Loading...
HomeMy WebLinkAboutminutes.apz.20000801Aspen Planning & Zoning Special Meeting August 1, 2000 Chairman Bob Blaich called the meeting to order at 4:10 p.m. with members Buettow, Mooney, Haneman, Hunt, Tygre, Erickson and Vresilovic present. COMMISSIONER'S COMMENTS There were none. TRUSCOTT LAND USE APPLICATION John Worcester, City Attorney, reminded the P & Z the Truscott project was denied in July. Truscott project was then presented to Council for first reading of an ordinance. At that meeting, Council requested a joint meeting with P & Z m hear why they recommended denial of the project. P & Z at their next regular meeting, voted to reconsider the Truscott vote. The landuse application for Truscott is now before P & Z for recommendation, recommendation with conditions or denial. Council members are attending this meeting and after P & Z's meeting, Council will consider P & Z's resolution as well as first reading of Ordinance #34, 2000. Worcester said he is generally reluctant to have Council sit in on P & Z meetings, as Council is the final judge of land use applications based on recommendations made by P & Z. It is difficult for Council to sit in on P & Z meetings and still maintain impartiality on landuse applications. Worcester said this application has already gone through P '& Z to Council and is back before P & Z and this is a project in which the city is an applicant, it is appropriate for Council to sit in on P & Z's meeting. Chris Bendon, community development department, pointed out he has included two resolutions for P & Z action; one is to recommend denial of the Truscott project, the second is recommendation for approval with conditions. Ed Sadler, asset manager, said P & Z's concerns from their last meeting were architecture of the golf club, architecture on the affordable housing, and transportation/transit issues. Aspen Planning & Zoning SPeCial Meeting August 1, 2000 Janver Derrington, ... architects, presented a schematic and elevation of the pro shop/restaurant. The facility is located adjacent the first tee for control issues. The restaurant will look out over the 18~ green. Derrington said the architecture is designed to be compatible with the parks facility on Cemetery Lane, reminiscent of barn forms. Natural materials, wood siding, rusty tin roof will be used. Derrington explained handicap access has to be available to both levels of the building. The building is set so that the two levels are approximately split on the existing grade of the property so that the handicap ramps are not too long or cumbersome for either level. The backside of the building has m be accessible to the golf cart path. The design allows planting around the building to soften it into the landscape. The building is sited to allow for a loading dock so elevators or ramps are not required. The high ceilings are to give the building a country atmosphere, Haneman asked the seating capacity of the facility indoors. Derringmn said it will be about 60 persons depending on the configuration. There will be outdoor seating on both the front and back of the building. The height of this building is in compliance with RR zone, rural residential, which is the closest city comparable zone. The median point of the roof is 28 feet. Derrington showed how the height is measured and where is the original grade. Ted Guy, Theodore K. Guy & Associates, architects for the affordable housing portion, told the Board this project is 99 units in two phases. Phase I is 3-story structures over open parking; phase II is 3-story structures over basements with no parking on site. Guy said shed roofs were chosen for cost efficiency. Guy said one directive from city staff was to use the most cost efficient construction. Guy said there are 4 different units types in a variety of mixes to come up with variation in the architecture. Guy showed samples of the siding, which was chosen to minimize the mass of the structures. Guy pointed out in only 2 instances are umts accessed from the third level. Guy noted the free standing elevator tower in phase II. Also to help minimize the mass, a combination of one, two and three story elements has been used. There are braces, roof overhangs, balconies, and shed roofs over entries to help break up the mass. Guy showed the Commission 2 Aspen Planning & Zoning Special Meeting August 1, 2000 isometric wall sections to illustrate the massing, which also showed the variety of window shapes, vertical siding, and window trim. Guy told the Board a gravel covered built up roof will be used because of the flat pitch. Erickson asked how big will be the basements in Phase II be and what are they intended to be used for. Guy said Phase II has common laundry, individual storage lockers for the units and mechanical equipment. Guy noted there are not a lot of balconies in an effort to save costs. There is an outdoor space for the entire community rather than individual balconies. Guy said he cOuld use horizontal siding and some other details to make the buildings seem more horizontal. Vresilovic asked about the views from the golf course. Guy said from the golf course, nothing is higher than 30 feet. The road inside has been lowered to keep the height to 3 stories. Ms. ~[ygre asked about the size of the individual units. Guy said the units are about 10 percent smaller than the housing guidelines; however, this size does not include the storage units. The housing guidelines are set up that the housing board has the authority to recognize efficient design and waive the minimum unit size. Guy said with the storage unit, the size is about that allowed by the housing guidelines. Councilman Paulson asked why the pro shop is not oriented to take advantage of the view of Pyramid Peak. Derringmn told Council the pro shop operator wants the windows looking toward the golf course. Derrington showed where the restrooms, storage and office will be on the south side towards Pyramid Peak. Another reason for the design is to maintain retail wall space inside the pro shop. Mayor Richards asked what can be done to jazz up the outside appearance or to give individuality to the buildings? Mayor Richards said she would be willing to look at extra budget for this. Lee Novak. housing office, said changing materials increases cost and staff is trying to keep the project costs down. Guy said the designers are also concerned about the livability of the units and he does not want to reduce the natural light in the units by making the windows smaller or changing the shapes. 3 Aspen Planning & Zoning Special Meeting August 1, 2000 Tim Mooney said the appropriate architecture for the clubhouse is totally different than what is being present. The clubhouse should provide services to a municipal golf course. This is a building that will be a destination location and a traffic generator with the restaurant services. Mooney said he feels being a destination restaurant is the reason the building is designed the way it is and where it is. Mooney said it should be the tenant's risk to put in their own leasehold improvements. Mooney said the creation of this spectacular building is driving the other designs. like that of the parking lot. Mooney said the mass and scale are inappropriate and the architecture is inappropriate. Councilman Hershey said he is interested in seeing housing for the community get built. Councilman Hershey said going over and over the details will only increase the cost of the project. Mayor Richards noted that the pro shop is part of the overall bond approval and needs to help carry the debt and the bond. This facility is also an amenity to the tennis courts and to Nordic skiing in the winter. With all the activities in this area, it is an opportunity for an operator to do well and to be a municipal facility the city is proud of. Erickson noted that this building is 6500 square feet and only 3200 square feet will be public space; the rest is hallways, stairs, and bathrooms. Erickson said this does not seem an efficient design. Bendon said some of this has to do with growth management and what is counted in net leasable and what is not. Sadler said the pro shop retail is 1,060 square feet; pro shop office 105 square feet; pro shop stock room 105; restaurant bar 1211; kitchen prep storage area 840 square feet; men's room 131 square feet; women's rest room 168 square feet; lounge/foyer 497 square feet; mechanical 200 square feet. On the lower level, lockers are 604 square feet; golf/tennis work area 395 square feet; pro shop storage 208 square feet; office space with small bathroom, 216 square feet. Sadler said if the roof is flattened, it will cost more in structural tresses to hold up a flat roof. Derrington pointed out the interior height of the ceiling in the restaurant is 17 feet, not 32 feet. Derrington pointed out the two levels are split on existing grade so that handicap ramps can be installed without having to be 500 feet long. In this wide, open space, the building is not that dominant. Tim Anderson, recreation director, said the pro shop has to be sited so that personnel can see the practice facility, the 1st tee, and the 18°~ green. 4 Aspen Planning & Zoning Special Meeting August 1, 2000 Randy Ready, assistant city manager, told the Board the variables for parking are cost, availability and convenience. This project is proposed at 1 space per unit rather than 1 space per bedroom and 73 parking spaces are not immediately accessible to the units. This proposed plan affects availability and convenience. Ready said another factor is safety to transportation. The grade separated intersection at the highway is key in that safety. The project does have good pedestrian flow. Ready said this project is on RFTA's routes; however, RFTA is concerned about the capacity of their buses when they reach this project. There are 400 seats available on an annual average basis. Ready told the Board future for transportation is the regional transportation authority. If the RTA is approved in November both for funding and formation the service from up valley will double to 15 minutes in the winter peak hours from E1 Jebel and 30 minute service elsewhere in the valley. Ready said if Buflingame is approved and goes through the development process~ it will also need transit service to Aspen. Ready pointed out one of the conditions of approval is a formal transportation demand management program, participation within the city's program for marketing information, RFTA passes, taxi voucher program, bicycle parking, new bicycle trail, underpasses for bicyclists~ Ready said there have been discussions about a parking fee system on site, such as monthly parking plus cost per trip. Sadler said also discussed is a rent discount for anyone at Truscott who does not own a car. Erickson asked how the integrity of a parking lot Used for 3 different purposes will be maintained. Sadler pointed out how the different parking areas are to be for different uses. Sadler said there will be parking permits and the management will also be patrolling the parking. Mooney said the city should provide a parking structure at this location so that there is adequate parking for all the recreation uses. Mooney asked if a second story could be put on the parking lot or is there a location for expansion of parking; can the tennis courts be built on top of parking. Mooney said he does not feel this is complete for a submission. Mayor Richards said transit demand management can be added in stages. The 5 Aspen Planning & Zoning Special Meeting August 1, 2000 rates for parking in downtown are reviewed annually. The residential areas are reviewed. Mayor Richards suggested there could be paid parking for tennis and golf. Mayor Richards said the recreational trip generation has to be taken care of as much as housing parking. Mayor Richards said if the regional transit authority vote fails in November, RFTA will look at how the city spends its transit tax and that money may be maintained for transit in Aspen rather than down valley. Mayor Richards said the city owns the golf course and can institute parking measures if it becomes a problem. Sadler said there will be lockers in the golf pro shop so that people can store their clubs and perhaps use a form of alternative transportation. Councilman Markalunas said people who use alternative transportation should be rewarded and those who cause the problems should pay for the parking facilities. Hunt said staff has only said why there cannot be double deck parking on this site, not how this could be accomplished. Hunt said he favors the affordable housing with parking spaces rented to tenants. Hunt said 1 parking space per unit with increased recreational uses may not be adequate parking. Vresilovic said he does not.like the parking part of this project. Vresilovic said people who live where have to have.cars, especially families. Vresilovic said the city should be rewarding people for using alternative transportation rather than penalizing people with cars. Vresilovic suggested incentives like a rent break for using the bus or riding a bicycle. Vresilovic said this is a community and people have to use their cars occasionally, they have guests occasionally. Just because someone is in a rental property does not mean they do not have the same needs as someone who owns property. Mayor Richards said the city does not have $35,000/space to build a parking garage for infill housing projects that may not happen. Mayor Richards said the city can work on incentives and transportation management during construction. Mayor Richards said the parking spaces will cost money because of realigning the 18* hole and the parking and it is reasonable to charge a small fee to pay for these parking spaces. 6 Aspen Planning & Zoning Special Meeting August 1. 2000 Haneman said he voted against the project because the city owns this property and the problems exist and the city should solve these problems before approval. Haneman said he had not heard the plan for transportation if RTA failed. Haneman asked what project this size does not get city service. Mayor Richards said the city routes were all designed in the 1970's. This project is on the highway, which is served by valley routes. Mayor Richards said this project is just about the size to warrant bus service. The city will look at re-instituting an airport service to also service CMC, North Forty, Truscott. Haneman said with the increased residential and more use of the recreation facilities, he thinks an active transportation management plan is very important. Ms. Tygre said management of transportation and parking is a threshold issue because if those two things are not managed, the proposed density should not be allowed. Ms. Tygre said P & Z favors high density in this location. Councilman Hershey said he would like to see more parking; however, the issue is. whether to house cars or people. Blaich pointed out the parking lot is designed so that upper levels can be added. Hunt said he would like a commitment from the developer that nothing is built in the parking lot to pare the parking down to where it is useless in the future. Blaich said this is a condition in the resolution. Buettow said his concern is the connection to highway 82, and he would like this to be built first. Sadler said even if this project begins in October, there is no manufacture of asphalt after November. Sadler told the Board there is enough room m widen the intersection for left turns. Sadler said the big concern is whether CDOT will approve a temporary light in a short time frame. Sadler said 2 undercrossings and electricity will have m be done and this cmmot be complete by November l. Steve Barwick, city manager, said it is staff's intention to pursue a temporary light at this intersection. Barwick said as soon as the project is approved, staff will come back with the costs for a temporary light. Sadler said CDOT has told staff they can approve a temporary light in 2 weeks. Mayor Richards said everyone agrees the light should be installed as soon as possible. Bendon pointed out condition #4 which discusses the TDM strategy as proposed by the applicant. Bendon said the consideration of pay parking could be added to this condition. Bendon encouraged 7 Aspen Planning & Zoning Special Meeting August 1, 2000 amending the resolution in//3 "The P & Z recognizes the substantial need for a signalized traffic system and it should be done as soon as possible whether through a temporary light or not and encourages the Truscott design team, City Council and DOT to expedite necessary approvals for this control device in a timely manner". Bendon suggested P & Z make this condition known to Council so they can pass it on to CDOT. Carol Farino, president of homeowner's association across highway 82, said their issue is a traffic light as soon as possible. They are also concerned about the construction traffic. Ms. Farino asked why this issue was not addressed a year ago, Sadler said the city will have to use residency figures from phase III in order to meet the requirements for a light at this intersection. Barwick pointed out the city is not likely to get approval for a light at this intersection based on currem safety issues. Barwick said the city first needs approval of this project before they can go to CDOT. Mayor Richards said CDOT has a priority for smooth flowing traffic on highway 82 and until there is a certain level of demand, they will not interrupt that flow. Reese Williams endorsed Ms. Farino's comments and said there is an immediate safety issue for residents along this section of the highway 82. Mayor Richards suggested staff send a formal request to CDOT for improvements to this intersection. Mayor Richards noted that from Buttermilk into Aspen has not been funded by the state and the design for this section is just beginning. Mooney suggested instituting an urban growth boundary and going to CDOT with that plan, showing them the traffic capacities and the potential build out. Mayor Richards said Aspen. Snowmass and Pitkin County are working on a funding mechanism to be able to go to CDOT to get the entire highway cleaned up and funded. Hunt moved to adopt Resolution #29, Series 2000, recommending approval of the Aspen Golf and Tennis Club Truscott Housing PUD development subdivision and rezonmg including language suggested by Bendon amending condition #4 strategy shall include charging parking fees for residential and/or recreational parking spaces and including that condition #4 incorporate but not be limited to the suggestions and recommendations of Randy Ready's memorandum of July 28 outlining the various options for transit and parking management; seconded by Tygre. 8 Aspen Planning & Zoning SPeCial Meeting August 1, 2000 Mooney asked if the representations made by City Council are as the applicant and binding as far as this process. Mayor Richards suggested condition//4 by changed that this is approved conditioned on the final development of a traffic demand management program that is agreed to by P & Z, Housing Board and city Council and not try to outline all the elements of the plan now. Hunt agreed to amend his motion to state that condition//4 is this approval is condition on the final development of a traffic demand management program that is agreed to by P & Z, Housing Board and City Council; seconded by Ms. Tygre. Worcester said Mooney's suggestion is to ask Council to bind themselves for future decisions and he will not allow Council to do that. Blaich said he is in favor of moving forward on this project and get housing in the community and improve the highway in the process. Roll call vote; Councilmembers Buettow, yes; Hunt, yes; Haneman, yes; Mooney, yes; Erickson, yes; Tygre, yes; Blaich, yes. Motion carried. P & Z reconvened in Sister Cities meeting room for their regular agenda. 9 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Bob Blaich opened the regular meeting following the first reading of Truscott PUD with City Council for reconsideration by the Planning ad Zoning Commission. Commissioners Charles Vresilovic, Roger Haneman, Roger Hunt, Steven Buettow, Ron Erickson, Jasmine Tygre, Tim Mooney and Bob Blaich were present. City staff in attendance: Tim Anderson, Recreation; Joyce Ohlson, Nick Lelack, Sarah Oates, Fred Jarman, Community Development; Kattu~ Koch, City Clerk. COMMISSIONER, STAFF & PUBLIC COMMENTS Bob Blaich stated that the June 6th minutes vote on page 9, should be corrected to reflect that Tim Mooney voted no on the Highlands, 7-0. MINUTES MOTION: Roger Hunt moved to adopt the minutes of June 6, 2000 with correction that the vote for Tim Mooney was changed to a no as voted at the meeting. Jasmine Tygre second. APPROVED 7-0. DECLARATION OF CONFLICTS OF INTEREST None. PUBLIC HEARING: KOLOR VCHEEL CODE AMENDMENT Bob Blaich opened the public hearing. Nick Lelack introduced Kathie Schulman, owner o£the Kolor Wheel. Lelack explained that the proposal is a code amendment to add to the neighborhood commercial zone district, "paint your own ceramics arts and crafts studio" as a permanent use in this zone district. Lelack stated that Schulman offered as an alternative, this use be accepted as a conditional use in this zone district. Lelack noted that the Kolor Wheel has operated at 720 East Durant for about 9 or 10 months. He said that after moving into the space last £all, they learned that the use was not ailowed in that zone district. He said that they applied and were approved for a 6-month temporary use permit from City Council, with the understanding that they would apply for a code amendment. Lelack stated that there were two blocks in the City of Aspen that were zoned neighborhood commercial, with a SPA overlay. The commissioners noted those blocks were also in the SCI Zone District. Lelack noted the adjacent parcels to the Kolor Wheel included just about every zone district in the City. He said the purpose of the neighborhood commercial zone district was "to allow small convenience retail establishments as part of a neighborhood that are designed and 1 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 planned to be compatible with the surrounding neighborhood to reduce traffic generation and mitigate traffic circulation and parking problems". Lelack stated that staff could not support the land use code amendment because the Kolor Wheel does not support "the daily or frequent trade service needs of the neighborhood". He noted that it would serve the local or tourist population but certainly not on a daily basis. Lelack stated that specific provisions regarding this zone district were included in the 1993 and the 2000 Aspen Area Community Plan (AACP). One of the actions for neighborhood commercial (NC) was to "revise the permitted uses in the neighborhood commercial and the (SCI) zone district lists to insure that only local serving uses were permitted within those zone districts". Lelack said that this would expand the zone districts to undeveloped commercially zoned lands in the city. He stated that staff felt clear that these were the only two blocks in the city that were designed to meet the residents daily needs. He noted staffwas pleased that the business was doing so well, but nevertheless, it does not met the review criteria for this zone district. Lelack stated specifically the application does not meet two criteria of the Land Use Code; · There was a conflict with this title (the land use code) and staff believed that was with the purpose of the neighborhood commemial zone district because it did not meet the frequent trade or service needs of the neighborhood. ® It was not consistent with the AACP. Lelack stated they met several of the other criteria because they were compatible in the surrounding zone districts and land uses; the product generation was not significant traffic and road safety was no a problem. Lelack stated that the SCI zone district would be a more compatible and appropriate place for this business to operate. The purpose of the SCI zone district was to allow for the use of land for the preservation development of limited commercial and industrial uses, which may not be appropriate in other zone districts. He noted the SCI did not require or generate high traffic volumes; primarily orientated to the manufacture, repair, storage and service of customer goods with a limited office/showroom, retail or customer reception area. Staffdid not believe that the current location was the right area for this business and recommended denial for those reasons, but ifP&Z chose to go forward then staff suggested a conditional use rather than a permitted use in this zone district. P&Z would then have the purview of limiting the overview of the operation, including the visual impacts, traffic generation and size of the operation. 2 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Steven Buettow asked if this usage fit into the Neighborhood Commercial (NC) conditional uses. Lelack replied that after very careful consideration, staff did not feel that it met the criteria for any of the conditional uses. Roger Haneman inquired if anyone else in that block had temporary use permits at this time; he questioned the use in the area of a water attorney. Lelack replied that there he could not state that all of the uses in the block met the permitted or conditional uses; several have operated for many years and could be considered non-conforming uses. Roger Hunt stated that for the history of this building, it had approval prior to the neighborhood commercial zoning, and included was office space. Kathie Schulman thanked all of the Kolor Wheel supporters and submitted pages of petitions for the record. She said that they have operated 15 months in this neighborhood commercial zone next to the bus stop. Kathie Schulman stated that the children benefited form the experience. Ms. Schulman provided a portfolio of photos of the work done. She said that the SCI area would not work because it was unsafe for children because of no parking and the busy intersections. The school groups and special religious groups were a part of their success. She said that there was a need for the Kolor Wheel in this zone district because many of the local businesses send their children while they were working, shopping or doing errands. Schulman said the permitted use was her desired request but would accept conditional use. Ron Erickson asked how this lease happened in the first place when this proposed use did not meet the underlying zoning, Schulman responded that in May of 1999 they were given a temporary use to operate as an indoor accessory to an outdoor accessory, which was Alien Cycles. She said that the space was occupied by Stapleton Sports in the winter and found this affordable space through Joshua Saslove to operate for 6 moths and were approved by City Council on the condition that they would apply for a code amendment. Tim Mooney asked if there was a code amendment by P&Z, would there be another motion to approve Kolor Wheel as a conditional use. Joyce Ohlson responded that it would have to be heard as a separate public hearing. Lelack stated there were different noticing requirements. Ohlson explained that tonight was an amendment to the land use code, should P&Z choose to create this use as conditional use, it would be one-step with the Planning & Zoning Commission. ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Joshua Saslove, public, stated the reason for renting this space to Kolor Wheel was a better investment in kid's time because of the concept, which has been successful. He said that Kathie Schulman has contributed to every admirable cause. Saslove noted the other building tenants were Coldwell Bankers and Aspen Magazine. Shelia Reynolds, public, stated that as a parent, it was wonderful for the children. She noted that it was sad that there were so many open spaces in Aspen and if Kathie Schulman had to move, spaces would be unaffordable in the other areas. Erickson asked Mr. Saslove if he knew that he had rented this space to a use that was not legal under the code. Saslove responded that he knew the conditions that Kathie had permission on a temporary basis and the condition of an extension of the use. Ohlson reiterated for clarification that the Kolor Wheel was operating in their location legally through a temporary use permit. Jasmine Tygre stated that she that thought that this was what they had in mind when P&Z defined artist studios, a small non-commercial space for the opportunity of people to express themselves artistically in one way or the other. She said that she differed with staff's finding on serving the daily or frequent trade or service needs of the neighborhood. Tygre said that this use is not appropriate for the downtown commercial core, and it is not appropriate to send it down to the SCI zone either. She said that a conditional use application would apply with the vitality that this business added to this building with different uses. Tygre said it brings vitality to this area and which is an important goal. Tygre feels that it could be controlled through the conditional use instead of becoming another Art Gallery. Hunt stated that definition for this operation was too vague for him; it should not be applied to the neighborhood commercial and too specific (identifying this operation). Hunt noted it could be loosely termed as an educational facility, a care facility and combined makes this appropriate in the neighborhood commercial but not this definition as indicated. He wanted it to be specific enough, if and when it came up for conditional use review again, it would either meet the criteria or not. Mooney sated that he felt very clear, it was an artist studio, paint your own ceramics. Hunt responded that the only thing that would make it fit into the neighborhood commercial was the semi-educational and frequent trips to pick-up the children, not the arts and crafts studio aspect of the business. Hunt wanted it further defined. Mooney retorted that it was not the P&Z purview to re-define the business. 4 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Erickson stated that educational endeavors were not a permitted or conditional use in this zone; he said this was an exemption for one specific business, not changing the code to allow for many different craft shops to open up in this zone district. Blaich agreed that it could come back at them some other time in the future, but felt that this was not detrimental by the community. He said it was responsive to needs and if the proposal were followed, it would work. Hunt and Blaich asked for the help with wording on the definition. Ohlson stated that the wording on "paint your own ceramics" was very specific and there was no where else in the Land Use Code that included. She suggested adding for public hands on use or some other wording. MOTION: Tim Mooney moved to approve P&Z Resolution #36, Series 2000 and to recommend City Council approve an amendment to the Land Use Code Section 26.710.170(B) Neighborhood Commercial (NC) Zone District to add "paint your own ceramics, arts and crafts studio" as a Conditional Use and instruct staff to add to the definition to explicitly describe what "paint your own ceramics arts and crafts studio" means in direct relationship to this specific business. Steven Buettow second. Roll call vote: Erickson, yes; Hunt, yes; Blaich, yes; Tygre, yes; Buettow, yes; Haneman, yes; Mooney, yes. APPROVED 7-0. CONTINUED PUBLCI HEARING (from 7/25/00): TECHNIQUES TO CONTROL HOUSE SIZE, RESOLUTION # 2000, Bob Blaich opened the continued public hearing on the techniques to control house sizes. He noted that Tim, Roger and he participated in a tour yesterday. The "No Problem Joe House" was a positive for the board with the lower ceilings and roofline. Mooney noted that this could now be an example of the design coming ~nto compliance. Joyce Ohlson noted that the approach would be to go the rough the resolution section by section, which resulted in all of the discussions. Alan Richman stated that the whereas o£sections #1 (26.710.040 D.10) and #2 (26.710.050 D.10) were agreed on by the commission. MOTION: Ron Erickson moved to extend the meeting to 8:00 p.m. Tim Mooney second. APPROVED 6-1. 5 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Richman explained that on page 2, sections #3 & #4 Were reference sections; section #3 (26.710.130) was the RR section and section #4 (26.710.220 D.10) was the conservation section, for which an FAR was adopted aboUt a year ago with it's own table from the R-15 zone. He said that RR never had a FAR. Richman noted that in section 5 (26.575.020 A.3) was the exclusion for garage fioor area, which was current today. He said that it was reduced, stepping down with a continuous reduction; it dropped by 5 feet for each 20 feet. Richman said that sections 6 (26.710.040 D., 26.710.050 D., 26.710.060 D., 26.710.080 D., 26.710.100 D., 26.710.130 D., 26.710.140 D., 26.710.150 D., 26.710.180 D., 26.710.190 D., and 26.710.220 D.), will be amended under section #1, which included volume control measures, section #7 (26.575.020 A.5). Hunt stated concern for of the total FAR of the house and not how it was broken up, but FAR times 9. Ohlson responded that the FAR times 9 was the allowable portion for calculation. Hunt said that from a community point of view, it was the total volume and did not care about how it was broken up in that "box'". Ron Erickson noted that the "box" changed shape by design and these two measures gave it the calculation measures to make it work. Richman stated the appearance from the outside is what would be viewed. He noted that the volume control needed to be monitored the first year and if it was a problem then it would be solved, but asked to give it a Chance. Richman said the plate height could be the biggest problem for zoning. Sarah Oates noted that dead space in the ceiling, space where the ceiling dropped down, (false ceiling) still counted as floor area. Hunt stated that the internal problem of additional space }vas his concern. Richman stated that the secondary mass was not identified and he wants to work on it more than just the 25%. Oates stated that the Residential Design Standards cap on house size still needed adjustments. Richman noted the versions of the models with massing may not always be required. Erickson noted that the models might help avoid future mistakes made by applications being too vague. Tygre stated that she would just as soon see a model for everything, the clarity would be evident. Mooney inquired about photographs for the record and landscaping plans. Richman replied that the two things that were not included were site improvements and significant vegetation. Ohlson stated that part of the definition would include what site improvements and vegetation meant. MOTION: Roger Hunt moved to adopt P&Z Resolution #00-34, recommending that the Aspen City Council adopt the amendments to 6 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 the Aspen Land Use Code to better control of the size of dwelling units being built in Aspen with addition to this resolution of Option #1 under Community Development Memo dated July 27, 2000 to Section #18 including the space area. Jasmine Tygre second. Roll call vote: Erickson, yes; Hunt, yes; ~gre, yes; Buettow, yes; Haneman, yes; Mooney, yes; Blaich, yes. APPROVED 7-0. Erickson complimented the staff analogy on this and it was great. Richman asked if the commissioners would attend a work session with the City Council to help explain the P&Z recommendations. MOTION: Ron Erickson moved to extend the meeting to 8:30 p.m. Tim Mooney second. All in favor, with the exception of Tygre. APPROVED 6-1. Jasmine Tygre excused herself from the meeting. CONTINUED PUBLIC II]EARING: RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT Bob Blaich opened the continued public hearing. Ron Erickson asked who owned the building. Tim Anderson replied that he City owned the building and that he was the representative. Fred Jarman explained that the public hearing was to consider the Parks and Recreation Center PUD amendment located 1 i0 Hallam Street. He noted that it currently served as an arts and recreation use facility. Jarman included the original 1993 approval, Ordinance #22. He said there were 3 zoning elements: R-6 rezoned to Public, approved the final PUD plan and an exemption from GMQS as a public facility. Jarman noted the Red Brick was earmarked to be included as a Historical Landmark for the City of Aspen and will be placed on the inventory. He said that HPC worked with the applicant on design; he distributed the drawings. Jarman said the improvements would be a conference room at the west end and a snow- shed canopy ta extend along the main access walkway. Jarman said the commons room was 540 square feet of expansion of the building, which was originally planned, in the original PUD. He said the existing conference room would become storage space. The main entrance improvements will enhance the west end of the building. 7 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 Jarman noted that the snow-shed canopy would provide a safety feature because of the snow coming offthe gymnasium roof. He said that structurally the current canopy did not extend and compromises the integrity of the building; activities could occur under the new canopy in the summer and winter with an aesthetic and artist approach to the sense of Red Brick, which would be achieved. Staff recommended approval. Tim Anderson stated that the Aspen/Snowmass Council for the Arts manages the building and worked as a team with the City of Aspen. He noted the new windows would prov!de light into the new conference room. Anderson said the trail to the Given Institute and Clark's would be better defined with better landscaping and less asphalt. Steven Buettow asked if it were possible for more artists to be a parr of the facility rather than storage. Tim Mooney noted that every place in town provided storage. Mooney stated that he felt because this building was being called an essential public facility and a Historic Landmark; he said that there were other spaces in town that could be utilized for a larger conference room and storage spaces. Mooney said that the user usage should be enhanced. Haneman asked what would be the best reason for not utilizing the Yellow Brick for storage. Anderson answered that basically because a remodel was just completed and this work was not torn out under the direction of staffinvolved. Haneman questioned the downside to having to cross the street. Erickson asked if the storage was rental space. Anderson replied the storage would be rented to the tenants at the same costs. Janet Garwood, Aspen/Snowmass Council, responded that the tenants have agreed that the storage space would be simple (two by fours with wire) and may fluctuate with the same rent currently paid for their spaces, which would generate income. Janet Garwood said that Jazz Aspen and Film Feast, which have seasonal storage space, are sharing very small spaces. She said the actual space would be smaller than what was currently used now. Charles Vresilovic asked about the possibility of that space being used for housing guest instructors short term while in town. Buettow suggested a place for artist demonstrations and for artists work in progress. Mooney stated that his rough calculations were 785 square feet of space involved. Blaich asked if there was a waiting list for artists to take space at the Red Brick or any empty spaces. Garwood replied that there were no empty spaces or anyone waiting at the moment; she said in the past there were applicants that they could not accommodate. Blaich asked the % of the building occupied by artist studios 8 ASPENPLANNING & ZONING COMMISSION AUGUST 01, 2000 vs. Jazz Aspen, the Writers Foundation or other office organizations. Garwood stated that she could not give the % but that there were 8 artists. Anderson clarified that in the management agreement there was a rule that the artists must rotate. Garwood added the artist may only stay for two years; the terms and leases come up October 1s'. Blaich said there are artists who have been there since the beginning. Garwood explained that in September every studio was up for re-lease on October 1st. She said that any current artists may apply through an outside review council (Anderson Ranch, the Arts Council, Art Museum, Wyly and CMC). Anderson stated that the residents stored things outside in the hallways of their spaces at the current time and it would look better, more like a gallery, if that storage were relocated. Blaich asked that since there was a vacated space from Aspen Interactive in the Yellow Brick, couldn't that space be utilized for some of the non-studio related activities from the Red Brick. Garwood stated that applicants have been turned away because they did not fit the needs of the original plan. Erickson asked about the parking plan. Anderson stated there would be a plan because currently there was no enforcement of parking. Blaich stated that there was a need for more conference space. Anderson said the need for storage here was necessary at the building and since it was mesh wire, it could be easily removed at any time. The commissioners stated that it would not be so easy to relinquish that space once it is used for storage. Erickson stated that from the drawings, the plan appeared that snow would be dumped in front of KJAX. Anderson replied the sidewalk would be moved to utilize the same entry sidewalk as the Red Brick for access to KJAX to avoid the snow sloughing. Hunt asked the provisions for deliveries at the facility. Anderson responded that the deliveries were very occasional and very small at this time with a back door to the building on the parking lot level. MOTION: Tim Mooney moved to approve P&Z Resolution #35, Series 2000, recommending City Council the Red Brick Arts Recreation Center Planned Unit Development (PUD) Amendment. Rou Erickson second. Roll call vote: Erickson, yes; Itnnt, yes; Buettow, yes; ttaneman, yes; Mooney, yes; Vresilovic, yes; Blaich, yes. APPROVED '7-0. Mooney stated that in the future he hoped there would be more artists, more vital interaction with the community, which was the purpose for this building, not 9 ASPEN PLANNING & ZONING COMMISSION AUGUST 01, 2000 storage. He asked if they could consider replacing the storage from this building and replacing the use of space with a more essential purpose. Erickson said that he did not feel that this was a historically significant building and reviewed by HPC. Jarman replied that HPC reviewed this under a work session. There is nothing recorded but it should be as it is a valuable resource for the City. Anderson stated that the use of community energy has always taken place in this building. Blaich asked when the construction would be started. Anderson replied that money was yet to be raised. Meeting adjourned. ~ranscribe~l l~y ' Jackie Lothian, Deputy City Clerk 10