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Home My WebLink Aboutagenda.apz.19930713 ,.....,...^'<.- '- .. ... A G E.N D A ================================================================== ASPEN PLANNING AND ZONING COMMISSION SPECIAL MEETING July 13, 1993, Tuesday 4:30 P.M. City Council Chambers City Hall ------------------------------------------------------------------ ------------------------------------------------------------------ I. COMMENTS Commissioners Planning Staff Public II. NEW BUSINESS A. East Cooper Affordable Housing Project Special Review, Kim Johnson III. ADJO~ A G E. N D A ASPEN PLANNING AND ZONING COMMISSION SPECIAL MEETING July 13, 1993, Tuesday 4:30 P.M. City Council -Chambers City Hall - I. COMMENTS Commissioners Planning Staff Public II. NEW BUSINESS A. East Cooper Affordable Housing Project Special Review, Kim Johnson ADJOUR� MEMORANDUM TO: Planning and Zoning Commission FROM: Kim Johnson, Planner RE: East Cooper Affordable Housing Project - Special Review for Increased Height in an AH Zone District DATE: July 13, 1993 SUMMARY: The Planning Office recommends approval of Special Review for an increase in height from 25' to 30' the townhome parcel (Lot 8) of this approved AH subdivision. The Final PUD/Subdivision application originally included this Special Review request, but staff inadvertently omitted it from its presentations to the Commission. The designs and elevations of the buildings have not changed since the Commission reviewed the East Cooper Final PUD, Subdivision, Rezoning, and other reviews on March 16 and 30, and April 20, 1993. APPLICANT: C&G Mustard Seed, Craig Glendenning, represented by Tom Stevens, The Stevens Group, Inc. LOCATION: The East Cooper parcel is 2.35 acres located on Highway 82, about one-half mile east of the Cooper Street Bridge. Lot 8 is the 37,374 s.f. townhome parcel on the lower portion of the proposed subdivision, adjacent to Highway 82. ZONING: The zoning of the parcel is AH (Affordable Housing) PUD. APPLICANT'S REQUEST: The project seeks Special Review as permitted by the AH zone district to increase the allowable building heights by 51, from 25' to 301. The awareness of the height issue became apparent when the Zoning plans check revealed that the structures were taller in places than 25' (to midpoint of roof) as allowed in the AH zone. You may recall that the site had been excavated decades ago for a gravel pit, and the "original natural grade" of a portion of Lot 8 was the subject of discussion. When the project architect was called to discuss the heights, he pointed out that the Final development application requested the Special Review, and the applicants believed throughout the process that this element was part of official reviews. Planning staff joined the discussions and it was determined that although the original grade of the property was resolved by Building Department and Planning staff as requested, the actual Special Review was not 1 incorporated into staff memos or final approval documents (resolutions or ordinances). Exhibit "C" is the section from the Final development application which discusses height and requests the Special Review. It should be noted that the sizes of the buildings, their designs and positions on the site do not change because of the Special Review request. Please refer to Exhibit "A" for sketches of the original gravel pit area and building elevations as shown in the Final PUD/Subdivision Application. Exhibit "B" .is the information dated July 1, 1993 submitted to clarify this Special Review hearing. STAFF COMMENTS: The Planning Office believes that the Special Review should be approved because the request was originally contained in .the final development application and the fact that the building sizes and site layout has not change from the approved plan. The Commission has already approved Special Reviews for parking, open space and FAR for this project. A separate P&Z resolution will be composed by staff documenting this specific height approval. The Planning Office will also process an insubtantial PUD amendment to complete the official record. Due to the tight timeframe for this project to obtain a building permit, staff appreciates P&Z's willingness to hear this Special Review request on short notice. Special Review for Increased Height on an AH zoned parcel: Lot 8 of the proposed East Cooper AH Subdivision is 37,374 s.f. Per the AH dimensional requirements, building heights are limited to 25' to the mid point of the roof, with 5' additional to the roof ridge or peak. The code allows height to be increased to 30' (mid point) by Special Review. Sections 7-404.A.1 and 2 read: Whenever the dimensional requirements of a proposed development are subject to Special Review, - the development application shall only be approved if the following conditions are met. 1. The mass, height, density, configuration, amount of open space, landscaping and setbacks of the proposed development - are designed in a manner which is compatible with or enhances the character of surrounding land uses and is consistent with the purposes of the underlying Zone District. response: The Final PUD Plan which was reviewed by the Commission on March 16, 30 and April 20, 1993 and approved by City Council on April 26, 1993 does not change as a result of this requested height increase. During its earlier reviews, the Commission liked the Plan and made comments supporting the layout, size and livability of the deed restricted multi -family units. Considering that this Special Review approval is basically a technical approval required t for building permit, staff finds that the increased height is consistent with the purposes of the AH zone district, -the original Final Subdivision/PUD approval, and is therefore compatible with the surrounding land uses . 2. The applicant demonstrates that the proposed development will not have adverse impacts on surrounding uses or will mitigate those impacts, including but not limited to the effects of shading, excess traffic, availability of parking in the neighborhood or blocking of a designated viewplane. response: No adverse impacts or changes to the vicinity will* result from the height increase because the buildings are the same as approved by the P&Z and City Council in March and April of this year. Viewplanes specifically are not affected by the height increase. STAFF RECOMMENDATION: The Planning Office recommends approval of Special Review for the height increase to 30' for Lot 8 of the East Cooper Affordable Housing Subdivision. No conditions of approval are recommended. RECOMMENDED MOTION: "I move to approve Special Review for a height increase from 25' to 30' Lot 8 of the East Cooper Affordable Housing Subdivision as allowed by dimensional requirements of the AH (Affordable Housing) zone district, pursuant to the criteria in Section 24-7-404 of the Aspen Municipal Code." Exhibit "A" - Sketch of Gravel Pit Location and Building Elevation Examples from Final PUD/Subdivision Application "B" - July 1, 1993 Information from Tom Stevens regarding the height increase request "C" - Excerpt from the Final Application regarding height 3 PLANNING & ZONING COMMISSION EXHIBIT , APPROVED r 19 BY RESOLUTION • �� r �L�1/•�T� one Yup/sub. N �eucw�,enrr ,4P�1��-hDN