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HomeMy WebLinkAboutminutes.apz.20041019 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 COMMENTS ..............................................................................................................................2 DECLARATIONS OF CONFLICTS OF INTEREST..................................................... 2 CODE AMENDMENTS - SIGN CODE............................................................................. 2 1201 RIVERSIDE DRIVE - REZONING .......................................................................... 2 ASPEN CONSOLIDATED SANIT A nON DISTRICT CONSOLIDATED PUDIMASTER PLAN..............................................................................................................3 CHART HOUSE SCORING .................................................................................................. 5 1 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 Jasmine Tygre opened the regular meeting of the Aspen Planning & Zoning Commission in the Sister Cities Meeting Room. Commissioners Steve Skadron, Jack Johnson, Brandon Marion, Ruth Kruger, Dylan Johns and Jasmine Tygre were present. John Rowland arrived at 4:45 p.m. Staff in attendance were David Hoefer, Assistant City Attorney; Chris Bendon, Chris Lee, James Lindt, Community Development; Jackie Lothian, Deputy City Clerk. COMMENTS Jack Johnson said that the last time we had GMQS scoring the computer had the commissioners' names and scores on a screen. David Hoefer responded that there was nothing in the code relating to that except that the scores were public for each commissioner. Chris Bendon replied the scoring was private but when the score was submitted it became public. Jasmine Tygre asked when the wish list should be submitted to staff. Chris Bendon asked when the commission wanted to have this meeting. DECLARATIONS OF CONFLICTS OF INTEREST None stated. PUBLIC HEARING: CODE AMENDMENTS - SIGN CODE Jasmine Tygre opened the public hearing on the code amendments for signs; the hearing was to be continued to December ih. Notice was provided to the clerk. MOTION: Brandon Marion moved to continue the public hearingfor the sign code amendments to December 7th; seconded by Steve Skadron. All in Favor, motion carried. Continued public hearing (08/17/04): 1201 RIVERSIDE DRIVE - REZONING Jasmine opened the continued public hearing. Jack Johnson asked the problem with this application and if the commission could have the next hearing re-noticed so that any interested public would be reminded to attend. MOTION: Brandon Marion moved to re-notice the public hearing for 1201 Riverside Drive and to November 16th; seconded by Steve Skadron. All in favor, motion carried. 2 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 CONTINUED PUBLIC HEARING (10/05/04): ASPEN CONSOLIDATED SANITATION DISTRICT CONSOLIDATED PUD/MASTER PLAN Jasmine Tygre opened the continued public hearing. David Hoefer noted the hearing was opened and the affidavit of notice was presented at a previous hearing. Chris Bendon recapped the last meeting with the questions about the trail. The referral agencies, City Environmental Health and Parks, were satisfied and positive with the proposal at 100 to 150 feet from the river and approved the trail and trailhead. The commission expressed the desire for the San District to partner with other entities so that the units could be developed now; Bendon said he placed this request as a P&Z recommendation to City Council included in Section 11 of the Resolution. Bendon said the issues regarding ADA accessibility would be addressed with 2 units meeting the accessibility requirement. Bendon said the amendments to the resolution would be the heights for the various buildings and the second amendment had to do with the accessibility. Ruth Kruger asked what ICC meant. Heather Stone replied it was probably IBC (International Building Code). Heather Stone utilized drawings to illustrate the view from the trail to this project; there was a planted berm next to the trail. Small swales would be used to gather storm water on the property and move the water back to the treatment area; there would be wetland vegetation area also incorporated into the design. No public comments. MOTION: Ruth Kruger moved to approve Resolution #34, series 2004 granting Conditional Use, Special Review and Stream Margin Review and recommending City Council approve the Conceptual/Final PUD, Subdivision, Rezoning and GMQS exemptions for the Aspen Consolidated Sanitation District Master Plan with the changes in conditions including the amendment to the dimensional chart. Seconded by Jack Johnson. Roll call vote: Johns, yes; Rowland, yes; Marion, no; Johnson, yes; Skadron, no; Kruger, yes; Tygre, yes. Motion Approved 5-2. Discussion of motion: Dylan Johns asked the phasing of the storm water systems. Heather Stone replied that phase 1 would be the existing storm water wet basin incorporated into a series of dry basins; when major additional impervious surfaces are put in the larger wet basin it would be re-configured. 3 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 Brandon Marion still voiced concern for the view plane impacts from the trail; the 20-year approval coupled with the height. Marion complimented the design of the project. Chris Bendon stated that the City asked the San District to provide a whole plan to comprehend the project so at the same time the San District wanted some assurances for a period of time. Bruce Matherly stated that there were only 19 employees in the district at this time and to look at the district 20 years out was difficult to project with the thoughts of housing all of those employees 20 years from now; that was the phasing. Steve Skadron asked what was prioritized during conceptualizing the project. Skadron asked if it was maximizing the space or lifestyle for the employee, which relates to last weeks comments about the density. Skadron said there was an extraordinary amount of property with so much of it black topped and asked why. Heather Stone replied that it was lifestyle, the construct ability and the constraints of the site, which were underground and not apparent to the eye. Stone said the maintenance side of the site exists. Bruce Matherly stated the trucks were the size of fire trucks. Matherly said the units were situated the way that they are so the employees get the feel that they are away from the company and feel the four- plexes would be on the scale similar to Snyder. Ruth Kruger commented the height and density was fine; the San District came to the P&Z as directed by City Council. Kruger stated the project's architecture was out-standing and the project was appropriate for the location. Kruger noted that P&Z lost 3 commissioners because they moved down valley for housing. Jack Johnson said that he was impressed by the quality of the architecture. John Rowland asked about the orientation of all the units in the same direction. Janet replied it was for solar walls and collectors. Rowland commented a very nice place was created. Heather Stone stated the general thesis and goals for this project came from the board to create a spiritual and economic vision for a small residential community built over time to meet the ACSD employee needs and fit within the current vision of the city. Stone said that part ofthe vision was to create open space, capitalize on maintaining the trail systems, views of the mountains, maintain the overall trail corridor and treat all storm water on site. Rowland urged the applicant to maximize the site. Jasmine Tygre stated that in general i~ was an excellent project; the additional density would be great but the commission could not mandate that aspect. Tygre said she did not feel this project would impact the Rio Grande Trail and that the 35-foot height was appropriate with the articulation of the buildings. 4 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 PUBLIC HEARING: CHART HOUSE SCORING Jasmine Tygre opened the public hearing for the Chart House Scoring. James Lindt distributed the scoring forms. Lindt said this was to construct an 11-unit timeshare lodge on the Chart House property. Lindt noted previously P&Z reviewed this as the Growth Management Commission and scored the project, which was granted a failing score. Lindt continued that the City Council remanded it back to the P&Z for re-scoring after the conceptual PUD review was completed; now it was P&Z's charge to re-review the scoring. Lindt stated that it was an 11 unit Lodge proposed on the corner of Monarch and Durant Streets with a proposed FAR of 2.1 and height of 46 feet 6 inches. Lindt noted that City Council required the applicant to make the upper floor smaller at 3200 square feet. There would be a sidewalk link on Durant Avenue and $250,000.00 donated by the applicant towards the Dean Street Pedestrian Improvements. Lindt said that staff recommends a score of 5 on the first criteria; a restaurant will be provided on site. The second set of criteria speaks to transportation with several alternatives such as a bicycle fleet on site, free bus passes to employees and a shuttle service for guests and employees. A score of 5 was also proposed for the second set. The third set of criteria speaks to environmentally sustainable development; the 5 cottonwood trees would be maintained along Durant Street, PM 10 mitigation for a Lodge and green building with recycling as much of the old Chart House as possible into the new building with a score of 4 recommended. The fourth set of criteria speaks to maintaining design quality. Lindt said it was not a historic building and did not abut an alleyway; the scale and massing were brought down. Lindt said that City Council approved the conceptual plan, which includes the architecture; staff believes the criteria have been met and scored 5. Stan Clauson stated that P&Z approved the project twice and reiterated the original proposed floor area was at 42,674 square feet and now it had an overall floor area at 29,842 square feet. The setback from the property line was now 15 feet and they worked with the Southpoint neighbors closely, which allows for landscaping between Southpoint and this project. Clauson noted the original plan had 14 units and this plan had II units with 21 keys and the reduction in height from 62 feet 3 inches to a maximum at the highest point at 46 feet 11 inches. The restaurant was originally on the 5th floor and was now located on the ground floor and the 4th floor was reduced in square footage. Clauson stated that off-street parking was more than adequately provided. Clauson explained that the back bevel enhanced the views from the Ajax Condominiums. 5 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 No public comments. The Commissioners questions were how does the City enforce the Transportation aspect of this application; where would the shuttle be parked; what happened to the balconies above the bay doors; what would be the applicant's options if they were denied in this scoring process; who managed the Dean Street money; what more could have been done to bring the green building to a 5; when can the commission expect to get some data back on timeshare and what was the average unit size for this project. James Lindt said staff would perform site visits regarding the Transportation aspects and enforcement would be done at that time. Stan Clauson replied the shuttle would be parked in the service bay or the garage. Skip Behrhorst stated that was requested as part of the changes from City Council; he said that Council also requested a 45-degree angle on the South East side. Lindt replied that if they were denied they would be able to appeal to Council for abuse of desertion or the commission exceeded their jurisdiction in the denial of the scoring. Lindt stated the City would have to use the funds for Dean Street Improvements, which would come in at the final PUD. Lindt answered that the applicant could have utilized the efficient building program check lists more, which was provided as part ofthe addendum. Stan Clauson stated that the applicant provided quite a list of environmental and green building techniques. Lind said that currently there was only industry data available on timeshare. Behrhorst answered the average size unit was 1900 square feet for the first 3 floors and the top floor was one unit at 3200 square feet. The commission scored as follows: 1 5 2 5 4 5 5 4.00 4.57 3.71 3.86 3.0 3.0 3.0 3.0 Pass Pass Pass 6 ASPEN PLANNING & ZONING COMMISSION-Minutes - October 19. 2004 Scoring Categories A- Revitalizing Permanent Community 5 points available. B - Providing Transportation Alternatives. 5 points available. C - Promoting Environmentally Sustainable Development. 5 points available D - Maintaining Design Quality. 5 points available. Minimum Scoring Thresholds A - Average of three (3) points B - Average of three (3) points C - Average of three (3) points D - Average of three (3) points MOTION: Ruth Kruger moved to approve Resolution #35, 2004 granting a cumulative score of at least (3) three points in each set of scoring criterion to the Chart House Lodge application, recommending that City Council allocate (11) eleven timeshare lodge units at 219 East Durant. Seconded by Brandon Marion. Roll call vote: Rowland, yes; Johns, yes; Skadron, yes; Johnson, yes; Kruger, yes; Marion, yes and Tygre, yes. APPROVED 7-0. Discussion of the motion and scoring: There was need to follow the underlying zoning; the size ofthe units; looking forward for the community needs; this project was whittled down; this project was too large for the site; some code amendments have been needed over the years; the PUD process in general and the number of allotments available. Meeting adjourned at 7:05 p.m. / 7