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HomeMy WebLinkAboutminutes.apz.20150217Regular Meeting Planning & Zoning Commission February 17, 2015 Mr. Keith Goode, Vice-Chair, called the Regular Planning & Zoning Commission (P&Z) meeting to order at 4:30 PM with members Stan Gibbs, Jasmine Tygre, Kelly McNicholas, Skippy Mesirow, and Brian McNellis. Also present from City staff; Debbie Quinn, Jennifer Phelan and Hillary Seminick. COMMISSIONER COMMENTS There were no comments. STAFF COMMENTS: Ms. Phelan stated there are currently no hearings scheduled for the Mar 3rd so the meeting will probably be cancelled. PUBLIC COMMENTS: There were no comments. MINUTES – January 13, 2015: Mr. Gibbs moved to approve the January 13th minutes with the requested corrections, seconded by Ms. McNicholas. The change was noted to be made prior to finalizing the minutes. All in favor, motion carried. DECLARATION OF CONFLICT OF INTEREST There were no declarations. Public Hearing – 511 Lazy Chair Ranch Road – 8040 Greenline Review Mr. Goode opened the public hearing for 511 Lazy Chair Ranch Road – 8040 Greenline Review. Ms. Quinn stated she has reviewed the affidavits and determined public notice has been appropriately provided. Ms. Seminick, Aspen Community Development Planner Technician, stated this is a hearing for an 8040 Greenline Review for 511 Lazy Chair Ranch Road, lot 2. This review is required for all development at or above or 150 ft below 8,040 ft above mean sea level. She added that P&Z is the final review authority in this process. She stated the subject property is approximately 2.4 acres in size and located in the Rural Residential (RR) zone district. It is completely surrounded by the Maroon Creek Club and Golf Course. The applicant is proposing to demolish the existing structure and replace it with a new five bedroom/five and one half bath structure. 1 Regular Meeting Planning & Zoning Commission February 17, 2015 Ms. Seminick stated the 8040 Greenline completely transects the property almost in the middle. Therefore almost the entire property is subject to the review. The property has an additional condition placed on it by Ordinance number 12-2014 that no development may occur above 8060 ft mean sea level. There are a few exceptions including infrastructure for reasonable utilities, wildfire mitigation, maintenance or restoration of the native landscape, and storm water mitigation. The only development proposed above the 8060 line is a connection to an existing utility line. She then reviewed the criteria included in an 8040 Greenline Review which focuses on vegetation, visual, watershed and air quality impacts. Additionally, the site is reviewed for geotechnical suitability and if adequate services exist to support the development. The site will be redeveloped within the existing disturbed area. The existing development has a large concrete pad and driveway. The applicant is proposing to demolish the large concrete pad and replace it with a smaller, narrow driveway which will reduce the impervious surface and runoff, yet still meet snowplow and fire truck access requirements. Nearly half of the residence will have a green roof reducing aerial and visual impacts and providing some stormwater benefit as well. She stated the applicant has worked extensively with the Parks Department and neighboring Maroon Creek Golf Course and HOA to develop a landscaping plan. The Parks Department supports this plan. Native vegetation including large stands of gambel oak will be preserved to the greatest extent possible. The plan includes extensive tree planting to visually shield the surrounding area from this development. She stated engineering has reviewed the geotechnical reports and has concurred the site is suitable for redevelopment. Additionally, they reviewed the stormwater plan and found the runoff water can be treated with minimal disturbance. She added the standard services and infrastructure are already in place. Staff finds the proposal to be consistent with the 8040 Greenline review criteria and recommends approval of the resolutions with conditions as included in the packet. Mr. Goode asked if there were any questions for Staff. Ms. Tygre asked to confirm the zoning of the property and that it is not part of the Maroon Creek Club and subject to any of the PUD. Ms. Seminick replied it is part of the Arthur O. Pfister Subdivision and subject to the underlying Rural Residential (RR) zoning. Ms. Phelan added it was annexed in with the Maroon Creek Club. Ms. Tygre asked how large a house the zoning allows and what they are proposing. Ms. Seminick stated the project is approximately 6,000 sf of floor area. Ms. Phelan mentioned the previous version of this application included a double basement, but the current application does not include the double basement. Ms. Seminick stated the project is below the maximum allowed amount of floor area. Mr. Wilson, representing the applicant, stated the maximum allowed is about 6,714 sf of floor area and the actual development is 6,103 sf of above grade. Ms. McNicholas asked staff to explain their conditions of the approval. Ms. Seminick provided the following conditions. 2 Regular Meeting Planning & Zoning Commission February 17, 2015 1. It will be subject to the dimensional requirements of the underlying zoning. The applicant is not asking for any variances. 2. The Engineering Department wanted to ensure the final design complies with Municipal Code Titles 21, 28 & 29 and the site design includes the engineering design standards including an urban runoff plan, a construction mitigation plan and construction excavation standards. 3. The Utilities Department asked the water distribution standards be met. 4. The Parks Department asked that any removal or relocation of trees require a tree removal permit. 5. The Parks Department also proposes the removal of the existing fence and not replacing it. The removal of the fence which currently runs through the drip lines needed for the trees is to be addressed by the Parks Department prior to building permit submittal. 6. Tree protection fencing shall be kept up prior to any construction or demolition on the property to protect existing vegetation. 7. A fence line shall be erected to protect existing natural vegetation from any activity around the proposed development. It was also requested the proposed development should minimize the disturbance of native vegetation and preserve the groupings of gambel oak. A grouping located at the lower area near the driveway and those located above the 8060 line should not be disturbed per a condition set forth in Ordinance number 12-2014 with the exception of the utility connection. Mr. Mesirow asked what assurances exist that the best management practices will be implemented in response to review criteria #2 on p 57 of the packet. Ms. Seminick stated there is a condition in the Resolution in section 3 which outlines the standards the applicant would have to meet. She stated the Construction Management Plan includes the best management practices. Mr. Richard Goulding, Roaring Fork Engineering, serves as the civil engineer for the project. He stated the application includes an erosion control plan would be considered as best practices. The Engineering Department has reviewed this plan and made recommendations which have been incorporated. He added the City regularly inspects the site to confirm the best practices are being followed. Mr. Goode asked about the helicopter pad from the previous hearing and wanted to know if it is part of this application. Ms. Seminick stated she was not aware a helicopter pad was part of the application. Mr. Wilson stated the helicopter pad is registered with the FAA on lot 3 and they are not proposing to develop it at this time. Mr. Gibbs stated it would have been good to have the minutes from the previous meeting. He remembers it being quite contentious and would like to have been able to review the minutes in preparation for this meeting. Ms. Phelan remembered mostly from the previous meeting the neighbors concern with the timeline of construction and the number of truck trips impacting the neighbors. Mr. Goode then turned the floor over to the applicant. Mr. Steev Wilson of Forum Phi Architecture, is representing the owner, Lazy Chair Lot 2, LLC. He was joined by Mr. Dustin Anderson, Forum Phi Architecture and Mr. Richard Goulding of Roaring Fork Engineering. Mr. Wilson stated this project is not a typical 8040 Greenline review. In most instances, it impacts projects in the foothills, but this property is an island with a portion of it above the 8040 line. There is no danger of rock fall or avalanche danger associated with the property. 3 Regular Meeting Planning & Zoning Commission February 17, 2015 Mr. Wilson displayed the tree demolition plan that has been reviewed with Parks. The plan covers the removal and planting of trees on the project. Mr. Wilson then displayed additional drawings showing the run off which has been reviewed with Engineering. Mr. Wilson stated they have also worked with the Fire Department to ensure sufficient space for truck turn-arounds and access to the site. They are adding a hydrant on the property in addition to the one already located on the property. They also worked with the Water department to address their concerns. Mr. Wilson stated they are looking at using the existing utilities including Holy Cross, City Water, Aspen Sanitation, and the gas company. Mr. Wilson displayed the building plans including the bedrooms with a family room that walks out with pools and patios. They are using natural materials per the Maroon Creek Club. The green roof will help with the ongoing stormwater control. He then provided a few 3D images and elevations drawings showing how they comply with the height limits throughout the site. He reiterated there are no variances being requested. Mr. Goode asked the commission for questions of the applicant. Mr. Gibbs asked for an explanation how the project is under the Maroon Creek Club HOA rules. Mr. Wilson stated the project has a partial subjectivity. They do not have to meet the entire Maroon Creek Club Association’s full set of rules and regulations. However, they have been working with the Golf Course and HOA to obtain approval of the exterior architecture design which they do have a say over. Mr. Goode asked them to confirm how many trees will be planted. The tree survey shows the existing trees on the property. Mr. Anderson stated the gambel oaks are shown as clusters. All the other trees were marked on the survey. This will be used for the tree removal permit from the City. Ms. McNicholas asked them to explain the green roof design. Mr. Wilson demonstrated on a drawing of the building where the runoff would take place after hitting the building with the flat roof. Instead of using an impervious roof and placing the run off back on the property creating an erosion condition, they are using a green roof to filter the run off and slow down the water. The roof will act as a six inch sponge that will hold the water and allow for the plants to use the water or it can leaks out of the roof slowly to greatly reduce the storm surge. Mr. Goulding stated this also improves the quality of the water as it filters through the roof. The materials used include a sedum in a 2 ft by 2 ft basket with a lightweight soil and a grass which is tolerant to water and sunshine. Mr. Anderson stated the type of grass grown is similar to the low growing vegetation seen on the nearby high peaks. The grass is a low fire hazard as well. Mr. Goode asked if the existing structure was in place prior to an 8040 Greenline Review at which Mr. Wilson stated it was. Mr. Goode asked for the expected time from demo to construction. Mr. Wilson stated the construction schedule is about 18 months. 4 Regular Meeting Planning & Zoning Commission February 17, 2015 Mr. Goode then opened for public comment. There was none so it was closed. Mr. Goode then asked for rebuttal or clarification from staff and the applicant. There was no rebuttal. Mr. Goode closed the rebuttal part of the hearing. Ms. Tygre moved to adopt Resolution 6, series 2015 approving the 8040 Green line review with the project located at 511 Lazy Chair Ranch Road. Mr. McNellis seconded. Mr. Goode opened for discussion from the commission. Mr. McNellis asked if you can see the property from Maroon Creek Road. Mr. Wilson agreed you can see the property, but will be tucked into the hillside. In looking at the proposed planting plan, he suggested a closer look at the proposed materials to allow it to blend as much as possible. He questioned if ponderosa and pinon specimens were appropriate. Mr. Wilson stated the Parks Department recommended the list of recommended trees and the Maroon Creek Golf Club also recommended trees as well. There was some concern with the Colorado Spruces providing too much shade, so a mixture of pines were added to the plan. Mr. Gibbs asked Staff about the history of Ordinance number 12, Series 2014 having the condition of no development above the 8060 line. Ms. Seminick stated this went before Council when the zoning from the Pitkin County was removed and rezoned as RR under the City. Parks added this condition to preserve the stands of gambel oak and eliminate any development on the steepest part of the property per the Engineering Department. Mr. Goode requested a roll call. Roll call vote; Tygre, yes; Gibbs, yes; McNicholas, yes; McNellis, yes; Mesirow, yes and Goode, yes. Motion passed with a total six (6) yes – zero (0) no. Mr. Goode closed the meeting. Cindy Klob City Clerk’s Office, Records Manager 5