HomeMy WebLinkAboutagenda.apz.worksession.20091027AGENDA
JOINT WORK SESSION
CITY OF ASPEN PLANNING AND ZONING COMMISSIONS &
PITKIN COUNTY PLANNING AND ZONING COMMISSION
Sister Cities Meeting Room, Aspen City Hall
130 Galena St
Aspen, Colorado
October 27, 2009
4:30 PM WORKSESSION
1. Review of the Aspen Area Community Plan update
a. Review of Managing Growth -Vision & Philosophy
b. Review of Managing Growth -Goals & Action Items
7:30 PM ADJOURN WORKSESSION
MEMORANDUM
TO: City of Aspen Planning and Zoning Commission;
Pitkin County Planning and Zoning Commission
FROM: Ben Gagnon, City Special Projects Planner
Jessica Garrow, City Long Range Planner
Ellen Sassano, County Long Range Planner
THRU: Chris Bendon, City Community Development Director
Cindy Aouben, County Community Development
Director
DATE OF MEMO: October 22, 2009
MEETING DATE: October 27, 2009, 4:30pm in Sister Cities
RE: Managing Growth & Economic Sustainability
SUMMARY: After the Planning and Zoning Commissions revised the Vision Statement
on October 13`h, the P&Zs agreed that staff would use the new Vision Statement to revise
and shorten the Philosophy statement.
The revised Philosophy Statement is attached as Exhibit A, to be reviewed by the P&Zs
at the October 27`" meeting. Some of Marcella's suggestions have been included in the
revision, but not all. Staff will project the statement on a screen so we can make changes
as necessary. We will provide hard copies of Marcella's comments for reference at the
meeting.
Staff is hoping to avoid overly specific wordsmithing in the interest of moving forward
with the process. These statements can be reviewed and revised again once we have an
overall draft plan.
Staff has also drafted Policies and Action Items for P&Z review, based on discussion to
this point. These have been adjusted somewhat compared to a previous draft, and are also
contained in Exhibit A. Ideally, we will begin a review of Policies and Action Items on
the 27th. Staff provided a number of exhibits as background information for the October
13`h meeting, and it may be helpful for P&Z members to bring those exhibits to the
meeting on the 27`x.
There was brief discussion on October 13`" regarding a new study staff had provided to
the P&Zs in August on future Residential Redevelopment in Aspen's residential
neighborhoods, and we are again providing that study as Exhibit B.
One item that was raised at the October 13`h meeting that has not been addressed in the
draft is an overall population cap. While there has been some discussion of this concept
throughout the P&Zs conversations on Managing Growth, no clear consensus has been
reached. Staff is prepared, if the P&Zs wish, to make a presentation and recommendation
on this issue at the October 27`h meeting.
ATTACHMENTS:
Exhibit A: Revised Vision + Philosophy Statements; Policies and Action Items
Exhibit B: Potential for Future Residential Redevelopment: City of Aspen
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Exhibit B
Potential for Future Residential Redevelopment: City of Aspen
In order to estimate future residential redevelopment in the City of Aspen, Community
Development Department staff conducted a sampling study in the summer of 2009, relying on
records from the Pitkin County Assessor's Office.
The study identified two criteria to determine the existing residential structures that are most
likely to be redeveloped and expanded. The two criteria were: the age of the existing structure
and the amount of un-built square footage allowed by the current Land Use Code.
Sampling Method & Margin of Error
Due to time constraints, staff was unable to evaluate each existing residential structure in the
City of Aspen, and instead relied on a sampling of single family residential parcels in the City of
Aspen. The single-family homes in the sampling study came from five zone districts: R-6, R-15,
R-15A, R-15B and R-30. (Staff had previously evaluated the build-out potential of residential
units in the commercial and lodging zone districts; this separate information can be found in the
Managing Growth chapter in the State of the Aspen Area Report.)
Due to time constraints, staff was unable to evaluate each existing single-family home in the City
of Aspen, and instead relied on a sampling of approximately fifty-percent (50%). This sampling
can be used to extrapolate an accurate estimate For the potential redevelopment of all single
family homes in the city with a 3.5% mazgin of error, according to Venturoni Surveys and
Reseazch, based in Dillon, Colo. The study sample was collected using a randomizing function
of the Excel computer program.
Potential for Du lexes
With the exception of R-15B, all residential zone districts allow for the redevelopment of single-
family homes into duplexes, if the size of the residential lot in question meets eligibility
requirements. The tables in this study include redevelopment and expansion potential for single-
family lots, as well as the potential for converting and expanding single-family homes into
duplexes. When there was potential for an existing single-family structure to redevelop into a
larger single family home or a duplex, it was assumed the building would be redeveloped as a
duplex. This assumption was made because the allowable floor azea for duplexes is larger than
single family buildings, and because this has historically been the trend.
Local and Non-Local
In order to provide other relevant information, the study also identifies residential structures
according to local or non-local ownership. This distinction was made based on the mailing
address of each parcel in the study, as identified in Assessor's Office records. This is not an
exact data set, as some local owners may have tax bills mailed to out-of--area accountants, and
some non-local owners may have tax bills mailed to in-town accountants. However, this has been
used in surveys in the past and has a 5% margin of error, according to Venturoni Surveys and
Research.
Analysis by Neighborhood
In order to compare the results with past residential redevelopment trends, the study also
identifies the residential structures by neighborhood. The neighborhood boundazies are identical
to those identified in the Managing Growth Chapter of the State of the Aspen Area Report,
which includes residential redevelopment data on aneighborhood-by-neighborhood basis since
2000.
Historic Properties
The study includes a number of homes that are designated by the City of Aspen as historic,
meaning they can't be demolished. However, properties designated historic can obtain approval
for additions, and some can split their lots and build a new home. While existing historic
structures can't be totally redeveloped, this study calculates the square footage that is available
for expansion on-site or in the case of a lot split.
Studv Results
The study results begin with a table showing the number of single-family homes with no square
footage available for expansion versus the number of single-family homes that do have squaze
footage available for expansion. -The total sample size is 326 homes, with over seventy-five
percent (75%) with floor azea available for redevelopment/expansion.
Availability of additional FAR on all Cases
No FAR Left Single Family and
no Duplex
Available FAR
Duplex
Available FAR
Totals
Total Number 76 118 132 326
Percent of Total 23.31% 36.20% 40.49% 100.00%
In order to identify the single-family homes with the highest potential for future redevelopment
and expansion, the subsequent tables show the number of homes that have remaining allowable
square footage in the following categories:
- 1,001-1,500 squaze feet
- 1,501-2000 square feet
- More than 2,001 square feet
This narrowed the number of cases to 151. Just over fifty percent (50%) of these cases have
more than 2,000 squaze feet of available floor area.
Total # of Cases with Single Family FAR available
1001 - 1500 Sq
Ft 1501 - 2000 Sq
Ft >2001 Sq
Ft
Totals
Total Number 20 20 17 57
Percent of
Total
35.09%
35.09%
29.82%
100.00%
2
Total # of Cases with Duplex FAR available
1001- 1500 Sq
Ft 1501 - 2000 Sq
Ft >2001 Sq
Ft
Totals
Total Number 14 21 59 94
Percent of
Total
14.89%
22.34%
62.77%
100.00%
To further define the single-family homes with the highest potential for future redevelopment
and expansion, existing homes with more than 1,001 square feet of allowable expansion were
cross-referenced with the "Effective Year Built" of each home in the study. The "Effective Year
Built" categories are:
- Pre-1960
- 1961-1970
- 1971-1980
- 1981-1990
This narrowed the cases to 118. Fifty-five percent (55%) of these cases have more than 2,000
square feet of un-built floor area.
Total # of Cases with more than 1000 sq. ft. of Single Family FAR Left Cross-Referenced with
Effective Year Built
Pre-1960 1961 - 1970 1971- 1980 1981 -1990 Total
1001 - 1500 Sq Ft 0 1 6 8 15
1501- 2000 Sq Ft 1 1 9 8 19
>2001 Sq Ft 0 4 7 5 16
Totals 1 6 22 21 50
Total # of Cases with more than 1000 sq. ft. of Duplex FAR Left Cross-Referenced with Effective Year
Built
Pre-1960 1961- 1970 1971 - 1980 1981 - 1990 Total
1001- 1500 Sq Ft 0 1 1 2 4
1501 - 2000 Sq Ft 1 2 5 7 15
>2001 Sq Ft 2 7 17 23 49
Totals 3 10 23 32 68
"Effective Year Built" is identified by the Assessor's Office by taking into account the date of
the last renovation of the house as well as the general condition of the house, including the age of
infrastructure such as foundations, HVAC systems etc.
3
The study also identified the final 118 cases by ownership (local vs. non-local) and by
neighborhood. Approximately forty percent (40%) of the cases list non-local addresses.
Total # of Cases with more
than 1000 sq. ft. of Single
Family FAR Left and Effective
Year Built pre-1991 Cross-
Referenced with Local or
Non-Local Ownership
Local 31
Non-Local 19
Total 50
Total # of Cases with more than
1000 sq. ft. of Duplex FAR Left
and Effective Year Built pre-1991
Cross-Referenced with Local or
Non-Local Ownership
Local 39
Non-Local 29
Total 68
Cemetery Lane was the neighborhood with the most potential for future
redevelopment/expansion, with thirty-two percent (32%) of the cases. The West End was the
second highest, with almost twenty-three percent (23%) of the cases.
Total # of Cases with more
than 1000 sq. ft. of Single
Family FAR Left and Effective
Year Built pre-1991 Cross-
Referenced with
Neighborhood
Aspen Mountain 5
Cemetery Lane 2
East End 0
Main & Mill 2
Meadowood 0
Midland and Park 9
Mountain Valley 17
Riverside 3
Shadow Mountain 3
West End 9
Total 50
Total # of Cases with more than
1000 sq. ft. of Duplex FAR Left
and Effective Year Built pre-1991
Cross-Referenced with
Neighborhood
Aspen Mountain 0
Cemetery Lane 36
East End 0
Main & Mill 0
Meadowood 3
Midland and Park 4
Mountain Valley 0
Riverside 5
Shadow Mountain 2
West End 18
Total 68
4
Finally, the study contains the total square footage allowable under current zoning. For the final
118 cases, there is 287,810 square feet of un-built floor area.
Total Square Footage Available
Both Single Family &
Duplex
R-6 66,897
R-15 143,760
R-15A 5,149
R-158 31,604
R-30 40,400
All 287,810
Single Family
R-6 29,367
R-16 24,542
R-16A 2,189
R-156 31,604
R-30 4,097
All 91,799
Extrapolating Study Results
The original number of cases in the sample was approximately fifty percent (50%) of existing
single family homes in the city. Therefore, the estimate of total square footage available for
redevelopment/expansion in single family homes in the five residential zone districts is
approximately 575,620. A similar calculation shows the potential for 236 single family homes to
be redeveloped and expanded.
For perspective, the city experienced the highest number of residential redevelopmenbexpansion
projects (also known as scrape and replace) in 2005, when 45 homes were replaced and
expanded. The conclusion of this sampling study is that there remains a very substantial potential
for redevelopment and expansion of single-family homes in the City of Aspen.
Duplex
R-6 37,530
R-16 119,218
R-16A 2,960
R-158 0
R-30 36,303
All 196,011