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HomeMy WebLinkAboutminutes.apz.19780815 BRADFORD PUBLISHING CO.,DENVER R E C O R D OF P R O C E E D I N G S Regu ar Meeting Aspen Planning and Zoning commission August r7,--=8 The Aspen Planning and Zoning Commission held a regular meeting on August 15, _ 1978, at 5: 00 PM in the City Council Chambers. Members present were Charles Collins, John Schuhmacher, Joan Klar, Welton Anderson and Ellen Anderson. Also present were Karen Smith and Joe Wells of the Planning Office and Housing Direc- tor Mark Danielson. New Member Collins welcomed P&Z ' s new member Ellen Anderson, Ms, Anderson asked that she just listen to this meeting to acquaint herself with their procedures. Approval of Minutes Klar moved to approve the minutes of August 1, 1978 , as presented, Schuhmacher seconded. All in favor, motion approved. A&L Development, Smith noted that at the Council meeting August 14, 1978, 430 W. Hopkins, the Council directed the City Attorney to draft amendments Goldsmith, to Ordinance 53 of 77 and imposed an administrative delay Subdivision on any further subdivision exemptions. The City Attorney Exemptions asked that the P&Z table the applications on the agenda tonight. Smith said the attorneys for the applicants and the City Attorney will meet with her in the next few days to discuss this action. If it is determined that these three applications can be pursued, they will either call a special meeting or place them on the next agenda. The delay is until November 1, 1978, to give the Planning Office and the Housing Authority an opportunity to review the impact of condominiumizations, evaluate the housing supply and demand and to make some recommendations on Ordinance 53. Martin Kahn, representing the Goldsmith application, noted his objection to the delay. He noted that the imposition of a delay on an application that has been in the process is not appropriate. He noted that there will be no tenant displacement on this application. They were prepared to comply with. the present regulations. Herb Klein, representing the 430 W. Hopkins application, noted his objection to this delay, They were also prepared to comply with Ordinance 53 and the Planning Office memo was positive. Ashley Anderson, representing the A&L application, noted that there would be no tenant displacement and they are prepared to comply with the requirements now in effect. He objected to the delay. He asked that if the City Attor- ney reconsiders his position on tabling, the P&Z consider a special meeting so they can go to Council the 28th.. He objected to it not being heard at this meeting. Collins acknowledged their statements. He asked that these be tabled pending the input from the City Attorney, Klar moved to table the A&L Development Subdivision Exemp- tion, 430 W. Hopkins Subdivision Exemption and the Gold- smith Subdivision Exemption based on the request for an administrative delay from City Council, Schuhmacher sec- onded. All in favor, motion approved . Silverking Welton Anderson stepped down from the Commission, Referral Smith noted a state statutory requirement that all sub- divisions within two miles of a municipality be referred to the municipality for comment, She noted that the Board of County Commissioners has set a public hearing for this on August 28, 1978 . Gail Mahoney was present to display a study on the housing impact analysis of Silverking on the community. Their -2- Regular Meeting Aspen Planning and Zoning Commission August 15, 1978 study showed there are 1542 rental units in the Aspen area. Silverking provides 17% of these units, 14% theoretically due to the occupancy rate. She estimated Silverking to-.be - 5 5/sgft.l%'itl the average at�. 50. 5/SgEt in Aspen. A sur- vey of the Silverking residents showed that 40% were in- terested in purchasing a unit. Klar asked if they were told of the proposed improvements. Mahoney said yes. 132 of the 304 units responded. She noted the unemploy- ment of Silverking is 14% compared to 6% in Aspen. Most of the residents are short term. Silverking offers one year leases in the fall. Short term people are forced to forfeit their deposit and last month' s rent. She presented two graphs showing occupancy rates. She noted a rent in- crease in September, 1976 (4%) and one in April , 1977 (8%) , and showed their impact on the graph. She noted that the labor force is becoming less and less seasonal. Mark Danielson felt that Silverking has served as a waylay station for short term and seasonal employees , He felt the occupancy decrease is due in part to the management. The owners have used it for tax purposes without using the profits for renovations. There has been a decrease in the quality of living, a decrease in occupancy and an increase in rent. He drew a graph showing the relation- ship between the increase in rent and the decrease in occupancy. He felt people judge the housing by the value for the dollar. He felt to retain it as a rental project would require a substantial reinvestment of funds which would raise the rents again. He noted that tenant dis- placement in the future will be reduced because the oc- cupancy is decreasing yearly. Schuhmacher asked the other reasons why Silverking is not succeeding. Danielson said another reason is the high rents .. Schuhmacher noted that Mahoney had stated that the rents were not high compari- tively. Danielson said they are high in terms of value for the dollar. He also ntoed that the landscaping plan that was proposed was never carried out. Jay Kuhne, prospective buyer of the project, noted that the attitude of the present tenants is deteriorating because the quality of living continues to decrease.. They have replaced 60 doors in the last four months because of their anger. Schuhmacher asked if that attitude is unique to Aspen. Kuhne noted that he owns other projects in Cali- fornia and that when the tenants have a pride of owner- ship, they take much better care of their space. Danielson noted that Phase 1 of the condominiumization will make the 100, 200, 300, 400 and 1200 buildings PMH housing subject to the housing authority' s qualification criteria. The prices for these units would be $30, 000 for a one bedroom, $47, 300 for a two bedroom and $20, 300 for the studios. There would be a resale restriction. There 101 units with 146 bedrooms, Phase 2 deals with employer units in the 500, 600, 700 and 800 buildings with 87 units and 184 bedrooms. They would be sold to employers for rent to their employees. The County P&Z wants rent control on these units „ Danielson is against any rent control. He is studying what tax bracket the employers would have to be in to qualify to buy. Phase 3 would be the remainder of the buildings under the free market criteria, with 116 units and 197 bedrooms . There are 23 studios which would go for $36, 000 each with re- sale restrictions and criteria for prospective buyers, He noted that the buildings in Phase 1 are better built than the others. Mahoney noted a survey of over 800 licensed businesses that showed 38. 6% of the 25% that responded were inter- ested in purchasing a unit to rent to employees . She -3- BRADFORD PUBLISHING CO.,DENVER R E C O R D OF P R O C E E D I N G S Regular Meeting Aspen Planning anC zoning commission August 15, 1978 noted that they have employers interested in over 125 units with only 87 available. Danielson noted that he had more than enough people interested in the Midland Park units but when they eliminated those unqualified and not really serious, they were left with 25% of that figure. Kuhne said they are prepared to pick up 10% of each -unit' s financing. Smith noted that her main concern was with the impact this will have on the rental market. She felt there are many people at Silverking now that could not afford a downpayment even with the proposed financing. She felt there may be a need for a dorm housing type com- plex. She suggested that one owner purchase part of the employer units and offer them short term to seasonal em- ployees such as the music students, etc. She asked that the P&Z recommendation contain some caution about the potential effects on the rental market. Danielson felt the decision must be made on the basis of the alternatives. He supported the condominiumization. Collins felt this is a very complex situation. He felt they should draft a resolution of general support con- taining their concerns . He felt there are still many unanswered questions. He supported Smith' s concern with the rental market. Klar felt it very appropriate that they review this application since she felt Silverking may be annexed into Aspen in the future. She was pleased that a local with a good track record is pursuing the application. She felt they must balance the loss of rental units with the gain of local permanent housing. Ms. Anderson noted that she has lived in an apartment complex that had guarantees that the landlord must put a certain amount of money back into the units for up- keep. She questioned if this is possible. Danielson stated that Kuhne will be committed to the prices, reno- vation, financing, etc, that he represents . Ms . Anderson said she was concerned with the employee that can 't get up the downpayment. Danielson said it may be possible for the Housing Authority to do the financing on the PMH units. He noted that they are tax exempt. This would reduce the downpayments and principal and interest pay- ments. Schuhmacher moved to have the Planning Office draft a resolution, Klar seconded, All in favor, motion approved, (Welton Anderson reentered the meeting) Trails Bridge John Young, Pitkin County Trails Director, was present Stream Margin to present the application. He asked that the P&Z assist Review in choosing the abutment sites for the three bridges in- volved in the Rio Grande Herron Park Bike Path System, He showed the paths and proposed bridges on a map. Smith said her concern was that this would obstruct the 100 year floodplain® She suggested that the bridge be at least one foot above the flood elevation. Ellis and Meyring are concerned with the debris that may collect, Young explained some specifics of the construction of the bridges. Klar moved for Stream Margin Review approval of the three bridges as outlined by John Young conditioned on no more trees than necessary be removed, construction of the re- vegetation plan be completed as soon as possible so as not to disrupt or pollute the stream, the lowest part of the bridge be one foot above the floodplain and three abutments on bridge #2, Anderson seconded, All in favor, motion approved. -4- Regular Meeting Aspen Planning and Zoning Commission August 15, 1978 GMP Long Range Joe Wells of the Planning Office was present to discuss Changes the memo of August 11, 1978 , from the Planning Office. The Board discussed items 1-11 under Prodedure, 1-8 under Format, 1-5 under Employee Housing and 1-5 under Commer- cial Projects. Memo of August 11, 1978 , and tape avail- able in the Clerk' s Office. Anderson moved to adjourn the meeting, Klar seconded. All in favor, motion approved. Meeting adjourned at 8 : 00 PM. Sheryl i.mmen, Deputy City Clerk