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HomeMy WebLinkAboutminutes.apz.19850625 RECORD OF PROCEEDINGS SPECIAL MEETING PLANNING AND ZONING COMMISSION JUNE 25. 1985 Chairman Welton Anderson called the meeting to order at 5:03 p.m. with Commissioners Roger Hunt, Jasmine Tygre, Mari Peyton, and David White present. COMMISSIONRRfl' COMMENTS Hunt commented that the duplex to the left of the Castle Creek bridge, as you come in to town, has a terrible glare from the metal roofing that is blinding. He considered this to be a public nuisance. Alan Richman, planning director, said the owner had been contacted and asked to paint the roof. Richman added that code does not provide a method of requiring them to change the roof nor limit the color a roof can be. Tygre suggested that it could be looked at as as a matter of the safety factor, because the glare could contribute to accidents. Hunt thought the matter should be put before City Council by Resolution. Motion: Whi te moved to adopt a Resolution recommending to City Council that the Curton duplex is a safety hazard and eyesore; Hunt seconded. All in favor; motion carried. Peyton asked about the status of the Aspen Mountain Lodge project because the time table given does not seem to have been met. She also asked who was keeping track of the project. Anderson said he had talked to John Doremus who said they were in the process of trying to trim their construction costs and finalization of their financing. COUN'l'Y REFERRAL ASPEN HIGHLANDS WORLD cr.AflS RESORT Richman said the Commission was not expected to give a recommend- ation of approval or denial of this matter from this meeting. This is a county referral because #1 county code requires the planning office to refer anything within 2 miles of the city limits, and .2 because this area has been identified by Council as an annexation area. At this point in time we need help in identifying the critical concerns. Because this affects the Commission so directly, after the county planning process is finished, before a decision is made, the matter will come back before the Commission for comments on how you would 1 ike to see the decision handled. 1 SPECIAL MEETING RECORD OF PROCEEDINGS PLANNING AND ZONING COMMISSIOIII JUNE 25. 1985 Cindy Houben, planner, introduced the applicants, George Lloyd and Al Rhodes. Ms. Houben gave an overview of the project and reviewed the plan maps. This is a Growth Management application, a General Submission, and a Ski Area Master Plan. The Ski Area Master Plan that is proposed is actually a revision of a 1979 Master Plan. Ms. Houben added the proposal is for 300 units; 200 lodge rooms, 50 suites, and 50 cottages. Ms. Houben said there are 975 proposed parking spaces, 875 of which would be underground spaces. Anderson asked how many parking spaces were on the property now. Ms. Houben replied that there was some controversy as to what is actually on the site now, however, the city engineering department came up with over 1000 spaces currently on the site. Ms. Houben said the proposal is to house 100% of the required number of employees. That turns out to be approximately 195 employees. The applicants are proposing some on site employee housing. Hunt asked if the applicant would be housing 100% of their employees or 100% of their requirement. Ms. Houben replied 100% of their requirement. Hunt then asked what percentage of the total employees that was. Ms. Houben was unsure. Ms. Houben said the Env ironmental Heal th Department commented that air quality could be a problem in the Maroon Creek area. In regards to the proposal there are a limited number of allowed stoves and fireplaces. Also discussed in the Engineering Department memorandum were the parking situation and automobile emissions along with how the emissions in the area could be increased if there is not a commitment for parking and summer shuttles to the Maroon Bells parking lot. Hunt asked what the automobile increase would be on Maroon Creek Road caused by this project. Ms. Houben replied the County Engineers memorandum indicated there would be an increase of 1000 vehicles per day. Hunt then asked what the present winter, per day, traffic load was. Ms. Houben replied vehicle counts on peak days in the winter season shows 3220 vehicles per day entering the Highlands ski area and 5190 vehicles per day just before the intersection of Castle Creek Road. This would result in 6193 vehicles per day which is an overflow for the recommended design capacity of the road, which is considered a collector road. Hunt asked if alternate transportation systems had been considered or what would be necessary to do to the road to accommodate this traffic. Ms. Houben said the appl ication suggests the bus system will be used but at this point there is not a commitment to the mass transit system. 2 SPECIAL MEETING RECORD OF PROCEEDINGS PLANNING AND ZOIllING COMMISSION JUNE 25. 1985 The Aspen Sanitation District has said, by memorandum, that they could handle the needs of the project, however, this would put their lines at 70% of capacity in that area. The Water District al so noted they could handle the capacity needs of the develo- pment, however, the reliability of the service is questionable because there is only 1 line to that development. There is a storage tank facility but if the line were to break the development would have to rely on the storage facility to supply water until the line could be repaired. Therefore, the Water Department feels the ideal situation would be to add a loop so there would be 2 sources of water. Hunt asked what the present capacity of the storage facility and days of service was. Houben was unsure but said they are not planning to increase the capacity of the storage tank which is currently 500,000 gallons. The City Engineering Department noted several concerns (in memorandum form). Traffic concerns were not addressed, the north arrow on the maps submitted is incorrect, the city should review possible water rights acquisitions, Summertime parking for the bus shuttle to Maroon Lake is not adequately addressed, existing parking spaces indicated in the application varies from what city records show, and ice skating if committed to would be a benefit to the community. Ms. Houben addressed potential issues of city concern and the planning office recommendations (outlined in the planning office memorandum dated June 25, 1985). She asked for the Commissions' elaboration of their concerns and a direction for further studies. White asked if a proposal had been made to RFTA. Ms. Houben replied they had not received any comments from RFTA at this point. Tygre commented that in the past when ski area usage and capacity had been looked at in terms of where the accommodations were located as opposed to where people were actually skiing Highlands has been relatively underutilized. With the proposed new develo- pment of this many rooms at the base has there been any ratio developed. Ms. Houben replied that the information had been requested but no specific numbers have been received. Tygre said if they are going to be encouraging more people to use the Highlands Ski area the redesign of the lifts is essential. It al so seems the trail development itself leaves a good deal to be desired. Tygre said she would like to see more analysis of those areas. Hunt said he could be happy with the project with the exception 3 RECORD OF PROCEBDINGS SPECIAL MEETING PLANNING AND ZOIllING COMMISSION JUNE 25. 1985 of the fact that basically they are relying on the automobile. There is nothing in the support areas improved to accommodate that automobile which will cause approximately 1000 more vehicles per day coming in to town. I see nothing designated for an alternate transportation system. George Lloyd, Vice President of Highlands, introduced himself to the Commission and gave an overview of the applicants proposal for the Mountain Master Plan. The plan is an update of a Mountain Master Plan that was submitted and approved in 1979. He said what they are trying to accomplish with their lift changes is to provide a higher quality experience at Highlands. All of the changes proposed are tied in with the hotel development. Al Rhodes, applicant, gave a slide show giving a cursory look at the base area project development. In addition Mr. Rhodes had models and exhibits for the Commission to review. PLANNING ITBM ASPEN AREA COMPREHBNSIVB PLAIII: OPEIII SPACBI'rRAILS/RECRBATIOIII ELEMENT Tom Baker, planner, said there is not good access from the urban area of town to the trail system. We are trying to remedy that situation with the pedestrian corridor concept. This could include as little as signage and lane stripping to as much as landscaping, closing off a north/south street or sidewalks. The plan focuses around the Elementary School and activity centers such as the Mall area, Wagner Park, etc. Baker outlined and reviewed each Trail head area on the plans. Baker said when talking about short term priorities we are talking about the next 5 years inclusion into the capital improve- ments budget. I have talked to the finance department and they said at the level of detail that we are working they thought the things proposed for the short term were workable provided there is a bond issue. There is not enough money currently. The finance department said they have been considering issuing a bond in the near future and these short term priorities would appear to be workable. We are talking about maintenance on the trails system which has been deferred for the past several years, and the purchase of equipment for that maintenance. In addition, a major sign program and trails brochure. Baker said in terms of park development costs the Molly Gibson is 4 SPBCIAL MEETING RECORD OF PROCEEDINGS PLANNING AND ZOIIIING COMMISSION JUNE 25. 1985 currently underway; the Isel in Park extension acquisition and development will be in the range of $800,000 to $1,100,000; Koch Lumber will be between $50,000 and $75,000; Marolt-Thomas between $700,000 and $1,000,000 and Rio Grande which has not been determined because there are land use and transportation issues that have to be dealt with as well as open space. In addition we want to keep a reserve fund for open space acquisitions that are an emergency. In talking to finance it was determined we are looking at $2,200,000 to $2,500,000 for the short term priorities and they indicated that was feasible for a 5 year capital improvement program. Baker briefly discussed long term priorities which would give Council guidance on what and when to purchase a particular parcel. In terms of trails they would hope to acquire the missing connections in the trail system. Anderson left at 6:45 p.m. Baker said trail head parking detail s had not yet been determined. White commented he thought there was too much trail head parking outlined in the proposed plans, Tygre agreed. Peyton said there was a weakness in that there aren't any sidewalks in town and it is an obstacle course to get to some of the trails but felt the trail head parking areas should be minimized. Hunt said he thought there were some places that would need parking areas according to the proposed use for the area. Baker told the Commissioners that they want to use the Sixth Penny money for what it has been used for in the past, to prohibit unwanted development and to provide critical links in the trail system. Trail head parking and pavilion locations were reviewed on the plans and discussed. Tygre expressed that she did not see a need for the proposed pavilions. Baker responded the rationale behind the pavilions was that there is no place in town for groups of 50 to 100 people to get together with protection from the elements. Tygre adjourned the meeting at 7:05 p.m. c(~ uJ~Lt Kim Wilhoit, Deputy City Clerk 5