HomeMy WebLinkAboutminutes.apz.20010710Aspen Planning & Zoning Commission July 10, 2001
MINUTES ............................................................................. 1
CONFLICTS OF INTERESTS .................................................... 1
COMMISSIONER COMMENTS ................................................. 1
629 W. SMUGGLER LANDMARK DESIGNATION ........................ 2
1490 RED BUTTE STREAM MARGIN REVIEW ............................ 3
LOT 15, BLOCK G, ASPEN HIGHLANDS PUD AMENDMENT FOR
AN ADDITIONAL ADU ........................................................... 3
ELECTION OF OFFICERS ....................................................... 4
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Aspen Planning & Zoning Commission July 10, 2001
Chairman Bob Blaich called the meeting to order at 4:35 p.m. with
members Roger Haneman, Ron Erickson, Jasmine Tygre, Eric Cohen,
Steve Buettow and Ruth Kruger present.
MINUTES
Erickson moved to approve the minutes of June 5, 2001; seconded by
Tygre. All in favor, motion carried.
CONFLICTS OF INTERESTS
None were declared
COMMISSIONER COMMENTS
1. Erickson asked the status of the right-of-way issues and of the
Caribou encroaching in open space. Joyce Ohlson, community
development deparunent, told the Commission staff has written a letter to
Harley Baldwin, owner of the Caribou, giving him 30 days to submit a
land use application or to take the structure down. Ms. Ohlson said there
has been an enforcement action on the real estate signs in the right-of-way
on East Cooper across from City Market. If the signs are moved back into
the right-of-way, owners of signs will be cited into Municipal Court.
Erickson said there are more signs in the right-of-way on East Cooper
Avenue farther east than City Market. Ms. Ohlson said she would have
staff follow up.
2. Roger Haneman brought up the Buttermilk intersection and the lack
of a 4-way stoplight. CDOT gave P&Z 8 reasons why they couldn't install
a stoplight and their best argument was utility locations running through
the hill right next to the road. Haneman noted that hill has been
demolished and he would like to know CDOT's problem with a 4-way
intersection at Buttermilk. Blaich said part of the issue is the lawsuit with
Maroon Creek and the settlement for opening up old Stage Road. CDOT
does not want a 4-way intersection at Buttermilk and is not willing to
install it.
Aspen Planning & Zoning Commission July 10, 2001
3. Erickson asked about follow up on the trail easement in the city
right-of-way behind the U.S. Post Office. The access has been blocked
because the Post Office has chained off the back of the parking lot. Ms.
Ohlson told the Board she would check into this and report back.
4. Blaich told the Commission he attended the City Council meeting
last night when they discussed the floor area ratio and house sizes. Blaich
noted he reported to Council the lengthy process and at least 4 public
hearings P&Z went through to recommend a code amendment on house
sizes to Council. Blaich said Council adopted an ordinance on 1st reading,
which takes the land use code back to what existed before Ordinance #56,
2000, was adopted. Council wants to have a work session with P&Z
before adopting this ordinance. P&Z recommended July 31st at 4:30 p.m.
for this joint work session with Council.
5. Blaich told the commission there was a discussion on the commercial
space at the 7th and Main affordable housing project. The issue is whether
the establishment can change the ordinance in order to meet the food
requirement and serve delicatessen-type food. Blaich reported the tenants
are going to meet with the city attorney to see what can be worked out.
Erickson noted the P&Z was not in favor of the commercial space in this
project from the beginning.
6. Joyce Ohlson, community development department, noted that 629
West Smuggler should be continued to 8/21/02; 1490 Red Butte Stream
Margin should be continued to July 17, 2001; and Mobile Home Park
Zone District Code Amendment should be closed.
7. Sven Alstrom told Council the volumetric restrictions in the house
size are the problem. Beefing up the neighborhood guidelines may solve
the house size issue. Alstrom said he would like to see the city promote
solar access easements by height and volumes.
629 W. SMUGGLER LANDMARK DESIGNATION
Erickson moved to continue 629 West Smuggler Landmark Designation to
August 21, 2001; seconded by Tygre. All in favor, motion carried.
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Aspen Planning & Zoning Commission July 10, '2001
1490 RED BUTTE STREAM MARGIN REVIEW
Erickson moved to continue this public hearing to July 17, 2001; seconded
by Tygre. All in favor, motion carried.
LOT 15, BLOCK G, ASPEN HIGHLANDS PUD AMlZ~~NT FOR
AN ADDITIONAL ADU
James Lindt, community development department, told the Commission
this is a PUD amendment in order to construct and ADU at 0265
Exhibition Lane, Aspen Highlands Village. Lindt told the P&Z when the
Aspen Highlands Village PUD was approved, it only allowed for 10 ADUs
to be constructed on lots where the owners were given the approval from
Hines Highlands. Lindt noted this would be the 11th ADU. The property
owners were to be given certificates on a ist come 1st serve basis.
Lindt pointed out the city would like a PUD amendment to allow an ADU
by administrative review for every lot. However, Hines will not sign off
on this ADU amendment. There is a letter of support for this ADU from
Hines Highlands. Lindt said 1 more ADU would not make much of an
impact and ADUs do meet the guidelines of the AACP. Staff recommends
approval of this ADU to be built within the dimensional requirements of
the Highlands PUD and to be built according to the city's ADU design
guidelines.
Buettow asked if this ADU would require a GMP exemption. Lindt said
the GMP allotments have been taken care of. Lindt said Hines did not
want every free market unit to have an ADU because of the additional
density. Ohlson noted this applicant has a right to make this request, and it
is supported by Hines Highlands. Staff does not have the right to initiate a
PUD Amendment for Aspen Highlands.
Blaich opened the public hearing.
John McCormick, applicant, told the Commission none of the houses under
construction have requested a PUD amendment for an ADU. McCormick
said he supports the argument that a house this size generates a need for
employees and he wants to put one in this house. Ericson asked if this unit
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Aspen Planning & Zoning Commission July 10, 2001
meets the light code. McCormick said it does. It is mostly subterranean
and is behind the garage. There is no FAR bonus for this unit
Blaich closed the public hearing.
Tygre moved to approve Resolution//31, Series of 2001, approving the
amendment to the Aspen Highlands Village PUD for the purpose of
allowing an 11th ADU to be constructed pursuant to the Land Use Code
Section 26.520 on lot 15, Block G, of the Aspen highlands Village PUD;
seconded by Ericson.
Ericson stated he is only voting for this ADU because it is voluntary and it
is within the FAR for the free market structure. Erickson said he does not
feel this would meet the ADU guidelines if it were for a FAR bonus.
Roll call vote; Councilmembers Cohen, yes; Ericson, yes; Haneman, yes;
Buettow, yes; Tygre, yes; Kruger, yes; Blaich, yes. Motion carried.
Tygre said she would like staff to look into the Clarendon and whether
expansion work is being done without P&Z approval. Lindt said there was
an insubstantial amendment to bump out the bay windows, and he will look
into this and report back.
ELECTION OF OFFICERS
Blaich told the Commission his term on P&Z is up in December and he
does not intend to reapply for P&Z. Blaich suggested the election of
officers might be changed to January so that officers are not changing the
same time a new Council is being sworn in. David Hoefer, counsel to the
commission, noted the Municipal Code requires election of officers in
June.
Erickson nominated Jasmine Tygre as Chair; seconded by' Buettow. All in
favor, motion carried.
Erickson nominated Eric Cohen as Vice-chair; seconded by Tygre. All in
favor, motion carried.
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Aspen Planning & Zoning Commission July 10, 2001
Blaich suggested P&Z members fill in some of his extra committees, like
Infill, Burlingame COWOP.
Ericson asked staff check to see if there has been a study done on the
DEPP work.
Ohlson invited P&Z members to the APA conference to be held in Aspen
in September. There is a session for planning commission members and 2
excellent plenary sessions. The city will pay the registration fee for P&Z
members.
Tygre moved to adjourn at 5:50 p.m.; seconded by Ericson. All in favor,
motion carried.
Kathryn S. Koch, City Clerk
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