HomeMy WebLinkAboutagenda.apz.20130326 AGENDA
ASPEN PLANNING AND ZONING COMMISSION
SPECIAL WORK SESSION
TUESDAY, March 26, 2013
4:30 p.m. Sister Cities
CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. DECLARATION OF CONFLICT OF INTEREST
IV. CONTINUED CODE AMENDMENT check-in
V. ADJOURN
P&Z Work Session
March 26, 2013
Attending: Jasmine Tygre, Bert Myrin, Cliff Weiss, LJ Erspamer
Subject: Review of Parking code and building heights
No formal votes were taken as it was suggested this be brought before the P&Z in a regular meeting
and get the input of the rest of the members.
Item 12 on Bert's handout "Fix parking requirements to address the proposed building the Clark's
Market Parking Lot (met all codes, yet would have put Clark's market out of business, yet we haven't
fixed the code since)-Bert
It was decided to use the old code for parking requirements for Commercial parking. This is
for NC or Neighborhood Commercial zones and there are only two of them. Clark's Market
and City Market.
Item 13 "Residential downtown no parking requirement for penthouse 11/16/10 632 E. Hopkins can't
be zero-Jasmine.
Here also was a good discussion of challenges for this lack of a parking requirement as it just moves
the problem to the surrounding neighborhood. The subject was brought up about here and around
town about where do service vehicles and guests park. Even though the current code doesn't allow
penthouses this does need to be addressed.
The decision was to require 1 parking space per unit. Remove language in code from Aspen
infill"No requirement for residential units in the CC and C-1 Districts. Also remove in code
last sentence 26.515.030 "All existing deficit of parking may be maintained when a property is
redeveloped.
Item 19 "Parking deficits may not be carried forward. E.g Stage 3 parking applicant pg 8-Bert
Discussion about remodel as opposed to scrape and replace.
Yes, AH should follow code like free market when you scrape and replace. Remodel as well as
defined by code.
Item 22 "Parking at AH (Affordable Housing) needs discussion. Create consistency of expectations
for developers, 1 space per unit. Boomerang-Cliff.
There is a certain amount of parking by necessity especially when you own your unit. Such as a
mother with young kids who has to go to the market etc.
Parking requirements do not tell you how to evaluate parking. There should be a sliding scale, use it
in progression.-Jasmine
Need Guest and service vehicle parking.-Cliff
Strike 26.515.040 Al and A3
P&Z Work Session
March 26, 2013
REVIEW OF PARKING CODE
Item 12 on P&Z list: Fix parking requirements to address the proposed building the Clark's
Market (met all codes, yet would have put Clark's Market out of business, yet we haven't fixed
the code since)- Bert
The NC Zone applies to only two properties: the City Market site and the Clark's Market site.
Previous codes had reflected the fact that this type of shopping is car-dependent, but the parking
requirements were changed during "infill." Since the NC zone is so different from other
commercial uses, we recommend that parking requirements in this zone should revert to the
previous code. To make this clear, we suggest amending the table in Sec. 26.515.030 to add NC
as a use, with the requirement of 4 parking spaces per 1,000 net leasable square feet of
commercial space, as per the previous code.
Example:
Use Aspen Infill Area All Other Areas
Commercial 1 space per 1,000 net leasable 3 spaces per 1,000 net leasable
square feet of commercial space. square feet of commercial
100% may be provided through a space.
payment in lieu.
Neighborhood 4 spaces per 1,000 net leasable 4 spaces per 1,000 net leasable
Commercial square feet of commercial space. square feet of commercial
space.
Residential— Single- xxxxxxx xxxxxx
family and duplex
Residential—Multi- Xxxxxxx Xxxxxxx
Family(as a single use)
Residential—Multi- 1 space per unit. The following 1 space per unit. Fewer units
Family within a mixed-use language is deleted: 100% may be may be approved, pursuant to
building provided through payment in lieu. Chapter 26.430, Special
No requirements for residential Review, and according to the
units in the CC and C-1 Zone review criteria of Section
Districts 26.515.040.
11 I Per underlying zone district Per underlying zone district
Item 13 on P&Z list: Residential downtown no parking requirement for penthouse—Jasmine
If there is no requirement to provide a parking spaces for downtown residences in mixed-use
buildings, the residential occupants will simply park on the streets, further compromising the
parking available for commercial uses. We recommend a requirement of one parking space per
unit. Please see table above.
Item 19 on P&Z list. Parking deficits may not be carried forward, e.g. Stage 3 parking applicant
In most cases, projects are redevelopments (scrape&replace), so parking deficiencies should be
remedied as part of the new construction. Re-modeling projects (as defined in the code) would be
allowed to retain the insufficiency, but as is the case with all other non-conformities, the
remodeling could not exacerbate the situation.
Accordingly, we recommend that the last sentence of Sec.26.515.030. Required number of off-
street parking space,be amended to read as follows: An existing deficit of parking may be
maintained when a property is remodeled (as remodeled is defined in the Land Use Code).
Item 22 Parking at AH needs discussion.
Since AH projects are found in various zone districts, we recommend that their parking
requirements conform to those of the underlying zone district (e.g. if the housing project is
located in R-6, the R-6 requirements would apply). NOTE: I added AH to the table without input
from Bert, Cliff, or LJ because I thought it was clearer.
We recommend amending Sec. 26.515.040 Special Review Standards, Sub-paragraph A. "A
special review for establishing, varying or waiving off-street parking requirements may be
approved, approved with conditions, or denied based on conformance with the following
criterion."
I changed to the singular "criterion" above based on our recommendation that only#2 "An on-
site parking solution meeting the requirement is practically difficulty or results in an undesirable
development situation" should be retained.
RESOLUTION No._
(Series of 2013)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION,ASPEN,
COLORADO, RECOMMENDING THAT THE ASPEN CITY COUNCIL ADOPT
AMENDMENTS TO THE FOLLOWING SECTION OF THE ASPEN LAND USE CODE:
SECTION 26.000.000, PARKING.
WHEREAS, in accordance with Sections 26.208 and 26.310 of the City of Aspen Land Use Code,
the City of Aspen City Council initiated amendments to the Land Use Code related to off-street
parking; and,
WHEREAS, in response to this direction, the Planning and Zoning Commission held a work session
on March 26, 2013 to discuss the Off Street Parking requirements, and
WHEREAS, during a duly noticed public hearing on , 2013, the Planning and Zoning
Commission recommended that City Council approve amendments to the text of Sections
26.515.030, Required number of off-street parking spaces; 26.515.040, Special review standards, as
described herein, by a_-_(-) vote; and,
WHEREAS,the Aspen Planning and Zoning Commission finds that the amendments meet or exceed
all applicable standards pursuant to Chapter 26.310; and,
WHEREAS,the Aspen Planning and Zoning Commission finds that this Resolution furthers and is
necessary for the promotion of public health, safety, and welfare.
WHEREAS, the amendments to the Land Use Code are delineated as follows: text unaffected is
black and in standard print and looks like this. T I : „ ,°a is red with striket1wough an
looks like t Text being added to the code is red with underline and looks like this.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: it recommends that the Aspen
City Council adopt the following amendments to Chapter 26 of the Municipal Code, the Aspen Land
Use Code:
[Insert land use code changes here]
FINALLY, adopted and approved by the Planning and Zoning Commission of the City of Aspen this
day of ,2013.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
Deb Quinn, Assistant City Attorney LJ Erspamer, P&Z Chairman
ATTEST:
Jackie Lothian, Deputy City Clerk
Planning &Zoning Commission Resolution No. of 2013
Parking zone district amendments
Page 1 of 1
Sec.26.515.030. Required number of off-street parking spaces.
Off-street parking spaces shall be provided for each use according to the schedule, below. Whenever
the off-street parking is subject to establishment by adoption of a planned unit development final development
plan, that review shall be pursuant to Chapter 26.445, Planned unit development. Whenever the parking
requirement shall be established through a special review, the standards and procedures set forth at Section
26.515.040, Special review standards,below, shall apply. Whenever the parking requirement may be provided
via a payment-in-lieu the standards and procedures set forth at Section 26.515.050, Cash-in-lieu for mobility
enhancements, below, shall apply. An existing deficit of parking may be maintained when a property is
redeveloped remodeled (as remodeled is defined in the Land Use Code).
Use Aspen Infdl Area All Other Areas
Commercial 1 space per 1,000 net leasable square 3 spaces per 1,000 net leasable square
feet of commercial space. 100%may be feet of commercial space.
provided through a payment in lieu.
Neighborhood 4 s aces oer 1,000 net leasable s uare feet 4 spaces per 1,000 net leasable square feet
Commercial of commercial space. of commercial space.
Residential — Single-Family and Lesser of I space per bedroom or 2 Lesser of 1 space per bedroom or 2
Duplex spaces per unit. Fewer spaces may be spaces per unit.
approved, pursuant to Chapter 26.430,
Special review and according to the
review criteria of Section 26.515.040.
Residential — Accessory Dwelling I space per unit. Fewer spaces may be 1 space per unit. Fewer spaces may be
Units and Carriage Houses approved, pursuant to Chapter 26.520, approved, pursuant to Chapter 26.520,
Accessory dwelling units and carriage Accessory dwelling units and carriage
houses. houses.
Residential — Multi-Family (as a 1 space per unit. Fewer spaces may be Lesser of I space per bedroom or 2
single use) approved, pursuant to Chapter 26.430, spaces per unit.
Special review and according to the
review criteria of Section 26.515.040.
Residential—Multi-Family within a 1 space per unit. 100% may be 1 space per unit. Fewer spaces may be
mixed-use building approved, pursuant to Chapter 26.430,
. aent for. residential units in the Special review and according to the
G-4— d G_ I ZZARe pis•-lets, review criteria of Section 26.515.040.
Affordable Housing Per underlying zone district Per underlying zone district
Hotel/Lodge 5 spaces per unit. Fewer spaces may be 0.7 spaces per unit. Fewer spaces may be
approved, pursuant to Chapter 26.430, approved, pursuant to Chapter 26.430,
Special review and according to the Special review and according to the
review criteria of Section 26.515.040. review criteria of Section 26.515.040.
No requirement for lodging units in the
CC and C-I Zone Districts.
All Other Uses (civic, cultural, Established by special review according Established by special review according
public uses, essential public to the review criteria of Section to the review criteria of Section
facilities,child care centers,etc.) 26.515.040. 26.515.040.
For properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, fewer spaces
may be provided and/or a waiver of cash-in-lieu fees may be approved, pursuant to Chapter 26.430, Special
review and according to the review criteria set forth below.
For lodging projects with flexible unit configurations, also known as "lock-off units," each separate
"key,"or rentable division,shall constitute a unit for the purposes of this Section.
For projects with parking requirements in multiple categories (residential, commercial, lodging or
other), the provision of on-site parking may be approved to satisfy the requirements for each use concurrently,
pursuant to Chapter 26.430,Special review and according to the review criteria set forth below. (For example:
A project comprised of commercial use requiring five [5] parking spaces and lodging use requiring five [5]
parking spaces may be approved to provide less than ten [10] total parking spaces.) This shall not apply to
parking which is provided through a payment-in-lieu. (Ord.No. 17-2005,§1)
Sec.26.515.040. Special review standards.
Whenever the off-street parking requirements of a proposed development are subject to special review,
an application shall be processed as a special review in accordance with the common development review
procedures set forth in Chapter 26.304 and be evaluated according to the following standards. Review is by
the Planning and Zoning Commission.
If the project requires review by the Historic Preservation Commission and the Community
Development Director has authorized consolidation pursuant to Subsection 26.304.060.13, the Historic
Preservation Commission shall approve,approve with conditions or disapprove the special review application.
A. A special review for establishing,varying or waiving off-street parking requirements may be
approved,approved with conditions or denied based on conformance with the following er-ifer-ia criterion:
1. The par-king needs of the r-esidents, eustoffieFq, gaests alid employees of the pr-ojeef have
been met, taking into aeeount potential uses of the par-eel, !be pr-ajeeted tr-affie gener-atieff of the
shared' , the pr-ojeeted
employees.
-21. An on-site parking solution meeting the requirement is practically difficult or results in an
undesirable development scenario.
3. E*isting or- planned on site or- off site ---.ng f6eilities adequately set-,,e the needs of the
B. A special review to permit a commercial parking facility may be approved, approved with
conditions or denied based on conformance with the following criteria:
1. The location, design and operating characteristics of the facility are consistent with the
Aspen Area Community Plan.
2. The project has obtained growth management approvals or is concurrently being
considered for growth management approvals.
3. The location, capacity and operating characteristics, including effects of operating hours,
lighting, ventilation, noises etc., of the facility are compatible with the existing land uses in the
surrounding area.
4. Access to the facility is from an acceptable location that minimizes staging problems,
conflicts with pedestrian flow,conflicts with service delivery and elimination of on-street parking.
5. The proposed style of operation is appropriate(manned booth,key cards etc.).
6. The massing, scale and exterior aesthetics of the building or parking lot are compatible
with the immediate context in which it is proposed.
7. Where appropriate, commercial uses are incorporated into the exterior of the facility's
ground floor to mimic conventional development in that Zone District. (Ord.No. 17-2005,§1)