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Home My WebLink Aboutagenda.apz.19880503A G E N D A ASPEN PLANNING AND ZONING COMMISSION May 3, 1988 - Tuesday 4:30 P.M. Old City Council Chambers 2nd Floor City Hall REGULAR MEETING I. COMMENTS Commissioners Planning Staff III. NEW BUSINESS A. Hazen Stream Margin Review IV. PUBLIC HEARINGS A. 334 W. Hallam Designation B. Christian Science Society Conditional Use C. Carley Designation Conditional Use and Condominiumization D. Ritz/Carlton PUD/GMP Amendment (tabled to 5/17) V. ADJOURN MEETING In summary, the applicants have adequately addressed the criteria in the Aspen Municipal Code regarding Stream Margin Review. The one exception is that the applicants have not received a permit for the pond from the Army Corp of Engineers. REFERRAL COMMENTS: 1) Engineering Department: In a memorandum dated April 19, 1988, the Engineering Department notes that the plat which was submitted must include the high waterline and that the applicants must verify whether or not a permit is required by the Army Corp. of Engineers for the pond. RECOMMENDATION: The Planning Office recommends approval of the Hazen Stream Margin Review with the following conditions: 1. All representations of the applicants shall be considered conditions of approval. 2. Prior to issuance of a building permit, the plat shall be submitted to include and label the High waterline. 3. Prior to construction of the pond, the applicants shall provide a permit, or written verification that a permit is not required, from the Army Corp. of Engineers. This verification or permit shall be submitted to the Planning Office and Engineering Office. 4. The applicants shall agree to join an improvement district if one is formed for their area. 3 RECOMMENDATION: The Planning Office recommends to the Planning and Zoning Commission to recommend historic landmark designation of the structure at 334 West Hallam Street on the condition that no changes be made to the south, east and west elevation windows of the historic structure, with the exception of the lower level east elevation window as amended by HPC, that the carriage house not be demolished but be rehabilitated using as much of the original fabric as possible, and that proper maintenance and preservation of the original facade and architectural details be accomplished. P.Z.memo.334wh RESPONSE Consistency with Objectives and Purposes of Code and Zon, District. us��Both thebookstore and church uses are cones in the O zone for historically designated structures. Further, Ordinance No. 55 Series of 1987, which adds church as a conditional use for historically designated structures in the Office Zone makes the following findings: 112 Adding church as a conditional use in the Office Zone District for designated historic landmarks would help realize several objectives of the Aspen Area Comprehensive Plan: Historic Preservation Element, including to encourage productive and economically attractive uses of historic structures and encourage renovation and maintenance of historic structures." CRITERIA (3) If the proposed use is designed to be compatible with surrounding land uses and uses in the area. RESPONSE Compatibility with Surrounding Land Uses and uses in the Area - Ordinance No. 55 Series of 1987, made the following finding: - The church use is principally compatible with the existing land uses of the Office Zone Districts because churches are a traditional component of residential neighborhoods, they may re -enforce the residential character aspects of Main Street and other areas in the Office Zone District, and they can fit into the neighborhood's visual scale and use intensity." Generally, the staff feels that the impacts associated with these conditional uses can be mitigated due to the low intensity nature of the proposed uses: the church holds regular meetings on Sunday evenings and on the 2nd and 4th Wednesday of every month; and the bookstore/reading room will be open 1 or 2 afternoon hours per week. RECOMMENDATION: The Planning Office recommends conditional use approval subject to the following condition: a. Identify the dumpster or trash location on a site plan, which will be attached to this approval; this facility must not be located in the alley right-of-way. b. The representations in the application, including numbers of members and- hours of operation shall be 4 adhered to. If either the hours of operation or the numbers of members change significantly it will be considered an amendment to this application. Hours of operation are Sunday evenings, the 2nd and 4th Wednesday of each month (for the church), and 1 or 2 afternoon hours per week (for the bookstore/reading room) . C. The Applicant shall notify the Planning Office before instituting the Sunday or Nursery school to determine whether or. not this use is appropriate and/or needs to be reviewed by the City. This approval does not constitute approval for a day care center. d. Before the church begins operations or within 1 month of this approval, whichever is sooner, the applicant shall provide a letter to the Planning Office from the Housing Authority which documents their approval of the form of the deed restriction for the second floor dwelling unit. If the form of the deed restriction is inadequate, then it shall be amended to the satisfaction of the Housing Authority. The original deed restriction was part of the October 10, 1978, plan approval. 5 1. Recommend historic landmark designation of 134 W. Hopkins Avenue subject to the following condition volunteered by the applicants; The asbestos siding on 134 W. Hopkins will be removed and the old siding restored and replaced as necessary within one (1) year after historic designation. .2. Grant conditional use approval for the relocation of the house at 120 N. Spring Street to the 134 W. Hopkins property subject to the following conditions: a. All representations made by the applicant regarding this project shall be adhered to, with the exception of architectural changes that may occur through HPC's final development review. b. Prior to issuance of certificate of occupancy the applicant shall make the following improvements to the site and adjacent rights of way: (Plans to be submitted prior to issuance of a building permit are specified below.) 1. A parking area containing three (3) standard size parking spaces shall be installed directly adjacent to the alley with gravel or paving surface. 2. A landscape buffer of a hedge, shrubs or trees shall be planted along the eastern edge of the parking area. Plans for this planting shall be shown in the building permit application and accepted by the Planning Office prior to issuance of a building permit. 3. An additional tree shall be planted by the applicant in the West Hopkins right of way following the City of Aspen's Streetscape Guidelines. 4. The addition on Lot L shall be designed to save the evergreen on Lot L if possible. If the applicant demonstrates that the tree cannot be retained in its place, the tree shall be moved elsewhere on the property. The applicant shall agree to replace the tree if it dies within two (2) years of being moved with a tree not less than one half the size of the original tree. Plans pertaining to the tree shall be shown in the building permit application and accepted by the Planning Office prior to issuance of a building permit. _ 5. The applicants shall install a drywell to maintain the historic runoff of the property. Plans for the drywell shall be shown in the building permit application and accepted by the Engineering Department M. prior to issuance of a building permit. E = 6. Sidewalks along W. Hopkins Avenue and First Street shall be constructed at the owners' expense with the approval of and to the satisfaction of the Engineering Department. Plans for the sidewalk shall be shown in the building permit application and accepted by the Engineering Department prior to issuance of a building permit. g 3. Grant special review for reduction in on -site parkin requirements from five ( 5 ) spaces to four ( 4 ) spaces. g 4. Recommend approval of subdivision exception for the purpose of condominiumizing the two residences on 134 W. Hopkins subject to the following conditions: a. The applicant shall file a condominiumization plat with the Pitkin County Clerk and Recorder's Office meeting the requirements of Section 7-1004.D(3) of the Municipal Code and to the satisfaction of the Engineering Department. b. The applicant shall file a statement of subdivision exception to the satisfaction of the City Attorney prior to recordation of the plat including: 1. Agreement to join any special improvements districts formed in the future. 2. Waiver from the "purchase rights of existing tenants" provision. 3. Six month minimum lease restriction with no more than two (2) shorter tenancies per year. 4. Payment of the affordable housing impact fee according to the fee schedule in Section 7-1008.c(3). the existing evergreen on the a tree no less that one half tree if it does not survive. s C. The applicant shall agree to inspected by the Building Department safety conditions and to abide by the requirements prior to recordation applicants do not undertake renovation before condominiumization. sb.134.2 5. Agreement to relocate property and to replant the size of the existing 9 have the structures for fire, health and Building Department's of the plat if the of the two residences