HomeMy WebLinkAboutminutes.apz.20080603Aspen PlanninE & ZOninE Commission MeetinE Minutes June 3, 2008
COMMENTS ............................................................................................................ 2
RESOLUTION #21 ................................................................................................... 2
DECLARATIONS OF CONFLICT OF INTEREST ............................................... 2
934 SOUTH MILL STREET 8040 GREENLINE REVIEW ................................... 2
800 ALPS ROAD 8040 GREENLINE ..................................................................... 3
201 SOUTH 7TH STREET MAP AMENDMENT ................................................... 6
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Aspen Planning & ZOriiDg Commission Meeting Minutes June 3, 2008
Brian Speck opened the regular meeting of the City of Aspen Planning & Zoning
Commission at 4:35 pm in the Sister Cities Meeting Room. Commissioners
present were Dina Bloom, Cliff Weiss, Michael Wampler, Jim DeFrancia and
Brian Speck; excused were Stan Gibbs and LJ Erspamer. Staff in attendance were
Jim True, Special Counsel; Trisha Nelson, Engineering; Jennifer Phelan, Jason
Lasser and Errin Evans, Community Development; Jackie Lothian, Deputy City
Clerk.
COMMENTS
Jennifer Phelan noted there was a site visit for the hospital for the next meeting
June 17`h at 2pm.
RESOLUTION #21
Brian Speck noted there was a commendation for Dylan Johns who skillfully
served on the City of Aspen Planning & Zoning Commission member and
chairperson. The commission applauded Dylan Johns.
DECLARATIONS OF CONFLICT OF INTEREST
Cliff Weiss stated there were emails regarding the 201 South 7`h Street from people
who he works with on the entrance to Aspen; he has no financial doings with them.
PUBLIC HEARING:
934 SOUTH MILL STREET 8040 GREENLINE REVIEW
Brian opened the public hearing for 934 South Mill Street. Jason Lasser stated that
this was parcel 5 Top of Mill Subdivision PUD. Lasser stated this was a single
family residence with an ADU; the 8040 was the elevation line. Lasser said the
development in these areas was subject to heightened reviews to reduce impacts on
natural water shed, surface run off, minimize air pollution, reduce the potential for
avalanche, slope rock fall and mudslide and aid in the uses. Lasser said also to
ensure that utilities were available and there was minimal disturbance to existing
terrain and natural land features.
Lasser said there was a constricted access easement due to an adjacent parcel so
they were asking to push their building back within 5 feet of the setback and
building orientation because of the curved street. Staff recommended approval of
those residential design standards as well as the 8040 Greenline.
Sunny Vann clarified the application was submitted on the Planning Director's
sign off and since the applicant had to come to P&Z for the 8040 Greenline they
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Aspen Planning & Zoning Commission Meeting Minutes June 3, 2008
also brought the design standards variance requests. Vann requested the resolution
include the vesting rights status.
Cliff Weiss asked if there were 5 or 10 foot side yard and rear yard setbacks. Vann
replied the drainage easement accommodates a drainage pipe as installed for the
future of picking up drainage off of Aspen Mountain. Vann said the improvement
survey shows a 5 foot setback that was in place when the subdivision was
approved.
No public comments.
MOTION: Jim DeFrancia moved to approve Resolution #18, series 2008 as
presented by staff for the 8040 Greenline Review and the Residential Design
Standards for 934 South Mill Street including adding the vested rights section.
Seconded by Mike Wampler; roll call vote: Weiss, yes; Bloom, yes; Wampler, yes;
DeFrancia, yes; Speck, yes; all in favor, APPROVED 5-0.
PUBLIC HEARING:
800 ALPS ROAD 8040 GREENLINE
Brian Speck opened the public hearing for the 8040 Greenline Review for 800
Alps Road. Errin Evans stated that the applicant proposes to redevelop the lot at
800 South Aspen Alps Road; there was currently a single family dwelling there
now. Evans said the lot is considered to be in an environmentally sensitive area
and subject to review of impacts on the natural water shed, surface runoff, air
pollution, potential for avalanches, transitions to the forest and other matters
considered suitable for the compatible design, minimizing disturbance to
vegetation and natural land features.
Evans said there were several concerns with this application that need to be
resolved prior to issuance of the building permit; how height is determined relative
to the existing and natural grade. The new structure has been designed to mimic
the natural slope of this site and the proposed structure does meet the requirements
of the residential design standards. The city engineer said this was located in a
designated avalanche and land flow area. If the commission approves this project
the following recommended condition that all parking will be required on the site,
all approved landscaping plans, tree permits, tree and native plants and erosion
control fences will be required with the application at the time of building permit.
The applicant is required to provide the drainage, erosion mitigation plan to the
Engineering Department. The engineering assessment of the road that was
previously submitted must be approved; a wildfire mitigation plan must be
Asaen Planning & Zonine Commission Meetine Minutes June 3 2008
submitted to the Fire Department. Staff recommends approval of the 8040
Greenline Review.
Cliff Weiss asked that in 1987 the floor area ratio was limited to 3800 square feet,
how much has changed in the R-15 Zone District. Evans responded that the square
footage was still limited. Jennifer Phelan stated that floor area was a net number
not a gross number when building; if there was a savvy architect there were a
number of exemptions in the land use code. Weiss said this was a 10,000 square
foot house in a 3800 square foot zone.
Stan Clauson said the staff presentation was thorough and the recommended
conditions of approval were not at issue; some of those conditions have been
satisfied. Clauson stated that a letter from Yeh and Associates (Exhibit 1) was
submitted; they were an Engineering Firm for the monitoring of the roadway.
Clauson stated that this house will sit back on the lot and step into the hill.
Clauson said the floor area is limited to 3800 square feet as defined and does allow
the subgrade areas. Ron Wolfshire, architect, showed the floor lines for the
subsequent lower floors; there was one completely subgrade space and the next
level up is walkout from the front, the second floor utilized the first floor roof as a
patio and the only floor that was completely above grade was the master suite level
on the top.
Mike Wampler asked about the grading and the lot had been apparently dug out
and so it's below grade already and you are going in from there. Stan Clauson
answered no actually the current lot configuration has involved cutting into the
slope and building out of the land to create a large flat area. Clauson said they
have established the original grade by interpolating the contours using USGS maps
and other historic maps going quite back before there was development on site and
the historic grade will be re-established and the building will sit into the historic
grade.
Weiss asked Engineering if this area was unsuitable. Trisha Nelson responded that
Engineering hasn't received a complete set of plans and so there were conditions
placed on this for erosion control, the grading analysis which would be part of the
submittal package. Weiss asked if the code changed from 1987 about FAR and
basements. Phelan responded that it had not changed with regards to basements.
Mike Wampler said that he was surprised that you could put 10,000 feet into 3800
but on the other hand if you are that creative and there are so many loopholes there
wasn't much that the commission could do about it.
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Aspen Planning & Zon1nQ Commission Meeting Minutes June 3, 2008
Public Comments:
1. Pamela Cunningham introduced John Corcoran the new manager of the
Aspen Alps and the Aspen Alps has retained her as a consultant. Cunningham said
that the commission's concerns were very much the Aspen Alps concerns.
Cunningham stated that this was a private road; this road is not designed in its
current shape for construction traffic. Cunningham distributed photos that she took
throughout the winter of the other project that showed the parking on Aspen Alps
property; there were 5 accidents on the Aspen Alps Road (4 were construction
vehicles). Cunningham urged the commission to work with the Aspen Alps on
those agreements prior to approving.
Jim DeFrancia asked the applicant if they had an objection to developing a
construction management plan in coordination with Aspen Alps. Clauson replied
the City of Aspen does require a construction management plan and they would be
happy to consult the Aspen Alps. Clauson stated there was a clear condition that
all parking will be required on site; this house is setback further. DeFrancia stated
the Aspen Alps concerns need to be respected.
Cliff Weiss stated that this was one tough road and voiced concern for the house
that was currently under construction and this house has a lot of square footage.
Weiss said if you count the bedrooms that's a lot of cars driving up that road.
Weiss said that he did not think 10,000 square foot houses were appropriate in this
part of town and this was an environmentally sensitive area.
DeFrancia agreed with Cliff about the size of the house but was forced to look at
what the code allows. Weiss said this was an enormous house that sits almost
directly under the gondola; there were trail systems all through there. Weiss said
the commission is allowed to consider if this development is appropriate for the
area.
Clauson said with respect to the floor area it is conforming to the land use code in
the manner of measurement. Clauson said that if the construction traffic does have
an impact then they will have to mitigate.
MOTION: Jim DeFrancia said that the concerns that have been expressed about
the size and moved approve Resolution #19 series of 2008 with the conditions for
the 8040 Greenline Review for 800 South Alps Road also known as the Moses Split
Lot 1. Dina Bloom seconded. Roll call vote: Wampler, no; Weiss, no; Bloom, yes;
DeFrancia, yes; Speck, yes. APPROVED 3-2.
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Ashen PlanninE & ZOn1nE Commission MeetinE Minutes June 3 2008
PUBLIC HEARING:
201 SOUTH 7TH STREET MAP AMENDMENT
Brian Speck opened the public hearing. Errin Evans stated that the applicant
requested to annex the property at 201 South 7`h Street into the city; the lot
currently consists of a single family dwelling. Evans said that according to state
statute a resolution of substantial compliance was approved by Council at public
hearing on Monday, Apri128, 2008. Evans said the applicant is requesting
recommendation for approval for a zone district designation of moderate density
R-15. Evan said that currently the lot is surrounded by residential uses in the
moderate density R-15, low density residential R-30, residential multifamily RMP
and affordable housing AH.
Evans said the property was currently compliant with the surrounding
neighborhood; if the property was annexed and zoned R-15 under City regulations
the maximum development on the lot would consist of 2 detached residential
dwellings within the City boundary. Evans stated the subject lot is included in the
urban growth area in the aspen area community plan; annexing this lot would allow
the city to add to the trail network by gaining a trail along the front of the lot and
adding more sidewalks improvements to the city inventory. Staff recommends
approval of the zone district of R-15.
Evans noted the issue was not the annexation with P&Z. Jim True said the issue
was what zone district to designate the property.
Cliff Weiss asked why it was in the interest of the city to annex this property.
Jennifer Phelan responded that was up to Council to determine; the future potential
revenue benefits. Phelan said that water and sewer are already served to the
property by city utilities.
Sherry Sanzone, Mike Shook and Yanz from Bluegreen architects were present.
Sanzone said they were in general agreement with the staff; this was a two part
application, the second part was the annexation with council. Sanzone said their
client, Bruce Weiner, bought this property because of the proximity to the Hopkins
Avenue pedestrian and bikeway and the bridge over the river. Sanzone noted this
property was located on a city owned and maintained street.
Weiss asked if they change from 4470 square feet that is currently built on the
property if annexed they have the possibility of 6485 square feet. Phelan
responded that an annexation was a negotiated process so both parties need to
agree to this potential and some of these issues will be debated at council.
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Aspen Planning & Zoning Commission Meeting Minutes June 3, 2008
No public comments.
MOTION.• Jim DeFrancia moved to approve Resolution #20, series 2008 for the
application for R-1 S zoning for the property located at 201 South 7`~ Street;
seconded by Mike Wampler. Roll call vote: Bloom, yes; Weiss, yes; Wampler, yes;
DeFrancia, yes; Speck, yes; APPROVED 5-0.
Discussion of the motion: Cliff Weiss stated that the R-15 zoning at a 6500 square
foot above ground is a very large building and there was a lot of affordable housing
in the neighborhood. Weiss said that he will vote for the approval of this rezoning
but he was concerned with the large buildings in this area.
Adjourned at 6:15 pm.
ckie Lothian, Deputy City Clerk
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