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HomeMy WebLinkAboutminutes.apz.19860617 Reqular Meetinq Plannin9 and Zonincr Commission June- 17. 1986 Welton Anderson called the meeting to order at 5:00 p.m. with members Al Blomquist, Jasmine Type, David White, Mari Peyton and Roger Hunt present. COMMISSIONER COMMENTS 1. David white reported on a joint work session with Council and the HPC on the histodc preservation element. White said they would 1 ike a demolition and excavation review on all buildings. Council discussed a historic overlay over the entire town. Council would like P & Z and HPC look at FAR and area and bulk, and perhaps have local architects help on this. Review of color and illumination was discussed. Council discussed expanding HPC's authority, which would require more staff and clad ty. 2. Alan Richman asked P & Z to attend a joint work session with Council on June 30 to discuss Code simplification. Richman told the Board the consultant selected for this work will be in town, and this meeting will give the consultant some directions. Jay Hammond, city engineer, told the Boards after this work session, the consultant team on the joint maintenance facility will report on the work they have done. Hammond gave the members a report from Fleet Maintenance Consultants on the issue of locating a maintenance facility in town. There are 5 suggested sites in the report. These meetings will be at the community center. 3. Alan Richman told P & Z their case load is starting to back up. The Popcorn Wagon is looking for special help to be reviewed rather than wait to August. Richman requested P & Z schedule a special meeting for Tuesday, June 24, to review this commercial and restaurant in open space. P & Z agreed to have a special meeting. ELECTION OF OFFICERS Hunt moved to nominate Welton Anderson as Chairman and Jasmine Tygre as Vice-chai rman; seconded by Ms. Peyton. All in f avo r , motion carried. MINUTES Hunt moved to approve the minute of March 18 and April 8, 1986; seconded by White. All in favor, motion carried. 601 ASPEN GMP SCORI~G - PUBLI~-HEARING Alan Richman said staff has found the best way to handle complex projects is to set specific agendas for specific approvals. Richman said this meeting is to score the 601 Aspen project under 1 Reqular Meetinq Planninq and Zonin9 Commission June 17. l~ the growth management scodng system. Richman told the Boards they will review the zoning, subdivision and multi-year allotments on July 8. Richman pointed out the planning office review of this project has been dedicated only to GMP scoring and it has scored above the threshold. The staff has not recommended in favor or against this project. Steve Burstein, planning office, told P & Z this application is for 92 free market residential units that will be short term, as well as 20 units at the Mine Dumps that will be reconstructed for a total of 112 units. There will be 152 underground parking spaces, 20 surface parking space, a new alignment for Dean street, vacation of Juan street, $4,300,000 employee housing obligation, and hotel amenities. Burstein reminded the Board the other 1985 residential project was Sunny Park, which was allocated 4 units. Burstein said this project met the threshold on staff's scoring. There are some outstanding commitments in the applicant in the areas of utilities improvement, energy conservation; there are some flaws with the project. Burstein said he is concerned about the amount of paving on site as well as the ability to accommodate the Aspen Skiing Company's commitment for 30 parking spaces and a transit system. Burstein told the Commission he does not feel the proposed width of Dean street is adequate to serve the area. The engineering department feels 40 feet would be more appropriate than 25 feet. Burstein said there may be some problems with neighborhood compatibility, the open space and single family neighborhood. Burstein said in site design, he is concerned about placement of the building right up to the edge of the single family area, and the open space may not be in an appropriate location. Doug Allen, representing the applicant, introduced the applicant, Hans Cantrup, Bob Ownes and Sam Hyatt, Skidmore, Owings and Merrill, architect, and Mark Danielsen, general planner. Sam Hyatt, presented a model of the project to give a general overview of the concept. The proposal is for 112 free market units in a residential lodge type configuration located adjacent to Shadow mountain. This project will be within the 28 foot height limitation. Hyatt said he tried to work within the scale of the other buildings in the area. Hyatt said by combining the buildings at the bottom of the hill, it provides a greater visibility at the top of the site. Hyatt said the major building block is at the center of the property with additional housing at the lower end. This provides breathing room from the existing building along Durant street. Hyatt showed the landscaped area in the vacated Juan street. Hyatt showed the service and garage entrances, swimming pool, tennis courts and dining facilities. The character of the 2 Reqular Meetinq Planninq and Zeninq Commission June 17. l~ project will use stone, wood and copper. Hyatt said he tried to accomplish a resort environment using the unique site location next to the hill. There is an extension of a Nordic trail through the property and pedestrian access for hiking through vacated Juan street. There will be sidewalk access along Aspen street to service the traffic flow during ski season. Hyatt said by putting the parking below grade and making Dean street at 25 feet, they tried to keep this project to a more residential scale. Allen went over the staff's GMP scoring. Allen pointed out the criteria for points in fire protection. The fire department has commented protection can be provided. The staff has commented the hydrants location should be changed, and there should be a 50 foot radius at the cul-de-sac for turnaround, and Dean street should be widened to 40 feet. Allen said a 40 foot street with parking on both sides is only 25 feet wide. The applicant is proposing Dean street be 25 feet wide with no parking on either side. Allen told the Board that Dean street will be privately maintained but used publicly. The applicant wants a high quality entrance to the hotel, and it will be snow melted. Allen suggested the project be allowed the full 2 points in fire protection. The criteria for parking design does include the amount of paved surface. The staff has interpreted that to include the paved surface in front of the garage. Allen said they plan 20 short term surface parking spaces and 152 below ground. Allen said the 152 spaces underground does away with the consideration of whether the surface is paved or not. Allen said they feel this is an excellent parking design, it is hidden from view and has a beautiful access to the garage. Allen said they should be entitled to 2 points for parking design. Allen told the Commission that Dean street no longer exists between Garmisch and Aspen street due to a law suit that gave the easterly portion of Dean street to Lift One condominiums. Allen said the applicant is proposing to create a connector street, which possibility does not exist at the present time. Allen suggested this is an improvement to the road system, and the applicant should be entitled to 2 points. In neighborhood compatibility, staff commented that the mass of the building was not compatible with the neighborhood. Allen said the neighborhood contains Southpoint, Lift One and Timberridge condominiums. These buildings mass and FAR are greater than what the applicant is proposing. Allen said regarding the comments on shading, Shadow mountain is higher than any of the applicant's proposed buildings. This building cannot create a solar problem for other buildings as the sun goes behind 3 ;r Reqular. Meetinq Planninq and Zoninq Commission -June 17. 1986 Shadow mountain. rather than 1. This project should be entitled to 2 points Allen brought up site design and told the Commission this area is platted for development. Most of this property is zoned L-2, and the transition has to take place somewhere. The intent of the L-2 zone district was to be a transition zone, and this site design is compatible making the transition of a lodge to the Shadow mountain site. Allen said the project should be awarded a total of 5 more points than given by the planning office. White asked if this is a studio apartment hotel with kitchens. Allen said they are applying for a growth management allotment for residential units, which allows kitchens. Allen said they feel there is a market for units with kitchens, and lodge units are not allowed kitchens. Allen told the Board there will be a dining room for guests. white asked what kind of commercial space is planned. Allen said the only commercial space will be accessory to the hotel operation. Hunt asked about the service access to the facility. Hyatt showed the access from Garmisch through to Aspen street with the pull off to the hotel entrance. Hyatt showed the service access at the west end pod and how trucks will pull into Dean street and back into the building. Hyatt said the compactor, transformer and utilities are all within and underneath the buildings; the service corridor connects through to the dining area. Hyatt said the building is deep enough to accommodate trucks within the building. Hyatt said the building can accommodate 4 docks. Hyatt said they will try to hide the service access as much as possible. Blomquist asked to see the trail plan and asked if there are plans to get easements for trails to the west. Hyatt showed the Commission the trail cutting through the site. They have various proposed alignments, depending on what happens to easements to the west. Hunt said he is concerned as there does not seem to be provisions for improving Aspen street and the sidewalk. Hyatt said they are planning a sidewalk to connect to Dean street. Ms. Peyton said she does not see any viable area that could be perceived as a large green space. Ms. Tygre said the planning office memorandum points out there is vegetation and building shown on the area north of the Mine Dumps not owned by the applicant, and asked where that is. Hyatt showed the hill side they have shown on the drawings; however, it is not calculated as part of the plan. Allen said this is a 20 foot strip. White asked when the project would be complete. Allen said 1988. Allen told the Commission they do not have a commitment from the Broadmoor to be the operator of the facility yet; it has been 4 ,~.~. Reqular Meetinq Planninq and Zoninq Commission June r7. l~ discussed with the Broadmoor. Allen told the Boards it is too early to get a commitment from any operator. Anderson opened the public hearing, and listed the items that the P & Z will be scoring. Jasmine depagter asked what guarantees there will be that the landscaping will be done and taken care of. Allen answered that is part of a subdivision agreement, which is a legally binding document between the city and the developer. Jack dePagter said he does not object to the area being cleaned up and a nice hotel being built in this location. depagter said improvements to the lodging industry should be allowed. Dave Zaagman asked how many years allotment this applicant is asking for. Anderson said the multi-year issue will be addressed at a subsequent meeting. Dave Ellis said adjacent property owners received notice of this as a public hearing for the rezoning issue. Allen said the rezoning issue will be continued to July 8. John Simmons said he is concerned with the way this project fits into the neighborhood, it is chopping across the mountain. Simmons pointed out that fire protection to the middle of the project would be very difficult. Mary Barbee told the Commission there are misrepresentations on the model. The land to the west is not the applicants and is made to appear as part of the project. Ms. Barbee showed the Commission the Barbee property. Ms. Barbee said the project is not as compatible with the west side as with the east side. Ms. Barbee said this project is configured compacts the development in one location. Dave Ellis, representing the Timberridge condominiums, said regarding storm drainage, the applicant claims to be putting curb and gutter on both sides of Aspen street between Dean and Durant. Ellis pointed out there is existing curb and gutter there and that should be taken into account. Ellis said he does not feel the parking is sufficient. The applicant is eliminating parking on Juan, which is signed no parking, but is consistently used for parking. There may be parking eliminated on Dean and Garmisch. Ellis said he does not feel a semi truck can be backed up in 25 feet. This is a deficiency in terms of service. Ellis told the P & Z there should be no points awarded for Dean street, if Juan street is to be vacated. Ellis said this project will substantially alter the existing traffic patterns in the area. Ellis said the applicant should demonstrate how the traffic will be handled. Ellis said applications are supposed to conform to zoning; this project does not conform to set backs in the L-2 zone. Ellis pointed out multiplying 112 units times 800 square feet and adding halls and stairways, it totals 112,000 square feet. Ellis 5 ,-...... ..--.- - Reqular Meetinq Planninq and Zonin9 Commission June 17. 1986 said this does not account for lounge, recreation facilities, dining facilities, administration, and enclosed trash area. Ellis said this project will exceed the 1:1 FAR in the L-2 zone. Ellis said this project has not requested PUD designation and must conform to the zone district. Ellis said any subgrade or basement areas that are habitable also have to be included in FAR calculations. Ellis said there are no hotels in town that have dining facilities 100 percent restricted to guest uses, and a condition of approval should be no liquor service and no public usage of such facility. Ellis said in terms of density, there are two doors shown on the floor plan to an 800 square foot studio with two baths. This could become a one bedroom unit, or a studio and a lodge room. This would require more parking, or a total of only 90 units. Allen said the appl icant has shown a logical extension of the trail on his property, which complies with the Code. This trail was commented on favorably by the Nordic council, and the applicant feels they should get the whole 3 points. Allen said they have not dealt with the question of illegal parking. Allen said the applicant will work with the planning office to get the project to be compatible with the code and will address many of these concerns. White said these studios have 6 pillows, and in P & Z's discussions a room is defined by having 2 pillows. Allen said the Code addresses the room configuration, not the number of beds. Burstein said this configuration appears to meet the definition of studio. White said in discussions of the Aspen Mountain Lodge, a lock off room had to be counted as a separate room. White said these rooms could hold 3 couples with 3 cars. Allen said the units comply to Code, and the Code states a studio contains 1.25 people. Fred Smith, adjacent property owner, said although they support the project, they are concerned about the evolution of the proj ect. When the appl icant presented the project in March, there were 100 units at about 400 square feet. The applicant has added two buildings, decreased the setback on Aspen street from 20 to 5 feet. Smi th said this proj ect appears to be able to support 600 to 700 people. Alan Bush, Silver Shadow condominiums, supported comments made by Ellis and Smith. Bush said the density is inappropriately high. Anderson continued the public hearing to JUly 8, 1986. Ms. Tygre asked what the size of a typical short term#units is. Ellis said a typical unit is 300 to 400 quare feet. Ms. Peyton commented employee housing at Midland Park 2 bedrooms are 850 square feet. Ms. Peyton asked if the living area could be locked off. Burstein said that would be a violation of the building code. White said the fire access is of concern to him, and it 6 Reqular-Meetin9 Planninq and Zoninq Commission June 17. l~ appears it would be difficult to get to the center portion of the complex. Hyatt said in the next phases of design, they will design an access with the fire department. Blomquist said if this is zoned lodge, these units should come out of the lodge quota. The general rule in the past has been if a project is in a lodge zone, the units come out of the lodge quota. If a proj ect is in a RMF zone, it comes out of the residential quota. Blomquist said if previous lodge units with kitchens came out of the lodge quota, they should have been deducted from the residential quota. Blomquist said he would like a report back on previous deductions from the quota. Allen said the code allows RMF in the L-2 zone, and they would not be able to do kitchens if they were applying for lodge units. Also there are no lodge units available. Ms. Peyton said when employee housing is taken care of by cash in lieu, there may be a chance that the units will not come into existence simultaneously with this project. Georgia Taylor said the housing office would rather have the cash to use in areas of employee housing that is most needed. Hans Cantrup suggested cash in lieu could be ear marked for M.A.A. housing. Commission members scored the project. Burstein calculated the members scores Burstein said the threshold is 31.8 points and the application scored 29.7 and did not meet the threshold. MUNICIPAL CODE AMENDMENT - Use Tables to Allow Dwelling Units in the Commercial Core zone district Anderson stepped out of the room. public hearing. Burstein told the Commission the land use plan, which the staff is working on, has some pertinent information and it may be better to table this. Burstein said the Commission needs to look at how this code amendment may effect the commercial inventory. It could be argued that because there is limited commercial space, this could take away from commercial space. Burstein said on the other hand, it has been suggested there may be an excess of commercial space. Burstein said the GMP quota would be effected both in the commercial quota and residential quota. Vice Chair Tygre opened the Burstein said the staff feels residential uses in historic commercial structures should be a conditional use and may serve as an incentive to restoration. Burstein recommended residential uses not be permitted in non-historic structures. Burstein agreed with the applicant that residential uses in a commercial core does add vitality. The parking requirements are a special review by P & z, and the staff is looking at a cash in lieu 7 *' Reqular Meetinq Planning and Zoninq Commission June 17. l~ alternative towards a parking structure. Tom Baker, planning office, told the P & Z staff will have a report in July on the break down of the land uses in the downtown area. Whi te said the Commission has changed the concept of hav ing no residential in the downtown area. White said the third floor of any building is not a viable commercial space, and the second floor has questionable commercial value. White agreed that the vitality aspect is very positive. Blomquist said he would agree with residential uses as long as these are long term rather than short term. Andy Hecht said dwelling units are permitted in the commercial core as accessory uses. Hecht said commercial tenants on second stories do not last very long. Hunt said the Commission should address the parking problem because residents are more likely to have cars. Blomquist moved the P & Z sponsor a resolution for an amendment to the zoning code use tables to allow dwelling units accessory to the principle use, long term, deed restricted to employee housing guidelines in the commercial core zone as a permitted use in historically designated structures and as a conditional use in other buildings; all such dwelling units to be above ground level; seconded by White. Burstein pointed out that allowing employee housing units is not a change to the Code, which is considered an accessory use. Blomquist withdrew his motion. Ms. Peyton said free market units could be allowed as long as the parking issue is addressed. Ms. Tygre pointed out it is almost impossible to provide parking on-site in the commercial core. Richman said staff is working on a cash in lieu for parking, but the transportation study has to be done first. Richman said the plan has to identify where the money will go and what the specific program is. Ms. Tygre closed the public hearing. Hunt moved to direct the planning office to go forward with the proposed code amendment allowing permanent residential uses in the commercial core in a historically designated building with the 6 month minimum lease requirements, that this be a conditional use and that the parking requirement will have to be satisfied under special review and may include many options and does not waive the need for parking; seconded by Ms. Peyton. Blomquist said he would prefer to see this be a permitted use rather than conditional use. 8 Requ-larMeetinq Planninq ancr Zoninq Commission June 17. l~ Roll call vote; Blomquist, no; Peyton, yes; White, yes; Hunt, yes; Tygre, yes. Motion carried. HOTEL JEROME EXPANSION POD AMENDMENT Alan Richman, planning director, said the resolution should reflect the ownership as Hotel Jerome Limited Partnership rather than Dick Butera. The second condition regarding shading should be changed to state "The applicant's redesign will take into consideration the results of the shading study on Bleeker street". Richman noted condition 13, the engineering department is uncomfortable with the figure for Bleeker street to be $17,500. The engineering department would like the language to read that the city will repay half the total cost. Richman said the resolution needs a further resolved paragraph to grant conditional use, special review for trash and utility access area, and special review of commercial restaurant in open space. Perry Harvey, representing the applicant, told the Commission the engineering department talked to Elam about regrading Bleeker street and the $35,000 is a ball park figure. Harvey said Elam won't do the survey work required to give an accurate bid unless they are guaranteed the job. Any job over $10,000 the city is required to put to bid, so an exact figure cannot be reached. Harvey said the condi tion states the applicant will commit to paying these costs consistent with plan of the engineering department. Harvey said the applicant would like some input and the dght to review the plans. Richman said he feels this is appropriate. Harvey said the plan does have to meet engineering standards because it will be a city street. Richman suggested adding language "said plans also received approval of the applicant". Harvey told the Boards that the original PUD agreement requires the applicant to compensate the city for an 8 inch water main from Monarch street east along Bleeker 240 feet. Harvey said the applicant is not asking for this section of the original PUD agreement to be amended. The staff is now requesting the applicant to loop to Mill street. Harvey said since they are not asking this section to be amended, it should stay the way it is. Harvey said he feels this is unfair. Richman said this is needed by the project and will benefit the project, looping is a reliability of double availability of service and is standard in the city. Harvey said in the original approval, the city was goin~ to do the loop. Harvey said he is not comfortable that it 1S open season on every element in the PUD agreement. Richman told the 9 Reqular 1>1eetinq ~lanninq and Zonin9 Commission June 17. 1986 Board since the original approval of this, the city has adopted a new water management plan. Richman said looping is not out of the ordinary for a project of this size. Burstein told the Boards the water department has indicated they will try to find the money to loop this system, but felt it is reasonable to ask the applicant because of the reliability. Hunt said as the city's regulations change, people have to comply with these regulations. City Attorney Taddune said looping is the engineedng state of the art, and it has an impact on insurance val ues, adj acent property health and safety concerns. Taddune suggested the P & Z could defer this decision to the Council because it is the city's water system. Taddune said his office has been insistent on having project loop their systems. Harvey said he wants to maintain the same agreement that exists in the PUD agreement. Hunt asked if the Board is satisfied with the truck access. Anderson said they are. Blomquist moved to approve Resolution 86-8 changing the second whereas to read Hotel Jerome Limited Partnership; changing condition number 3 to say mutually approved by the city engineering department and the applicant and changing $175,00 to 50 percent shared construction costs, and adding an al so be it resolved at the end that a grant of condition use was given; approval was given for special review for trash and service area and for commercial uses in open space; seconded by Ms. Peyton. All in favor, motion carried. WELLS STREAM MARGIN REVIEW Steve Burstein, planning office, told the Boards this is an application for two additions, one onto the house at 1100 Black Birch, and one onto the garage area. Burstein showed Castle creek river and the structures. The engineedng department has reviewed this and is satisfied construction will not take place in the 100 year flood zone. Burstein noted that two trees will be removed for the garage. This is a cottonwood forest and the loss of these two trees will not be a significant derogation of open space, and the parks department agreed this is reasonable. Hunt asked if there is a potential trail on this property. Burstein told the Board he checked the master plan, and there is none. Hunt moved to approve the stream margin review subj ect to condi tions 1 through 3 in the planning office memorandum of 13 June 1986; seconded by Ms. Peyton. All in favor, motion carried. Blomquist moved to adjourn at 7:40 p.m.; seconded by White. All in favor, motion carried. 10 Reqular - Meetinq Planninq and Zonin9 Commission June ~7.-1986 II