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HomeMy WebLinkAboutminutes.apz.19860218 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZONING COMISSION FEBRUARY 18. 1986 Vice Chairman Jasmine Tygre called the meeting to order at 5: 03 P.M. with Commissioners Al Blomquist, David White, Mari Peyton, Roger Hunt, Ramona Markalunas, and Jim Colombo present. COMISSIORERS COMERTS There were no comments made. MINUTES December 17. 1985: Peyton moved to approve the minutes of December 17, 1985; white seconded. All in favor; motion carried. January 7. 1986: Peyton moved to approve the minutes of January 7, 1986; white seconded. All in favor; motion carried. COUNTY REFERRALS BIGRT.l\RDS IRR RESORT GNP Alan Richman, Planning Director, said county code requires the City Commission to review development applications within a 2 mile perimeter of the City limits. This Commission is considered a referral agency when reviewing these applications, therefore, not expected to come to a conclusion to recommend approval or denial. The intent is for the Commission to identify issues, which they feel are a concern to the City, that the County should study. It is also appropriate for this Commission to consider whether City design standards should apply on applications which fall within an annexation area. Richman said these applications were 2 weeks away from the County GMP process. Francis Krizmanich, planner, explained the applicants proposal to redevelop the entire base area of Aspen Highlands, approximately 24 acres in size. The applicants are asking for general submission approval, rezoning, and growth management approval. Krizmanich reviewed the plans. 300 guest rooms are being proposed, 250 of which will be in the hotel and 50 condominium units. Gross square footage is approximately 200,000 sq. ft. The applicants are requesting the entire allotment available through growth management, which is 80 units, and are expected to make a proposal for future year allotments. Total square footage of accessory units proposed is approximately 100,000 sq.ft. 700 Parking spaces are being proposed on site, approximately 650 of those are to be in underg- round structures. The applicants are proposing to provide 100% 1 RECORD OF PROCEEDINGS REGULAR MEETING PLARRING AND ZONING COMISSION FEBRUARY 18. 1986 of the employee housing, 30 units being on site. Krizmanich explained the zoning on the site. The applicants are also looking for a PUD designation to allow them to vary the parking and height requirements. Krizmanich said this project was basically the same as that submitted last year. The big changes are in the height and commitments the applicant is willing to make towards some of last years concerns. The applicant has committed some monies to upgrade impacts made to Maroon Creek road and to maintain the use of the parking lot for the Maroon Creek shuttle in the summer. Blomquist commented that he had seen Forest Service plans for an intercept parking lot, on the forest above the Dean Ranch, for the Maroon Creek shuttle in the summer. He asked if the County took a position on either of those proposals and asked what the solution was. Krizmanich replied they would favor lower down parking as far out of the valley as possible to mitigate pollution problems. Krizmanich said he had talked with the Forest Service and they mentioned, due to their lack of funds to operate campgr- ounds, they saw the parking lot as a revenue generator. The Planning Office's position was that they would favor parking in an intercept lot, as far down the valley as possible. White asked, with the proposed development, how big it would make the Highlands Village. Krizmanich replied approximately 500 units, 300 of which are associated with this proposal. Wayne Ehtridge, representing applicant, said the existing unit base in Snowmass Village was about 3,000 units and this development would represent about 10% of the total unit base in Snowmass Village. Peyton asked if there was a grocery store or something similar proposed for the development. George Loyd, representing applicant, said there would not be a grocery store but possibly a convenience type store. Peyton asked if there had been any studies done of what kind of increase in traffic on Maroon Rd. there would be. Pat DObie, representing applicant, said about a 15% increase. Peyton then asked what the capacity of Maroon Creek Rd. was. Mr. Dobie replied the capacity was rated at 5000 vehicles per day and with this project there would be approximately 3800 vehicles per day, resulting in an increase of about 1200 vehicles per day. Tygre commented that additional traffic generation was a concern 2 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZONING COMISSION FEBRUARY 18. 1986 this Commission had with the project. Hunt asked if transportation routes other than Maroon Creek Rd. had been considered by the County. Krizmanich said they were looking at other transit modes and their feasibility but because Maroon Creek road exists other routes had not been considered. Hunt expressed concern with the character of the usage of the proposed cottages, as they relate to transportation and impact on Maroon Creek road. He asked what the percentage of apartments was in this complex and was the supply of basics to these apartments adequate. This type of unit generates a requirement for basic essentials. Markalunas asked who ran the Highlands bus system. Markalunas also commented she saw no plans for transportation incorporated in this project. Mr. Dobie replied that Highlands operated their own bus system and that there was a commitment in the application to increase the size of that system from 6 buses to 8 buses over a period of time. Markalunas asked if that was for the winter time. Mr. Dobie replied yes, adding as the hotel operates they are going to purchase a fleet of courtesy vans to be made available to the guests. In addition the Highlands bus system will be made available to groups in the summertime. Markalunas asked if there were any plans to improve Maroon Creek road. Mr. Dobie replied there was a commitment in the application to contribute $100,000 to the County to improve the road. Wayne Ethridge, representing applicant, commented that Highlands had been invited to participate in the steering committee on the development of RFTA' s transportation development program. They intend to take an active roll. Tygre asked for the Commissioners' comments and opinions. Blomquist said some sort of recommendation to the County was in order to the effect that the overall improvement and strengthening of Highlands as a proponent of the economy is desirable in that the alternative would be undesirable. There is something to be sa id about incentives to Highlands to improve, since they have gone out of their way to serve locals in many aspects. white agreed with Blomquist. Hunt asked if this Commission would be getting any answers back from the questions raised at this meeting. Tygre said the purpose of the meeting was to provide the Planning Office with 3 ,----'""'-_...'..~ ~-_....-.- RECORD OF PROCEEDINGS REGULAR MEE'l'ING PLANNING AND ZONING COMISSION FEBRUARY 18. 1986 this Commissions oplnlons of the issues raised. Krizmanich said he would also give the Commissioners a copy of the final memorandum on the project. Motion: Blomquist moved to have the Planning Office staff prepare a Resolution for the Commissions consideration at the next meeting, white seconded. All in favor; motion carried. POMEGRANATE IRR GMP Cindy Houben, planner, explained the applicants request stating it was not only a Growth Management project but also a request for rezoning in that area. The current zoning is AF-l which allows 1 unit per 10 acres. The existing structure is a non-conforming use. Houben explained the history of the non-conformity. Houben said this was a request for expansion and in order to request that the applicants have to also request rezoning, to AR-l. There are approximately 16 acres on the Pomegranate site and this request is only for a rezoning of 4.5 acres. Houben reviewed plans of the new expansions. There are a total of 10 new units requested for Phase I, and 20 units requested for Phase II. Also in the application are commitments to upgrade the existing structure and add some amenities. Additionally, they will create an acceleration and deceleration lane on Highway 82. Houben said the Master Plan from the Planning Office perspe- ctive does not support the expansion because of its location. Visual concerns are minimal. Additionally, there are minimal concerns with regard to traffic, the application gives several alternatives as far as transportation modes and commits to adding 2 vans to transport people in to town or the ski areas. white asked if this property were rezoned AR-l how much more development would be possible. Houben replied that this request by the applicant is not for the entire platt to be rezoned, only for the needed 4.5 acres to allow them a total of 30 units. Motion:. Blomquist moved that the City Planning Commission recommend to the County Planning Commission that there be no rezoning to allow growth beyond what is currently contemplated in the Highway 82 corridor master plan until such time that the highway design is 4 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZONING COMISSIOR FEBRUARY 18. 1986 completed and until such time as annexation occurs; Peyton seconded. Hunt said he was not in favor of rezoning but rather an overlay zone which would allow some expansion and not change the underlying zoning. White agreed stating he would rather see something like the L-3 zoning. Colombo agreed and said he would like to have something in the motion reflecting these opinions. Blomquist did not wish to amend his motion. Tygre asked for a roll call vote: Blomquist aye Colombo no White no Peyton aye Hunt no Markalunas no Tygre no Two in favor, five opposed; motion NOT carried. Motion: whi te moved that the concept of the L-3 overlay zoning in the City is preferable, on the Highway 82 Master Plan, to rezoning the property; Hunt seconded. All in favor; motion carried. CONTINUED PUBLIC BEARING LITTLE NELL PRECISE PLAN Alan Richman, Planning Director explained what had been discussed at the previous meeting. Motion: Hunt moved to reconsider the previous motion concerning parking so more discussion could occur; White seconded. Tygre asked for a roll call vote: Blomquist Colombo White Peyton Hunt Markalunas Tygre no no aye aye aye no no 5 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZORING COMISSION FEBRUARY 18. 1986 Three in favor, four opposed; motion NOT carried. Richman began discussion with condition 18, stating there were 3 aspects involved. .1 the applicant's submitted drawings on the analysis of turning radius with respect to the service yard and Spring St., .2 the area in front of the Tipple Inn and Tippler, and .3 the code requirement for the trash area required for this project. Tygre reopened the continued public hearing. Bill Kane, representing applicant, said the original question dealt with the serviceability and capacity of Spring St. to accommodate the anticipated activity. Mr. Kane reviewed the plans submitted outlining the turning radius of different size and types of vehicles and the present parking configurations. Dave Ellis, applicant's engineer, explained in further detail the turning radius for service vehicles on Spring St. Mr. Ellis said a cul-de-sac had been suggested but they felt it was impractical, requiring a diameter of 90 feet, and not very practical for truck mane uver ing. Richman said if the Commission was interested in the cul-de-sac presented by the applicant a determination should be made as to who would be responsible for the construction. Hunt said he would like to encourage the progress of the cul-de-sac. Hunt said his concern was the Aspen Alps parking which was not shown on any of the turning radius diagrams. Hunt said he would be in favor of sacrificing that parking in favor of a cul-de-sac because it would also improve access to the Aspen Club Lodge. Hunt did question whether a cul-de-sac would be a benefit for the Aspen Alps. Mr. Forsch said the applicants were prepared to pay for the cul-de-sac and work in conjunction with the Aspen Alps and the Aspen Club Lodge. Mr. Forsch also commented in his work with the Aspen Lodge Improvement District that end of the street was identified as a location for a CUl-de-sac, independently of what was being done with this application. David Fein, Aspen Alps owner, said he did not think there was enough land to make a viable truck cul-de-sac in this area. Mr. Fein also asked how cars would be kept out of the area to allow the truck back up space required. Mr. Forsch replied that the cul-de-sac was not intended for any sort of truck turn around 6 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING ~111l IORING COMISSION FEBRUARY 18. 1986 but rather for passenger cars and the trucks would turn around in the service area. Motion: Hunt moved to accept the drawings presented for the service area on Spring St. as part of the official submission, including encouragement to proceed with the cul-de-sac for automobiles, and that the applicant come forward with a landscape plan for the vicinity; Markalunas seconded. All in favor; motion carried. Richman addressed the second issue of the condition, the service area on Dean St. In the conceptual submission Dean St. showed a service area which had concerns expressed about possible affects on the Tipple Inn, and North of Nell. This Commission and City Council set a condition which talked about the applicant working cooperatively with the adjoining properties in trying to accommodate service needs for the area in a unified manner. Richman said that part of the condition did not apply since the service yards now will be completely in the area of Spring St. However, when the submission came in at the precise plan level it looked different than what is before the Commission at this meeting. There were many problem concerns to that plan, therefore, since that time a clarification has been received from the appl icant indicating that the Ski Company is not attempting to design that portion of Dean St. as part of this project. Richman felt, however, if there was to be a pedestrian plaza that works and obtains the benefits for pedestrians that were proposed we must know that that portion of Dean St. will work as a pedestrian entrance to the mountain. Richman suggested that the Ski Company take a lead in terms of getting the North of Nell and Tippler to cooperate on a plan. Richman felt a commitment in terms of what was going to happen in the rest of the area to make it match what is supposed to be a unified plan for the area. Blomquist said the City of Aspen should acknowledge they own the alley know as Dean St. and has full responsibility to do something about it. Blomquist said it is a public way and did not think a private person should be required to rebuild a public way without going through procedures. Richman said he did not think it was appropriate to place the blame on the applicant because they do not have frontage, but they have a part to play because they would have benefit from the ability of the skier to get through to the mountain adequately, as well as the people at the North of Nell and Tippler get a benefit from the improvements to the ski area 7 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZONING COMISSION FEBRUARY 18. 1986 and neighborhood. Richman questioned if it was a responsibility of the city at large to create a pedestrian mall in the area or is the city simply going to ask for one. Jay Hammond, City Engineer, commented that the Special Improvement District anticipates assessing adjacent owners for benefit and construction on adjacent frontage. Hammond said the question was who benefits. Hunt asked if the Commercial Core and Lodging Commission had reviewed this property and what their comments were. Mr. Forsch replied that was one of their highest priority areas because all owners benefit. Mr. Forsch thought a Special Improvement District, that could figure out an assessment formula based on benefits, was a perfect vehicle to solve this problem. Motion: Blomquist moved to not consider the encroachment on Dean St. unless it encompasses the entire street block; White seconded. Discussion: Richman asked Jay Hammond how soon a Special Improvement District would be formed to address this problem. Mr. Hammond replied they were at least several weeks away from any reviewable detail. Several issues have been identified, but not ready to bring design solutions forward for some time. Tygre asked for public comment, postponing action on Blomquist's motion until they were heard. Jack Crawford, Tipple Inn owner, said in the original application of the Ski Company Dean St. was a major access to the mountain, and still will be because of the ticket booth on the Dean St. end of their mall. Originally there were trees shown on Dean St. but the Tipple Inn owners needed access to their parking and service area. Therefore, trees were removed but the hope was retained to have the pedestrian mall. Now, the current solution is to do nothing and hope that the Improvement District will do something. Mr. Crawford thought there was a simple solution, that the entire Dean St. vacation and beautification should be considered as one matter and be the responsibility of the Ski Company as part of their plan. 8 RECORD OF PROCEEDINGS REGULAR MEETING PLANNING AND ZONING COMISSIOR FEBRUARY 18. 1986 J.D. MUller, Tipple Inn owner, agreed with Mr. Crawford's comments. Don Crawford, Tipple Inn owner, added that the current parking arrangement at the Tipple Inn is the only parking available for their use. Sirous Saghatoslami, Tippler manager, said he agreed with the beautification of Dean St. His concern was that he maintain his service access because his only frontage was on Dean St. Tygre said it seemed alot of the concerns expressed previously by the adjacent property owners had been mitigated in the fact that there will be no delivery and drop-off access, being an improvement in the plan. Now a mechanism must be found to make sure that the interests of all of the adjacent properties are adequately represented. Hunt said in one way he felt this was asking the Ski Company too much but on the other hand he would at least like to have the Ski Company extend their pavers out Dean St. to Galena St. until someone can come up with a more suitable design. White thought if they wanted to use part of the street they should be responsible for the entire street, not just the part that is beneficial to them. Colombo said a disputed area was being discussed that is not the Ski Company's property. He thought the best way to handle this would be in conjunction with the Special Improvement District but with a commitment from the Ski Company that at the very least they would extend their pavers, at a given time designated by the City, to the end of Dean and Galena. Mr. Forsch said if the Special Improvement District were to fail and nothing was going to happen then the Ski Company would commit to paving, with the same sort of material, in a mall type situation Dean St. to Galena St. Mr. Kane added they would have something in the design of the street making it clear that access was permitted only for service vehicles. Blomquist withdrew his previous motion; White agreed to withdraw his second. Motion: Blomquist moved that the Ski Company agree to participate with its neighbors in a Special Improvement District for that section 9 ",,' '. RECORD OF PROCEEDINGS REGULAR MEETING PLARRING -'111l IORING COMISSION FEBRUARY 18. 1986 of the Dean St. mall labeled as "Zone 2", with the provlslon if a Special Improvement District does not come forward by the time the rest of the Dean St. and Hunter St. malls are built that the Ski Company will at least pave what is presently the west portion of Dean St. with pavers that are consistent with the rest of Dean St. and restrict the entrance to the street such that it is limited to authorized vehicle access only; White seconded. All in favor; motion carried. Tygre asked the Commissioners to come to the next meeting, February 25, 1986, at 4:30 to help expedite this approval process. Tygre continued the publ ic hearing to February 25, 1986 beginning at 4: 30 P. M. meeting at 7:30 P.M. a special meeting on Tygre adjourned the Kim Wilhoit, Deputy City Clerk 10