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HomeMy WebLinkAboutminutes.apz.20060718 Aspen Plannine & Zonine Commission Meetine Minutes - Julv 18. 2006 COMMENTS ............................................................................................................ 2 MINUTES ................................................................................................................. 3 TIMESHARE CONVERSION CODE AMENDMENT (PINES LODGE,LLC).... 3 JEWISH COMMUNITY CENTER.......................................................................... 3 8040 GREENLINE/RESIDENTIAL DESIGN STANDARDS VARIANCE - PARCEL 4, TOP OF MILL...................................................................................... 6 1 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Julv 18. 2006 Jasmine Tygre opened the regular meeting of the Aspen Planning & Zoning Commission in the Sister Cities Meeting Room at 4:30 p.rn. Commissioners John Rowland, Ruth Kruger, Dylan Johns, Steve Skadron, Brian Speck and Jasmine Tygre were present. Commissioners Mary Liz Wilson and Brandon Marion were excused. Staff in attendance were Joyce Allgaier, Ben Gagnon, Chris Bendon, Community Development; Jackie Lothian, Deputy City Clerk. COMMENTS Ruth Kruger asked how and why the view plane review shifted to HPC. Chris Bendon replied that it has not shifted it has always been eligible for either P&Z or HPC to review and Community Development considers the request from the applicant to consolidate reviews from one board. Kruger expressed displeasure about this decision. Jasmine Tygre said it was frustrating for Staff and the Commissioners. Bendon said it was important to pay attention to criteria considering an equally weighed decision and the public input. Dylan Johns noted there were historically protected view planes; HPC in some sense has more purview than P&Z does since HPC reviews through architectural design elements. Tygre said as long it was clear cut. Steve Skadron extended a compliment to the Aspen Alps property for transporting their guests through town in an electric vehicle. Skadron asked what mechanisms were in place to ensure that employees units or ADDs were being utilized as they were supposed to be used. Bendon replied that both questions fall to the housing authority; affordable housing units that were units of density (either mitigation or however they were created) do need to be occupied. Bendon said an ADD, with the exception of one or two in town, were not required to be occupied, if they are occupied then a lease needs to be on file with the housing authority (housing has qualifications to follow with time to time spot checks). Jasmine Tygre stated that Mary Liz had to resign from Planning & Zoning because she was leaving for health reasons; Jasmine expressed appreciation and recognition for the time Mary Liz did spend with P&Z. Bendon noted there were 2 Core Beliefs meetings on Wednesday, July 19th in the Hotel Jerome to gain public feedback that was different from a public notice and to obtain people's values about growth and development. Bendon urged the commissioners to attend. Bendon distributed review surveys for the impact fee and a schedule for the moratorium meetings; they have tried to make it possible for P&Z to attend. The 2 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Julv 18. 2006 first meeting was on July 25th regarding the history of planning Aspen; it was the 50th anniversary for zoning. Bendon also distributed an update to the lodging report and an analysis of all of the building permit growth activity from 2000 through last month. The commission expressed thanks for Jennifer Phelan's work. Bendon introduced Jessica Garrow, the new planner with a Masters in Planning from Ohio State University. MINUTES The minutes were postponed until the next meeting although Ruth read them. PUBLIC HEARING: TIMESHARE CONVERSION CODE AMENDMENT (PINES LODGE.LLC) Jasmine Tygre opened the public hearing for the timeshare code amendment. Notice was provided. MOTION: Steve Skadron moved to continue the public hearing to 8/1 on the Timeshare Conversion Code Amendment; seconded by Ruth Kruger. All in favor, approved. . CONTINUED PUBLIC HEARING (07/11/06): JEWISH COMMUNITY CENTER Jasmine Tygre opened the continued public hearing on the Jewish Center. Ben Gagnon recapped the reviews from the last meeting. The background with the Historic Preservation Commission; the growth management; the subdivision review; the essential public facility; the infrastructure and the off-street parking requirements. Alan Richman introduced Jeffrey Ream from Fe1sburg Holt & Ullevig out of Denver. Ben Gagnon briefly touched on the changes in the city parking requirements over the last year in the Commercial Core, C-1, SCI, Lodge and Commercial Lodge Zone Districts. The general philosophy was to require less parking to push the load off of the public sector onto the private sector to make sure they figure out how to accommodate people; use the transit system in creative ways or utilize shuttles and vans. Alan Richman said the Planning Commission asked for two specific things. Jeff Ream will walk through the summer and winter parking study to understand how 3 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Julv 18. 2006 the conclusions were decided for the availability of on-street parking. The other issue was traffic management on the site and available parking on site. Jeff Ream, transportation engineer with Felsburg, Holt and Ullevig; his focus was traffic engineering; they developed unique characteristics from the individual uses on site with the number of times the event would occur, the numbers attending, what kind or carpool and transit and created a table for each particular use on this site and apply those throughout the day to show the parking demand each hour. Ream said the preschool would have between 35 and 45 children with parents dropping kids off taking maybe 5 to 10 minutes with staff to help. There were 9 parking spaces on site with 7 dedicated to the drop-off parking; there may be staggering of the classes to better manage the drop-off spaces. Ream said the children's Hebrew school would be about 8 tolO children; the teen program once a month with 20 to 25 teens; adult education maybe 2 or 3 nights a week with 15 to 25 people; Religious services would be Friday after sundown and Saturday morning between 9 and noon with 40 to 50 people attending; special events, which would occur 8 to 10 times a year ranging from 50 to 200 people. Ream said the day to day use would be the teen and adult programs and religious services. Ream said that there would be about 25% for religious services because observant Jews are not supposed to drive to services and from this number they can gamer the number of parking spaces for the individual uses. There would be a demand for about 17 spaces from the adult education program held between 8 and 10 pm; on Fridays the religious services about 27 off-street spaces being used after sundown; on Saturday morning services about 20 spaces and Special Events that would occur about once a month during the hours of 6 to 8 pm needing 75 spaces. Ream said they did hourly counts of traffic in March during spring break and the Arts Comedy Festival for the wintertime activity and in the summer the 3rd weekend in June during the Jazz Aspen. Alan Richman summarized the parking special review. Dylan Johns said the summary was helpful with clarifications and went a long way to ensure as few conflicts as possible. John Rowland endorsed the one-way alley concept beginning on the east so that children getting out of the car were closer to the building. Rowland asked if any studies were done that allowed the parking spaces to be a pull-out lane. Ben Gagnon stated that he spoke to the Community Development Engineer who preferred to see that those 7 spaces were not used as pull-in pull-out during the preschool drop off and pick up but to keep cars circulating. Gagnon said the one- 4 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Julv 18. 2006 way alley, staggered arrival times for the preschool and special event times would be included in the resolution. Public Comments: John Batey, attorney for Scott Building Condominium, located across the alley said there were flaws in the parking study and suggested the parking be somewhat dispersed than trying to get into a parking structure. Ben Gagnon said the clarifications to the resolution were fairly technical. Alan Richman said they were minor with the first one on page 3, Section 4 Dimensional Requirements; they still have to go back to HPC for final review and more than likely there will be some more tweaks for the final floor area or height. Gagnon said it would read that "it shall be in compliance with the final approval of the Historic Preservation Review". Richman said page 4, at the top #3 before Section 8, the requirement to mitigate for additional employees if an audit shows additional employees to add "mitigation at an identical percentage". Richman said on page 6 in item h "the fence does not impact any tree roots" and "the fence will be a safety fence and comply with the State of Colorado Daycare standards". Gagnon said that Section lOin the resolution established off street parking and Section 4 additional commitments. Ruth Kruger stated concern for the change in use for loss of bed base and asked how many beds were lost in this redevelopment. Richman replied that they anticipated this question; there were 16 units. Rabbi Mintz stated the occupancy was under 30% now annually with no hotel services and there were no cooking facilities only a microwave. Mintz said there were one bedroom units. Richman distributed Rabbi Mintz's notes, which should answer a lot of questions. Gagnon said that staff found this to be a mixed use area. Kruger asked about the lodging preservation. Richman responded that it was an allowed use and he thought the city's policy was to encourage the small lodges to remain open but never to force them to stay lodging ifit's economically unrealistic for them to do so. Richman said that as much as we might want this property to be desirable, it was not drawing the kind of interest after it was condominiumized, nothing sold, which was why the lodge ultimately sold as a whole because there was no interest in that economic solution of condominiums. Kruger said that she understood the point but still hated to see the lodge rooms taken away. Skadron asked if this promoted a development pattern concern for Main Street and was it in the best interest of the general welfare of the community; his concern was that Main Street in the future was lined with Religious Institutions and does that in the long run serve the goals of the community plan in terms of inclusiveness and 5 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - July 18. 2006 welcoming atmosphere. Skadron said that Aspen was richer with a greater mix of religions and social classes. Gagnon replied the uses allowed were uses by right. Allgaier stated the zoning on Main Street was mixed use, which allowed for a variety of uses from commercial, retail, office and restaurant. MOTION: Dylan Johns moved to approve Resolution #24, series 2006, approving a Growth Management review to determine employee generation and a Special Review to establish off-street parking requirements with conditions and recommending approval to City Council of a Growth Management Review as an Essential Public Facility and Subdivision Review with conditions finding that the review criteria for the application have been met and to include a requirement for an employee busses, the alley be explored with the City Engineer and neighborhood to establish a one-way designation, the preschool start times be staggered and Special Events start times not be scheduled before 6 pm during the winter and 7 pm during the summer and clarifications as presented by the applicant. Seconded by John Rowland. Roll call vote: Speck, yes; Skadron, yes; Kruger, no; Rowland, yes; Johns, yes; Tygre, yes. APPROVED 5-1. Discussion of motion: Ruth Kruger said that it was a valid point that most of the churches in town were under parked but she can't support an under parked project. Kruger said when the reduced parking requirements were created she thought that the reductions were simply for the downtown core, this was not the downtown core. Kruger complimented the presentation but did not feel it was not fair to spill out parking in the neighborhood. Jasmine Tygre felt under parking in the long run was a bad policy; the circulation, traffic and parking management will be at an effective level for this project and did not think that it would necessarily be a problem for this project. Tygre agreed with Alan on having places in town for children. Steve Skadron was less concerned about the parking and cared about the opportunity for the community as presented with it being open to the greater community. PUBLIC HEARING: 8040 GREENLINE/RESIDENTIAL DESIGN STANDARDS VARIANCE- PARCEL 4. TOP OF MILL Jasmine Tygre opened the public hearing for the 8040 Greenline Review Residential Design Standards. Jessica Garrow provided the proof of notice. Garrow stated this was a residential design variance and 8040 greenline review for the vacant parcel #4 in the Top of Mill Aspen Mountain Subdivision PUD. Garrow introduced Eric Ameson and John Galambos. 6 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - July 18. 2006 Garrow noted there were 4 Residential Design Standards; building orientation, build to lines, garage setback and entry door setback. Garrow noted the access on drawing C2 showed how the lot gets accessed from the private street at the Top of Mill, which was 25 feet long on the street frontage and 50 feet back into where the buildable area of the lot was located. Garrow said that staff worked with the applicant to make sure that the garage was not the prominent feature that was seen driving up Mill Street and to do that the garage has been reoriented the garage so that it was side loading; it was rotated 90 degrees. In order to accomplish that it was placed in front of the main building. Garrow noted the lot area was 12,337 square feet and the code allowed for side loading garages on lots 15,000 square feet or larger so this was an exception that staff wanted to make with this particular lot because of the site specific issues. Garrow said because of the front fayade of the building was that side of the garage it was impossible to have the entry door to the residence be less than 10 feet back from that front fayade (drawing SD3A). Garrow said as part of the PUD approval 9 of the 11 standards for 8040 Green1ine Review were already approved. The original PUD allowed 6200 square feet of FAR for all structures; this application was at that maximum number. The height requirements were less than what was allowed. John Galambos spoke about the entry being visible from the street. Eric Amenson distributed drawings of the design of the project indicating where the midpoint of the street frontage to show the tangent. Amenson said there wasn't really any street frontage. Galambos said there was a brick wall on the back of these lots required by the City Engineer and Teratech. Joyce Allgaier commented that this lot had been reviewed by the planning commission several years ago. John Galambos stated it was his Dutch client Mr. Van Lindt with a cruciform design. Jasmine Tygre said that Criterion B was the guiding factor because this was not the kind of lot that could accommodate those residential design standards. Ruth Kruger agreed. Steve Skadron asked if the variance requests would be necessary if the house was smaller. Galambos replied that it still could not be orientated towards the street; a garage could not work on that site with turning radius unless there was more pavement up front with a 52 foot turning circle, which was more of a detriment than turning in and backing out. 7 Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - July 18. 2006 Kruger asked who designed the plat. Galambos replied Top of Mill LLC and that process. Tygre noted that the commission spent years on the Top of Mill lots. MOTION: Ruth Kruger moved to approve Resolution #25, series 2006, approving variances to the residential design standards for building orientation, build-to lines, garage setback and entry door setback; and approving an 8040 Greenline Review. Seconded by Dylan Johns. Roll call vote: Rowland, yes; Skadron, yes; Johns, yes; Speck, yes; Kruger, yes; Tygre, yes. APPROVED 6-0. Tygre asked the status of the ski access on the Top of Mill. Galambos said that the Aspen Trail was staked by Brain from Parks between Parcel 1 and 8 and continue up towards Lift lA, which was a hiking trail. Allgaier said that she would follow up on that. Adjourned at 6:40 pm. ~ eputy City Clerk 8