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HomeMy WebLinkAboutminutes.apz.20051206 _.,,,-~,,<~-~~-'-"-"--'-.~--------"""-;,---"" ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 COMMENTS ............................................................................................................ 2 DECLARATION OF CONFLICTS OF INTEREST ............................................... 2 202 NORTH MONARCH SUBDIVISION ..............................................................2 LIMELIGHT FINAL PLANNED UNIT DEVELOPEMNT ................................... 8 1 __,~"--<.__~.'^L~"~,..;.""",._.",_____,,,,,,,,,<~,_,,,,_" ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 north in improving the alleyway. Lindt said the subdivision request meets the review standards that conform to the separate lot sizes in the separate zone districts; the single family residence would still be in conformance with the new property size after the subdivision review. Staff believed it was consistent with the AACP goals for infill development and that it would provide a better pedestrian streetscape along Bleeker Street by abandoning the existing curb cut and providing sidewalks. Lindt said the proposal to open the alley is probably the most controversial issue associated with this application. Staff supported the opening of the alley because it would allow vehicular access from the alley, which was consistent with the residential design standards and commercial design standards in the city code. Stan Clauson and Tim Semrau represented the Blue Vic LLC. Stan Clauson pointed out the existing parking pad and curb cut that would be eliminated as per this proposal. Clauson said the historic preservation guidelines recommend that whenever curb cuts and driveways can be eliminated because of alley access, they should do so; this is a historic preservation parcel, the house was a Victorian House from the Mining era. Clauson said that both properties after subdivision would come under the purview of historic preservation; the proposed lot 2 that would be created would be reviewed for compatibility with the historic resources that were adjacent. Clauson noted that next to the lot to be created was the Jerome Professional Building; the alley has a very steep embankment, which would prevent the alley from being continued to Mill Street (an almost 20 foot drop). Clauson distributed photos of the alley comer showing the entrance where the paved parking was utilized but there was no agreement with the city that allowed for that installation. Clauson stated the alley looking to the east was very level up to the point where it drops off and from Mill Street the platted alley was used by the KSPN building for a patio. Clauson said that opening the alley makes the most sense for the standpoint of ingress to serve the residential property and proposed mixed use property. Clauson said that a sidewalk would be built to city specifications from the alley. Clauson said the shed was deemed not to be historic and would be demolished and that alley encroachment would be eliminated. Clauson said the house on the other side of the alley has a shed that encroaches on the alley that would need to be properly addressed. Tim Semrau stated that he was the managing owner of this property and sympathizes with the neighbors who have parked in this alley for many years and don't want to see any change. Semrau said that he was willing to do whatever the city will allow to minimize the size ofthe alley with the alley going through. 3 ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 function and this alley cannot physically connect because of the bluff line to Mill Street. 2. Bert Myrin, public, commented that the land use code section 26.480.050(b) could be used to deny a subdivision; the proposed alley creates a dead end alley with mixed used and there were not any dead end alleys. Myrin said to picture trucks trying to turn around with emergency vehicles trying to access. Myrin referenced section 26.480.050(a) regarding character ofland uses of the area; the side of Monarch was very residential and the historic tours started there. Myrin suggested the applicant dedicate an easement off of Bleeker dividing the lot lines between lots 1 and 2 to create an access alley. Myrin did not want the current alley vacated. A letter was submitted by Bert Myrin. 3. Walt Madden, public, stated that Monarch was unique that the houses all faced one way and traditionally alleys were behind the houses instead it comes out the other way. Madden said the commercia110t would be accessed through the street cones indicating the street and accessing the alley from the side. 4. Phil Hodgson, public, stated that he was in the house across from the proposed alley; the 1892 book of general deeds has the ownership of the alley in the possession of212 North Monarch, at some point that went away. Hodgson said there were several buildings in the alley space due to this situation; Nells Elder lived at 202 North Monarch since 1917 and said the neighbors respected the open space the alley allowed them. North Monarch was a residential neighborhood and to open the alley to commercial traffic would be a detriment to the character of the neighborhood. Hodgson said besides being blocked off as the walking experience on North Monarch there were troops of toddlers from the preschool crossing the alley site, carriage tours, city races, pedestrians and bicyclists using the road. Hodgson said he did have a parking space granted to him by the city attorney and Michael Gassman, city councilman in 1990. Hodgson said that he would relinquish this space to return it to the unfinished alley in order to preserve this space; a public alley needs to access streets but this dead end alley could serve the commercial area. Hodgson said he was opposed to opening this area. Hodgson appreciated the concern for the large fir tree and other greenery in the affected area. A letter was submitted by Phil Hodgson. 5. Robert Ryan, public, stated that he was the oldest son of Rainard and Janet Elder and said that the shed was a slightly different structure used for chickens; a chicken kicked over the lamp and burned the shed down, that was where the dilapidated structure that was there now. Ryan said the back hillside was not as large as it was because it was used as the dump for the Hotel Jerome. Ryan said 5 ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 Letters were also submitted from Tom and Donna Ward, William Lake and Quinn H. Young (all against the opening of the alleyway). Clauson said that they have looked at all of the alternatives and looked as if it was using a platted city alley; they wanted the recommendation from the Planning & Zoning Commission as to what was the best form of access. Clauson stated the 'allowed uses in the mixed use zone district were very limited and they include residential uses, office and service uses were provided. Allgaier and Lindt noted that historic landmark property, which this was, could have retail or restaurant use, until Council takes the historic landmark off of the property. Clauson said the intention was office use. Semrau stated that they have every intention of restoring this house to the 1885 glory; he said the historic preservation officer wanted the house left in the comer and the access to the house from the alley. Tygre said that once again P&Z had different thoughts on the AACP in this very neighborhood and the unease has to do with responsibilities as outlined in the code for this particular property once this leaves P&Z, the uses, architecture, access and other reviews will be determined by another body. Tygre sympathized with the applicant being placed in this position because what P&Z says could be 180 degrees the opposite of what HPC determines. Kruger said it was good to hear the history and from the neighbors. Kruger said that she could support the subdivision but not the entire application because the impacts were unknown to the neighborhood and unknown to what would go on that property therefore she could not support the access and the opening of the alley. Johns said that he would support the subdivision but would not support a concurrent request to open the alleyway. Johns agreed not feeling comfortable with the unknown changes to just grant access without the information. Skadron said that he felt similarly and added that he valued the fact that the character of the area has remained unchanged and opening the alley stands in contrast to the property. Skadron stated that he was a strong proponent for biking and walking in the area. Skadron also supported the subdivisiof! but not allowing access through the alleyway. Rowland echoed his fellow commissioners' comments and the review criteria did not address access. Rowland asked for staff comments on the piecemeal process. Lindt responded that by right the applicants have ability if they meet the criteria to 7 ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 Lindt explained the application was submitted by Limelite Inc and Lime1ite Redevelopment LLC to redevelop the Lime1ite Lodge, Snowflake Inn and Deep Powder Lodge properties into a traditiona110dge of 125 lodge rooms and 17 free market residential condominiums. Lindt said the conceptual approval by City Council included up to 128 lodge units, up to 18 free market residential units; the lodge portion of the building was approved at 46 feet in height; to work to a 42 foot height limit on the residential building; conditions to rent out the condominiums on a short term basis as well as a good faith effort to preserve the Deep Powder buildings. Dale Paas thanked the commission for hearing them and said that they have listened to P&Z and Council and think that they have a project that will be workable and benefit the community. Steve Szymanski stated this project was driven by the moderate priced lodge returning as the Limelight Lodge owned by the family with the residential side as the financial engine. John Cottle said the boards in the packet and the boards brought by the architects were the same. Cottle gave the basic orientation of the project with the relation to Wagner Park and the residential changes. Cottle said the first change was pulling back the Hyman side of the project (done during Council) eliminated some rooms, now at 125 rooms; changed the setback from 7 feet to 21 feet on the fourth floor of Hyman Avenue; setbacks on the comers of Hyman and facing the Wheeler. Robin Schiller presented a color coded roof plan depicting the heights of the building. Cottle said the materials took their clues from the historic buildings with sandstone or heavy rough materials at the base and the rest of the building was predominately brick. The fourth floor had a green stucco; there were dark grey windows and sun shades with similar materials to tie into Aspen's history as does the scale and rhythm of the building. The building had a variety of 2 story and 3 story elements and 1 story and 4 story elements; the fenestration of the windows in particular and the articulation of the building. Cottle said there were 2 barrel vaulted elements (one faced south) only 3 feet above the flat roof setback from the street and come under the heading of architecture elements meant to soften the building. Robin Schiller said the heights were measured from the grade, which were different grades; the height of the lodge building was set at 42 feet at the entrance off of Monarch, which was as tight as they could get the building with 4 floors of marketable hotel rooms with the depth for infrastructure. The heights were at 9 ASPEN PLANNING & ZONING COMMISSION MEETING Minutes December 06. 2005 Ruth Kruger asked the square footage of the lodge. Szymanski replied that it was approximately 94,000 square feet. Kruger asked where the current in lieu payment of $66.37 per square foot came from. Lindt replied it was with the Council In-fill Code Amendments there was a growth management requirement of the single family cash-in-lieu payment; it was a mitigation option available to the applicant. Steve Skadron asked what factors drive the necessity of that 10% variance that was allowed in the lodge room ordinance (500 square feet per 110dge room). Lindt replied that it was for flexibility for P&Z and Council. MOTION: Ruth Kruger moved to extend the meeting 15 minutes; seconded by Dylan Johns. All infavor, motion carried. Skadron asked for purposes of clarity the reduction in height along Cooper Avenue where 210 Cooper was most impacted; how has that been lessened. Cottle utilized an old roof plan with the new plan indicating the building was now 3 stories; the gable was deleted. Tygre asked the material of the shallow barrel vault. Cottle replied the fascia was the only part that would be seen and that was not determined; it would either be a pre-finished sheet metal or a membrane roof. Schiller said the color would be a charcoal grey. Mr. French asked for a written statement from the city attorney regarding his concerns. MOTION: Ruth Kruger moved to continue the Limelight Final PUD to December 13th; seconded by Dylan Johns. All in favor, motion carried. ckie Lothian, Deputy City Clerk 11