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HomeMy WebLinkAboutminutes.apz.20050816ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 COMMENTS ............................................................................................................ 2 MINUTES ................................................................................................................. 2 DECLARATION OF CONFLICTS OF INTEREST ............................................... 2 ASPEN HISTORICAL SOCIETY CONDITIONAL USE ...................................... 2 HOLIDAY HOUSE AFFORDABLE HOUSING PUD ........................................... 3 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 Jasmine Tygre opened the regular Planning and Zoning Commission Meeting in Sister Cities Meeting Room at 4:30 p.m. Commission Members Ruth Kruger, Steve Skadron, Dylan Johns, John Rowland and Jasmine Tygre were present. Brian Speck and Brandon Marion were excused. Staff in attendance were Joyce Allgaier, Jennifer Phelan, Chris Bendon and James Lindt, Community Development and Jackie Lothian, Deputy City Clerk. COMMENTS Ruth Kruger asked why the alleys were not cleaned like the streets. James Lindt said that he would ask Jerry Nye, the Streets Superintendent. Joyce Allgaier asked the commission if it was okay to forward on emails to the commission as well as place the emails in the packets prior to meetings. The commissioners agreed as long as the emails were included in the official record. MINUTES MOTION: Ruth Kruger moved to approve the minutes from June 7th June 14th and July 19th; seconded by Steve Skadron, all in favor, motion carried. DECLARATION OF CONFLICTS OF INTEREST None stated. PUBLIC HEARING: ASPEN HISTORICAL SOCIETY CONDITIONAL USE Jasmine Tygre opened the public hearing for the Aspen Historical Society Conditional Use. James Lindt stated there was proof of notice, posting and · mailing. Lindt explained the application for conditional use was in conjunction with a lot split application to split off 9,000 square feet of the existing Wheeler/Stallard House. Lindt said the 9,000 square feet would be transferred into 16 transferable development rights through the City's Historic TDR Program to sell off. Lindt said that conditional use was required because the museum was a conditional use in the R-6 Zone District, which the property was located. Staff did not believe there would be any visual or operational impacts but simply establish the existing operations and dimensions of the museum and the carriage house on the remaining 44,400 square foot parcel. The lot split was exempt from employee mitigation as well as the establishing of TDRs, which was exempt from mitigation pursuant to the Growth Management portion of the Code 26.470. Staff believed that the conditional use request met the standards and recommend P&Z approve the attached resolution with the conditions. There was a condition that included the 2 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16~ 2005 9,000 square foot parcel to be only used for the TDRs and not be developed with an additional structure. Tanya Stevens, Stan Clauson Associates, introduced Georgia Hanson the executive director of the Aspen Historical Society. Stevens utilized a site plan to locate the Wheeler/Stallard House for the commission and audience. Stevens stated there were 2 structures on the property built in 1888 by Jerome B. Wheeler and bought by the Aspen Historical Society in 1959. The proposal was to split offLots K, L, M (9,000 square feet to produce 16 TDRs). Stevens said selling the TDRs would benefit the museum to create an endowment to ensure financial viability and would benefit the community because it would ensure that the property would not be developed in the future. Stevens said it would be insured in 3 ways (1) the Charter makes sure that there will not be additional structures on the property (2) the Conditional Use takes the property to the current FAR at 5,790 square feet and (3) Sterilizes the parcel. John Rowland asked if the museum was responsible for taking care of the property. Stevens replied that was correct. Ruth Kruger asked how 16 TDRs were created. Lindt responded that it was based on the lot area of 9,000 square feet and each TDR was 250 square feet each. Lindt stated the Historic TDR Program would allow the TDR to land in certain residential zone districts that they are non-historic and need additional FAR. Lindt said when the TDR is established you get a bearer's certificate. No public comments. MOTION: Ruth Kruger moved to approve Resolution #27, series 2005, recommending that City Council approve with conditions, a conditional use to establish the allowable FAR for a museum use on reconfigured Wheeler/Stallard property of 44,400 square feet as the FAR of the existing site-specific development plan, consisting of 5, 793 square feet of FAR, 620 West Bleeker, City and Townsite of Aspen. Seconded by Steve Skadron. Rowland, yes; Johns, yes; Kruger, yes; Skadron, yes; Tygre, yes; all in favor, APPROVED 5-0. PUBLIC HEARING: HOLIDAY HOUSE AFFORDABLE HOUSING PUD Jasmine Tygre opened the public hearing for the Holiday House Affordable Housing PUD. Joyce Allgaier provided proof of notice from the newspaper, posting and mailing. 3 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 Jennifer Phelan stated the application was submitted by the Aspen Skiing Company to demolish the existing structures at 125 and 127 West Hopkins and replace those structures with a new multi-family structure to provide affordable employee housing. Phelan said that there were 35 existing multi-family units down to 33 units and from 64 existing beds to 84 beds and from 36 bedrooms to 84 bedrooms. The property was zoned Residential Multifamily with a PUD overlay; the applicant was requesting Subdivision for the development of multi-family housing, Planned Unit Development for a height variation from 32 feet to 37 feet, an increase in the floor area ratio from 23,625 square feet to 36, 602 square feet and a reduction in parking from 33 spaces to 29 spaces. They also requested growth management quota system approval for the development of affordable housing and variances from the residential design standards to allow garage access from the street rather than the alley and not to provide the number of required entrances, which would be 8 on Hopkins and not being required to meet the 1st story element. Phelan stated the applicant wanted a combined review of the approval requests, which Council would have the final decision because of the consolidated conceptual and final. Staff recommended the applicant revise the plans to reduce the height, remove garage access from Hopkins, add more entrances, meet the 1 story element of the residential design guidelines and provide better substantiation of parking. Bill Kane introduced himself as the vice president of planning for the Aspen Skiing Company; he was joined by Phil Ring, project manager and Augie Reno heading the design team. Kane said the current buildings were antiquated and have been adapted for seasonal employee housing since 1985; the proposal was to demolish the 2 buildings and replace them with an attractive modem building. The livability of the building will be greatly enhanced as a result of this project; the lower levels were seasonal housing and the top level was long term rentals. Kane said there would be an on-site manager to help with problems that may have occurred in the past. Kane said there was a height issue because of the subsurface parking in the building, which could add to the livability of the building as well as getting cars off the street. Kane said this was a splendid site for affordable housing within walking distance to the community public services. Steven Dunn, architect with Gibson Reno, explained there was a 7 foot grade difference between Hopkins and the alley; that was the main reason for bringing the entrance to the parking garage onto Hopkins. Dunn stated the height limit issues came from taking the grade down instead of light wells for the 2 units in the basement. Dunn said the entrance was in the center of the building setback from the street with a 1 story element; there were 3 entrances. Dunn said the building 4 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 would utilize green building materials. There was barrel vault at the end of the building. There were no common areas next to the Victorian. Jennifer Phelan distributed a sheet of photos of the neighborhood. The commission agreed that this was a good site for employee housing, Dylan Johns asked what the floor to ceiling heights were and where balconies were located. Dunn replied the floor to ceiling heights were at 8 feet; there were 2 decks on the east end of the building on the 2n° and 3rd floors and the top floor had 4 decks. Ring said the decks were small and were not designed for public relaxation spaces. Kane stated the decks were not meant for storage either because there was storage provided in the basement. John Rowland asked for building sections and asked why the one story elements were not provided. Ruth Kruger asked if there was a landscape plan. Kane replied the plan was not completed but they were working with the parks department; the major part of the landscape plan was what to do with existing trees. Jasmine Tygre asked the categories for the units. Phelan responded housing set the categories with the top story 1 bedroom units (considered studios by the housing board due to their small size) were category 1 studio; category 2 for the 2 bedroom units and category 3 for the 3 and 4 bedroom units. Kane responded this was an attempt to replace the dormitory housing with one person per bedroom. Public Comments: Jennifer Phelan entered letters from Phyllis Bronson, Nancy Tipton, Steve and Teresa Johnson, Jane Erb, Patricia Lampton, Martin Warshaw, Judy Pool, Lynn Wong and Brett Lewis into the public record. Aspen Townhomes West had every intention of being in attendance but they were stuck on I70 in traffic. 1. Ray Koenig, 2F Cottonwood owner, said that after the Cottonwoods were built they had to go back and cut 1 foot off of each floor to comply with the height regulations. Koenig said since the Ski Corp owned the Holiday House their record is that of a slum lord; there have been continual problems with garbage using the Cottonwoods garbage cans. Koenig said this project doesn't blend into the neighborhood because of the noise, it depreciates the property around it and losing the views of Red Mountain; he moved to the East End although he still owns his Cottonwood Unit. Koenig suggested removing the top floor and he said he would prefer knocking down the buildings and replacing them with townhomes. ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 2. Gretchen Greenwood stated she represented Mr. John Keith who was distressed about the size of the project; she said the R6 neighborhood had a 24 foot height limit and this RMF was in an R6 neighborhood. Greenwood said that they were complying with the zoning upon redevelopment of the property by accessing from the alley; there was no pedestrian feeling from this project. Greenwood said the architect put the very highest portion of the building next to the smallest residential development on this street; she said they have a great opportunity to meet the residential design standards with the redevelopment. 3. Carol Blomquist stated that she owned the Chalet Lisl, which housed seasonal workers from time to time. Blomquist said the Holiday House was exceeding code by almost 12,000 square feet and exceeding bedrooms; the Holiday House was above capacity for the neighborhood. Blomquist said they respected their neighborhood and would like the developers to respect the neighborhood. 4. Jane Erb said that she was the president of the Cottonwoods and she represented Mr. and Mrs. Pool. Erb stated concern for the Victorian on the comer and the Townhouses West; there will be tremendous impacts from the size of this building. Erb begged that a different plan be made. 5. Jessie Boyce stated that he lived across the street at 134½ Hopkins; he objected to the consolidated process. Boyce said there would be a 35% increase floor area, 30% increase in occupancy and 37% increase in units. Boyce said the parking access would be a problem from the street since Hopkins was a busy walkway. 6. Phyllis Bronson stated that she and her husband Jesse owned the Victorian across from the Holiday House and felt disappointed by the developer showing little regard for the people in the neighborhood. Bronson said City Council fought hard to make Hopkins a pedestrian way; the parking garage entrance could not be located on that street. Bronson stated concern for the magnitude and density of the project; she suggested talking to the neighbors. 7. John Kelly stated he represented Howard and Heidi Long who owned a pan abode at 211 West Hopkins. Kelly asked if the density was appropriate for the neighborhood; it concerned him. Kelly noted the traffic and parking were a nightmare this summer; he said the parking for this project should be 100% mitigated. 8. Rita Rasmussen stated that she lives in the neighborhood; this was distressing to her and the project will destroy the neighborhood. 6 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 9. Brian Merkle stated that he represented the Cottonwood Association. Merkle said 1. parking was inadequate for the 84 units; 2. the plan does not follow the review standards of PUD and dimensions were incompatible with the existing land uses in the surrounding area; 3. the height should not exceed the underlying zoning and 4. the FAR (floor area ratio) was not compatible with the density of the area. Merkle said this should go through the full review process. 10. Richard Mueller stated that he lived on Hopkins; the Holiday House had trash in the front lawn and this year they finally mowed the lawn. Mueller voiced concern for the parking and said the project should be downsized. 11. Henry Hite said that he and Angela owned 122 and 122½ West Hopkins, which was across from the Holiday House with one house being 1500 square feet and the other 600 square feet. Hite said that parking was a major issue and this was a pedestrian area. Hite stated the parking garage entrance should be from the alley; the garage should be used for cars instead of people and eliminate any parking permits on the street. Hite agreed that the process should not be shortened and said the height was an issue and unacceptable. Allgaier summarized staff recommendations 1. the applicant rework the height to what is permitted in the zone district; 2. change the point of access to the alley; 3. residential design standards to establish more of a pedestrian scale along Hopkins to implement the single story fafade and the number of entrance ways to simulate the highly used roadway for the pedestrian experience; 4. minimize the .amount of parking by implementing other strategies to be utilized. Allgaier said that the Ski Company needed more substantiation for the number of cars for this residential building and type of use. Chris Bendon explained the consolidated process was not going through a conceptual review but still go through the P&Z review and then onto City Council. Bendon said the consolidated review process was when the property was not bifurcated; there was no new subdivision or lot lines being moved around, the access points were not a question, the use itself or major threshold question were in need of answers before getting to the details of the application. Kruger said that she liked the streamline process but this application was not detailed enough for final and conceptual. Skadron stated that he was not comfortable with the combined process and they need every opportunity should be provided. Johns said the underlying zoning was a big issue and the density has not been studied and needed to be brought down. Johns said that he did not want to see the consolidated review for this project. Rowland stated he was not in favor of the consolidated for this project; this project had too many variances to not go 7 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16, 2005 through the standard process. Tygre stated there were certain threshold issues that were addressed more appropriately at conceptual; the height and density were major concerns. The commissioners agreed that this was a good site for affordable housing. Kane said they would be willing to look at the 4 points with staff. Kane stated they felt a social responsibility to improve the property and apologized for any problems with any employees degrading the neighborhood; the project will have an on-site manager. Kane recognized the parking issue and said they wanted to get cars off of the street to the subsurface parking and they can deal with the minimization of cars. Kane said the motivation was to square up to the Ski Company employee mitigation and replace the buildings on this site; he said it was an expensive project to build and there were limitations on what rents could be charged. Kane said the obligation of the property was to house people who staff this community. Tygre stated that the commission wanted to figure out a process that would give guidance to create a project that would be appropriate for the neighborhood with the important threshold issues (4 from Joyce Allgaier). Tygre noted the commission has recently dealt with employee housing project and the neighbors; she said this was an important project and should not be rushed. Skadron voiced concern for the height, density, and to increase the number of street orientated entrances, redirect the parking and meet the RMF Zoning requirements. MOTION: Ruth Kruger moved to extend the meeting for 15 minutes; seconded by dohn Rowland. All in favor, APPROVED. Kruger stated that she did not have a problem with the height and density but it would be wise of the applicant to take another look at the height and density before it goes onto City Council. Kruger said that she was always concerned for under parking a project; she said that streets were built for cars and did not understand why that street had the privilege of not having a thoroughfare for cars. Kruger said the entrance to the parking garage made more sense structurally to be on Hopkins. Kruger agreed that there should be more parking in the basement and take out the living spaces. Johns said his concern was a planning issue in how this project relates to the neighborhood. Johns stated there should be other options for the garage entrance. Johns stated that he did not have concern with 3 entrances or the 1 story element 8 ASPEN PLANNING & ZONING COMMISSION - Minutes August 16~ 2005 but had concern that this building does fit into the neighborhood. Johns also wanted site sections for how the building fit into the neighborhood. Tygre stated the PUD should try to stay as close as possible to the underlying zone district requirements. Tygre stated that if the number of beds were reduced then variances would not be needed; the number of entrances was not the concern but the functionality of the building in the neighborhood was. MOTION: Dylan Johns moved to continue the public hearing for the Holiday House Affordable Housing PUD to September 20th; seconded by Steve Skadron. All in favor, APPROVED. Meeting adjourned at 7:15 p.m. an, Deputy City Clerk 9