
3 The Minimum Off Street Parking standards for the affordable housing units shall be 23
spaces for the 18 affordable housing units and the Applicants will provide two electric
vehicles for the use of the residents of the affordable housing
4 Provision
of affordable
housing
shall
provide
100
replacement
Subsection
26 for the existing free market units Additional affordable housing
a
1
5
070
470
associated with the project beyond the eighteen affordable housing units proposed onsite
may be provided offsite The existing affordable housing units to be demolished have
been determined to house 17
5 employees
CHANGES FROM CONCEPTUAL PUD APPROVAL
As stated in the Land Use Code approval of a conceptual development plan shall only authorize
and applicant to submit an application or a final PUD development plan in accordance with the
City Council Resolution granting conceptual PUD approval The applicant has submitted a
Final PUD plan that is in substantial compliance with the Conceptual PUD Resolution Changes
from the dimensional standards listed in the conceptual approval are the following 1 the
number of affordable housing units was dropped from 18 to 17 units to meet multi family
replacement requirements regarding number of bedrooms 2 the proposed FAR was reduced to
25 and 3 height variations are requested
1
PROJECT SUMMARY
The Applicants Aspen Walk LLC and the Aspen Pitkin County Housing Authority APCHA
have requested approval to demolish existing buildings located at 404 Park Avenue Lot 3
Sunny Park Subdivision and 414 Park Circle Lot 5 Sunny Park Subdivision 404 Park Avenue
is a 17
550 sq ft lot that contains 14 free market residential multi family dwelling units in one
building 414 Park Circle is a 15
224 sq ft lot containing 11 deed restricted residential multi
family affordable housing units in one building Combined both lots contain 32
774 square feet
and 25 dwelling units
The Applicants would like to merge the two lots and redevelop the newly created lot With two
new multi family buildings and a subgrade garage accessed by ramp off of Park Circle to
service both buildings
14 free market residential multi family units are proposed in one
building and 17 deed restricted multi family affordable housing units are proposed in the second
building The affordable housing units are proposed to be a mix of Category 2 and Category 4
for sale units The free market and the affordable housing units are proposed to have separate
HOAs A total of 31 units are proposed for the Aspen Walk project which represents an
increase of 6 units from the existing density
The properties are located in the Residential Multi Family R
MF zone district with a PUD
Overlay The site is sloped with a distinct upper and lower bench demarcated by an existing
retaining wall between the two lots The free market residential building is proposed to contain a
total of 31
158 square feet of net livable area and the affordable housing building is proposed to
Aspen Walk
404 Park Ave
414 Park Cir
11
15
02
Page 3 of 14
P1 5
P16
EXHIBIT H
2011
15
03
contain a total of 12
032 square feet of net livable area A portion of the garden level of both
proposed buildings is sub grade as illustrated in the building section labeled Figure 1 The
proposed configuration for each building is below in Table 1
Table 1 Pro osed confi
urations for each buildin er floor
x
rte
tzy
rF
rra
np
4
p
29 spaces for the free market residential units
including 3 stacked spaces
tr
23 for the affordable housing
units including 2 stacked spaces
and 2 electric vehicles
5 units
5 units
4@ 3 bedroom 1
424 2
322 sq ft net livable
1@
each
257 sq ft
2
4 bedroom
net
livable
1@ studio
1@ 1 bedroom
2@ 2 bedroom
1
4@
3 bedroom
1
2
3
43 sq
each
257 s ft
2
506
1
4 bedroom
ft net livable
net
livable
4 units
r
2@
3 bedroom
2@
4 bedroom
3 bedroom
6 units
5 units
2@ studio
2@ 1 bedroom
2
2 bedroom
6 units
306 sq
2
0
24 and 2
livable
242 sq
997 and 2
1
ft net
ft net
livable
2@ studio
2@ 1 bedroom
2@ 2 bedroom
Access to roofto
atio
No access to roofto
14 units
17 units
yl
c
i
158 sq
31
ft
032 sq ft
12
Bedroom count for the free market residential units are to be verified at building permit
2 Net livable area proposed for the affordable housing units is included in the growth management section of this
memo
414 Park Cir
11
15
02
Page
4 of 14
EXHIBIT H
2011
15
03
VII
iiiL111I11111
111
sEnton cnE
Figure 1 Section of the proposed free market multi family building
Dimensional Requirements
The proposed dimensional requirements are noted below in Table 2 The highlighted cells are
the proposed standards that exceed permitted requirements for the underlying zone district
Table 2 RMF zone district com ared to ero
osed final PUD dimensional requirements
b
4
774 sq ft
32
6000 sq ft
P
no
o
Y
requirement for
a
multifamily
31 units in total
in
SI 4 1
v
al
3
it
11
14 free market residential
17 affordable
units
housin units
60 ft
as per PUD plat
5ft
5 ft
33 ft
3
Sft
5ft
5ft
5 ft
5 ft
a
n
as per PUD plat
at
32 ft
414 Park Cir
02
11
15
Page 5 of 14
P1 7
P1 8
EXHIBIT H
2011
15
03
no regm
tfor multifamily
building and fire codes apply
a
n
a
n
25 or 40
1
5sq ft
967
25
1
i
An
l
existing deficit
of parking
may be maintained 27 spaces
are
required A detailed
explanation
is included in the
52 spaces
29 spaces including 3 tandem for free market
residential units and
23 spaces including 2 tandem and 2 electric cars
arkin section of this memo
for use b
the affordable housin units
The proposal presented before the Council is to demolish the existing the free market units at
404 Park Ave Lot 3 and the affordable housing units at 414 Park Circle Lot 5 There are two
different types of mitigation required for the demolition of the existing freemarket residential
and affordable housing units The following two sections are divided to address each type of
mitigation provided
Demolition or Replacement of Multi Familv Housing
Free Market Residential Unit Replacement
For approximately thirty years the City has
required a certain amount of affordable housing to be developed when existing free market
multifamily residential dwelling units are demolished The Land Use Code provides two
mitigation options when a free market residential multi family project is demolished The
Applicants propose to meet the 100 replacement option which requires the development to
replace at a minimum the number of units bedrooms and net livable area of the demolished
multi family building The remaining development on the site may be free market as long as
there is no increase in the number of free market residential units that previously existed The
applicant proposes the following onsite affordable housing units to meet the requirements of
multi family replacement
Table 3 Existing configuration of free market multi family units and proposed configuration of
onsite affordable housing units
Existing
ConfigurationI
Req fired Configuration
for
00 replacement
ijin ion
Con
of units
14
14
17
of bedrooms
25
25
25
3 The Land Use Code requires the lesser of 1 space per bedroom or 2 spaces per unit for properties outside the
Aspen Infill area If there was no existing deficit the parking requirement would be the following 52 required
spaces 28 spaces for free market residential units and 24 spaces for affordable housing units
The Land Use Code does not count stacked or tandem spaces individually for multi family development therefore
47 parking spaces are technically provided on the site 21 spaces for the ah units and 26 spaces for the free market
units
Aspen Walk
404 Park Ave
414 Park Cir
11
15
02
Page 6 of
14
EXHIBIT H
2011
15
03
net livable
area
1
sq ft
300
9
1
300
9
032
12
Affordable Housing Unit Replacement
While mitigation for multi family free market units requires unit density bedroom count and net
livable area to be maintained the Land Use Code requires projects that demolish deed restricted
multi family affordable housing units to replace the total number of employees also referred to
as full time equivalents FTEs housed in the existing development The overall number of
units bedrooms and net livable may be decreased or increased but there may be no decrease in
the total number of employees housed in the existing development Council Resolution No 74
approving the Conceptual PUD plan states that the existing affordable housing units to be
demolished have been determined
to house
5
17
The applicant proposes to
employees
purchase affordable housing credits to mitigate for the required 17
5 employees Providing off
site housing was permitted under the Conceptual approval
Parking
An existing deficit is allowed to be maintained when a property is redeveloped however this
deficit is only for the previously existing number of units and any new units are required to meet
the offstreet parking standards unless granted a variation in the requirement In a PUD the
minimum off street parking requirement can be established as part of the Final PUD A total of
27 offstreet spaces are required by Code if the applicant selects to maintain the existing deficit
of parking The Applicant proposes 52 onsite parking spaces including 5 stacked spaces that
are allocated between the free market and affordable housing units The application meets the
parking requirement Tables 4 and 5 provide detailed analyses of the existing and proposed
parking
Table 4 Existin arkin at 404 and 414 Park
Wr
414 Park Avenue
11
14
5
404 Park Circle
14
22
10
12
9
Total
25
36
15
21
Table 5 Required off street arkin at As en Walk
zis
tw
rialaUneawitigiivalta
44
mik
Table 6
Proposed
15
New
6
12
Total
31
Total of 27 s t aces
offstreet
w
23 AH
arkin
6
W
B
2
at As
F
C
en
i
stacked
including 3 stacked
including
29 Free market
174
1
A
25
Walk vs
if no existin deficit
uireme
Barki
a
11r t
2
1
cWI
24 AH
28 Free Market
414 Park Cir
1511
02
Page 7 of 14
P 19
P20
EXHIBIT H
2011
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03
Total of 52
Total of 52
The Applicant proposes a parking allowance of 23 spaces including 2 spaces for electric
vehicles for 17 affordable housing units which is 1 less than what is required if the applicant
choose to not maintain the existing deficit Council mentioned parking allocation as an issue to
discuss during Final Review
STAFF COMMENTS
PLANNED UNIT DEVELOPMENT
The intention of Conceptual Review is to discuss the initial threshold issues relating to a large
development proposal and to evaluate the suitability of a development project on a particular
parcel of land Review boards identify areas of concern that need to be specifically addressed
during Final Review The project was heard by the Planning and Zoning Commission twice and
the City Council six times before Conceptual PUD approval was granted Density affordable
housing mitigation height floor area ownership and parking were the main issues identified
many of which are included as conditions of Conceptual approval in Resolution No 74 see
Exhibit E Staff recognizes the discussion and subsequent improvements to the project made
during Conceptual review and does not find it appropriate to rediscuss the proposed density site
plan floor area overall number of off street parking spaces and configuration of 2 separate
buildings above grade Height variances that were not discussed during Conceptual review and
architectural details and elements are appropriate for Final PUD Review In addition parking
allocation and the livability of the affordable housing units were raised as concerns by City
Council to be addressed during Final Review
Both lots currently have a PUD overlay on them The purpose of a PUD as noted in the Land
Use Code is to encourage flexibility and innovation in the development of land which
A Promotes the purposes goals and objectives of the Aspen Area Community Plan
B Achieves a more desirable development pattern a higher quality design and site
planning a greater variety in the type and character of the development and a greater
compatibility with existing and future land uses than would be possible through the
strict application of the underlying zone district provisions
C Preserves natural and man
made features of historic cultural or scenic value
D Promotes more efficient use of land public facilities and governmental services
E Incorporates an appropriate level of public input to the planning process to ensure
sensitivity to neighborhood and community goals and objectives
A PUD allows variation in the site
s dimensional requirements to encourage flexibility and
innovation but does not allow variation in the permitted uses of the site The Applicants are
requesting to vary the allowable height limit for this project With the exception of height the
project meets the dimensional requirements for the underlying RMF zone district
5 Code requires the lesser of 1 space per bedroom or 2 spaces per unit 52 required spaces 28 spaces for free market
residential units and 24 spaces for affordable housing units
Aspen Walk
404 Park Ave
414 Park Cir
11
15
02
Page 8 of 14
EXHIBIT H
STAFF MEMO AND EB
15
03
1
Staff recognizes the community demand and the Aspen Pitkin County Housing Authority
s goal
to develop affordable housing within the City limits of Aspen however staff does not interpret
the housing goals as maximizing the quantity of affordable housing units on a site but rather
finding a balance between quantity and quality units for a positive livable experience As stated
in the AACP housing policy should emphasize the development of neighborhoods and
community not just units Staff is concerned about the quality and livability of the units the
overall affordable housing experience and the impacts on the neighborhood The only outdoor
communal space for the housing units is proposed above the parking ramp in the northeastern
corner of the property that faces the windows of a housing unit see Figure 2 below Staff
questions the usability of this space and the proposed location Balconies are not provided and
there is
no
rooftop
access
there is very limited positive outdoor communal space for the
housing residents to enjoy
Figure 2 view of the affordable housing building parking ramp and outdoor communal space
above the ram
FM building
AH Buildine
Communal
space for
AH
residents
K
Ramp to
parking
garage
Aspen Wk
Plann
404
and
ark Av e
Zon
414 Park
r
Commission Memo
11
15
02
Page
9 of 14
P21
P 22
EXHIBIT H
2011
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03
As mentioned the number of parking spaces exceeds the code requirement which allows a
redevelopment to maintain a deficit of parking However there is another issue to discuss in
addition to the code requirement Parking allocation is an issue identified during Conceptual
PUD review When looking at the total number of proposed parking spaces and the allocation
between the free market and housing units it appears that the allotment leaves the affordable
housing units deficient 1 space and the free market units over 1 space refer to Table 6 for
details Furthermore 2 electric vehicles are proposed for use by the affordable housing units
that will occupy 2 of the spaces allocated to housing units Staff is concerned about the impact
of off street parking allocated to the housing units on the neighborhood The neighborhood does
not seem equipped to absorb any additional onstreet cars
Developing 2 separate buildings on the site to reduce impacts of the mass on the neighborhood
was included in the Conceptual approval During Conceptual approval the applicant reduced
the proposed floor area and density to comply with the underlying RMF zone district The
height of the buildings was reduced by proposing a garden level that is partially subgrade
Conceptual PUD approval notes that the maximum allowable height shall be no greater than 32
feet excepting elevator shafts The detailed plans in the Final PUD application show that
height variances are needed for both proposed buildings in addition to the elevator shafts and
stairways Staff finds that the height variances requested for the elevator shafts and access
stairways are appropriate as noted in the Conceptual PUD approval
The height of the north elevation of the affordable housing building is measured from finished
grade of the parking ramp which explains why that portion of the building is over the 32 height
limit Staff finds the height variance request for the housing building to be an appropriate trade
off to providing off street parking subgrade Two height variances are requested for the free
market residential building the northwestern corner of the building measures 36 2 and the
southwestern corner measures 37 Staff finds that it is not appropriate to grant a height
variance for the free market residential building The two and a half story building is already
larger than most multifamily buildings in the neighborhood and allowing a height variance will
exacerbate the size of the building and its impact on the surrounding context Staff finds that the
purpose of PUD review to achieve a more desirable development pattern a higher qualify
design and site planning
and a greater compatibility with existing and future land uses is
not met with the proposed height variances for the free market building Staff strongly
recommends that the application drop the height of the free market building to meet the 32
height limit in the RMF zone district
Figure 3 Northwest elevation of proposed project
The housing building is to the left and the free
market building is to the right
AH BUILDING
FREE MARKET BUILDING
Aspen Walk
404 Park Ave
414 Park Cir
11
15
02
Page
10 of 14
P23
EXHIBIT H
2011
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03
The Architectural Character section of Final PUD review emphasizes compatibility of the
neighborhood and appropriate relationships between the architecture and intended use of the
building Staff finds that the overall design conveys a heaviness and vertical emphasis that is
inconsistent with the eclectic low scale architecture in the neighborhood The proposed
Mountain Contemporary style is often found in lodges located in tourist zone districts to attract
visitors that associate a Rocky Mountain vacation with large log timbers heavy stone veneer
and big central fireplaces The Park Circle neighborhood is largely residential with small scale
multifamily single and duplex homes scattered around the base of Smuggler Mountain Both
buildings designs do not include a street facing entrance or one story elements that create a
positive pedestrian experience these elements require a variance from the Residential Design
Standards addressed below and relate to the residential nature of the neighborhood Staff finds
C
it
f
n
u
s
that the proposed architecture does not relate to the multi family use of the buildings and does
not contribute to the existing built environment of the neighborhood Staff recommends that the
applicant restudy the architectural elements and materials to better relate to the intended use and
to bring the design into compliance with Design Quality goals of the AACP which states
We favor diversity tempered by context sometimes historical sometimes not as
opposed to arbitrariness Context refers first to region then town neighborhood and
finally the natural and manmade features joining a particular development site Decisions
regarding scale massing form materials texture and color must be first measured by
context Contextual appropriateness transcends style alone
Staff recommends that the applicant improve the quality and livability of the affordable housing
units reallocate the parking spaces to provide 1 more space to the housing units drop the
height of the free market building to comply with the underlying zone district and redesign the
architectural details and materials to reflect the neighborhood context and intended use
11
15
02
Page 11 of 14
I
14
P24
EXHIBIT H
2011
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03
SUBDIVISION
The application proposes to combine Lot 3 and Lot
5 of the Sunny Park Subdivision into 1 lot
renamed Lot 1 of the Aspen Walk Subdivision and to redevelop the lot with 2 new buildings and
1 large subgrade parking area as outlined above Stafffinds that the Subdivision criteria are
largely met as outlined in Exhibit B with the exception of the entire project
s compliance with
the Aspen Area Community Plan
GROWTH MANAGEMENT REVIEW
As outlined above the project requests three growth management reviews multi family
replacement for the demolition of free market residential multi family units multi family
replacement for the demolition of deed restricted affordable housing multi family units and the
development of affordable housing The project proposes to provide onsite mitigation in the
form of 17 units for the 100 replacement of the free market multi family demolition
component and to provide mitigation in the form of housing credits for 17
5 FTEs for the
replacement of the affordable housing demolition component Conceptual Resolution No 74
approves the concept of offsite mitigation for the 17
5 employees Council recognized the
impacts of increasing the density ofthe project on the neighborhood and directed the applicant to
evaluate offsite mitigation options other than on site units The Code requires housing credits to
be purchased and extinguished upon issuance of a Development Order
The 17 proposed affordable housing units require growth management review for the
development of affordable housing This Section of the Code requires affordable housing to
meet specific criteria related to compliance with the Aspen
Pitkin County Housing Authority
APCHA Guidelines including mitigation requirements ownership requirements affordable
housing credit eligibility and the requirement that 50 or more of the unit
s net livable area is
at or above finished or natural grade whichever is higher The Aspen Walk project proposes
some garden level affordable housing units that are 2 or 3 feet below grade while more than
50 of the units volumes are above grade however the units do not meet the current criterion
noted in italics above Similar to design variances for Accessory Dwelling Units Staff proposes
a code amendment that permits the percentage of the unit
s net livable area that is at or above
finished or natural grade to be varied at the discretion of the Planning and Zoning Commission
through the Special Review process The Code amendment is scheduled to be reviewed
concurrent with the Aspen Walk project In the case of Aspen Walk there is a clear advantage to
allowing 2 or 3 foot subgrade spaces a small amount in Staff
s opinion in exchange for a lower
building height and increased density on site to meet mitigation requirements Please refer to
Exhibit C for
a
detailed discussion
The Code amendment is written in consideration of all
future projects that may seek a variance from this criterion Staff finds that the proposed Aspen
Walk building meets the proposed criterion for granting a variance to allow the garden level
units to be between 2 and 3 feet below grade
Staff finds that the growth management criteria are met conditioned on approval of the
proposed code amendment for both on and off site housing mitigation
Staff included a
condition in the Resolution that requires the applicant at a minimum to extinguish the housing
credits for 17
5 FTEs at the time of issuance ofdemolition permit with the option to provide a
bond or letter of credit equivalent to cash in lieu payment for the 17
5 FTEs to ensure that the
Aspen Walk
404 Park Ave
414 Park Cir
11
15
02
Page
12 of 14
P25
EXHIBITH
2011
15
03
demolished affordable housing units are not dependant on the entire project receiving a final
certificate of occupancy
RESIDENTIAL DESIGN STANDARD VARIANCES
All residential buildings are required to comply with the Residential Design Standards with
specific standards applying only to multi family residential buildings Many of the concerns that
Staff referenced in the PUD discussion above are reiterated in the Residential Design Standards
for multi family buildings The project requires variances for first story elements and street
facing entrances The purpose of these standards is to preserve established neighborhood scale
and character and to ensure that Aspen
s street and neighborhoods are public places conducive to
Neighborhood character is largely established by the relationship between front
walking
facades of buildings and the streets they face
The street facing facades of the proposed
buildings have three story elements as opposed to the required one story element i
e a front
porch There are two street facing entrances for the free market residential building and no
street facing entrances for the affordable housing building Please refer to the illustrations
provided in Exhibit D for more detail
Staff recognizes the topographical restrictions of the sloped site and the resulting garden level
however the adverse impacts that the proposed architectural elements will have on
neighborhood character and the pedestrian experience are concerning and inconsistent with the
goals of the Design Standards and the AACP as outlined in Exhibit A It may be unrealistic for
the project to comply with the Design Standards however Staff recommends that the
architectural elements are redesigned to be better aligned with the intent and purpose of the
Standards and provide an appropriate design for the context ofthe neighborhood
REFERRAL AGENCY COMMENTS
The City Engineer Fire Marshal Water
Utilities Department Aspen Sanitation District Parking
Department Transportation Department Building Department Housing Department and the
Parks Department have all reviewed the proposed application and their requirements have been
included as conditions of approval when appropriate DRC comments are included as Exhibit E
to the memo
RECOMMENDATION
Staff finds that the project is inconsistent with the AACP and the review criteria outlined above
and recommends the following changes to the proposal
Reduce the height of the Free Market Residential building to comply with the 32 height
limit in the RMF zone district
Improve the livability and quality of the Affordable Housing units
Reallocate the parking spaces
Restudy the architectural details and materials as outlined above
Provide more street oriented entrances and some one story elements to bring the project
into closer compliance with the Residential Design Standards
11
15
02
Page 13 of 14
P26
EXHIBIT 11
2011
15
03
Staff recommends that the Planning and Zoning Commission continue the public hearing to a
date certain to address these issues however a resolution is included with this memo that is
written in the affirmative approving the GMQS reviews Residential Design Standard variances
and recommending approval of Final PUD and Subdivision to City Council as presented
RECOMMENDED MOTION ALL MOTIONS ARE WORDED IN THE AFFIRMITIVE
I
move
to approve Resolution No
Series of 2011 approving with conditions the Growth
Management reviews for the demolition of free market multi family units demolition of deed
restricted affordable housing multi family units and the development of affordable housing
Residential Design Standard Variances and a recommendation of approval to City Council for
Final PUD and Subdivision for Aspen Walk
Attachments
EXHIBIT A
Final PUD Review Criteria Staff Findings
EXHIBIT B
Subdivision Review Criteria Staff Findings
EXHIBIT C
Growth Management Review Criteria Staff Findings
EXHIBIT D
EXHIBIT E
DRC Comments
EXHIBIT F
Council Resolution No 74 Series of 2008 granting Conceptual PUD approval
EXHIBIT G
Application
414 Park Cir
11
15
02
Page
14 of 14
tr
ri
P27
STAN CLAUSON ASSOCIATES INC
RECEIVED
landscape architecture planning resort design
MAR 01 2011
12 North Mill Street Aspen Colorado 81611 t 970
4
2323 L970
925
1628
920
info
corn
@scaplanning
com
scaplanning
www
CITY OF ASPEN
COMMUNITY DEVELOPMENT
Vet
1 March 2011
Ms Sara Adams Senior Planner
City of Aspen
Community Development Department
130 S Galena Street 3rd Floor
Aspen CO 81611
Re
Supplemental Submission
Final PUD Application
AspenWalk
Dear Sara
On behalf of our clients and in connection with the Final PUD application for AspenWalk
please accept the enclosed supplemental submission Highlights of the redesigned building
shown in the enclosed supplemental submission include
Lighter redesign of the exterior architecture which meets the 32 ft height limitation
New street facing one story entry elements in the form of porches on the Free Market
building
Revised street oriented entrance for the Affordable Housing units and an additional
entrance for the MarketRate units
One 1 additional subgrade parking space dedicated to the Affordable Housing
units and
French balconies provided for all Affordable Housing units
The materials enclosed as part of this supplemental submission are as follow
Two 2 sets of 24x36 and ten 10 sets of 11x17 of Architectural Sheets Sheets A 1
0
COVER SHEET through A 9
4 ROOF LEVEL EXTERIOR LIGHTING PLAN
Two 2 sets of 24x36 and ten 10 sets of 11x17 of Civil Sheets Sheets C01 SITE
GRADING AND DRAINAGE and C02 COMPOSITE UTILITY PLAN
Ten 10 copies of the Revised AspenWalk FAR and Net Livable Calculations daiuu 1
March 2011
Ten 10 copies of the Garage Storage Unit Typical Section and Elevation dated 25
January 2011 unmodified from previous submissions
Sheets A5
0A5
2the Free Market and Affordable Housing Elevations show a 32 ft offset of
the proposed or existing grade which illustrates how the
building meets
the stated 32flat
ft
and stair
the roof is
height
iimitction With the
exception
of the elevator
cores
now
t
sir
Supplemental Submission
AspenWalk
1 March 2011
One area of topography has been interpolated for the height study This area of
interpolation is indicated with a solid red line on Section 1 A5
0 A plan view of the roof plan
set over existing and proposed grade will be provided by Friday which will further illustrate
how the building is within the height limitation and how the interpolation of the topography
was arrived at
Please do not hesitate to contact us with any questions
Very truly yours
Patrick Rawley
Enclosure
Cc
Tom Klassen
Tom Salmen
Stan Clauson
Ken
Bryan
O
P29
r1
i
Memo
ti
landscape architecture
planningresort design
4
412 North Mill Street
inro @scaplanning
com
Aspen Colorado 8e611
D
To
CC
Tom Klassen Tom Salmen Tom McCabe
From
Stan Clauson Associates Inc
Date
21 January 2011
Re
AspenWalk P Z Review Concerns 15 February 2010
9a5 r97092
o
49
p3a3
wwwscaplanning corn
R
ECEIVED
MAR 042011
DEVEI
CITY OF ASPE
COMMUNITY
In with staff following the PZ initial AspenWalk Anal PUD hearing on 15 February 2010 six key areas of
concem were identified These were
1 Provision of parking and the location of batterypowered vehicles within the parking
2 Request for modification of street facing entrance residential design criterion
3
Location of elevators within buildings
4
Revisions to architecture to create a lighter more contemporary design
5 Affordable housing livability including balconies outdoor spaces snowmelt and access to light and
ventilation and
6
Building height
We are providing below additional information in response to these concerns along with architectural
drawing showing a complete revision of the building architecture It should also be noted that on 2 March
2011 the applicant
s representatives met with the Aspen Pitkin Housing Authority Board The Board has
requested some revisions to this joint venture project These revisions generally include an increase in the
category level of the development without affecting either the overall floor area or number of affordable
units to be provided on site For this reason the resulting units will be somewhat smaller than the category
minimums although identical with the originally proposed unit sizes It is our understanding that the APCHA
Board believes that this higher category level even if it entails some reduced size units will produce a very
livable affordable housing development that is consistent with the Housing Authority goals Other requests
from this APCHA Board meeting have been incorporated in the material below
1
Parkinq
The epsting parking condition in the neighborhood is very informal and the provision of subgrade parking as
proposed by the Applicant will represent a considerable improvement of the existing parking conditions
The parking structure presented in the revised plans shows a total of 53 spaces a total of 29 free market
parking spaces 2
07 spacesunit and 24 affordable housing parking spaces 1
4 parking spacesunit This is
consistent with the APCHA Joint Development Agreement which specified one parking space per
affordable unit and 2 spaces per free market unit
While the code would allow the Applicant to maintain the current parking deficit currently experienced on
the site the Applicant is in fact meeting and exceeding the requirements of the underlying zone district that
of 2 spaces per free market unit and 1 space per affordable housing unit despite the fact that the PUD
could allow greater flexibility in parking count
Based on a City Council request during the Conceptual PUD approval process the Applicant had agreed
to commit to providing two electric cars dedicated for the use of the affordable housing units The original
intent was that the electric cars would be parked in one of the stacked parking spaces provided in the
affordable housing parking Because it will be likely that at least some of the residents of the affordable
housing units will not have a vehicle of their own these cars would provide a readily accessible means of
transportation for noncar owners in addition to the public transportationdon
located
immediately
adjacent toin
t
have
the two
the development As these
cars
would be used primarily by those who
a car
spaces
P30
which the cars sit would not detract from parking availability of the other residents However the
Transportation Department did not favor this solution because they felt it would encourage vehicle use as
opposed to public transportation At the 2 March 2011 APCHA Board meeting the Board recommended
that we delete the provision of electric cars believing that these vehicles would be a burden on the
affordable HOA They recommended instead providing two outlets that could be used for charging electric
vehicles that might be owned by occupants Since the provision of two electric vehicles was a condition of
Conditional PUD approval a P Z recommendation in this regard would be appreciated
2
Street Facing Entrances
The current submission has made certain modifications to the street facing entrances An additional
entrance has been added to the free market building which means that each entry into the free market
building serves 4 units or less Additionally all garden level free market units can be accessed for the street
level
The entrance on to the affordable housing building has been modified to be more oriented to the street
Additionally this and all entrances have received an architectural treatment which will aid in identifying the
entrances to visitors and pedestrians passing on the street
Street facing first story elements have been added along the free market building in the form of porches
These elements intended to meet the requirements of the residential design standards provide a certain
pedestrian friendly experience to the building These elements extend from the building and thus do not
have a habitable space located directly above meeting the requirement that first story elements not have
habitable space above the designated first story element
3
Location of Elevators
The location of the elevators and the associated elevator overruns is dictated by the general design of the
building The applicant believes that the current locations of the elevators are the most appropriate and
convenient to the future residents of the buildings
While the proposed development is being reviewed under the previous Part 500 Supplemental Regulations
section of the L
C a new Part 5W Supplemental Regulations section was recently enacted which places
U
further requirements and restrictions on the measurement of elevator and stair enclosures The new more
restrictive requirement states that elevator and stair enclosures may extend up to ten 10 feet above the
specified maximum height limit if set back from any street facing facade of the building a minimum of
fifteen feet and the footprint of the elevators or stair enclosures are minimized and combined to the greatest
extent possible The proposed development meets this newly enacted portion of the code with the current
configuration of the elevator and stair enclosures
4
lightening of Archlecture
In addition to the complete architectural plan set provided on 1 March 2011 the Applicant has provided
renderings of certain representative views of the building showing the revised exterior architectural
treatment of the buildings A 3 Dimensional flyover is currently being produced and will be available for
review at the scheduled hearing
The heavy timber elements and the variety of roof pitches which were used in the previous architectural
designs have been replaced with lighter more modern features The roof has been modified to be
completely flat with the exception of required elevator and stairway enclosures The flat roof ensures that
both buildings are entirely under the 32 foot height maximum with the exception of the one area where the
grade is lowered to provide entry to the underground garage Additionally the flat roofs and varied
materials on the facade create a much cleaner and lighter appearance of the buildings Larger and more
visible window treatments along with glazed railing treatments provide a greater sense of openness to the
building The Applicant believes that these changes have created a feeling that the building is less massive
and heavy Further the Applicant believes that the architectural style is similar to some of the many varied
Page
2
P31
architectural styles present in the neighborhood and that the proposed development will improve the
neighborhood by replacing the deteriorating sub standard structures currently located on the site
5
Affordable Housing livability
The Applicant has and continues to work closely with APCHA to ensure that the affordable housing units are
livable The APCHA board has had discussions concerning the desire to modify the categories of the
affordable housing units to be all categories 3 and 4 This would on the face of it necessitate fewer units
being provided in order meet the minimum square footage requirement for the category 3
4 units There is
however an option to reduce the unit sizes up to 20 upon recommendation from the APCH board
Accordingly nine 9 of the proposed seventeen 17 affordable units that were specified to be Category 2
units will fall somewhat below the minimum net livable for Category 4 units It is our understanding that this
recommendation will be forthcoming in time for the scheduled P
Z hearing The floor area reduction by
virtue of an increase in category will still provide exactly the same square footage as previously provided for
each individual unit
With the revised architecture all affordable housing units will have a French balcony which will provide an
ability to step out of the unit and will also allow a generous French door opening which will ensure light and
ventilation of the unit Additional design work has been completed which will be demonstrated in the
revised flyover of the outdoor spaces accessible to the residents of the affordable housing building These
spaces particularly the patio on the north eastern portion of the building have been designed to contain a
built in gas grill a fire pit and additional landscaping which will ensure that this space is a functional and
pleasant location for the residents of the affordable housing to meet and socialize The interior walkway has
also received additional design work intended to make the courtyard an area available for more passive
experiences
The units being proposed are a vast improvement over the existing units and meet all requirements of the
code The garden level units far from being dungeon like are located subgrade approximately 23 feet
the same amount that the free market garden level units are located subgrade Standard windows will be
provided and additional opportunities exist for the provision of patios on some of the units The interior
spaces have been thoughtfully designed In particular the studio units which are large as studio units go
have been designed so that the experience will be more like a one bedroom unit
6
Building Height
The height of the existing structures located at 404 Park Avenue and 414 Park circle varies but is generally 28
32 feet The proposed building will not exceed 32 feet in height except in the area of the driveway cut as
anticipated from Conditional PUD approval Certain manmade cuts in existing grades primarily for the
provision of parking spaces have had interpolated pre development grades used for the purposes of
height measurement as provided for in the Land Use Code Drawings have been provided to staff showing
how the height of the building fully meets the 32foot height standard with the one exception noted
Conclusion
This is a significant publicprivate partnership project which will result in much additional deedrestricted
affordable housing the provision of affordable units that are considerable better than most of the units within
the affordable housing roster and an upgrading of older deteriorating structures to the benefit of the
neighborhood We hope that the P Z will recognize these significant benefits and work with us to provide a
project that is economically viable and an asset to the community
Page 3
P32
V
vi
v
landscape architecture planning resort design
Memo
a
y
To
CC
Tom Salmen Tom Klassen
412 North Mill Street Aspen Colorado 81611 0
97 2323 1 97o
8
5
2
9
92o 1628
Info scaplanning
com
cam
wwwscaplanning
From Stan Clauson Associates Inc
Date
7 March 2011
Re
Additional Outdoor Patio Design AspenWalk Final PUD Application
4
Attached is a plan showing additional design work on the north eastern patio as well as on the internal
courtyard Two additional perspective drawings of these areas are also attached which further explain the
intent of this additional design work
The north eastern patio is intended as an active gathering space for the affordable housing residents It
features a builtin gas grill with a builtin fireplace Appropriate outdoor sofas or other outdoor furniture can
be included in front of the fireplace and are shown in the attached perspectives Tables are also shown
that can be removed or arranged to suit the particular gathering This patio space will have a certain
degree of flexibility of use appropriate for cocktail gatherings or for small group or individual use
Columnar junipers are shown in planters as there will be no possibility to have free vaults extending below
into the service areas located below on the garage level These planters will provide screening from the unit
located adjacent to this patio area Sufficient landscaping will be included along the property line to
create a sense of enclosure and screening for neighbors to the north
The internal courtyard also known as the AspenWalk is intended for a more passive experience The
pavers set at an angle will create a meandering effect through the courtyard The pavers also will tend to
loosen and melt into grass which will be planted on the fringe of the walk next to the building Intimate
spaces are created in the geometry of the courtyard creating areas where a bench and a chair can be
located This area will present an attractive view for passing pedestrians on the sidewalk
The design illustrated by these drawings well ensure inviting and useful outdoor areas are provided for the
residents of the affordable housing units
Please note that every effort Is made to provide accurate and complete intormalion She findings within this analysis are based on our
best undemanding of the client
sintent and our understanding of land use code provisions that address those Intentions No warranty Is
expressed or impried as to the suitability or accuracy of this Information This analysis must be confirmed through a formal Preapplication
Conference with public agency staff Stan Clauson Associates Inc shall not be responsible for any consequential damages arising from
any service
or
action
performed
City Planning
Zoning Meeting
Minutes
P33
February 15 2011
Comments
2
Minutes
2
Conflicts of Interest
2
Aspen Walk 404 and 414 Park Final PUD
Code Amendment Affordable Housing percentage above grade
2
1
13
P34
City Planning
Zoning Meeting
Minutes
February 15 2011
Stan Gibbs called the regular meeting Tuesday February 15 2011 to order at 4
35
in Sister Cities meeting Room P Z members excused were Jasmine Tygre LJ
Erspamer and Jim DeFrancia PZ Commissioners in attendance were Bert
Myrin Cliff Weiss Michael Wampler and Stan Gibbs Staff in attendance Jim
True Special City Counsel Sara Adams Community Development Jennifer
Phelan Deputy Community Development Director Jackie Lothian Deputy City
Clerk
MINUTES
Cliff Weiss moved to approve the minutes of February 1st seconded by
Michael Wampler All in favor APPROVED
MOTION
Declarations of Conflicts of Interest
None stated
PUBLIC HEARING
Aspen Walk
404 and 414 Park
Final PUD
Stan Gibbs opened the public hearing on Aspen Walk 404 and 414 Park Final
PUD Review Sara Adams provided the public notice
Sara Adams said the applicant requests approval of the Residential Design
Standard Variances and Growth Management Review for multi family
replacement and the development ofaffordable housing and a recommendation to
City Council of approval of Subdivision and Final PUD The property is located at
404 and 414 Park Circle and zoned RMF PUD 414 Park Circle contains 15
224
square feet and is owned by Aspen
Pitkin Housing Authority and 404 Park Circle
is owned by PFG Aspenwalk LLC and contains 17
550 square feet of lot area The
applicant is requesting to merge the 2 lots and develop a residential multi family
building containing subgrade parking and it is determined that 17
5 FTEs were
required for this project The buildings would be demolished and redeveloped
into 14 free market units at 404 Park Circle and at 414 Park Circle there will be 17
deed restricted units for a total of 31 units which is an increase of 6 units from the
existing density
Adams said the Planning and Zoning approvals were final for 1 Growth
management Review for demolition or redevelopment of free market multi family
residential units 2 Growth Management Review for the demolition of affordable
housing units 3 Growth Management Review for the development of affordable
housing 4 Residential Design Standard Variances for multi family housing
P Z recommendations for City Council approvals are 1 Subdivision Review for
2
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City Planning
Zoning Meeting
Minutes
February 15 2011
redevelopment of multi family units and the vacation of a lot line and 2 Final PUD
Review to establish dimensional requirements for the proposed development
Adams said that staff was concerned about height the height limit in the RMF
Zone was 32 feet This project needed height variances for the affordable housing
building and 2 height variances were requested for the free market residential
building Staff is concerned about the quality and livability for the affordable
housing units the only outdoor communal space for the housing units is proposed
above the parking ramp in the northeastern corner ofthe property that faces
windows of a housing unit
Adams said they were meeting all the minimum requirements for unit size multi
family free market is met In the deed restricted that is going to be demolished the
determination was 17
5 FTEs were housed so they have to replace 17
5 FTE
spaces There is a recommendation from the housing board and they find that the
criteria have been met for the affordable housing for growth management There is
a criteria that 50 ofthe net livable space be above grade in this case the first
floor ofthe affordable housing units are about 2 to 3 feet below grade so it won
t
meet this standard Adams said there was a code amendment on the agenda tonight
that will address this the proposed language in the code amendment will allow the
Zoning Commission to permit Aspen Walk to have these partially sub
grade units This code amendment was to allow for some flexibility to be 2 to 3
Planning
feet below grade and hopefully it will be a positive experience
Adams said that all residential development has to meet the Residential Design
Standards and specific standards apply to multi family buildings The purpose is
to preserve neighborhoods style and character and make places conducive to
walking and comfortable for the neighborhood There are 2 street facing accesses
for the free market units but there aren
tany for the affordable housing units Staff
thought not having street facing entrances made the building seem monolithic and
somewhat unapproachable Staff feels the building could be brought into closer
compliance to be more compatible with the neighborhood
Adams said overall staff finds that the project is inconsistent with the AACP
specifically the housing design quality sections of the AACP and recommend PZ
continue the hearing to allow the applicant to readdress the following 1 Reduce
the height of the free market residential building to comply with the 32 foot height
limit in the RMF zone district 2 Improve the livability and quality of the
Affordable Housing Units 3 Reallocate the parking spaces 4 Restudy the
architecture details and materials and 5 Provide more street orientated entrances
3
P36
City Planning
Zoning Meeting
Minutes
February 15 2011
and some one story elements to bring the project into closer compliance with the
Stan Clauson Stan Clauson Associates representing the applicant and with him is
Ken O
Brian from O
Brian Architects Clauson utilized power point to show the
context of the project showing the free market component and the affordable
housing portion Lot 5 is the Smuggler Apartments owned by APCHA and Lot 3
is the 404 Park the property extends somewhat into the Midland Avenue
Park
Avenue and a similar circle that intrudes onto lot 3 although it is not essential to
this property they have offered a land exchange with the city for Park Avenue to be
completely on City property Clauson said the parking in this area is informal head
in parking to the buildings partially in the rightofway partially on private
property
Clauson said reviewing what has happened in our original application in 2007 our
conceptual PUD application and that had all the housing mitigation on site so that
had 25 deed restricted units and 14 free market units at that time With concerns
from the public and comments from Council we reduced that to 18 deed restricted
and 14 free market units with a concept that 100 of the additional would be
provided off site Clauson said the current amended proposal is for 14 free market
units 17 affordable housing units 25 affordable bedrooms and over 12
000 square
feet of affordable housing on site Clauson said the unit sizes as they evolved
within the housing guidelines are larger than the unit sizes currently on site The
entire site is to be developed with an underground garage with 52 parking spaces
23 spaces for affordable housing plus 2 electric vehicles and 29 spaces for the 14
free market units and are happy to adjust the figure say 28 spaces for the market
rate units and 24 spaces for the affordable housing units Clauson said that the
onsite condition is better in the summer than in the winter because of snow storage
in the spaces You enter the parking garage from a ramp from Park Circle and
there is trash storage at the base there is mechanical and water service connections
sub grade The elevator and stair towers are placed in the most efficient position
for the units 2 meet the entrance on the street and 2 do not and it is an efficient
layout ofthe units Clauson said there was a considerable amount of bike storage
and additional storage facilities over each parking stall
Clauson showed the landscape plan and showed the entry to the affordable housing
stair and elevator tower they believe the entry off the courtyard has a nice feel to it
and doesn
tdetract from the property There would be curb and gutter around the
perimeter of the property sidewalks and street trees there would no longer be head
in parking There is a less formal walkway to the back and connecting through to
4
City Planning
Zoning Meeting
Minutes
February 15 2011
the passage through and is well screened from the adjacent buildings there is
plenty ofactivity to have sidewalks in this area there were 3 plans proposed
Clauson said they have done site grading studies there are some drainage issues
that would be remedied with appropriates drainage inlets along the curb and gutter
section The Midland Park drainage will be fixed with this project and they have
done a substantial amount of engineering about that
Clauson said there was only one place that they were going to seek a technical
height variance because they were excavating along the side for the garage and is
created by the sloping entrance to the subgrade parking garage The height limit
is 32 feet and this site has been benched for the development that exists on the site
right now Clauson said they have to measure from the contours as they exist and
they are manmade
contours from
the
benching for the
2
units
a
5 and
inch
variance can be granted by this board as part of the PUD process without any
deterrent to someone standing in the street Clauson said he didn
tthink anybody
standing in the street could tell the difference between 32 feet and 32
575 feet
where you are seeing 34 and 35 feet there is a bench that exists as you move from
the level ofthe 414 Park Circle Building to the 404 Park Avenue Building that
was a retaining wall that failed a couple of years ago and wasn
tremoved
Clauson noted there were 2 associations created and worked out with the housing
board and a percentage of the affordable housing to the free market so the
affordable housing would have reduced homeowners dues
Clauson said the new affordable units were larger and better than anything that
exists on that site or even in many of the adjacent buildings No Growth
Management allotments are being used there no additional free market units being
brought in they are within walking distance to the core accessible to RFTA it
stops right in front of the door This is a public private partnership between
APCHA and the developers and it is a design which reflects the neighborhood the
neighborhood is pretty eclectic The garden unit on the affordable side contains
one less unit where they have combined units to create a 3 bedroom unit in order to
get the bedroom count up to code The current code requires that 50 of the
finished floor area be above grade and they puzzled over that because the code was
written over basement or sub grade units served by light wells and emergency
access there was a code amendment that eliminated that sub grade space and we
expected that would actually permit garden units 50 of the floor area has to be
above grade and if you think about that it creates a 2 level unit or some kind of
walkout where the level is decreasing it really cuts down the possible number of
units that can be at this level Clauson said the free market units on the first floor
5
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City Planning
Zoning Meeting
Minutes
February 15 2011
were partially subgrade and the affordable housing units on the first floor and
again they are exactly the same there is no difference in the livability in the free
market or the affordable housing units on the first level Clauson said the code
amendment is different from the one that they originally proposed
Clauson said this is the architecture as proposed and consists of stone timber
some flat roof elements and some pitched roof elements it also gives you the
opportunity to see curbs and gutters Clauson showed some illustrative drawings
of a change in architecture this is the entry to the affordable housing and street
side entry with the affordable units on the left and the free market on the right
Clauson said they could redesign the building in this manner and if PZ likes this
better the APCHA board like the existing architecture
Cliff Weiss asked Stan Clauson if he represented the Aspen Walk project when it
came before P Z in 2007 Stan Clauson replied that he did
Bert Myrin asked staff about the height exception for elevator shafts does that
apply to just the free market or also the affordable Sara Adams asked ifhe was
referring to the condition that was in the conceptual resolution Myrin asked if the
affordable one had rooftop access Adams said it was just the over run and did not
include roof top access for the affordable housing Ken O
Brian said that the
height above the elevator was for someone servicing the elevator to have room to
work on it while it was in service Myrin said on page 5 of the staff memo it talks
about the parking deficit is that because of the PUD process or can you suggest
something otherwise Adams replied the code allows an existing redevelopment to
maintain their existing deficit through the PUD process you can establish parking
requirements Adams said the applicant is meeting the parking requirements
regardless if there was a deficit or not she said that she wanted to point out that
there is an existing deficit Myrin said if we found that there was not parking on
the street would it be appropriate to suggest more parking Adams responded that
the purpose of the PUD was to allow flexibility by varying standards ofthe
underlying zone district for community benefit and neighborhood compatibility
Jennifer Phelan said to consider with the PUD you can determine the parking
standard however it does say using the underlying zoning as a guide and the other
thing you should consider is ifthey are meeting the parking standard why would
you require this person to provide more parking when someone across the street
might do something by right and would not be provided this Myrin said because it
opens up as a PUD he asked why the code used just a minimum and then vary from
that and notice that this area has no on street parking Stan Clauson responded that
currently there are parking spaces at 414 Park Circle with a real parking area but
6
P39
City Planning
Zoning Meeting
Minutes
February 15 2011
the others are just head in and there are 20 spaces at best and get shaved down to
about 18 when there is snow storage so we are moving from 18 to 52 spaces so
there is a huge jump in providing parking for that neighborhood and the
development Myrin said it was a concern because it went from 27 bedrooms to 70
bedrooms and using 21 on street spaces and he asked if they could speak to that
versus just the code Jennifer Phelan said as a PUD you could determine the
parking requirement it is a site specific review that you need to look at Sara
Adams said that they have done a good job at being creative in the garage Myrin
asked if the garage goes beyond the building walls Clauson replied that it does in
the sense that the garage goes beneath this landscaped area but in general the outer
perimeter of the building defines the outer perimeter of the garage
Myrin said on page 8 there were 4 reviews and he asked how those fit into the 6
reviews Adams replied they would fit into your final PUD recommendation and
the architectural elements are reiterated in the Residential Design Standard
Variances
Myrin asked what was meant about the livability of the units and if it had to do
with balconies common space or is there more to it Adams replied the rooftop
space and they were concerned about the units meeting the minimum net livable
size for the categories and they were right on the size and there was concern
because there aren
toutdoor balconies there aren
tyard spaces for people to get
out oftheir units and what the impact will be on the neighborhood and the overall
impact ofjust living in those stacked units
Myrin asked if there was a dollar amount for the cash in lieu for the 17 units
Jennifer Phelan responded that they were not proposing cash in lieu Once the
buildings are removed and the housing units out of our stock we would ask for
cash in lieu as kind of a bond that would be subject to the City Attorney
s
approval Myrin asked again the dollar amount for that Adams replied that she
hasn calculated that The applicant has agreed to pay the TDM fee the
t
transportation demand management fee and that is the demand on infrastructure
according to the traffic studies that have been included
Myrin said the council resolution on page 57 of the packet mentions 2 electric cars
is there a long term replacement plan for these cars he said he was trying to figure
out if that was a sustainable program over time Clauson replied that there was not
a replacement plan built into the project and would be presumably maintained
through the HOA and if the HOA choses to allocate to this and have a fund of
some kind
7
P40
City Planning
Zoning Meeting
Minutes
February 15 2011
Myrin said there was mention to the 2 spaces for the electric cars in the affordable
spaces O
Brian said as the applicant thought that the affordable housing unit
people would be using the electric cars Clauson said that there would be more
than 1 parking space for every unit and considerable access Adams said per code
it is the lesser of 1 per bedroom or 2 per unit when calculating your parking
requirement for multi family outside the infill area it is one per bedroom or two per
unit Myrin asked if guest or service vehicle parking were included in this or was
it street parking Adams replied it was not required in the code
Myrin asked about the trees on the Midland side of the buildings and asked the
setback from the property line Clauson said there was a mixture ofAspens and
Blue Spruce to provide a fairly dense screen along the area where the excavation is
down into the parking garage Clauson said there were many smaller shrubs and
Aspens to provide some screening of this patio area from the adjacent areas the
plantings are fairly close to the property line O
Brian said the setback was 10 feet
up to the transformer and then it was 5 feet
Myrin asked why the 5 a inches couldn
tbe taken out of the building Clauson
said by dropping the building you are dropping the parking garage and the ramp is
now at 12 and snow melted and you don
twant it to be too steep Myrin asked
the ceiling heights and ifthey could be dropped O
Brian replied the heights were
at 10 feet floor to floor for both the free market and the affordable so they couldn
t
really be dropped anymore
Michael Wampler asked about the heights and Sara said something about 46 feet
from the bottom of the parking ramp and asked the net difference from where it is
now and where it is going to be and what was the height of the existing building
Wampler said that he would like to know the net difference is in height Phelan
said that they were only 2 story buildings Clauson said that 414 Park was about
24 feet Wampler said so this will be 16 feet Clauson said it was at 32 feet if you
did not have the ramp into the parking garage you would have 32 feet Wampler
said so it would be 8 feet higher he asked for story poles Clauson said that they
put story poles up last time Wampler asked why there weren
tbalconies on the
affordable housing units Clauson replied that they discussed this with APCHA
and they thought it was okay not to have balconies Clauson showed French
balconies on the one side of the affordable housing with very generous door but
were not deep enough to jut out and not enough to put a chair or a barbeque on and
they have a railing O
Brian said the deck was a foot and a half Wampler said
that right now the road has a considerable hump in it where the affordable housing
was Wampler asked ifthe road was going to be re graded Clauson replied no
8
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City Planning
Zoning Meeting
Minutes
February 15 2011
Wampler said that he was offended by the 4 elevators and how far they stick up do
we really need 4 or can we get away with 2 Clauson replied they needed 4 to
service the locations and the elevators meet the code requirements Wampler
asked how many more off site units are needed Adams replied units for 17
5
FTEs
Wampler said that there were 70 bedrooms between the affordable and free market
and 52 spaces down below and so where are the 18 or more additional cars going
to park because there were serious issues with parking in this area
Weiss said affordable housing had 25 bedrooms that he counted and proposed were
23 parking spaces is the 1 to 1 free market as well as affordable housing Adams
said the code said 1 space per unit with a maximum of 2 spaces per unit
Stan Gibbs asked what tandem stack was Sara Adams replied it was a parking
place long enough for 2 cars back to font if you were in the front space you would
not be able to get out and those spaces counted as 1 space Gibbs asked Stan
Clauson if they explored having the cut for the ramp to the parking garage on the
other side of the building so it wouldn
t be such a deep cut Clauson replied they
explored a variety of entrances and this was designed to be of the greatest value to
the adjacent building Gibbs asked if the credits were not available could they do
cash in lieu Adams replied that she put in the resolution if credits were not
available they would have to come back to PZ to change to cash in lieu
Stan Gibbs voiced concern for the code amendment and why they didn
twork on
that first so we knew what we were dealing with it feels like we are doing thisjust
for this project Gibbs said he would have felt more comfortable with the code
amendment on its own merits
Gibbs asked how many people would like to speak on this project Only 3 people
raised their hands
Public Comments
1 Marcia Goshorn said she was on the APCHA Board addressing the code
amendment it really wasn
tjust for this project and APCHA go with the
code amendment because people were coming in with dungeon space and
windows that were egress but didn
tget a whole lot of light Goshorn said
these were livable units with light The affordable housing rooftop was
taken out at the request of the neighbors and the patio space was actually
better and the balconies end up as storage space and have to be shoveled in
9
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City Planning
Zoning Meeting
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February 15 2011
the winter Goshorn said that the architecture if you walk toward Park
Circle and Highway 82 there were newer things in that neighborhood
Goshorn likes the idea that the building might last for a long time and the
people that have lived there for years have the first option for buying in
Goshorn said that there were assessments for the capital improvement funds
to be based on replacement of the car share vehicles but the bus was right
there
2 Cindy Houben said that she lived at Midland Park and was on the HOA
Board and they have not reviewed this phase ofthe project as a group and
meet tomorrow night and hope to review this at that time Height was a
concern in terms ofthe relationship to the Midland Park area they thought
the height limit was 32 feet and she asked what will the new roof elevations
look like with the elevator and stairwell shafts Also the outdoor space for
the residents is in an area that will be shaded and not get a lot of sun and the
spillover effect in the neighborhood Houben said they do not allow dogs in
their neighborhood because of the tightness and even though our street is
private it is used to access Smuggler Houben said that she didn
tknow if
this project in the free market or affordable housing units were going to
allow dogs and asked where those dogs would go Architecture wise it does
seem to be more internalized than streetscape which is different from the
surrounding buildings They have an incredible night sky so they were
concerned about lighting for this project and the construction management
plan because it was a tight site Houben said snow shedding off the roofs
onto the Midland Park property because ofthe new park they have and in the
winter they have snow sledding Curb and gutter in that neighborhood
would seem pretty suburban and other features that could be considered
rather than an actual gutter maybe a green swell Houben said that the
housing categories were 2 and 4
3 Jay Maytin said that he asked the height at one point and the setback from
the ground Clauson replied that the height from the flat grade would be 32
feet O
Brian said there was a 10 foot utility easement Maytin said that he
lived at the Tailings and he saw the story poles and the view will change for
the Tailings Parking is a concern for this commission and have talked about
the PUD could set the amount of parking required for this project Maytin
said the driveway safety with a 12 grade of the ramp with the sidewalk
there has to be some kind of safety mechanism there because you cannot see
coming up a ramp especially kids Is it possible to have some sound
absorption in that parking ramp because at 12 grade a car coming up there
is going to be loud for everybody that lives in the area Maytin said that he
would like to see a lighting plan as part of the final because this needs to be
10
P43
City Planning
Zoning Meeting
Minutes
February 15 2011
addressed The street corner could handle the rooftop equipment better
because of the natural grad ofthis land Maytin said the mass and scale of
this building is not acceptable
4 Tom McCabe said that mass and scale was brought up years ago and he had
all the square footages from the area and he can bring that back and the
aerials of the buildings
Commissioner Comments
Bert Myrin said that he would like to see this continued for architectural elements
the parking allocation could be appropriate for cars parking pushed beyond and it
was not appropriate to grant height variances Myrin said that Council had 6
sessions and they came up with the limitation of 32 feet height limit Myrin agreed
with the street facing entrances to make the building feel welcome Myrin wanted
to know more about the elevators and if they could be done from the lower level
instead ofthe roof The lighting was of concern and the code might not be enough
and the noise from the HVAC in the garage
Cliff Weiss said when this came before PZ in 2008 he supported it and went to
Council and spoke on the project
sbehalf because there were a lot of things that
P Z suggested and the applicant at the time complied Weiss said a lot of the
compromises that were made are gone so this will never get his support now Let
s
start with the elevators those things only make the building look taller bigger and
uglier move them to the back and remove the stone Weiss said that all the work
that they did the first time around is gone the height that you gave for the north
side is questionable and the diagram said 39 to 41 feet and that was compromised
the first time There was an interesting design the first time and it
s gone Weiss
said the categories 1 and 2 was what the applicant sold him on and that was why he
went to bat for them at Council and now you are category 2 and 4 McCabe said
that Smuggler was category 1 Weiss said it was their selling point the last time
Weiss said there are no buildings in that neighborhood that are 12
000 square foot
or 31
000 square foot Weiss said he called that architecture National Park it is
very heavy for that neighborhood these are huge buildings but yes there are starter
castles but they are not 12
000 or 31
000 square foot Weiss said that he didn
t
understand if he owned a free market unit and he flew into town why he needed 2
parking places Weiss said he has always felt those who live here permanently
need more parking places Weiss voiced concern for the exit ramp because buses
come down that street and when it is icy that is a nasty street he was concerned
about actually being able to see do you have line of sight to be able to see those
buses Weiss said that it seemed like in the original proposal they were replacing
11
P44
City Planning
Zoning Meeting
Minutes
February 15 2011
25 units with 25 units are they exchanging bigger units for less Weiss said he
could not vote this as it is
Mike Wampler concurred with what Cliff and Bert said Wampler said that he was
struggling with the height and mass This was out of character and it was just too
tall and he can
tgo with this parking Wampler said he was okay with cat 2 and 4
and it was still employee housing Wampler said he hated the elevators
Stan Gibbs said he will not repeat the comments with which he agrees and will
focus on the height variance was pretty explicit from Council at 32 feet this seems
just unnecessary Gibbs said he was in line with what staff has said on the Design
Standard Variances and he cannot see where you would go in especially to be in
character with that neighborhood to have an obvious entrance The building is
heavy it feels like it should be in the commercial core as lodging it doesn
overly
t
look like a residential motif he would explore the pictures ofthe alternatives
Right now the building doesn
tfeel like it fits in that neighborhood there is way
too much wood way too much stone and too imposing The features have to much
more petite in that neighborhood Gibbs was also concerned about parking the
argument about bedrooms is more important for parking demand than the number
of units especially for families Gibbs said that he would like to see a full 25 units
for affordable housing He understood the transportation was excellent in this
neighborhood but going from 71 bedrooms is going to be a burden on parking you
have to assure that there won
tbe any on street parking with HOA agreements
MOTION Cliff Weiss moved to continue to March 15 Bert Myrin second All
in favor APPROVED
Stan Clauson pointed out that this was a public private partnership that has been
long in the development there are some things that we can do and some that we
t Clauson said that they can
can
texpand parking they can reallocate it it is a
full plate of parking plus bicycle storage plus other things that need to go into the
basement level Clauson said so there isn
t any way to expand those 52 spaces
beyond 52 spaces with respect to the elevators they are required to have that head
height many there is a design that makes them look more diminutive If they put
them at the back of the building then the entrance is at the back of the building if
you put them at the front ofthe building then the entrance is at the front ofthe
building Clauson said with respect to the height this is exactly the same building
that we presented before the only difference is that staff has asked us to measure it
based on existing top the benched condition rather than a diagonal line that flows
along the street so that has changed some of the height measurements but basically
12
P45
City Planning
Zoning Meeting
Minutes
February 15 2011
this is a 32 foot building in every respect Clauson said they will look at the way in
which the building is designed and try to come up with something that is more
appropriate There is a lighting plan and certainly there is no intention to light up
the building Clauson said there was some concern that the building would block
views from the Tailings this was clearly worked out with Council to provide the
Tailings with the same views that they have now Clauson said the square footage
meets the code it is exactly the density that the code describes at 1
5 FAR
Clauson said that he hoped that you will consider the project as a whole in terms of
the benefits and the work that has been put into it
MOTION
Cliff Weiss moved to continue for 15 minutes Michael Wampler
second All in favor
Cliff Weiss said an inviting entrance didn
tmean you had to move the elevators to
the front an inviting entrance means that you can get from the sidewalk to the
entrance and it looks like an entrance
Public Hearing
Code Amendment for Affordable Housing percentage of livable area above
grade
Stan Gibbs opened the Public Hearing
MOTION
Michael Wampler moved to continue the Code Amendment to March
I seconded by Cliff Weiss All infavor
Adjourned at 7
15 pm
Jackie Lothian Deputy City Clerk
13
P46
I
C
MEMORANDUM
TO
Sara Adams Community Development Department
FROM
Cindy Christensen Housing Department
DATE
March 8 2011
RE
REDEVELOPMENT OF 404 PARKAVENUE AND 414 PARK CIRCLE
ISSUE The Aspen
Pitkin County Housing Authority Board of Directors APCHA Board is
currently renegotiating the Joint Development Agreement JDA with PFG AspenWalk LLC
and reconsidering some of the recommended categories for the 17 affordable housing units to be
constructed on site
The applicant had recommended all Category 2 and 4 units in the
development application At the Housing Board meeting held March 2 2011 the Housing
Board directed staff to review the categories and see if a Category 3 and 4 mix would meet the
BACKGROUND
minimum square footage requirements under the permitted 20 reduction criteria as stated in
the Aspen
Pitkin County Employee Housing Guidelines Guidelines
The Guidelines require that the Housing Board review and approve variations to the minimum
square footages of any deed restricted project Staff reported to the Board that all of the units
specified as Category 2 in the application do meet the minimum net livable square footage under
the 20 reduction criteria when applied to Category 3 and 4 The Housing Board considered the
proposed square footages and they agree that the reductions easily meet the criteria stated below
and satisfy Category 3 and 4 square footage minimums The conditions under which square
footage reductions may be made are listed below
Significant storage
Above average natural light
Efficient and flexible layout
Site amenities
Location within the project
If the applicant can achieve higher density of deed restricted units with this variance
The code requires the satisfaction of a large number of objectives and as a result the
development contains an underground parking structure elevators and other items to satisfy
those requirements These components will result in higher on site association dues Staff and
the Housing Board are in agreement that this type of development would better serve higher
category buyers ones that are able to pay the higher dues Recent changes to the code coupled
with concerns about onsite mass and scale have also resulted in the replacement of all eleven
Smuggler Mountain Apartments currently onsite to an offsite location As part of the new
JDA the Housing Board is requiring that all of the FTE
s associated with the replacement of the
Category
Criteria for
Aspen Walk Joint Development
Page
1
P47
Smuggler Mountain Apartments be housed at no higher than Category 2 and that the units
satisfy the 17
5 FTE obligations in the form of studios one bedroom or twobedroom
unitsmitigation credits
The Housing Board has not yet approved a preferred category mix but will be reviewing and
approving the Amended and Restated Joint Development Agreement at their regular meeting to
be held March 16 2011 The Agreement will cover the recommended categories and the
required form of mitigation for the offsite 17
5 FTE
s The Housing Board will also be requiring
that the 17
5 FTE
s be covered by a bond or line of credit in the amount needed to satisfy
Category 1 paymentin lieu fee
The Board also discussed a request by the Community Development Department for balconies
and a rooftop garden for the affordable housing units The Board has not yet reached a decision
on these suggestions These two issues will be discussed at their meeting on March 16 2011 and
those recommendations will be forwarded The Board had no issues with the plan that was
proposed
RECOMMENDATION Staff will offer several possible category combinations for the 17
deed restricted onsite units to the Housing Board for their decision
Category Criteria for Aspen Walk Joint Development
Page 2
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Products Stepl
tes
158 Series L158 F158
5
Ft
Description
The 158 Series of Steplites is a low profile brick size site fixture with incandescent fluorescent and LED
lamp options It is appropriate in a variety of interior or exterior locations The rugged construction
engineering excellence and quality make these fixtures ideal for specification in most public areas
Construction
Fixture housing is constructed from dieformed 16 gauge steel finished with a white polyester coating
Faceplate is cast aluminum with metallic aluminum polyester coating gasketed and retained by stainless
steel screws
Diffuser omitted in non weatherproof louver faceplate models is frosted tempered glass set in silicone
sealant in weatherproof models
Reflector is constructed of die formed semispecular aluminum
Optional junction box is cast aluminum with polyester coating
cETLus listed
Incandescent type IC models furnished without glass diffuser suitable for dry or damp locations only in
any wall construction
Nontype IC incandescent models suitable for wet locations in concrete pour block wall construction only
Fluorescent and LED models suitable for wet locations any wall construction
Electrical
Fixture is wired for either 40W T10 incandescent 25W for IC application one 7W 9W compact
fluorescent lamp or LED Ballast is standard 120V 277V optional low ambient
Pivoting fluorescent socket eases relamping
Low voltage model provides single contact bayonet socket for use with low voltage circuit transformer
not included
Optional junction box allows 8 wire thruwiring four in and four out Provided with two z tapped
conduit entrances in the bottom and one z conduit entrance in each side
39 amber
or
white color LEDs in three
rows
JOB NAME
Type
CATALOG NUMBER
Steplites
158 SERIES
1
8 V2
2
1
6
165mm
216mm
Specifications
3 3
4
Construction
95mm
J
Fixture housing is constructed from die
4
i
4
6
102mm
0
0
3
O
r
8 86mm
3
4 197mm
3
7
e
formed 16 gauge steel finished with a white
polyester coating
Faceplate is cast aluminum
with metallic aluminum polyester coating gas
keted and retained by stainless steel screws
Diffuser omitted in non weatherproof louver
L
J
faceplate models is frosted tempered glass set
16
15
33mm
in silicone sealant in weatherproof models
8
37
98mm
Reflector is constructed of die formed semi
specular aluminum
Optional junction box is
cast aluminum with polyester coating
listed
cETLus
Incandescent type IC models furnished
without glass diffuser suitable for dry or damp
locations only in any wall construction
Non
type IC Incandescent models suitable for wet
locations in concrete pourlock wall construc
tion only
Fluorescent and LED models suitable
for wet locations any wall construction
Electrical
Fixture is wired for either 40W T10 incan
descent 25W for IC application one 7W 9W
compact fluorescent lamp or LED Ballast is
standard 120V 277V optional low ambient
Catalog
Numbers
Pivoting fluorescent socket eases relamping
Faceplate
Louver
Lamp
Glass
Low voltage model provides single contact
bayonet socket for use with low voltage circuit
One 25W T10 medium base incandescent type IC
T 158 IC
One 40W T10 medium base
T 158
T 158G
transformer not included
F 158
F
Lion box allows 8 wire thruwiring tour in and
T 158LV
T 158G LV
One 7W
One
or
incandescent
9W G23 base compact fluorescent
lowvoltage SC bayonet base incandescent
1586
Electronic ballast requires CFT7W2G7 and
LW 158
CFO13WG24q 1
four out Provided with two Ye tapped conduit
entrances in the bottom and one Y conduit
LA 158 Amber
LED
Optional junc
entrance in each side
White
39 amber or white color
LEDs in three rows
Options
Junction Box Bottom
or
back mounted junction
box for feedthru Add suffix
J
Bronze Faceplate Satin finished red brass
faceplate Add suffix
B
Weatherproof For exterior applications Not for
Alternate Faceplate Calor Black or white
16
Add suffix
models Add suffix
W
BLK
or
WHT
Sharp Cutoff Louver except 1158 Reduces
Ballasts 277V ballast Add suffix
illumination pattern Add suffix
Electronic ballast fluor Add suffix
SCL
277
Mounting
Housing has flange with holes for mounting
LE
COLE
EB
Tamperproof Screws Tamperproof alien head
faceplate
screws
Add suffix
TP
C W Cole
Company Inc
2560 N Rosemead Boulevard
South El Monte CA 91733
1593
Fax
626 9253
443
626 443 2473
info @colelighting
com
com
colelighting
www
Tel
F10
N
Project Name
Type
OceanWalk
Round
Catalog Number
HID
CF
a
m
Dimensional Drawings
H
FA
E
Fixture
e
8L
us
OWk2 w COG
The OceanWalk
B
Max Watts
Lbs
8 36 or 42
100 W
40
8 36 or 42
100 W
40
A
OWK1
6
or
OWK2
6
or
0
F2
B
Round series of architectural bollards combines
Finish Durable Quali Guard textured thermoset polyester powder
contemporary styling with durable vandal resistant construction and
coat available in a selection of architectural or custom colors Finish is
smooth low level 360degree symmetrical illumination with available
cutoff optics and is an excellent choice for walkways entrances
promenades plazas courtyards driveways and landscaped areas
guaranteed for two 2years
Lens Clear high impactresistant acrylic with silicone gaskebng for a
weathertight seal An intemal light shield is available
Housing Extruded aluminum housing in 6 and 8 diameter sizes
Heavy duty cast aluminum base plate concealed within shaft Is
designed for standard anchor bolt mounting to a concrete base 3
8x
12 galvanized anchor bolts come standard Optional Vandal Resistant
Base
available
Size
Model
OWK 1
Round
Flat
Optics
Source
Wattage
Paracline
HID
PS
Specify height
Reflector
50
P
36
PR
50
6
Top
Round
6R36
42
6R42
Boma Top
8 Round
Specify height
36
u
70
Stack Louver
100
Reflector
100
J
42
8R42
Bronze
Fusing
S
1
AB
BZ
Seedy voltage
Single mime fuse
CF
CF
ersalvo
26x2
45
Black
2
BK
240
White
3
WH
Options
SF120 SF277
Double In
line ruse
DF208
DF240
DF480
Internal Light Shield
LS
Forest Green CF only ales 90 min
4
FG
480
Grey
GY
Cold Weather
Battery Pack
CF only Gives 90 minutes of Illumination
during power outages Rated to 20t
M Tap
Silver Metallic
MUltidev
SL
a
specified
CLDPK
Vandal Resistant Base
eonly
Custom Color
VRB
CC
321T
347
Base Template
Base Template
6 Round Bollard
8
3282
d illumination
9 EBP
ballast
277
unless
unless
only
II
Cutoff Grill
208
5
26DT
COG
COG
Finish
Mounting
Anchor Base
Emergency Battery Pack
Fluorescent
Refractor
GR5
electronic transformer operates at 120 thru 277 volts 50 to 60 Hz with
a 90 power factor and is rated for 20 C operation
120
unNoltaage
26
V Glass
Ballast HID Premium HPF regulating autotransfonmer available in High
Pressure Sodium orPulse Start Metal Halide CF Ahigh performance
277
Compact
Type
sources 50 to 100 watts are offered including Pulse Start Metal Halide
for superior efficiency lumen maintenance and color rendition
Voltage
SLR
8R36
Lamp Aselection of Compact Fluorescent 26 to 42 watts and HID light
HPS
70
2
OWK
Optics Choice ofspecularaluminum paradine reflector aluminum stack
louver prismatic glass refractor or 45 cutoff grill
8 Round Bollard
TOG only
Bo
y
l
n
327782
2sa
0
1
i
ss
V
I
C
l
sodium
COG
42TTx2
x2
cr
compare
cent
Fluorescent
tC
S
D
oWemllxemal
ele
HtnM4KBess
VW
I
SY
Porfcrmeoce
In A Whole New
Light
1
1
u
r
Visionaire Lighting
Page 1 of 2
LLC
Home
Rep Utilities
Find a Rep
Projects
Photometrics
Literature
Contact Us
NF AN1INC
ONA
IFHS
Performance M A Whale New
PRODUCTS
Light
About Us
Products
Visionscapes
BOLLARDS
y
v
Aria
a
1
Pavilion
Sahara
tr
Sonus
t
Santa Maria
t
OceanWalk Round
y
d
OCEANWALK ROUND
OceanWalk Square
Specification Sheet
Endurascape
The OceanWalk
Catalina
combines contemporary styling with durable vandal resistant
construction and smooth low level 360degree symmetrical
LED
Round series of architectural bollards
illumination with available cutoff optics
rornec
The OceanWalk
Round is an excellent choice for walkways
entrances promenades plazas courtyards driveways and
landscaped areas
CONTACT US
Find
out how
Lighting
can
Visionaire
customize your
fighting selurnns contact
us
a
2fRl
Lens Clear high impact resistant acrylic with silicone
gasketing for a weathertight seal An internal light shield
is available
Housing 8 diameter extruded aluminum housing Heavy duty
cast aluminum base plate concealed within shaft is designed for
standard anchor bolt mounting to a concrete base 378 x 12
galvanized Anchor bolts Optional Vandal Resistant Base
Specification Sheet
CF HID
available for 8model
Finish Durable Quali Guard textured thermoset polyester
powder coat Available in a selection of architectural or custom
colors Finish is guaranteed for two 2 years
Optics Choice of specular aluminum parachne reflector
aluminum stack louver or 45 cutoff grill provides symmetrical
Type V light distribution
a
I
4
Lamp LED
High lumen output VisionBarr LEDs are utilized
offering a minimum estimated life of 60
000 hours CF
Compact Fluorescent source available in 26 to 42 watts HID
50 to 100 watts offered including a Pulse Start Metal Halide
option for superior efficiency lumen maintenance and color
rendition
Ballast LED
A high performance LED driver operates at 120
thru 277 volts 50 to 60 Hz with a 90 power factor and is
rated for 40 C operation CF
A high performance electronic
transformer operates at 120 thru 277 volts 50 to 60 Hz with a
90 power factor and is rated for 20 C operation HID
Premium HPF regulating autotransformer available in High
Pressure Sodium or Pulse Start Metal Halide
IES FILES
htm
http www
comproductsbollardsoceanwalkround
visionairelighting
14
2
2011
LAMPS PLUS Print Product Photos
Page 1 of 1
LAMPS
F3
SL
Bayport Collection Dark Sky 10 1
4 High Outdoor Wall Light M5913
The Bayport Collection of exterior lighting offers subtle handsome styling This design was
created according to Dark Sky standards for preserving the nighttime environment Bayport
lights offer casual charm with a seaside feel This outdoor wall light features a bronze finish
Illuminate your outdoor spaces with this simple distinctive fixture
Bronze finish
Dark Sky compliant
Takes one 100 watt bulb not included
10 1
4 high
11 wide
Extends 13 1
2from the wall
In Stock
Compare at 134
99
Item Ships in 1 to 2 Days
This Item Ships FREE
LAMPS PLUS Price 89
91
http www
com
LampsPlus
1800 7821967
Offer applies only to shipments made to the 48 continental US States
THIS IS THE NEW TYPE B FIXTURE WHICH REPLACES THE PREVIOUS TYPE B
FIXTURE THAT IS SHOWN EARLIER IN THIS PDF
THIS IS ALSO TO BE USED AS THE NEW TYPE J FIXTURE
http www
htmisprintoutproductPrintProductPhotos
com
lampsplus
aspx ShortSKU M5
24
6
2010
Wall
Type
downlight luminaire
BEGA Product
Housing Three piece diecast aluminum supplied with universal
mounting bracket for installation over a 31 or 4 octagonal wiring box
A round rotation plate allows the housing to be precisely
leveled
or rotated after installation Swivel
adjustment from horizontal
arm
allows for
up
to 12 tilt
Project
Voltage
Color
Options
Modified
Enclosure Tempered clear glass 1
4 thick retained by one piece die
cast aluminum step baffle frame secured by stainless steel screws
threaded into stainless steel inserts Internal full semi specular optical
system Fully gasketed for weather tight operation using a molded
silicone rubber U channel gasket
Electrical Lampholders Incandescent are medium base porcelain with
nickel plated screw shell supplied Incandescent rated 600V Available
120V only
Finish Available in four standard BEGA colors Black BLK White
WHT Bronze BRZ Silver SLV To specify add appropriate suffix to
catalog number Custom colors supplied on special order
UL listed suitable for wet locations Protection class IP54
r
9
a
Lamp
538
6535
1
75W PAR 30
Lumen
1050
A
8
4 7
CD
6
3
Wang
box
538
Small opening wiring box included
BEGA
10
Updated 7
1000 BEGA Way
com
Carpinteria CA 93013 805
684 0533 FAX 805
5669474 www
bega us
Copyright BEGAUS 2010
61
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Development - City of Aspen

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