HomeMy WebLinkAboutminutes.apz.20011218ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18~ 2001
COMMISSIONER, STAFF and PUBLIC COMMENTS ........................................ 1
MINUTES ................................................................................................................. 1
DISCLOSURE OF CONFLICT OF INTEREST ..................................................... 1
CHRISTMAS INN LODGE PRESERVATION PUD ............................................. 1
Jasmine Tygre, Chairperson, opened the special Planning and Zoning Commission
meeting in City Council Chambers at 4:30 p.m. Run Erickson, Bob Blaich, Roger
Haneman, Ruth Kruger, Bert Myrin, Eric Cohen and Jasmine Tygre were present.
Steven Buettow was excused. Staffin attendance were: David Hoefer, Assistant City
Attorney; Fred Jarman, Joyce Ohlson, Community Development; Jackie Lothian,
Deputy City Clerk.
COMMISSIONER, STAFF and PUBLIC COMMENTS
Ruth Kruger noted that along 1-70 through Vail there was a "wonderland of lights";
Aspen had nothing except a string of light on the light poles in town. Kruger
suggested making town look more inviting with more lighting. She commented
that ABO was tastefully done with lights. Ron Erickson stated that the Aspen
Times article of 50 years ago said that the City Electric Departmem purchased and
hung 12 sets of lights in downtown; that was the total lighting in 1951.
Bob Blaich stated that the follow-up letter sent by James Lin& to Bob Camp was a
very good clear response. Eric Cohen stated that it was a frustrating review for the
commission and applicant; that application indicated how the ADU program does
not work as planned.
Joyce Ohlson said that the Lodge Preservation could be scheduled with council at a
later date. Ohlson stated that the Harley Baldwin property had an outstanding
violation; they responded in writing that they were researching the issue. Ohlson
commented that there was no table service at Zele.
MINUTES
MOTION: Ron Erickson moved to approve the minutes from
December 11, 2001. Bob Blaich seconded. APPROVED 7-0.
DISCLOSURE OF CONFLICT OF INTEREST
None.
CONTINUED PUBLIC HEARING (12/11/01):
CHRISTMAS INN LODGE PRESERVATION PUD
Jasmine Tygre opened the continued public heating for the Christmas Inn Lodge
Preservation and minor PUD. David Hoefer stated that the notice was provided on
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ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18, 2001
December 11th. The letters from Stan Clauson, John Dobbs and the memo from
Fred Jarman were distributed to the commissioners, which they reviewed.
Fred Jarman explained there were 3 remaining issues on the Christmas Inn; the
height, parking and affordable housing. The revision included a reduction in the
parking deficit to 2.6 parking spaces by adding a space and deleting an employee
unit; the van proposal was eliminated and agreement with High Mountain Taxi was
reserved (letter included). The height variance was lowered to a 1.75-foot variance
with a height limit at 26.75 feet; architecturally the plans A3.1 shows the ridgeline
with a hip roof element bringing the gab[es down, soften'rog the edges. There was a
reduction from 3 to 2 employee housing units, which now met the size requirements
from the housing guidelines. Staffrecommended approval.
Stan Clauson, applicant representative, noted the High Mountain Taxi letter showing
an agreement for service to help with the parking. Clauson said that the economic
expansion for Lodge Preservation would improve the viability of the small lodge; he
said that the community has committed to restore the viability of the small lodge.
Augie Reno, architect, said that the revised affordable housing units were shown on
A2.1 of the drawings. He said one was 360 and one was 370 square feet with the
additional square footage going into the conference dining room facility. Reno said
on the A2.2 street level drawing illustrated the change in the 2 rooms and the
placement of the trash area offthe alley. The roofline was dropped with a 6 foot 8
inch plate height to the ends of the hip roof height taking the 4/12-roof pitch to 3/12-
pitch. Reno proposed to raise the roof plate height by 4 inches for a 7-foot plate
height at the minimum. Reno said the belvederes were still up for discussion. Reno
noted the hip roof softened the edge of the building. Reno stated that the newer
building that was built about 2 years ago had a notched effect for relief in the mass of
the building with the parking below on the alley side.
Run Erickson stated that the employee units went from 3 units to 2 units and now the
size of the dining area was enlarged and the employee units were still undersized.
Reno replied that the drawings reflected the required 350 square feet. Efickson said
that something was wrong with that. Eric Cohen stated that the discussion last week
was that the units were substandard in size and the idea was to take the same square
footage from 3 units and transfer it to 2/mits. The commissioners agreed that was
what they understood and asked the square footage of the 3 original units.
Eric Cohen asked the dollar amount slated for the notch in the back. Start Clauson
replied that they did not make a representation of any payment. David Hoefer noted
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ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18~ 2001
that the neighbor made the representation but it was not information that was
required to be disclosed. Augie Reno stated that he had no idea of the amount.
Erickson asked if this would be a complete demo of the entire building. Reno replied
that the back "L" part would be (log or whatever) demolished on the Northeast back
part and rebuilt except for the existing 2-story "L' on the other end.
Jasmine Tygre entered the letter from Mr. Dobbs into the record with concerns based
upon the original plan. David Hoefer noted for the record that the commission had
adequate time to review the letter from Mr. Dobbs.
Scott McDonald, public, stated that he owned 300 West Main. McDonald asked how
many rooms them were. Clauson replied that there were 35. McDonald said there
were 2 employee units so thru made 37 rooms; he asked how many people
statistically speaking fly into town. Dennis Chookaszian, owner and applicant,
responded that no one knew that answer. Chookaszian stated that they were
occupied last year from December through March at about 55-60% occupancy total;
he noted that this year it was about 15%. McDonald stated that he still had an issue
with parking and brought up the signs, which were no longer posted, as being
problematic because he questioned where the extra cars would park. McDonald
voiced concern for a pan abode foundation supporting a 3-story building. McDonald
stated that the parking for this project impacted his property.
Caroline McDonald, public, stated that they owned the Log Cabin and they were
curtailed in their process for 2 months because the massing on the alley side was too
large so they ended up with 1½ story in the back. Caroline McDonald stated that the
2-story addition to the back of the Christmas Inn was a horrendous massing for the
West End looking into it; she said the building was lot line to lot line without the
relief that goes into the center courtyard. She voiced concern for the parking at the
lot line with the carbon monoxide going into the buildings. Caroline McDonald said
that it was nice to see the project being redone and hoped it worked out; she
suggested underground parking.
Scott McDonald stated that the uniform building code was not what their property
was built to but rather the insurance code. He explained that they had to place a 2-
hour firewall on their carriage house because it was on the lot line with fire doors that
dropped from the windows to assure that the adjacent dwellings were safe. He said
that the renovation or rather new building for the Christmas Inn was fantastic and
was in the best interest for the community.
Nick DeWolf, public, stated that he lived behind the Christmas Inn and liked the
Lodge Preservation idea and as a neighbor preferred the lodge to other options.
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ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18~ 2001
Stun Clauson said that the portion of the building that was being replaced was the
oldest portions with the poorest construction and least economic value. He noted that
it was not a total renovation, which was of importance because underground parking
would require a total renovation. Clauson said that from previous studies of
underground parking the costs were about $35,000.00 per space and there might be
room enough for 20 spaces underground without the sublevel of employee housing,
conference and mechanical room components. Clauson said that the lodge parking
program from the city for the peak season allows the over-flow guests to park on the
street and part of the community's effort for the lodging guests. Clauson reiterated
that the "parking for Christmas Inn" signs were a vestige from a previous owner,
which Mr. Chookaszian removed the signs immediately.
Jasmine Tygre explained that there were sometimes conflicting needs for the
neighborhood with lodge preservation and the commission tried to find the balance
with lodge expansion.
The commission discussed the parking deficit reduction to 2.6 in parking space
deficit. Eric Cohen said that he did not feel that the city needed to make the sacrifice
for this parking deficit. Ron Erickson said that the applicant tried to mitigate but
questioned the enforcement of the High Mounta'm Taxi mitigation. Erickson said
that there were more parking spaces added than they had prior and also agreed with
Eric. Bob Blaich said that he had less of a problem with the parking because this was
a fight location and the lodge preservation required give and take. Roger Haneman
said that he liked the switch to High Mountain Taxi, which has been successful for
other lodges. Ruth Kruger said that the change in plan was a great effort to eliminate
the van and parking requirements as well as special needs. Kruger said the essence
of lodge preservation required the community to make an effort for compromise and
she said that this project has done a great job of working towards that goal. Bert
Myrin said that he had a problem with the parking; the notch could be filled in with
one of the rooms from the bottom floor, which could be extra parking below. Myrin
said that this program encouraged a neighbor and landowner to extract funds and
then ask for variances rather than fit into the "box". Cohen said that his initial
question was on the payment for views and give up park'mg spaces; he asked ifa
cash-in-lieu program wouldn't work for parking in this situation. Tygre said that the
parking was not ideal but with the access to Ma'm Street public transportation and the
switch to High Mountain Taxi was a positive move. Tygre asked that the conditions
reflect the agreement with High Mountain Taxi. The commissioners were 5-2 in
favor of granting the parking variance. The High Mounta'm Taxi service would be
utilized during the high seasons (summer, Memorial Day to Labor Day and
Thanksgiving to the end of the winter ski season).
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ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18, 2001
Paul Taddune, public, said that there was no question that there would be an impact
on the DeWolf's property from this project. Taddune said that the developer and
neighbors worked together to reach an accommodation without the discussion ora
dollar amount; he said there would be reciprocity but the notch was there because of
neighbors working together. Taddune suggested parking the extra carin front of the
DeWolt's. Taddune noted that HPC voted unanimously in favor of the project.
The height of the project was reduced to a 1.75~foot variance with a height limit at
26.75 feet. Myrm was concerned with the height because there were no setbacks
from the lot line; he said that because it was against the alley it overshadowed the
West End. Myrin said that he would accept the height variance. Kruger said that the
applicant did a fine job in the lodge preservation by keeping the Christmas Inn a
viable lodge; she said there was nothing to be done about the zero lot line setback and
the architecture softened the massing. Kruger stated that she was willing to grant the
1.75-foot height variance for preservation of the small lodge. Roger Haneman stated
that he did not like the zero setbacks offthe alley but that was not Part of this review.
Haneman said that with the reduction to 1.75 feet and the softening of the edges that
he would approve the project. Blaich said he has less ora problem this time and
applauded the applicant for the re-design in such a short period of time. Blaich
provided photos of the project; he said that this was a commendable project to
accomplish the lodge preservation program. Blaich stated that the applicant
responded to the commissions concerns and would approve the extra 4 inches.
Erickson agreed with Bob and hoped that this would not present and Eli's situation in
the historic preservation process. Erickson said that the height was not a problem
but requested a condition in the final approval (the west wing would have a 3~ level
added but not be demolished). Tygre stated that since the Eli's remodel there have
been changes to the remodeling and demolition portions of the code. David Hoefer
noted under the revised code that only 50% of the structure could be demolished.
Cohen asked if the setbacks were being reviewed for the portion of the structure that
was being demolished and rebuilt. Jarman answered that the demolition permit was
very specific in defining what was being demolished and reconstructed. Jarman
stated that HPC was following the project very closely. Ohlson responded that if less
than 50% of the structure was demolished then it could be rebuilt to the non°
conforming lines; she suggested viewing the project as one non-conforming PUD.
Cohen said that he would grant both height variances. Augie Reno noted on the blue
lines what was being demolished and what was being retained; the new wall would
be setback 4 feet from the property line on the 2 stories above the new first story.
Tygre said that the height was a problem because the height limits were the
requirements; she said that she would not support the height variance. Tygre
complimented the applicant on coming closer to the code height restrictions. The
commissioners agreed 6q on the height variance and extra 4 inches.
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ASPEN PLANNING & ZONING COMMISSION- Minutes-December 18, 2001
Cohen asked the square footage of the 3 AH units compared to the reduction to 2 AH
units. Clauson said that the elimination of one unit would bring the 2 units up to the
standard. The commissioners agreed that the extra square footage was to be allocated
to the 2 AH units; the applicant agreed that between the 2 units there would be no
less than 1,000 square feet total.
The commissioners agreed that the belvederes would be left up to HPC for review.
MOTION: Bob Blaich moved to approve P&Z Resolution #51, series
2001 granting GMQS for 8 LP allotments, 2 employee housing units, and
recommend City Council approve the minor PUD for the Christmas Inn
LP with the conditions as stated. Ron Erickson seconded. Roll call vote:
Kruger, yes; Cohen, no; Myrin, no; Erickson, yes; Haneman, yes; Blaich,
yes; Tygre, yes. APPROVED 5-2.
Discussion of the vote: Cohen said that everyone was in favor of the LP Program
and he would like to see the LP Program review process include more leniency.
Tygre said that there were many concerns that had to be balanced out between the
neighborhood, community and code. Myfin stated concern for the future height
increases with the LP Program because the In-fill Program promotes height increases.
Kruger commended the applicant for visually keeping the existing form and making
it a better property; she thanked the applicant for the quick response to the concerns.
Meeting adjourned, at 6:40 p.m.
, Deputy City Clerk
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