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HomeMy WebLinkAboutminutes.apz.19860225 SPBCIAL IIBB'f'IRG RECORD OF PROCEBDINGS PLARHIRG Al'ID ZOIlIRG COMMISSION FBBRUARY 25.1986 Chairman Welton Anderson called the meeting to order at 4:34 P.M. with Commissioners Roger Hunt, Jasmine Tygre, Mari Peyton, Al Blomquist (arrived late), and Jim Colombo (arrived late) present. COMMISSIONERS' COMIIBlIITS Anderson commented there had been a lot of tardiness and told the Commissioners that there was a provision in the Bylaws that if more than 3 meetings in a calendar year are missed the Commissioner can be dismissed. Anderson said he would consider not being present at the time the meeting is called to order as being absent. Anderson read a letter from David White, in his absence, expressing apology to the Aspen Skiing Company for comments made at a previous meeting. Anderson read a letter from Eve Homeyer, Chairperson of the Roaring Fork Transit Agency, stating they were getting ready to undertake the preparation of a transit/transportation development program for Aspen and Pitkin County. The letter was asking for participation from a representative of this Commission to form a Transportation Study Advisory Committee. Roger Hunt said he would be interested in working on the committee. COR'f'IRUBD PUBLIC BEARING LIftLB NELL PRECISB PLAN Motion: Hunt moved to adopt Resolution t86-2, forwarding the GMP scores for the Little Nell project to City Council, Tygre seconded. All in favor; motion carried. CONDITION n Alan Richman, Planning Director, said the first issue to be dealt with at this meeting was open space. This issue came up in the conceptual review when concern was raised that technically it did not appear there was any open space along the Durant St. fro- ntage. Most of the open space on this site is at the rear. At the end of the conceptual process the Commission basically came to the conclusion that the green space shown at the end of Spring St. would meet the technical requirement for open space. Richman I SPBCIAL IIBB'l'IRG RECORD OF PROCEBDINGS PLARHIRG Al'ID ZONING COMMISSION FBBRUARY 25.1986 said the real issue for him was if this Commission and City Council were satisfied with the amount of open space along Durant St. and was that the image desired. After Council's review condition II identified the concept of a courtyard for the building, in the area where cars could be pulled into the courty- ard. The concept very specifically was not intended to make the requirement for the drop-off and open space separately. Richman said the concept in his mind was a drop-off area which would be within an open space area. The open space as the applicant is now showing, building being moved back IO feet, creates a lot of benefits on shadows and the whole ability to see up the mountain. At the same time by creating the further set back the building has been pushed away from the lively street environment. Larry Yaw, representing applicant, said this project offers a great opportunity to upgrade Aspen's resort image in both functional and visual terms. Mr. Yaw said they had identified a number of issues which will determine the success of this project from the community standpoint. The project has been designed in response to those issues. The following objectives had been formed: II the design must respond to its urban context .2 the design must respond to ski related activity .3 the building must respond to the scale and activity patterns that exist in the City 14 the project must create a special pedestrian and entry Mr. Kane said in the original application the building facade was set back 6 feet from the property line. Changes have been made since that time and the building facade is now 26 feet from the property line. Mr. Kane said they would ask now that their plan be interpreted as meeting the open space requirement. The traffic island proposed for the drop-off area offers an opportunity, with about 12 to IS feet of width, to plant sizable plantings which will visually screen the drop-off area. Secondly, the additional set back broadens the entrance creating an opportunity for additional plantings in the front. The applicant thinks the addition of the 12 foot planted traffic island in front with the addi tional islands of landscape planting, create a viable open space pattern in front of the building. Mr. Kane said they request that the Commission find the applicant has met the requirement for open space. Hunt said he had a problem with the pedestrian circulation. Coming from the North of Nell building eastward the pedestrians are 2 SPBCIAL IIBB'l'ING RECORD OF PROCEBDINGS PLAlOUNG Al'ID ZONING COMMISSION FBBRUARY 25.1986 being thrust out towards the street. Mr. Yaw explained that was a deception in the plan drawings, in actuality the whole surface could be used by pedestrians. Hunt said the reason for his problem with this configuration was because as soon as a pedestrian steps in to the road they are immediately in the driving lane, as opposed to being protected by parking on the side of the road. Blomquist commented as a pedestrian waiting for safe crossing he was safer at this type of intersection than at an intersection where vision is blocked by parked cars. Mr Yaw said this design was an accepted urban design principal. The pedestrian can see both directions and the driver of a car can see the pedestrian better. Mr. Kane said they might be able to take the curb line back a few feet to allow a little more buffer. Hunt said he would prefer that it be moved back slightly. Hunt commented that some of the perceived open space had been reduced because the building was moved back. Anderson opened the public hearing for comments. Joe Edwards, concerned citizen, said he had raised an issue at prev ious meetings suggesting the building be turned around ISO from what is being proposed, thereby, placing the courtyard in front facing Durant St. That configuration would essentially solve all of the problems and objections that have been voiced to this application. Mr. Edwards said he had gotten a response to his suggestion that this application had already been approved at the conceptual level and, therefore, the Commission was bound by that decision. Mr. Edwards totally disagreed with that and suggested if this Commission was at all interested in exploring this alternative that they contact the City Attorney about it. Conceptual approval is about concepts which is that a hotel on this site is alright. Precise plan is where the applicant is first required to show the footprint involved. Mr. Edwards suggested that the Commissioners jOb, as guardians of the public, was to look at what is best for the public. Mr. Edwards added that the only difference between the SPA zone and the PUD zone is that SPA has an additional condition that says Wthe unique use of open space, trails, and architectural design to create a feeling of open space.. Peyton said Mr. Edwards comment did address several of the problems; the shading on Durant St., the closing off of the view of the mountain from town, and open space. Peyton said she felt 3 SPBCIAL IIBB'l'IRG RECORD OF PROCEBDIRGS PLARHIRG Al'ID ZONIRG COMMISSION FBBRUARY 25.1986 everyone would be sorry later if every opportunity possible to solve these problems was not investigated. She thought some of the problems could not be solved using the same footprint that was submitted at conceptual. Tygre said thinking back to the first tentative proposals and the concerns of the public at that time, they did not want development to go up the mountain. One of the concerns was especially that the extension of the SPA zone not include area that was under conservation. It was felt by most people that wherever development should occur should be concentrated in the area of the site that had already been designed and zoned commercial, being the area closest to town. The extension was to allow for a little more sensitivity in the planning and to allow them to redesign the building in order to provide more flexibility in design. Tygre said she did not think it was ever intended that major development be up on the mountain. Tygre said she would rather see more of the open space associated with this application concentrated in the pedestrian area and toward the area where skiing actually occurs, rather than on Durant St. Therefore, the plan submitted now is much more impeding to the direction obtained from this Commission at the conceptual level. The applicant was given to believe by this Commission, City Council and the public that this was the kind of design desired. Blomquist agreed with Tygre as to intent. Blomquist said there was no problem with looking at a new footprint except the issue then becomes unit count and borrowing future year quotas and that is not what is being discussed. Hunt said he thought the extension on Durant should be no greater than it would be for parallel parking. Mr. Yaw said they felt they could respond to the problem but would also like to talk to their traffic consultant to give them some history on the usefulness and the statistics that back up one point or another. Anderson agreed with Tygre and said he thought the development belonged in a denser part of town. The higher you put something on the mountain the more it will block the view. Anderson said he had problems with wbuildings set in plazasw. They appear sterile and have no valid pedestrian excitement or inducement. He was not sure of the validity, except from the shadow point of view, of having a plaza facing Durant St. Plazas in the front of the building tend to steer pedestrians away from the building. 4 SPBCIAL IIBBTIRG RECORD OF PROCEBDINGS PLARHIRG Al'ID ZONIRG COMMISSION FBBRUARY 25.1986 '-. Anderson thought some of the open space requirements may need rethinking from that point of view. Richman agreed with Anderson's comment on the open space requirement in the Commercial Core. Richman said he had asked that it be looked in to in the context of the Downtown Land Use Plan. Peyton said she felt this particular site should not be considered comparable to any other commercial space in town. She added that open space would help create a "Grand Entrance" to the mountain. Mr. Yaw said he thought the issue was not so much the term "Grand" but rather pedestrian vitality. There are certain things that create that vi tali ty, essentially being other pedestrian s. If a large north facing plaza were created with no reason to be there then no one will be there. By respecting a tradition of urban environments it reinforces pedestrian vitality. Mr. Yaw said he thought, as well, that open space should be concentrated where there is movement. Motion: Tygre moved to accept that condition II had been met by the applicant with amendments that the pedestrian "neckdown" at Hunter St. be pulled back slightly to ameliorate pedestrian/vehicular interaction, that pavers consistent with those proposed for the mall area be carried in to the drop-off area, and elimination of the sidewalk at the edge of Durant; Hunt seconded. Blomquist and Peyton opposed, all others in favor; motion carried. CONDITION i4 Richman said the renderings submitted were pretty clear that the building would be filling in between North of Nell and the Aspen Club Lodge with a rather large building that is going to add to the walled in feeling along Durant St. However, the rendering Richman was looking at has now been altered, moving the building back an additional 10 feet. Richman said it would also be helpful, to get a better sense of the building, if an indication of the materials to be used were explained. Richman added that it appeared the views from Cooper along Durant were being preserved. Mr. Yaw said over 40% of the building program had been placed in underground locations. There is 4S,000 sq.ft. of parking, 12,000 S SPBCIAL IIBB'l'IRG RECORD OF PROCEBDINGS PLAlOlING Al'ID ZONIRG COMMISSION FEBRUARY 25.1986 sq. ft. of retail, and a number of hotel support and administrative spaces underground. This was done specifically to mitigate archi tectural mass and scale to an appropriate level on Durant St. Secondly, the building has been set back to 26 feet from the property line. Mr. Yaw said in addition to solving a specific skier drop-off prOblem the applicant feels the 26 foot set back has significant positive impacts on architectural massing, open space, shadow, pedestrian scale, and transition of open space. Mr. Yaw said they feel that is a major factor in the mitigation of concerns expressed by the Planning Office. Mr. Yaw said there were a number of strategies that mitigate scale. The building has been angled back at its corners, primary purpose to reduce the appearance of length. Along Durant St. there is a 220 foot frontage and the building actually only fronts on 140 feet. Along Spring St. there is 260 feet of frontage and the building only runs along 100 feet. Along Hunter St. there is 160 feet, the building only running along 7S feet. Secondly, by burying retail and Ski Company administrative space an open space dialogue was created that continues from the Hunter St. pedestrian level to a skier plaza level. Creating usable open space in a way that opens up views to the mountain. In the summer when the building is not being used for skier drop-off the continuity of open space is important. A material will be used for paving the mall area that will create a surface that vehicles can use but is a pedestrian surface. Mr. Yaw said the roof form strategy was also important in the reduction of space. Every perimeter of the building employs a sloped roof to reduce the vertical height of perimeter walls. The applicant has additionally lowered the roof on the building ends to meet the ground, again reducing the appearance scale. Mr. Yaw reviewed a diagram of the site showing Aspen Square, Durant St. and a section of the proposed hotel. Mr. Yaw said a very important strategy was the buildings relatio- nship to the ground. Around all perimeters of the building the applicant has eroded the lower level to create a pedestrian arcade. The net effect of that is the building comes down to the ground lightly, now meeting the ground as a colonnade around the entire perimeter, which is designed to reinforce the pedestrian scale. The facade has been designed to create horizontal emphasis, thereby de-emphasizing any perceptual relationship to the vertical emphasis. This was done in a number of ways: the entire lower 6 SPBCIAL IIBB'l'ING RECORD OF PROCBBDIRGS PLARHING Al'ID ZONIRG COMMISSION FEBRUARY 25.1986 level has been recessed to create a pedestrian arcade, the upper level is recessed, the second level and dormer forms are a light color stucco material creating a focus at that level and away from the upper levels, and a de-emphasized idea of repetitive hotel room type modules. Mr. Yaw said the materials used on the building were chosen for a number of reasons: they will keep their appearance for a long time, they relate to the Aspen character, and they are used to punctuate and create visual emphasis. The materials on the lower level will be glass bay windows, the ceiling and soffit will be wood, a wood trellis, a light color stucco on the building, and the recesses and balconies will be wood. From the first level up the material used will be a shingle material, both on the siding and the roofing. Mr. Yaw said they were not sure as of yet whether the wood would be given some color. Colombo ask for more clarification on the pedestrian level. Mr. Yaw said essentially it is a glass surface broken by doors, etc. Mr. Forsch said it would be similar to the Pitkin County Dry Goods store or the Aspen Square. COlombo then asked what happened at night when all of the retail shops close. Mr. Yaw replied they have not made a requirement that the shops stay open or leave their lights on as of this date but agree that it is important. Mr. Forsch said Hunter and Dean St. would have lighting as part of the landscape plan. Motion: Tygre moved to def ine that condi tion 14 had been met by the applicant; Hunt seconded. Peyton opposed, all others in favor; motion carried. CONDITION US Mr. Kane said they had analyzed the sun angle, in terms of azimuth, at 9 am, noon, and 3 pm, on December 21 and February 21, being typical representative dates for winter conditions. Mr. Kane reviewed the drawings of this analysis. Mr. Kane said because of the additional set back and the slope of the roof they will get winter sun on Spring St., Hunter St. and the immediate north side of the building. Their plan with the neckdown and paving pattern is to strongly enforce the Hunter St. intersection as the proper skier/pedestrian crossing. In summary the composite 7 SPBCIAL IIBB'l'ING RECORD OF PROCBBDIRGS PLARHIRG Al'ID ZONING COMMISSION FEBRUARY 25.1986 shows the additional set back of the building does allow sun in both December and February on all of Durant St. The applicant thinks because of the set back and the shadow analysis that the building will not contribute to a winter long, long term, ice and snow pack condition. Colombo asked how the internalized mall area would be affected by shadows. Mr. Kane reviewed the plans explaining the shadow effects. Mr. Kane said it was their feeling the courtyard etc. would be exposed even during the winter solstice. Motion: Hunt moved to accept the shadow study, as presented, as satisfying condition tIS; Tygre seconded. All in favor; motion carried. CONDITION #19 John Cottle, representing applicant, explained improvements made since the conceptual level. The main improvements come as a result of moving the building back, opening up the width of the entrance and site lines on the mountain. On Dean St. there have been several embellishments. Mr. Cottle reviewed the plans. Mr. Cottle thought one of the biggest improvements to the actual gateway to the mountain itself was changing the sod roof top, proposed at conceptual, to a hard paving surface. Blomquist said the concept of this condition was that the landsc- aping of the hill would be an appropriate place for the hotel guests to enjoy the mountain atmosphere. To create a park/grand entrance, with summer usage incorporated. Blomquist said now it appears to be another winter industrial base for uphill transpor- tation, with total disregard for flowers, grasses, etc. Mr. Kane disagreed with Blomquist. There was not a definitive landscape plan for the area but Mr. Kane briefly reviewed their plans for landscaping etc. in the area. He stated that the trail would probably be the divide r between the highly maintained manmade landscape and the more natural mountain environment. Mr. Forsch said they envision the area as a summer gathering place, being highly landscaped. Colombo asked if this Commission was required to see a complete landscape plan. Richman replied only if specifically requested. Mr. Forsch added that they would prefer to verbalize their intended plan because of the time concern. s SPECIAL MBB'l'ING RECORD OF PROCEEDINGS PLAlOlING Al'ID ZONING COMMISSION FEBRUARY 25.1986 Mr. Forsch also said they were committed to making the area attractive. Hunt said he was in the dark on this issue depending on whether the Ski Company decided to install a gondola or a quad chair. Mr. Forsch said he thought it was more appropriate to discuss this issue next week after the Ski Company had made their decision. Hunt then asked if the final decision on this could be delayed until the Ski Company has made their decision. Mr. Forsch said the applicant could make a commitment that it would be a "grand" entrance, as has been spoken of, regardless of whether a gondola or quad chair is decided upon. Anderson said when the condition was written it had little to do with the landscaping but rather depth and scale and the man made entrance between the 2 buildings. By "grand" it was to increase the immediate feeling that this is the front door to the biggest asset the community has. Anderson commented that he did not see it had been widened but did see by pushing the hotel back it appeared improved. Anderson said he would like to have seen it wider but that was only his opinion. Colombo said he could not determine how the ticket office right in the center of the pedestrian mall was going to impair the view. Additionally, from the deck level you will be looking right at the gondola or quad chair building. Colombo questioned what that would do to the view for people on the deck. Mr. Cottle replied that the ticket booth was just a kiosk about S'X S'X 9' high, with a flat roof. Mr. Kane said the kiosk buildings will also be useful in the summer for information, ticket sales, etc., generating activity in the summer. Richman asked the applicant to bring drawings of the ticket kiosks to the next meeting. Peyton said one of the things that had bothered her the most from the beginning is that it finishes walling off the mountain from the town. Peyton said in her opinion a "grand" entrance was having the mountain like a grand staircase joining the Little Nell slope to town. Peyton said it bothered her that you would not be able to see that unless you were standing in the Hunter Creek slot. Mr. Cottle said the plans were a little misleading as to depth and size of the building. The mall space proposed has more walking surface than any other pedestrian mall in town. Mr. Yaw said they thought if they made the area any wider it would dissolve the vitality of the pedestrian experience. 9 -,,,,,--.,-,-""'--- SPECIAL IIBB'f'ING RECORD OF PROCEEDIRGS PLAlOlIRG Al'ID ZONIRG COMMISSION PEBRUARY 25.1.,86 Mr. Forsch said it is as wide or wider than the existing Hyman and Cooper St. Malls. Blomquist asked what the grade of the Dean St. mall was in relationship to the first floor of the North of Nell building. Will the North of Nell shops open on to the Dean St. mall? Mr. Cottle said right now the applicant was proposing no, but they could if the ground were regraded, at the North of Nell's expense. However, the regrading is very expensive as the foundation of their building would have to be cut. Mr. Cottle said at one point the grade differed approximately 6 feet. Mr. Forsch said they had discussed this matter with the people at North of Nell and at this time no one had requested that it be considered. Colombo asked what would generate activity in the mall area to make it a "grand" entrance, outside of ticket sales. Mr. Cottle replied that store fronts of the hotel arcade would open up in to the pedestrian mall area generating retail activity. Additionally, there will be a restaurant, on the lower level, which will generate activity. Richman commented that the retail would be subject to growth management at a later date. Hunt asked where the exhaust from the restaurant kitchens would be vented. Mr. Yaw explained, using the plans for description of the area. They would be vented from the roof. Hunt then asked what the highest piece of equipment expected on the roof would be. Mr. Yaw replied that it would not exceed the parapet. Joe Edwards, concerned citizen, pointed out that the language of condition tl9 states that the applicant "shall" make every effort to increase the extent of the pedestrian gateway. That was in comparison to the conceptual approval. Mr. Edwards said the applicant did not do that, this is exactly what they submitted at the conceptual level. Mr. Kane responded that by virtue of setting the building back additional space had been created, making the entrance both wider and deeper than initially submitted at the conceptual level. Motion: Hunt moved to accept the submittal of the computer drawing, as a reference base, as satisfying condition f19. 10 SPECIAL MBB'l'ING RECORD OF PROCEEDIRGS PLARHIRG ANDZORIRG COMMISSIOIfFEBRUARY 25.1986 Mr. Kane said the computer established the important points but the drawing submitted was enhanced. Richman added that the building had been moved back 10 additional feet since the computer drawing was done. Hunt withdrew his motion. Hunt asked for clarification been made since it was drawn. drawing, outlining the changes. Motion: of the drawing since changes had Mr. Yaw and Cottle reviewed the Peyton moved to table the decision on condition fl9 until after it was determined exactly what the building would be; Hunt seconded. Peyton and Hunt in favor, all others opposed; motion NOT carried. Motion: Colombo moved to approve condition fl9 as represented on the record presented at this meeting; Blomquist seconded. Discussion: Tygre suggested that a finding be made that the applicant will be moving back the building and by sloping back the roof on the rest of the building has represented the entrance as being perceived to be more spacious and open. Colombo agreed to amend his motion to Blomquist agreed to amend his second. in favor; motion carried. include Tygre's suggestion, Peyton opposed, all others CONDITION #16 Mr. Cottle reviewed plans explaining half of the roof was flat. Mr. Cottle said a key item of the whole strategy was that the sloped section of the roof is made of either a shingle or other material which does not allow snow to slide. When snow is held on the roof it will either blow off when it reaches a certain height or the sun will penetrate the snow and it will evaporate. Mr. Cottle outlined areas where the snow would go if blown off of the roof. There is also an S to 12 foot pedestrian arcade that II SPECIAL MBB'l'ING RECORD OF PROCEEDIRGS PLARHIRG Al'ID ZONIRG COMMISSION. FEBRUARY. 25.1:986 will protect the pedestrian around the entire perimeter of the building. Motion: Hunt moved to accept the applicants submission for snow shedding management as satisfying condition f16; Tygre seconded. All in favor; motion carried. CONDITION t2 Richman said if the Commission was happy with the building design then approval of the design conditions is much more significant than whether the FAR is I.S, 1.7, or 1.9. Richman said the Planning Office thinks the building, as designed on the site, works. The Commission has the ability, through the SPA process, to grant this applicant a variance. The Planning Office thinks it should be granted. Richman said it was essential that the Commission continue what had been done in the case of the Aspen Mountain PUD and make the determination that land which is not zoned for the use proposed for it does not count towards the overall FAR. Richman also commented that special review approval to increase the FAR to 1.7:1 is no longer available, per Ordinance 186-2 removing the ability for any applicant who provides off site employee housing to increase the FAR on site. Richman said the question is whether the Commission wants to deal wi th the whole issue of Conservation versus Commercial Core. The key is not so much for this project but important that what has been done in the past be continued and recognize that a plan not zoned for hotel use is not used as a basis for judging FAR. Gideon Kaufman, applicant's attorney, agreed that design of the building was a lot more important than whether or not the FAR is I.S, 1.7, etc. The applicant still feels an SPA is different than a PUD and they have not had an opportunity to discuss this matter with City Council. They would like to do this in 2 ways; if the Commission feels a variance is necessary they would like for the variance to be granted to give them the opportunity to discuss the issue of which FAR applies with City Council. Mr. Kaufman also noted that the Ordinance was changed after their application was in process and felt an argument could be made that their variance should be looked at by what was in effect when they applied for conceptual. However, they do not feel that the FAR is a problem. 12 RECORD OF PROCEEDINGS SPECIAL 1IBB'l'ING PLARHIRGAl'ID ZONING COMMISSIOlll FEBRUARY 25.1"986 Motion: Blomquist moved that the FAR of I.S not be exceeded; Peyton seconded. Anderson asked for a roll call vote: Colombo no Tygre no Hunt no Peyton aye Blomquist aye Anderson no Two in favor, four opposed; motion NOT carried. Motion: Tygre moved that the applicants precise plan submission based on the Planning Office's recommended method of FAR calculations, as was used for the Aspen Mountain project, applied would cause it to exceed the allowed FAR and would require the applicant to request a variation. The feeling of this Commission is that the building, as submitted with modifications, does work and the Commission would be willing to entertain the request for this variation; Hunt seconded. All in favor; motion carried. CONDITION t20 Mr. Kaufman said the concern that existed at conceptual was that there was question as to the Ski Company's ability to provide some property that effected the whole plan. Since that time an agreement has been entered into with the owner of the property and they now have clear and free title to all of the property. Mr. Kaufman said as far as the Tipple Inn a title company is telling 2 people they own the property. While that is being resolved by the title company the SPA plan is only asking for designation for a portion, therefore, it is irrelevant who owns the property in question. Richman asked that the applicant provide documentation on this issue to the City Attorney. Motion: Hunt moved to accept the applicant's explanation for condition #20 under subsidence that they will pass on legal descriptions and other legal matters to the Planning Office as necessary; Tygre seconded. All in favor; motion carried. 13 SPECIAL IIBETIRG RECORD OF PROCEEDIRGS PLARHIRG Al'ID ZOlllIRG COMMISSION .FEBROARY- 25.1986 CONDITION #17 Richman said there was no longer a building proposed in this location, therefore, there really was no issue because no buildings will encroach on the land. Motion: Hunt moved to accept the applicant's representation as satisfying condition 119; Colombo seconded. All in favor; motion carried. CONDITION t21 Richman said the applicant was in compliance with condition #21. Motion: Hunt moved to approve the requirements of condition #21; Tygre seconded. All in favor; motion carried. Mr. Kane said under miscellaneous technical issues there were 3 interrelated issues that the applicant hopes to present responses to at the March 4 meeting, being conditions no, IS, and #22. They have been able to accomplish preparation of a revised grading plan in response to new lift information. The plan has been submitted to their geologist and they hope to have updated technical memorandums from those consultants for presentation at the March 4 meeting. Because of the nature of these investigations monitoring wells have been installed on the Little Nell slope which monitor the elevation of ground water relative to the surface of the slope. with drainage they have agreed to provide updated grading plans to more accurately evaluate drainage implications. There are going to be update memorandums indicating the applicant is going in the right direction and that the problems presented in the early memorandums are technically soluble. These issues will not be able to be totally resolved within the time scope of this Commissions review. The applicant would hope to present the information to this Commission, indicate the direction they will be taking and hope the Commission would be able to pass on those issues, referring them to the City Engineer for final resolution. Richman said they would have a response by the next meeting. 14 RECORD OF PROCEEDINGS SPECIAL MBB'l'ING PLARHING Al'ID ZONING COMMISSIOlll FEBRUARY 25.1986 Mr. Forsch asked if the meeting scheduled for March 4 could begin a little early because all of the applicants had to leave at 7:00 P.M. for the Winternational events. Anderson asked the Commissi- oners to begin the March 4 meeting at 4:30P.M. Anderson adjourned the meeting at 7:2S P.M. 9(~,u.JJb~ Kim Wilhoit, Deputy City Clerk IS