HomeMy WebLinkAboutagenda.apz.worksession.20090728AGENDA
JOINT WORK SESSION
CITY OF ASPEN PLANNING AND ZONING COMMISSIONS &
PITKIN COUNTY PLANNING AND ZONING COMMISSION
Sister Cities Meeting Room
130 S Galena
Aspen, Colorado
July 28, 2009
4:30 PM WOKKSESSION
1. Review of the Aspen Area Community Plan update
a. Review Environmental Quality Draft - 1 hour
b. Review of Housing Draft, continue Housing discussion - 1 '/z hours
7:00 PM ADJOURN WORKSESSION
MEMORANDUM
TO: City of Aspen Planning and Zoning Commission; Pitkin
County Planning and Zoning Commission
FROM: Jessica Garrow, City Long Range Planner
Ben Gagnon, City Special Projects Planner
Ellen Sassano, County Long Range Planner
THRU: Chris Bendon, City Community Development Director
Cindy Houben, County Community Development Director
DATE OF MEMO: July 23, 2009
MEETING DATE: July 28, 2009, 4:30pm in Sister Cities
RE: AACP Update: Environmental Quality /Housing
RECAP FROM PREVIOUS MEETING: The P&Zs met on June 23`a, where they continued
the review of the Housing chapter. The meeting summary from this meeting is attached as
Exhibit A.
The P&Zs met on July 14`x' to review a draft of the Environmental Quality section. At that
meeting the group reviewed most of the chapter. The group agreed to complete Environmental
Quality and Housing before moving onto the next topic, Economics. The group agreed to review
Economics and then Managing Growth.
REQUEST OF P&Zs: No formal action is requested at this time. The meeting is devoted to
finalizing the review of the Environmental Quality draft and beginning the review of the Housing
draft chapter.
DISCUSSION: At the July 14a' meeting the P&Z completed a number of sections in the
Environmental Quality chapter. There were some questions the P&Zs had, and Staff has
contacted the applicable Environmental Quality Resource Experts and their comments are
included in the revised draft (Attachment B). The P&Z did not begin review of the Renewable
Energy, Water, Weed Management, or Wildlife & Wildlife Habitat sections. The Environmental
Quality draft uses "track changes" to indicate the areas where staff and the resource experts
amended the document. Any additions are in ¢reen underline and any deletions aze in red
~~-"-~. There are some comments from staff and the resource experts, which aze in
"bubbles" on the side of the page.
Staff has been keeping track of all the linkages identified to date for this and the other chapters.
So Far, the P&Zs have identified Growth and Transportation. as linkages to the Environmental
Page 1 of 2
Quality section. Staff plans on adding the linkages to each chapter in the final drafting to ensure
the document is internally consistent.
Staff has also created a draft Housing chapter as a starting point for P&Z review. In addition to
writing a Vision Statement and Philosophy section, Staff has broken the Policies and Action
Items into the following sections:
1. Healthy Workforce
2. Community Diversity
3. Buy-Down Program
4. Private Sector Mitigation
5. Accessory Dwelling Units
6. New Construction
7. Role of the Public Sector
8. Sustainable Inventory
9. Affordable Housing Target
Staff would like feedback from the P&Zs indicating if these are the correct categories, are there
additional categories, etc. Staff incorporated the past P&Z discussions on Housing into the draft,
and has gotten feedback from the Resource Experts on wording, additional items, etc. Staff has
asked the Housing Resource Experts to arrive at 5:30 for the review of Housing.
ATTACHMENTS:
Exhibit A: Summary of 6/2 and 6/23 discussion on Environmental Quality and Housing
Exhibit B: Revised Draft Environmental Quality Chapter
Exhibit C: Draft Housing Chapter
Page 2 of 2
Meeting Minutes from 6/2 & 6/23 P&Z Meetings
July 28, 2009 P&Z Packet
Summarv of Joint Planning and Zoninc Commissions Meetine
Sister Cities Room /June 2, 2009
The following is not intended to serve as minutes of the 6/02/09 meeting, but to summarize areas
of consensus and discussion on major issues.
Regarding the Environmental Quality topic it was agreed that:
1. Staff will prepaze a redlined version of the Environmental Quality Goal Statements &
Action Items, which will include comments received from experts, for the packet;
2. P&Z members will transfer their handwritten comments and proposed revisions to the
Goal Statements & Action Items directly to the blog, or send redlined word or pdf
documents to Jessica, who will compile the comments for the packet;
3. The first hour of each meeting will be devoted to reviewing the "blog draft" of the goal
statements and action items from the topic reviewed at the prior meeting.
4. Resource experts for the new topic scheduled at a particular meeting will be asked to
arrive one hour after the start of the meeting to allow time to review the Goal Statements
and Action Items of the topic reviewed at the previous meeting.
Housing Discussion
The group discussed items from the 2000 AACP that should be carried forward. These included:
• "Our healthy mix of people with different economic conditions has made Aspen a vibrant
place. Our housing policy should bolster our economic and social diversity, reinforce
variety, and enhance our sense of community by integrating affordable housing into the
fabric of our town. A healthy social balance includes all income ranges and types of
people. Each project should endeavor to further that mix and to avoid segregation of
economic and social classes by project." (Page 25, Philosophy section of Housing
chapter)
• "A buy-down program that preserves the existing housing stock for working residents
must accompany new affordable housing production." (Page 26, Philosophy section of
Housing chapter, italics have been added by P&Z to original quote)
• "Encourage Buy-Downs. Study ways to provide Affordable Housing without new
construction such as grants and other assistance programs for buy-downs and deed
restrictions of existing units." (Action item 70)
There was some discussion on whom we should be housing - is it any worker, workers
associated with tourism or another industry? The group discussed if housing should be primarily
for workers, of if the program should strive to house different "sub-groups" (like young
professionals, families, etc). The group concluded that the housing program should be targeted
at workers, and agreed to the following statement in relation to this discussion:
• Housing should.be provided for a broad spectrum of all workers that make the
community function. At a minimum, housing types should be provided to meet the
demand proSles that we have today.
The group discussed the "Quality-Quantity" spectrum and agreed that it is possible. to satisfy
both. The group agreed that:
Page 1 of 4
Meeting Minutes from 6/2 & 6/23 P&Z Meetings
July 28, 2009 P&Z Packet
Housing should be compatible with the scale and character of the neighborhood, at
the same time optimizing density on site to the extent it realistically fits the
character of the site and neighborhood.
Housing should emphasize functionality and durability/longevitywith afocus on
energy efficiency and safety factors.
The group also discussed a number of issues that consensus was not reached. The group would
like to discuss the following items at the next meeting.
I. What is the ultimate goal? Are we trying to reach a percentage (like the 1993 AACP) or
a number (like the 2000 AACP). There was discussion of the merits of each, which lead
to the idea that all new development should mitigate at 100% so that no new harm is
created.
2. What is considered "new" development? If we say that 100% mitigation on "new
development" is the new standard, what does that mean?
3. Consider the growth implications of building more and more housing. Are there carrying
capacities in terms of quality of life that we should be adding to the housing/growth
discussion?
4. Should we (the public sector) put the burden on the free market to figure out how to
house their employees, and get out of the housing business?
5. Where should housing be located? Some felt that housing should be located anywhere,
others wanted to ensure that housing is not segregated to one place.
6. What standard should affordable housing be held to when it goes through a land use
review and is developed? Is it okay that free-market and affordable housing aze
sometimes held to different standards, or should there be more pazody?
7. Address public vs private development of affordable housing.
8. Should there be an entity created to manage private/public housing partnerships to make
housing development projects efficient and financially viable?
9. Address pros and cons of production of rental vs sale units.
Page 2 of 4
Meeting Minutes from 6/2 & 6/23 P&Z Meetings
July 28, 2009 P&Z Packet
Summary of Joint Planning and Zoning Commissions Meeting
Sister Cities Room /June 23, 2009
The following is not intended to serve as minutes of the 4/07/09 meeting, but to summarize areas
of consensus and discussion on major issues.
Review of Environmental Quality
There was consensus to hold a meeting on June 30 to go over the goals and action items.
How the AACP will be used
There was consensus that the action items need to provide specific direction to take future action,
whether it be amending land use codes and building codes or setting budget priorities and work
programs. Action items should include what agency/department is responsible.
The ADU Program
The group agreed that the ADU program is not working well, and an Action Item is needed for a
comprehensive re-evaluation of the ADU program. There was concern that most ADUs are used
as bedrooms or guest "cottages." Is there some kind of incentive that would encourage people to
rent them out?
A Buy-Down Action Item
The group agreed that while previous AACP's have talked about buying down existing
buildings, an Action Item is needed to create a comprehensive buy-down program that makes
sense and sets priorities. The study should address concerns about buying one unit in a Free
market building, where assessments can be too costly.
The Enforcement issue
Some wanted better enforcement to make sure people in affordable housing are eligible for it.
Resource experts said they have ramped up enforcement in recent years, but when they have
asked for more enforcement authority and manpower, Council has not approved it. Resource
experts said this is not as big a problem as it is perceived to be.
How much housing is needed?
The group agreed that we can't build our way out of the problem, that a workforce retiring in
affordable housing, gentrification and high costs downvalley are making it hard to make real
progress. Some weren't sure if they wanted a specific goal for a number of affordable housing,
but the consensus appeared to favor some kind of number as a goal for additional units, or an
affordable housing cap that's based on an overall target population number, including pillows.
Mitigation for development/redevelopment
There was consensus to impose 100% mitigation for development and redevelopment. However,
there were several related suggestions, including:
• It should be built on-site;
• Developers should buy down existing units so as not to further escalate
development;
Page 3 of 4
Meeting Minutes from 6/2 & 6/23 P&Z Meetings
July 28, 2009 P&Z Packet
The 100% rate could be lowered if applicant provides other community benefit.
Role of the public sector
Consensus was not cleaz, but there appeared to be support for the public sector partnering with
private sector groups to build some number of units. There was agreement to explore ways to
accommodate smaller businesses as well.
Why is affordable housing important?
The group had a discussion on this general topic, agreeing that affordable housing makes for a
strong community. The group then came up with "indicators" that help define what a "strong
community" looks and feels like, and what a weak community looks and feels like. Descriptions
included:
• Community is fostered by year-round residents; without a strong community we'd be a
ghost town in the off season. The people who do visit in off-season enjoy it because of
the local community that's here. The experience of tourists here is more genuine because
of our year-round community, it's a more authentic experience in the bazs, on the lift.
• Volunteerism is strong; I see us step up to the plate when we have to. So many people
want to live here because it is a town with the volunteer fire department, the schools, the
vibrancy that other resort towns don't have.
• There is a sense of community to the degree that the lights are on. You know your
neighbor, you engage with people, you know people on the street, you're comfortable
engaging on the street. We need places to congregate: La Cocina was a place like that and
it was a big loss to the community. The skate pazk is on that list of places more likely to
be used by locals, it's one of those gathering places.
• There's interest, there's involvement, there's passion and strong opinions and a lot of
perspectives. People care about the future. Nine people run for two slots on Council. A
lot of other towns aze politically stultified. People feel they have a stake. People are
willing to give something and get something back. Community is communal, it's two
ways.
• A strong community is integrated with a lot of social and economic diversity. The
seasonal element brings diversity in workers and visitors, including a real international
flavor.
• A strong community means you can have lasting relationships. Every now and then
someone leaves. A lack of community would be if I felt like I was surrounded by really
transient people. A strong community is about having peers, whether you're a local
business owner or amanager -- we can talk about our experiences.
• A strong community is seeing children and families around. It's when local institutions
like the school and the hospital aze supported, when a new high school football team is
started after 15 years without one, when adult recreation programs are jam-packed after 5
pm.
• Housing is important for the local economy to function, so services can be provided
efficiently -especially emergency services. Nobody wants to live in or commute to a
ghost town. It's a place where you can afford to retire.
Page 4 of 4
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