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HomeMy WebLinkAboutminutes.apz.19850827 SPECIAL MEE'l'ING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AUGUso.r 27. 1985 Vice Chairman Jasmine Tygre called the meeting to order at 5: 05 p.m. with Commissioners' Al Blomquist, David White, Mari Peyton, and Roger Hunt present. COMMISSIONERS' COMMENTS White said that Transportation had gone before City Council on August 26 and there was a priority put on it. White said he thought it should be done with land use and thought the Commission should pursue, with City Council, to keep Transportation on the front burner. Alan Richman, planning director, commented that Bruce Abel had been at the City Council meeting and there appears to be more likelihood of a cooperative effort than anticipated. Richman added that Transportation is on the schedule as the major activity for the rest of 1985 and probably the first three months of 1986. Hunt commented that the Commission might have to look at the residential FAR again. Buildings are being built in the west end, that I assume are in compliance, and they are very large. White agreed. Peyton said one of the problems she had with the way the GMP code is written is there is nothing in the code that specifi- cally gives any benefit to small scale. Everything is in favor of larger scale. Peyton thought the Commission should start working on recommending a code amendment that allows points simply for small seal e. LI'l".rLE NRT.T. CONCEP'l'OAL SPA REVIEW OF CONDITIONS Tygre suggested it would be best to go through the conditions one by one and take comments and changes, by the Commission or those requested by the applicant. They began with the Whereases. Blomquist suggested Whereas #2 have the words "Summer/Winter" added before "gateway to Aspen Mountain and the potentiaL..". There were no objections. Regarding Whereas #3 Gideon Kaufman, applicants attorney, said they would like to see reflected in the memorandum to City Council the straw vote resul ts taken at the last P&Z meeting so Council would know the majority of this Commission did not agree with the recommendation of the planning office and felt there were situations that justified multi-year allocations if necessary. Blomquist's reaction to #3 was that there should be no findings at this time, the ordinance is clear that these procedures should 1 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING ANn ZONING COMMISSION AUGUso.r 27. 1985 be done in steps. Kaufman said he got the feel ing at the last meeting that the Commission felt if the issues could be resolved satisfactorily and the ultimate project came forward in a way they were pleased with they did not think the GMP issue would stand in the way. Kaufman added that was what they were looking for, an expression of those kind of desires. Tygre said in polling the Commission she wanted to see if there was an overwhe- lming opposition philosophically to the project and it was basically reflected there was no opposition but she was not sure if it was intended to go any further than that. Richman suggested that it be stated in that way in the resolution to Council. White said he thought transportation and parking were 2 critical issues of the City as well as any proposal and thought something should be said in reference to them in the resolution. Hunt added that it was noted by the County at the Master Plan level that there was no parking increase to accommodate the increased level of usage of the mountain. Hunt said he overlooked that because the Aspen Ski Company said they would do their fair share. When the SPA was submitted for Little Nell he saw basically no parking that would support the increase under the Master Plan, what is shown at best supports the hotel/commercial complex. Hunt said it is time to find out what can be done about parking and transportation. Jerry Blann, Aspen Ski Company, said there were several conversations, at the Master Plan level, regarding parking and he indicated at that time that the ASC has been hounding the City about it for the last 5 years. Mr. Blann added that they have specific obligations to participate in the long term planning but they can not do it themselves. On that basis the ASC is still waiting and available but the site can not accommodate all of the parking and problems that have been created over the last 10 to 20 years. Richman added that the Ski Company had commi tted 46 spaces which was the ratio that was worked out to accommodate the 1300 skier increase. Tygre suggested maybe there should be a fourth Whereas that mentions the fact that there is a Master Plan and that the issues of transportation and parking, as mentioned in the Master Plan, are going to be applicable to this project as well. Richman said the majority of the Commission was in favor of this statement and he would work out the wording for the resolution. The Commission moved on to discuss the conditions of the resolution. Regarding condition #1 White said he thought it was more important to open up space in the central core of the city looking up the mountain than the Aspen Alps having more protection from the 2 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AUGUST 27. 1985 corne r of thei r 1 ine. He would rather see more open space on Durant St. Richman said that issue was dealt with in conditions 4 and 19 and felt condition #1 should not be the measure on it. Regarding condition #2 Hunt questioned what the FAR would be for the commercial/hotel activity assuming the administration offices etc. are a proper use in the conservation zone. Richman replied that the administrative offices, because they are subgrade, do not count, therefore, the FAR quoted is for the hotel/commercial aspects. Hunt asked how much of the square foot area of the hotel/commercial complex is being used for administrative or Ski Company support activity, that would normally be in the conservation zone. Kaufman said they are talking about approximately 4000 feet and of that some of it will be public space. If we get to the variance aspect it will be a very minimal variance. Blomquist said he would prefer to change the word "about" in condition #2 to read "no more than 1.8:1". Kaufman commented that the whole point of conceptual is that changes will be made, therefore, he would hate to have their hands tied at this point. Kaufman added that they would like to keep as much flexibility as possible. Richman said he did not have any basis to tell the Commission that 1.9 would not work, it is very schematic at this point. Richman added that the point of the conditions is to make sure at the precise plan level that the right things are applied for and that the right things are being checked, it is not an attempt to put a regulation on the project. Tygre, Hunt and White agreed with the condition the way it is written. Bill Kane, applicant, responded to conditions #3,7, and 9 dealing with parking, drop off, and capacity of surrounding streets saying they have engaged TDA to look at those three issues and to provide an analysis of the site from an overall transportation standpoint. White suggested mentioning in the resolution that TDA was working on this element so Council knows it was considered. Richman thought that should not go in to the resolution since it only states requirements. White then suggested adding the wording "parking for skiers" with skier support services. Blann commented how can, in the time frame they are dealing with, the Commission commit them to push the City to come up with a solution to the problem. There is no way the ASC can do the planning for the City for transportation. Richman said what he was asking for in this condition is for the numbers given at conceptual, based on a specific allocation of spaces to the hotel and the employees in the administrative offices, to be justified and to look at all of the spaces that are being provided on the site and the needs. Kane said they agreed with condition #3 but suggested changing 3 SPECIAL MEETING RECORD OF PROCEEDINGS PLANNING AIm ZONING COMMISSION AUGUST 27. 1985 the wording from "to meet" to "to address the demands etc." because they encourage the Commission to look at this whole parking question as traditionally being unanalyzed in Aspen. Kane added that the reason there is not a parking requirement in the CC zone is that the City has had the policy for years that parking in downtown is a nuisance and attracts more vehicles than it does away with. They have a 43,000 sq.ft. site at the base of the ski mountain, the entire city is the bed base and support during the winter that interacts with that mountain. To take the position that this one acre piece of land has to accommodate the total parking is contrary to the transportation policy. Hunt said it is not specific to the Little Nell conceptual plan but from the planning point of view he would like to know the number of parking spaces necessary to support the mountain. He thought the ASC would have a better idea than the City at this point as to how many spaces were needed. Motion: Blomquist moved that condition #3 be amended to include the words "skier parking" following lodge rooms in the third line and the last two sentences be changed to read "and should adjust the parking plans accordingly", White seconded. Discussion: Kaufman said by making those changes the is still saddling the applicant with the situation. were determined to be appropriate. Commission 46 spaces All in favor with the exception of Tygre who was opposed; motion carried. In regard to condition #4, Mr. Kane asked that the word "any" be stricken from the third line, therefore, reading "..which will reduce obstructions.." because they fell that is an unrealistic standard to live with. The Commission agreed to strike the word "any" from the sentence. There were no comments or Objections to condition #5. There were no comments or objections to condition #6. Regarding condition #7 Mr. Kane reiterated that TDA was going to analyze peak hour arrivals and the needs for drop off space. Mr. Kane added that the requirement to accommodate the drop off area entirely within the project boundary, without analyzing numbers and looking at the potential for alot of physical solutions 4 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AuGuS'l' 27. 1985 that could be applied by using the public right-of-way, we think is unfair. White asked if right now the City right-of-way was being used for drop off. Richman replied his understanding was that the parking lot was being used. Blomquist suggested amending condition #7 to read:"The applicant shall revise the site plan to indicate an auto-taxi-limo drop-off facility of adequate size." deleting the rest of the statement. His reasoning being often public-right-of-ways and private land are shared for walkways etc. and they work. Hunt and White agreed with Blomquist's statement. Peyton asked if that statement could say "not entirely within the Durant St. right-of-way". Tygre thought the statement should indicate the Commi ssion' s concern about the use of Durant St. for this facility. A possible safety and traffic hazard situation along with loss of parking. Richman said he would work on the appropriate language for the statement. Mr. Kane requested the last sentence of condi tion #8 have the word "practically" added, to read:"..the needs of the facility could not practicallv otherwise be met by..". There were no other comments. There were no objections or comments to conditions #9,10 and 11. In regard to condition #12 Blomquist questioned why it included the statement "that they will not be used for storage of chairs or gondolas" and suggested it be deleted. Richman said their attempt was to try and get the design of the structure to be such that it would not be so large that those things could be stored. White thought the statement should be even stronger and disagreed with Blomquist suggestion that it be deleted. Hunt said as opposed to saying no storage why not make it part of the criteria to minimize the surface of the facility required for the lift. Mr. Kane said they could agree with Hunt's suggestion. Tygre asked Richman to rewrite condition .12 reflecting the change. Regarding condition #13 Mr. Kane said if the gondola is built as the main uphill lift from the base of Little Nell then a secondary, short lift will be installed to service special events functions, racing, and secondary access to Lift 5. If a detachable chair 1 if t is constructed then the proposal is to have a mid-station unload so that people can get off and repeat ski. Richman commented that thi s condi tion is only presented to get the applicant to re-enforce their commitment to that use of Little Nell and as a check list. Blomquist suggested striking #13 from the list. Richman responded that it was already a requirement of the Master PI an. Tygre said wherever possibl e these conditions 5 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AUGUST 27. 1985 should tie in to the approved Master Plan and thought the condition should remain. White thought it should be taken out. Hunt said this is a recreation area and was in favor of leaving the condition in. Peyton thought that the condition should be 1 eft in. Three members were in favor of leaving condition 113 in as written, 2 were opposed. White commented, regarding condition #14, that more and more often employee housing is only being handled by the Housing Authority. White added that he was not sure just one housing authority person should be signing off on the employee housing for any proj ect. Richman said the Housing Author i ty is the recommending body and required to be the start. The Commission does not have to accept their recommendation. Richman said he would add the words "in a manner acceptable to the Housing Authority and the Planninq Commission" to the third line of condi tion '14. Condition #15, Peyton commented that the condition says nothing about mitigation. Kane said they would discuss the implications of the shadow study and the impacts in general with the Commission. Peyton and Hunt suggested adding to condition U5 the wording: "and mitigate the problems caused for pedestrians crossing the street" . There were no comments or objections to condition '16. Regarding condition #17 Mr. Kane said they needed clarification because there are no set backs specified in the CC or SPA zones, nor is there any guidance in the code about set backs from a park boundary. White disagreed with the condition. Hunt commented that the Aspen Alps had donated the parcel so that they were guaranteed a minimum set back from future development. Tygre said maybe the condition should say that there will be no encroa- chment on the Aspen Alps park parcel. Richman said he would change the wording to reflect the change. Blomquist said he thought condition #18 would be clearer if it said "provide a summer bicycle trail/winter skier access trial through the property connecting the Alps trail with Dean St". Regarding condition #19 Mr. Kane suggested adding language indicating the City of Aspen would work together with the applicants because of the rights-of-way. 6 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AuGuso.r 27. 1985 Motion: Blomquist moved to add the wording "a more grand entrance to the mountain in the summer and winter and encouraqe the city to participate"; White seconded. All in favor, motion carried. Regarding condition 120 Hunt said he assumed the SPA boundary designation would be adjusted accordingly. He added it was the intent to have the SPA boundary be coincident with the ul timate land boundary. Kaufman said he would like to see the same kind of working relationship with the city also included here. Richman said he would rewrite the condition to include these concerns. There were no comments or objections to condition #21. White asked if condition #22 could also include something about City cooperation. Richman said he would change the wording. Mr. Kane said condition #23 as drafted was a problem for the applicants in that one of the earlier conditions asks for a thorough analysis of all the alternative possibilities for service and food service deliveries to the base of the mountain. To take the stance now that the space has to be preserved exclusively for pedestrian access to the mountain precludes a number of other possibilities on the service question. Blomquist and White suggested dropping the condition. Tygre suggested dropping the last 2 lines of the condition, to which the Commission agreed. Richman said he would make the changes. Condi tions #24 and #25 basically refer to the SPA boundary change. Blomquist said he would 1 ike the SPA boundary change to be final feeling the public would be protected more. Hunt thought the ul timate SPA boundary should be coincident with the property boundary on the western edge. It was agreed to leave conditions #24 and .25 as written. 7 SPECIAL MEETING RECORD OF PROCEEDINGS PLARRING AIm ZONING COMMISSION AUGUST 27. 1985 Mr. Kane told the Commission he thought the 25 conditions listed were reasonable and looked forward to addressing them at the precise plan leveL Kaufman asked if at all possible that this resolution be adopted by the Commission at their next meeting, September 3, 1985. Tygre adjourned the meeting at 7:10 p.m. IJ.- ~ ,,^-).J)LI\~+> Kim Wilhoit, Deputy City Clerk 8