Loading...
HomeMy WebLinkAboutminutes.apz.20041012ASPEN PLANNING & ZONING COMMISSION~Minutes - O~t~0beri2,~-20'0a COMMENTS ............................................................................. ............................. .. .... ~,,, ...... . ......... ..~..:2 DECLARATIONS OF CONFLICTS OF iNTE'REST'i' .................................................... 2 707 EAST HYMAN - CONDITIONAL USE ' COMMERCIAL PARKING LOT2 FOX CROSSING SUBDIVISION ........................................................ ................................ .6 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 Jasmine Tygre opened the special meeting of the Aspen Planning & Zoning Commission held in the Aspen Fire Station Meeting Room. Commissioners Ruth Kruger, Brandon Marion, Steve Skadron, Dylan Johns and Jasmine Tygre were present. Jack Johnson and John Rowland were excused. Staff in attendance were David Hoefer, Assistant City Attorney; Chris Bendon, Chris Lee, James Lindt, Community Development; Jackie Lothian, Deputy City Clerk. COMMENTS Brandon Marion asked if there would ever be a work .session scheduled with City Council. Jasmine Tygre said that P&Z may want to have a work session if there was ever a time with a Shorter agenda. James Lindt replied to Ruth Kruger on the Eli's Building that Amy Guthrie did a site visit and issued a certificate of no negative effect since they were in the new part of the building and not the historic part of the building. Chris Bendon requested the surveys be returned to Community Development. Bendon also noted a Civic Master Plan Meeting tomorrow in City Hall. Bendon asked if the December 21 st regular P&Z meeting could be rescheduled to November 30th; the commission on the whole agreed (Brandon would be out of town). Jasmine Tygre reminded the commission about the Roger Haneman party at the Cantina on Wednesday, October 13th. DECLARATIONS OF CONFLICTS OF INTEREST Jasmine Tygre and Dylan Johns recused themselves on 707 East Hyman. Skadron stated a conflict on Fox Crossing. Steve CONTINUED PUBLIC HEARING (10/05/04): 707 EAST HYMAN - CONDITIONAL USE - COMMERCIAL PARKING LOT Ruth Kruger opened the continued public hearing on 707 East Hyman Conditional Use for a commercial parking lot. There were 3 voting members present for this hearing. David Hoefer stated for the record that 3 affirmative votes were necessary for an affirmative action by P&Z. Peter Fornell, applicant for 707 East Hyman, read his prepared statement withdrawing the 707 East Hyman Conditional Use - Commercial Parking'Lot. 2 ASPEN PLANNING & ZONING COMMISSiON-Minutes - October 12, 200a CONTINUED PUBLIC HEARING (10/05/04): ASPEN CONSOLIDATED SANITATION DISTRICT CONSOLIDATED PUD/MASTER PLAN Jasmine Tygre opened the continued public hearing. David Hoefer noted the hearing was opened and the affidavit of notice was presented at the October 5th hearing. Chris Bendon explained the process of the public heating for The Master Plan for the Aspen Consolidated Sanitation District Conceptual, Final, Exemptions from the Growth Management Quota System, Subdivision Approval, Special Use Approval, Stream Margin Approval, Amendment to the official Zone District Map and Conditional Use approval. There would be an overview of the project with the phasing over a 20 year build out and at this time the commission would bring forward questions and issues for further study or analysis, which would be continued to October 19th. Bendon noted this was the headquarters for the Aspen Consolidated Sanitation District (ACSD) with the main office location, maintenance facility and affordable housing. There were currently 9 employee units on site. The primary treatment facility is now located below the Aspen Business Center (AABC). Bendon stated the plan was to redevelop 4 of those existing units above the office and demolish the 4-plex building and develop 4 new 4-plex buildings over a phased building period. All of the staff would be housed on this property and there would be 29 covered parking spaces and 14 surface spaces with an additional 8 spaces for customer and employee parking on site. There would be improved drainage along the river riparian area; there was a 20-year build out master plan and ACSD requested a 20-year vested rights period. Bendon stated the conceptual and final PUD was combined and the SPA that was previously used would be changed into a PUD. Bendon stated there was a nice buffer along the river on this beautiful property. Bruce Matherly, the ACSD District Manager, stated that they were the sewer and utility for the City of Aspen and the site was the old treatment center and currently house half of the staff on site; all the units were rentals. The studios were 360 square feet serving the college kids well but down the road these units were too small for long-term use; these units would be re-developed for long-term usage and then they would build out afterward as needed. The modular placed in 1981 needs to be tom down and replaced plus adequate storage also is needed. Heather Stone, Design Workshop, walked through the master plan of the site noting the access point and elimination of the city grid working within the confines 3 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 of the master plan. The plan would house close to the entire staff of the district; locating and developing open space for the residences. Stone said they would accommodate the storm water on site. Stone noted currently there was not a p?oduct to house employees with families. Stone stated the residential enclave was created so it would not feel like the people were always living in the store; there were several subsets like being able to identify your own front door, having deck space and privacy, which translated into separation of the office functions from the rest o~' the property thus cutting it into pieces keeping the residential spaces private with communal' spaces. There was office space with the traffic circulation and parking elements, residential area with communal open space and private spaces behind the units and a transitional zone that was functional and aesthetic, which was the storm water that serves as an open space area. The garage expansion was for a service bay; the storage for the pipes and building materials was also included. Stone stated that there were physical constraints on this property, which were located below ground such as a water main, structures and high water table therefore the parking had to be located above ground. Stone said that the trail would have signage and there was an area for residents . only with covered parking spaces. There were 2 major patterns for circulation; one was the public trail but most remain the same. The Parks& Rec Department was making some changes now but there was an internal sidewalk system. The storm water treatment area will also serve as a trail to the Rio Grande Trail; there were filtered views from the Rio Grande Trail into this property. Bruce Matherly said the phasing would be pretty much happen as needed over the next 20 years as hiring occurred. The units above the office, including the small studios, would be a phase that would get remodeled into larger one-bedroom units for long-term employees with the building of the four-plex to make it happen. Janet from Cottle & Yaw. Architects stated the initial concept was to create a small community with a cohesive character beginning with the remodeling of the existing buildings drawing from the architecture in the neighborhood, flat and shed roofs. The scale was broken-up with materials of tin roofs, hardy-board siding and metal siding creating a high degree of livability and individuality. The views, sunlight, open space and river along with environmentally responsive buildings using reclaimed and recycled materials including solar panels for domestic hot water and solar metal siding, which was a heat collector and fixtures made this project work. 4 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 Chris Bendon stated the height was at 30 feet with the townhomes at 32 feet to the midpoint; the surrounding development to the south was SCI Zone District (35 feet) and across the river was residential (25 feet), r . Brandon Marion asked for the perspective fi.om the Rio Grande Trail. Heather Stone replied that drawing was to scale. Marion asked about phasing the infrastructure. Stone replied there was phasing for the infrastructure to connect as needed. Marion requested information on the overall trail impact; hoW the trails will connect. Marion asked if the ponds would be maintained and how the buildings would impacts the Rio Grande Trail. Marion also requested more information on the infrastructure phasing. Marion asked about the environmental impacts of building on the site down to the chemicals used on site for the lawns. Jasmine Tygre asked the square footage of each of the 4-unit buildings. Janet replied 5,000 square feet each. No public comments. Steve Skadron asked why the project wasn't more dense. Bruce Matherly responded the employees were surveyed and they did not want anything too dense. Heather Stone replied there was a careful balance between parking and units without being able to go underground; the buildings would be significantly larger if any density were added. Ruth Kruger asked if underground water problems prevented underground parking. Stone replied that was true, the water table was at 3 ½ feet. Kruger asked how much was actually used by the public to access the Rio Grande Trail. Stone said there wasn't reallY public access to the Rio Grande Trail. Kruger asked how this was being paid for. Matherly replied the district was paying fOr itl Kruger asked what would prohibit speeding up the phasing and renting out some of the units to qualified people prior to the ACSD n~eeds~~ '~athefly answered'the attorney general stated that the Sanitation District could only house sanitation District employees. Matherly said that maybe they could trade housing with the City. Tygre stated the needs were met for the employees with a high quality of life housing that is not always seen with employee housing. · MOTION: Ruth Kruger moved to continue the public hearing for A CSD to October 19th; seconded by Steve Skadron. ALL IN FA [,'OR, MOTION CARRIED. ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 PUBLIC HEARING: FOX CROSSING SUBDIVISION Jasmine Tygre opened the public hearing for the Fox Crossing Subdivision. Chris Bendon explained the land use was a little confusing and page 2 of the memo supplied a map showing the 2 Griffith properties (permits a single family and a duplex) plus the other properties including the Bennis property (currently a duplex), the Walnut properties (4 lots), the Railroad parcel (permits a single-family or duplex), the garage parcel (permits a duplex), the old house (a historic resource permits a duplex or 2 single-family residences), 2 cabins and a newer house are currently on Race alley. Staff had to interpret county code to get the number of rights on the parcels (page 4 of the memo describes the staff interpretation and development fights allowed). Bendon said this was a subdivision without variances but with Growth Management Exemptions to re-house the existing development rights on newly established parcels and 2 code amendments. 1 code amendment was for the Historic TDR Program and 1 for the Growth Management Program. Bendon noted some issues were the emergency access and road safety; the width of Race Alley and a proposal for a new access road on the west side of the property. The Fire Department, City Engineer and Chris Bendon all agreed a little alteration on the west side road was needed and Race Street (Alley) was okay being one-way. Bendon said the City Historic TDR Program allows receiver sites to land 1 Historic TDR per residence (250 square feet); on a duplex 2 Historic TDRs could be used. This proposal would allow for 2 Historic TDRs to be used for each residence for properties that were in the subdivision. Clauson said there were 2,750 square feet to be allocated from the Historic resource for TDRs in this subdivision. Bendon explained that the subdivision had to contain the Historic Resource and the TDRs must come from that Historic Resource. Brandon Marion asked for the way the TDRs would be used in the subdivision for the next meeting. Bendon said the second code amendment proposed was for Growth Management to recognize County TRDs. The County TDR Program allows TDRs from rural and remote (back county) or mining claims to be transferred to a property within the urban growth boundary (map on page 6 of staff memo). The Aspen Area Community Plan, which is jointly adopted with Pitkin County, recognizes the policy .desire to accept those 'official development rights within the city; the city has not pursued that so this is kind of tricky. The proposal would recognize and accept a County TDR as a development right; in order to subdivide land in the city you have to have the development rights in hand before you go through Growth 6 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 Management or are obtaining Growth Management Exemptions but you can't create a lot without development rights. Bendon said the County TDR actually provides the'whole entire right. Bendon proVided the example of a county TDR being transferred from one site, which becomes sterilized if it only has the one TDR; in the city it was a portion of the FAR. Bendon mentioned a letter in the packet from a neighbor regarding construction staging and impacts. Camilla Auger, applicant, explained that Fox Crossing was located in a highly dense neighborhood of affordable housing, duplexes and more development was in the process with no parks or open space within walking distance. Auger said this was the chance to fix that problem of no open space; she was committed to this neighborhood. Auger proposed low-density single-family housing around a park with a historic core; the view from the meadow is gorgeous and they hope to retain it as open space. Auger noted there were small children that play in the street and they hope to mm the unused city property into a children's playground and park. Auger said that this had one of the most popular trailheads in the city, which leads into Hunter Creek; she pointed out apark that has been threatened by development in the county and hoped-to give Hunter Valley Way open space to the county with easements from the city and conservation easements from the Valley Land Trust. Auger said if they have their way to this open space the community will get 20 acres of open space to these areas by trailheads, which will all converge at one spot. Marion asked who was involved with Ms. Auger. Camilla Auger replied that it has taken her years to gather all the investors, city, county and various other agencies including the Aspen Valley Land Trust. Stan Clauson stated, this was a complex project; they have been working with the Parks Department to formalize trail, connections from Oklahoma Flats to Spruce Park. Clauson provided various ScenariOs and different zone districts surrounding this property. Clauson said the assessor's office had 7 Parcels for this property and he has been working with Chris Bendon to establish the problems of these parcels and how it would interface with the TDR portion. Clauson said the core parcel would be divided into 9 lots; per Chris Bendon's analysis there were 4 lots. Clauson continued these lots would alloTM the historic house, a photograph was provided its own lot and the 2 cabins would be relocated and joined together on another lot with an existing single-family house. Clauson noted there would be a 9,000 square foot park with the access roadway. Clauson explained that the streets, Race Alley platted at the mm of the century, have a 20-foot right-of-way and 14½ foot pavement width to the connection at Spruce Street. The Fire Department and City Engineer have agreed on this ASPEN PLANNING & ZONING COMMISSION-Minutes - October 12, 2004 hammerhead and infrastructure development. Clauson said that Chris Bendon explained the Historic TDR Amendment very well. Auger said that they were still discussing the development rights; she said this project is where the tail is wagging the dog. Clauson said there was no need for the IGA. Clauson said the Walnut Street intersection improvements will be accomplished and the utility lines from their involvement will be underground. Clauson said the construction management plan would be in effect. Auger noted letters of support from neighbors. MOTION: Ruth Kruger moved to continue the Fox Crossing public hearing to November 2, 2004; seconded by Brandon Marion. All in favor, motion carried. Discussion of motion: The Commissioners requested more information on the County TDR Program; the number of lots and development rights for this entire project; information on the trail and the TDR principal with criteria. Meeting adjourned at 7:05 p.m. ~n, Deputy City Clerk 8