HomeMy WebLinkAboutminutes.apz.20021008ASPEN PLANNING & ZONING cOMMIsSIoN October 08, 2002
COMMISSIONERs STAFF and PUBLIC COMMENTS ........................................ 2
DECLARATION OF CONFLICTs OF 1NTE~ST i.i.~ ......... .ii ...... ".""i..i ............. 2
INFILL LAND USE CODE AMENDMENTS ........................................................ 2
ASPEN PLANNING & ZONING COMMISSION October 08, 2002
Jasmine Tygre opened the regular Planning and Zoning meeting at 4:35 p.m. at the
Red Brick with Dylan Johns, Roger Haneman, Jack Johnson, Bert Myrin and Eric
Cohen present. Run Erickson arrived at 4:50 p.m. and Ruth Kruger arrived at 6:10
p.m. Staff in attendance were: David Hoefer, Assistant City Attorney; Chris
Bendon, Community Development; Jackie Lothian, Deputy City Clerk.
COMMISSIONER~ STAFF and PUBLIC COMMENTS
Chris Bendon stated the Pines has been red-tagged.
Jackie Lothian reported that engineering notified Ajax Towing to move the truck
for the right-of-way and it was now parked on their property towards the alley.
DECLARATION OF CONFLICTS OF INTEREST
None.
CONTINUED PUBLIC HEARING (09/03/02, 09/17/02, 9/24/02, 10/01/02):
INFILL LAND USE CODE AMENDMENTS
Jasmine Tygre opened the continued public heating on the Infill Land Use Code
Amendments. Chris Bendon distributed a revised schedule; the goal was a
December 17th completion date for P&Z.
Bendon said that this section Commercial Design Review was a new item for the
Land Use Code, this was also on the Website; currently there was only residential
design review. The infill group suggested an aesthetic review but staff suggested
more than just a staff review and to have a public hearing with a board. HPC
would review projects that were already going to HPC for another review; P&Z
would review the other new or redevelopments.
There were 4 main areas with an added 5Ih element. Bendon stated that the
elements were (1) building relationship to primary stTeet; (2) street-level building
elements; (3) parking; and (4) utility, delivery and trash service provision. The last
section suggested design elements that included signage, display windows,
lighting, original townsite articulation and architectural features; these would not
be required. Bendon said that the flexibility for review would be through P&Z.
Bendon noted that there was discussion of improving the alleyways. Trash
compactors were to be addressed by the applicant to P&Z to reduce the trash area;
P&Z suggested an incentive so compactors would be utilized. CCLC has worked
on the compactors for years and has the knowledge to advise for code
requirements.
Garret Brandt, public, said the commercial design standards worked well. Brandt
noted the conflict between encouraging alleyway use and delivery trucks and trash
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ASPEN PLANNING & ZONING COMMISSION October 08, 2002
tracks use; he said that clean trash can not be mandated. Brandt said that lighting
in the alleys might help the improvement of the alleys. Brandt said that there were
things that could not be mandated.
The entire commission agreed on the need for commercial design guidelines; 7
members agreed with P&Z reviewing all project designs and 1 against and wanted
to allow staff review only. Bendon stated that it would be a one step review, which
may be over several meetings. 7 commissioners voiced concern for HPC only
review because land use issues should come before P&Z; P&Z followed criteria.
P&Z discussed joint work sessions on projects that were important to land use and
HPC processes but may not be feasible.
The commission requested comer lots be viewed differently encouraging diverse
opportunities for developers. The street level building elements meant that the
fenestration or an alternate means of facade articulation was required and not solid
walls. There was discussion of fenestration and what could be applied under the
standard. Parking had to be accessed from an alleyway; surface parking could not
be located between the street right-of-way and the building. Bendon said that the
ground floor commercial uses would be compatible with the zone district and
surrounding uses, an example would be the lodge district. The commission agreed
that rooftops were an underutilized possible amenity and there might be a
suggested design element to make the rooftops more attractive as well as used or a
public amenity. The suggested design elements could include rooftop gardens.
There was discussion of windows and window displays that change with different
marketing ideas and businesses. Bendon said that he wanted the developer to think
about the window area as display for marketing that establishment and building.
There could be incentive points for the addition of the positive design elements.
Jasmine Tygre stated that this was a tribute to how well this section was written.
Ron Erickson requested that for an important piece of legislation like this public
heating, that all these meetings be held in City Hall.
Bendon stated that the pedestrian amenity was the replacement language for the
open space requirement for commercial development sites. Bendon stated that
there was a strong public purpose behind this requirement to improve the
pedestrian environment and improve the retail experience, which could be done in
many different ways by the developer. Bendon said that P&Z was split on keeping
the requirement because some P&Z members felt it was too punitive for the
developers. P&Z was split on the sliding scale requirement and most P&Z
members wanted the requirement lowered. Bendon noted that the process was
critical; the developer would know through the P&Z review. Bendon said that the
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ASPEN PLANNING & ZONING COMMISSION October 08, 2002
developer's choice would be by right for payment-lieu, on site or off-site or P&Z
review. 3 P&Z members wanted to get rid of the entire open space requirement.
The commission discussed the impact fees for street dedication or an amenity fee
as an impact fee, to just call it as it was and not give it a glorified name. Rooftop
access as a public amenity was an option to be explored to encourage good
development.
MOTION: Ron Erickson moved to continue the public hearing on the
Infill Land Use Code Amendments to October 15, 2002; seconded by
Bert Myrin. APPROVED 7-0.
The commission adjourned at 7:05 p.m.
kie Lothian, Deputy City Clerk
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