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HomeMy WebLinkAboutminutes.apz.20010626ASPEN PLANNING & ZONING COMMISSION June 26, 2001 DECLARATION OF CONFLICTS OF INTEREST ............................................................................................... 2 BARBEE PUD A~VIENDMENT ................................................................................................................................. 2 501 EAST HYMAN LANDMARK DESIGNATION ............................................................................................... 4 RUSTIQUE SPECIAL REVIEW FOR OUTDOOR SEATING ............................................................................. 4 CI'IRISTIANA LODGE PUD ..................................................................................................................................... 5 1 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 Jasmine Tygre, chairwoman, called the special meeting at 4:55 p.m. to order with Roger Haneman, Ron Erickson and Steven Buettow present. Bob Blaich arrived at 5:25 p.m. and Steven Buettow excused himself at 6:15 p.m. Eric Cohen was excused. Staff in attendance were: David Hoefer, Assistant City Attorney; Fred Jarman, Steve Clay, Community Development; Jackie Lothian, Deputy City Clerk. The commission commented that the reason this meeting could not begin was because of the lack of P&Z board members not yet appointed by City Council. Ron Erickson noted that while waiting for this meeting to begin, the meeting across the hall on House size unfairly accused P&Z of pushing the ordinance through. Erickson stated that there were 3-4 work sessions on house size. The commissioners were concerned about work sessions being held without P&Z on subjects and issues important to P&Z. DECLARATION OF CONFLICTS OF INTEREST Steven Buettow stated that he had a conflict with the Christiania and would step down from that review. Bob Blaich stated that since he came in late he would not vote on the Barbee project. CONTINUED PUBLIC HEARING (06/19/01): BARBEE PUD AMENDMENT Jasmine Tygre opened the public heating on the Barbee PUD Amendment. Fred Jarman stated that this was a continued hearing from June 19, 2001 due to a lack of P&Z quorum. Shadow Mountain, LLC represented by David Miller was the applicant for an insubstantial PUD Amendment with 4 key items plus a variance from the secondary mass. Jarman utilized maps and drawings to illustrate Lots 8, 9, 10 & 11. The applicant requested (~)a redesign for the affordable housing, (~)increase floor area (FAR), (~)increase the approved building envelopes, (~)establish building envelopes for Lots 8-11 and ®DRAC variance. Jarman stated that staff recommended denial on the architectural change but approval for the other changes. The commission asked how the amendments compared to the original plans. David Miller explained that the original plans could not be built because the floors plans did not match the elevations; that was the major reason for the changes. Miller gave the layout of the neighborhood and the massing of this parcel. The building codes were complied with in the new plans along with better livability because of added storage, mechanical and laundry facilities. Miller noted that the topology of the property included trails. These were vertical townhomes with 2 2 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 bedrooms that were sub-grade with 7-foot window wells and ! bedroom on the upper floor. The proposal was that thc window wells would be outside the current building envelope. The commission discussed the design aspects with the height at 24½ feet raising the sub grade bedrooms to become 2 story buildings or keeping the sub-grade bedrooms. The commissioners agreed that the window wells did not exist any longer because they did not want the sub-grade bedrooms. The shed was not historical but HPC suggested it had historical value and should be preserved. The commission agreed on thc additional square footage. DRAC variances were requested on Lots 5 & 6 were from secondary mass; the commission discussed the variations of the secondary mass. Miller stated that there would be minimal excavation into the l~illside for the garage. There was discussion of the buildings built farther up the hillside. No public comments. MOTION: Ron Erickson moved to approve the modified architectural design for the affordable housing units on Lots 8-11 of the Barbee PUD Amendment. Steven Buettow seconded. Roll call vote: Haneman, no; Buettow, no; Erickson, no; Tygre, no. DENIED 4-0. MOTION: Ron Erickson moved to approve the increased Floor Area (FAR) by 360 square feet for moving the shed to RO Lot 7 of the Barbee PUD Amendment to satisfy the secondary mass and to increase the approved building envelope on RO Lot 7 to accommodate the Paepcke shed. Steven Buettow seconded. Roll call vote: Haneman, yes; Buettow, yes; Erickson, yes; Tygre, yes. APPROVED 4-0. MOTION: Ron Erickson moved to approve point #4. of the Barbee PUD Amendment to establish the building envelopes for Lots 8-11. Steven Buettow seconded. Roll call vote: Haneman, yes; Buettow, yes; Erickson, yes; Tygre, yes. APPROVED 4-0. MOTION: Ron Erickson moved to approve the variances from the Design Review Standards for secondary mass requirements on Lots 5 & 6 of the Barbee PUD Amendment showing that the criteria has been met. Steven Buettow seconded. Roll call vote: Haneman, yes; Buettow, no; Erickson, no; Tygre, no. DENIED 3-1. 3 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 Discussion of the motion included the below grade bedrooms being at grade; the units would be occupied by employees. PUBLIC HEARING: 501 EAST HYMAN LANDMARK DESIGNATION Jasmine Tygre opened the public hearing on 501 East Hyman for Landmark designation. Fred Jarman provided the proof of notice. Stun Clauson represented the applicant. Jarman noted that this application also included the arcades at 304 South Galena. Staffrecommended approval. Clauson noted that both properties on the entire site were on the national register of historic importance. No public comments. MOTION: Bob Blaich moved to approve P&Z Resolution #28, series 2001 finding the review standards have been met. Roger Haneman seconded. Roll call vote: Buettow, yes; Erickson, yes; Haneman, yes; Blaich, yes; Tygre, yes. APPROVED 5-0. PUBLIC MEETING: RUSTIQUE SPECIAL REVIEW FOR OUTDOOR SEATING Jasmine Tygre opened the public hearing for the special review for outdoor seating for Rustique. David Hoefer noted that there was no notice required. Stephen Clay stated that the property was located at 216 South Monarch, the Katie Reid Building. Clay provided the background of the outdoor seating from 1994 for 4 two-person tables; the restaurant was allowed 4 four-person tables. The request was to expand to 32 outdoor seats with a total of 8 tables. Staff felt that there was no change in the overall seating and recommended approval with the conditions set forth in the resolution. Charles Dale, applicant, stated that there would be no tables on the Monarch side. Dale said there would be planters on the Monarch side. Joyce Ohlson noted that the Fire Marshall had to sign offon the plan to keep the walkways open. Dale said there would be less than 32 seats, more like 26 or 28. No public comments. Bob Blaich stated that this was what was supported by DEPP. Ron Erickson stated that he agreed with Bob and also disliked the tables on Monarch Street and urged the use of planters in the area with benches and no tables. 4 ASPEN PLANNING & ZONING COMMISSION June 26~ 2001 MOTION: Bob Blaich moved to approve P&Z Resolution #29, series 2001 allowing the outdoor dining with no more than 32 seats in the courtyard for the Katie Reid restaurant space without tables on Monarch Street. Ron Erickson seconded. Roll call vote: Haneman, yes; Buettow, yes; Erickson, yes; Blaich, yes; Tygre, yes; APPROVED 5-0. PUBLIC HEARING: CttRISTIANA LODGE PUD Jasmine Tygre opened the public hearing for the Christiana Lodge PUD and requested notice. Mitch Haas provided the notice. Fred Jarman explained the owners were 501 West Main, LLC and Austin Lawrence Partners LLC. The request was for conditional use, minor PUD and GMQS exemption for lodge preservation. Jarman stated that the site 27,000 square feet, about ½ city block, located on Main Street with the underlying zone district as office, with the LP Overlay on this property. The applicant proposed to relocate 3 existing structures (2 pan abodes & the Callahan log cabin) to the Main Street frontage and demolish all of the other existing structures on the site. The applicant would rebuild primarily in the same footprints plus 2 additional buildings; they wish to condominiumize ail the structures on the site. Jarman utilized drawings of the neighborhood to illustrate the 9 parking spaces that the applicant currently used offofthe alley. There would be a larger 4-plex offthe alley, a new 4-plex will replace the old 4-plex, the old duplex will be replaced plus a new triplex will be placed where there was a one story structure. There will be a 1 bedroom and 2 studios employee housing units located on site; there will be a detailed landscape plan. The main lodge would be in the same place. HPC had work sessions and public hearings to get this project to where it now stands. Jarman stated that the conditional use was for affordable housing umts, which could be used for the general public if no Christiana employees wanted the units, and the GMQS Lodge Preservation With the 2 reviews that were final at P&Z. Jarman stated that currently there were 29 lodge units including the affordable unit in the 4-plex with a total of 35 bedrooms. The proposal was for 25 free market lodge units and 3 affordable housing units, with a total of 37 bedrooms. This was a combined conceptual and final PUD. The Lodge Preservation required 0.7 parking spaces per bedroom; this project was under-parked by 15.8 spaces. The Engineering and Parking Departments showed concern for the under-parking of 5 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 this project and suggested the applicant lease 11 spaces on Fourth Street from the city in the public right-of-way. Ron Erickson asked about the setbacks being allowed to continue as non- conforming when being rebuilt. Jarman answered that was correct through thc PUD. Erickson asked about the change of category in the employee housing being set at will. Mitch Haas replied that Housing would set the category at one or two but without income or asset restrictions. Roger Haneman asked if there wasa need for the buildings to be placed on the same footprint. Mitch Haas, planner for applicant, introduced David Brown, architect and Greg Hill the managing partner for the ownership group of the property. Haas noted the long process with HPC brought this project for this place and that was where the footprints came about. Haas stated that there would be an application for Landmark Designation for the pan abodes and cabin at a later date. The swimming pool will be torn out and remodeled to a more up to date facility but placed in the same place with landscaping and screening from Main Street. The triplex was designed carefully to step-up the design to match the older structures mass in the back portion of the property (70-75 feet back from Main Street) with the existing large spruce trees being maintained. Haas provided the same description of the existing and proposed number of Lodger Preservation Units, Affordable Housing Units and bedrooms as Fred Jarman presented. Has said that there were 9 existing parking spaces along the alley; proposed there will be 10 spaces on the alley on site. Haas stated that there was parking in the Fourth Street right-of-way for some 50 years or so; it appears to a passerby as parking for the Christiana but it isn't, it is public parking. Haas stated that Parking and Engineering Departments wanted the Christiana to lease the spaces at $1.90 per square foot per month, about $40,000.00 a year. Haas stated that they did not agree to this payment and did not intend to put up signs for Christiana parking; those spaces don't count as parking for the lodge today and will not count as parking for the lodge in the future. Haas said that the Lodge Preservation GMQS standards state that it was allowed to maintain a deficit in parking through re-development of the lodge; that was what was being done. Haas stated that the calculations could be ~ione in different ways and he calculated 24.8 spaces required; there was a deficit of 15.8 spaces for the existing. Haas said that the proposed calculation with 3 employee units would be 26.8; the deficit would become 16 spaces. Haas asked to lower the parking requirement rather than lose the employee unit. Haas stated that the lodge mitigated for transportation with the 6 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 proximity in town, providing bikes and a van shuttle; there would be a property management company hired. Haas stated that this property would be reestablished as a lodge with the re-development; it hasn't been used as a lodge for the last couple of years. Bob Blaich asked what was the increased height of the buildings. David Brown replied that there was an increase of 5 feet primarily due to the addition of the tower and the increased height of the ridge; there was only one building exceeding the height limit. Brown said that HPC agreed that the one story would face the pool with the two-story facing the alley, which would not be domineering. Ron Erickson asked if there was a plan for the floor plans for the basements of the 4-plexcs and triplex. Brown said that there would be basements for mechanical. Haas mentioned that the floor plans would be moved a little bit here and there for handicap accessibility that they were not aware of before. Erickson said that since this was conceptual and final at this time and it was stated that there would be condominiumization of the units, how would each unit remain on the market short term for 6 months a year. Erickson asked how would it be enforced. Haas replied that it was in the code and that there would be a management company. David Hoefer responded that it was enforceable in theory; the reality would be a matter of proof, Greg Hill answered that the unit owner would make the decision of when and for how much he wanted to rent the unit for; the unit would be available for a short-term basis. Haas said the condominium association by-laws and covenants would provide the short-term rental. Hill said the intent of thc ordinance was for short-term rental, which was the intent of this project. MOTION: Bob Blaich moved to extend the meeting to 7:20 p.m. Roger Haneman seconded. APPROVED 4-0. Fonda Paterson, public, asked if this was going to be a lodge where was thc office on site. Hill responded that there was a small office in the main lodge and the historic cabin would be the managers unit. Paterson asked if the dumpsters and service trucks would use the alley; the Boomerang shared the alley. Haas replied that there was a dumpster spot on the site plan. Brown answered that the maid service was located in the basement on site and individual laundry in the basements of each building. B1aich stated that he did not like the idea of loosing the public parking spaces; he said that they were willing to take their chances with parking. Blaich said that the people who stay 6 months would probably bring cars. 7 ASPEN PLANNING & ZONING COMMISSION June 26, 2001 Erickson stated that thc applicant warranted his concern for the bed base with a 6- month rental requirement.. MOTION: Bob Blaieh moved to approve P&Z Resolution #30, series 2001 approving the Conditional Use and GMQS Exemption from the Lodge Preservation and Affordable Housing Units and recommending approval to City Council for the Minor PUD Planned Unit Development (PUD) for the Christiana Lodge located at 501 West Main Street with the change in conditions deleting #5. Ron Erickson seconded. Roll call vote: Haneman, yes; Erickson, yes; Blaich, yes; Tygre, yes, APPROVED 4-0. Adjourned 7:20 p.m. ity Clerk 8