HomeMy WebLinkAboutminutes.apz.19751204RECORD OF PROCEEDINGS 100 Leaves
FgiM f0 C. f. XOEtY. EI B. B. 8 L. CO.
Study Session Aspen Planning and Zoning Commission December 4, 1975
Meeting was called to order by Chairman Jack Jenkins at 5:15 p.m. with members
Mike Otte, Roger Hunt, Chic Collins, and Brian Goodheim present. Also
present was City/County Planner Bill Kane; Hal Clark and John Stanford of
the Planning Department.
Downzoning Kane mentioned that the Planning and Zoning are having a
study session on the recommended zoning amendments for
the City of Aspen. One of the proposed changes is to
reduce grocery stores from 20,000 sq.ft. to 12,000 sq.ft.
Stanford is going to explain the amendments which the
Planning Department are recommending and then there
will be discussion.
Stanford presented a slide show. The reason for the
slide show was to show Planning and Zoning what the
Planning Department perceives being the reason for a
request for a further downzoning.
First group of slides - buildings which have been approved
during the last year that are under construction or
will eventually be under construction. The slides were
of the Durant Mall Building which, at present, has a
floor area ratio of 2:1 and under the zoning change which
is being proposed is twice the size that would be allowed
in that particular district. The present proposal would
be a FAR of 1: 1. The problem is the impact of parking
that it will have with City Market also being there.
The Bergman Building-the impact that it will have on
single family house next door.
Second group of slides - sites that have potential floor
construction of office or commercial uses. These slides
were of the lot west of the Isis, three victorian houses
or cabins to maybe used for City Hall office space, Hyman
Brand Building next to Alpine Jewelers, the Ski Corp
property north of Rubey Park, the Sinclair Site on
Cooper and Galena Streets which the City may purchase to
be the focal point for the Mall design, the Wienerstube
garden which if the City purchases will create the
highest point of identity, and the Trueman property
recommended for a food store.
Third group of slides - the sites have not been looked
at but is possible for expansion are existing buildings
in the commercial core and C-1 district such as Aspen
Sports, expansion onto the Aspen A's, extend the Durant
Galena Building.
Fourth group of slides - sites of certain lodge areas
to be downzoned. These slides were of the residential
area east of Concept 600 Building zoned multi-family
and we are recommending that it be zoned R-6; area
behind present bus'system, where old Riverside Trailer
Park used to be-recommending it be zoned R-15 and is
presently zoned R-6; The Aspen One project which is
adjacent to Rio Grande Site-City would like to acquire
this site, it is zoned R-6 and proposing it be zoned
R-15; Lakeview edition-west of Mill Street on other
side of Trueman property, presently zoned R-6 recommending
area be zoned R-15; Oaklahoma Flats presently zoned
R-15 and have petition from residents of Okalahoma
Flats to have it zoned R-30 mandatory PUD; east side of
town between Hopkins and Hyman both sides of Hyman
Street adjacent to river, presently zoned multi-family
recommedning it be zoned to R-6; area west of town at
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fOgM )p L. F. NOf LK EL 0. 0. 9 L. CO. RECORD OF PROCEEDINGS 100 Leaves
_Study Session Aspen Planning and Zoning Commission December 4, 1975
Downzoning c) commercial-Lodge-presently the Aspen Square
(cont'd) Building, the North of Nell Building, and a portion of
the block immediately south of Rubey Park towards the
mountain from Rubey Park; recommending they are built
up and only remaining land is small amount of land
south of Rubey Park and at that location we are
recommending present floor area ratio is 2:1 and we
are recommedning that this be reduced to 1.5:1 in
this area down here.
d) neighborhood commercial area-block where there is
the City Market, Durant Mall Building; recommending
that the present floor area ratio which is 1:1 be
reduced to .5:1
e) Service/Commercial/Industrial-remaining portion
of the Trueman property; recommending floor area ratio
be reduced from 2:1 down to 1:1
f) The present code excludes sub-basements, basement
storage areas in CC and C-1 and basement parking in all
the districts from the floor area calculations and we
are recommending that these items be included in the
FAR calculations which means the basement parking in the
Durant Mall Building would be included in the FAR as
opposed to it being excluded.
2) District and District Boundary Amendments-relates
to Office District
a) Office-1 District-located immediately west of the
commercial core and another Office-1 District located
between Spring Street and Original Curb and Original
Street. Recommending that we develop a new office
district. Stanford mentioned the Aspen Savings and
Loan area which has vacant land and has single family
homes of victorian character. The same is also true
between Spring Street and Original Street. The intent
of new office district would be to provide for the
establishment of offices and associated commercial uses
in such a way as to perserve thevisual scale and character
of formerly residential areas that now are adjacent
to commercial and business areas and along Main Street
and other high volume thoroughfares. The Permitted
Uses--Single family, duplex and multi-family residences,
professional and business offices. Conditional Uses--
Art, dance or music studios, museums and morturaries,
library, day care centers, restaurants and boarding
houses if located in a structure which has received an
H, Historic Designation, and adequate parking is provided
on site with access from an alley. Stanford mentioned
that this condition does exist in Office-2 district
which goes along Main Street. Council requested this
in order to preserve the character of Main Street.
b) With regard to the area and bulk requirement of
the new office district the Planning Department is
recommending the same as in the R-6 District which is the
same as the residential district like in the West end
and along Main Street. The Intent is to respect the
scale of the Victorian and holder of the single family
homes.
c) There will also be an enlargement of the Office
District. The Planning Department is recommending that
the area off of Mill Street, The Oden Property, which
is about 1/2 a block behind the Hotel Jerome; be zoned
Office. It is presently neighborhood commercial.
3) Height and Setback Amendments
a)Commercial C-1-east of the commercial core reducing
the height limit from 40' down to 32'
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RECORD OF PROCEEDINGS 100 Leaves
FOgq 1e C. F. xaE CN EL B. 8.9 l G0.
Study Session Aspen Planning and Zoning Commission December 4, 1975
Downzoning Stanford mentioned an exercise which was done in order
(cont'd) to limit areas on the west end where the Planning
Department felt the R-6 should be reduced to R-15.
The area is adjacent to City limit line area north of
where the Parlour Car is. Main Street bisects the O-2
district and the Planning Department is recommending
that Main Street, Papecke Park, Hopkins and Hyman,
Seventh Street that instead of R-6 bisecting them that
R-15 bisect them.
Hunt questioned the R-15 versus the R-6 along the old
right-of-way if that is reasonably single ownership
where it could be R-15 PUD or are we talking about
just R-15 there.
Stanford mentioned that the O-2 district extends from
alley to alley on Main Street. When they looked at the
land use they came up with the pattern of uses with the
(Stanford used a color coded map which can be seen in
the Planning Department) red being commercial. Identified
the Ice Gardens be commercial. Pointed out the location
of the Parlour car restaurant. There are a number of
lodges along Main Street, however scattered throughout
the area and this area, under Ordinance ;~19, Series
of 1973, tends to be the mixed residential area. In
that area we have multi-family, single-family as
well as lodging and even some offices. The yellow
represents the single faraily, the grey represents
vacant land and there is a considerable amount of
vacant land. Given the ownership land would lend the
City into an R-15 situation. So given the two elements
of information and property ownership of landuse we
are recommending that the R-15 follow this configuration
along the City limit line with Mandatory PUD.
Stanford said that there is a justification for reducing
the floor area ratio of the neighborhood commercial
zoning district. The Planning Department feels that
the floor area ratio of a neighborhood commercial is too
much in order to meet the requirements per code. There
would have to be multi-level parking, which is not
consistent for neighborhood shopping.
Kane felt that the FAR that we have now, the site will
be overwhelmed by parking and buildings. The existing
FAR is a heavy urban thing; it covers the whole site
with parking and building and to be more consistent
with the neighborhood setting should cut down the FAR
of the building which then cuts down the parking
requirement and will then cut down the amount of building
coverage and parking coverage. Thus there will be
more open space and landscaping. Kane also mentioned
that because of the combined parking with the Post Office
the full requirement for parking will not be enforced.
Kane mentioned that the FAR of the building is set at
the ratio 1/2 of the lot area so parking that it generates
is approximately half and the open space will go up.
Jenkins response was that we will never get a neighborhood
commercial in that area. Jenkins said that he didn't
understand because on the same piece of land that has
a given value to it; and you're talking about the West
end routine it has a value of residential and he feels
that he has to have tha much open space and tha much is
not economically a possibility. Kane felt that that
is an economic statement and we are not in a position
to deal with that.
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pros aq TTTM sgonpozd auq puE zaTSaa si ssaooE buTxzed
auq azauM zaquao buiddous auq oq ob TTTM aTdoad auq
si uaddEu TT?M gEuM 'zanaMOg •anau ~Tquasazd art gEuq
sgaxza~ auq uEuq zadaauo pros puE aTgauTEgqo zaisaa aq
uEO gEuq s~agi apinozd uEO gEuq gaxzE~zadns E aq azauq
gEuq azauq uMOp ob oq xaTd~oo TEiozaunuoo qaa; azanbs
000'SL SMOTTE gEuq buiuoz ;o puix gEuq si azauq aouis
puE buzuozuMOp auq ugzM gxaquoo uT ~gzadozd uE~anzy
auq gnogE butxTaq uaaq anEu auq gEuq pauoiqua~ agqp
•~giTEnb zo; dEd oq anEu nod aozzd auq si
gEuq 'Snug =UOTgEOOT gEuq qE SaM buixzad ;T burpTinq
zaggaq a aq pTnoM qT gEuq qTa; ~iaupoo~ •a~iq zagaT
a qE gTinq aq TTTM qT gEuq si anTgauzagTE PzTuq auq
zo qno pTznq ui uotgonpaz auq ugzM agEioossE oq squat
zaubTU abuEuo puE buipTinq auq pTTnq dTanigaTnoads TTTM
zadoTanap auq zo gsoo puET szu ut uozgonpaz E axaq
oq anEu zaugia TTTM buidnq uoszad auq 'alas zo; puET
gEuq anEu qubi~ ouM auoamos uo pasag •pazaMOT buzaq
si dgzadozd auq ;o Taap oz~ouooa aqq si auop buiaq si
gEuM agis auq uo buTxzEd ugTM pagaTOOSSE gOEd~T auq oq
paonpaz si buipTinq a ui ~K3 auq ;i gEuq qTa; ~iaupoog
(p,quoo)
buiuozuMOa
SL6T '6 zaq~aoaa uoissiunuo~ buiuoZ puE buiuuaTd uadsy
RECORD OF PROCEEDINGS 100 Leaves
iBRM W C. F. XOEC Y.EL B. B. R L G0.
Study Session Aspen Planning and Zoning Commission December 4, 1975
Downzoninq Collins mentioned that what will happen is the the
Cont'd) businesses will all come out to the periphery of the
downtown area; but we are trying to keep the downtown
viable, however the people are questioning where to
go in the downtown area if the parking is taken away.
Collins felt that by proposing to have residential
instead of office that it is an appropriate effect
because it will have less effect on it.
Jenkins questioned that by taking Rubey Park Parking
lot out of the parking lot program where will the
people park for the surrounding businesses.
Kane mentioned that on a peak day during the summer
there were 22,000 vehicles a day going across Castle
Creek Bridge. The cars were backed up on the commercia]
core for three blocks fuming, smoking, and throwing
dust and every parking space was taken on those days.
If anyone wanted to park near the commercial core
they would have to park about 4 blocks away anyway
because of the traffic.
Jenkins felt that if parking was not provided for the
commercial core, that it would upset the businesses
on the mall and people will then drive to the periphery
and do their shopping there; where they can be close
to their automobile.
Kane asked if we should accommodate people's need to
drive an automobile, or should we be willing to walk
an extra block and soon there will be a transit
program.
Hunt asked Kane to describe the parking plan they have
so far. Kane's response was they are evaluating the
parking demand from local residents and are evaluating
the total supply of on-street parking in the City of
Aspen for local use as much as possible. They are
trying to preserve a ring around the real heart of the
commercial core for high turn-over kind of parking.
The idea in the long u£'n"is to try to bias the supply
of parking for local people so that they can get into
the downtown and then try and deal with the increase
supply of tourists to a transit program. Hunt asked
if the streets are going to handle demand of parking.
Kane responded that their analysis is first they have
to analyse what the local demand is and then try to
allocate that demand on City streets as much as possibly
the excess demand will have to be accommodated on the
Rio Grande. Kane mentioned that if we go to 300
parking spaces another structure will have to be
put in and that will define what will be done to the
Rio Grande Property. The philosophy is to try to
handle local needs on the streets and at the Rio
Grande; and long range divert tourist auto trips. Kane
also mentioned the City won't be able to handle tourist
parking so may have to go to a permit type parking.
Hunt moved to adjourn; seconded by Dobie. Meeting
adjourned at 7:30 p.m.
~~ M. ym, puty City Clerk