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HomeMy WebLinkAboutminutes.apz.19810414 RECORD OF PROCEEDINGS 100 Leaves FORM 10 C.F.HOECKne.B.ItL.\;O. Special Meeting Planning & Zoning Commission April 14, 1981 Olof Hedstrom called the meeting to order with members Anderson, Hunt, Pardee, Tygre and Blomquist present. This special meeting is to consider the Pitkin Reserve Conceptual PUD submission. Rick Ferrell passed out a summary of what has been done on this project in the past. There are some unusual things about this project; the growth management and the annexation. There are two agreements, one with pitkin County and one with the City of Aspen. P & Z reviewed the outline. Hunt asked, when the Council agreed to this future annexation, was there a piece of property in mind. Ferrell said the agreement was written generally referencing the state statutes and the City agreed to annex anything that met the statutory requirements. Hunt said he did not feel this was contigu- ous to the city operationally. Bl~st pointed out that the city is required to annex if they are petitioned by the owners of the property. Jack Johnson, planning office, told the Board there is an inherent relation- ship between Pitkin Reserve and Smuggler Trailer Court, and they will have to tail each other through the process. One is dependent upon the other in order to accommodate the agreements. Bob Hughes pointed out the Council is trying to do one of two things, allow the trailer owners to buy their land. If this does not work out, making sure there will be rent controls at the trailer park. The Board discussed the October 1st expiration date for the trailer owners to buy their trailers. Hughes said this agreement was started in October of 1980, and at that time was felt a year was enough time to get through the process. Ferrell said the two projects, Pitkin Reserve and Smuggler Trailer park, are tied together via a growth management exemption. Hedstrom suggested the expiration date be a certain amount of time after all parts of the process are completed. Johnson told P & Z the planning office supports the dovetailing of these two applications. At the end of the process, the Smuggler portion should be approved first, then the free market units. Johnson pointed out the pitkin Reserve PUD is located across from the Aspen Institute property and at one point was part of that property. The property is zoned R-15 and AF-2; if it is annexed into the city, the applicants have requested an SPA overlay to set the underlying densities and appropriate uses. In order to accomplish this density split between Smuggler and Pitkin Reserve, there will be requests for 70/30 and a code amendment for 90/10. The existing 87 trailers and proposed 26 trailers will constitute the 70 per cent and 90 per cent of the deed restricted units in exchange for 19 free market units. Pardee asked what this application would get from the 90/10 that they do not get from the 70/30. Ferrell told the Board this had evolved through a settlement process with the city. Bob Hughes pointed out the 70/30 legisla- tion relates only to new housing; there is no credit for converting existing housing. Johnson pointed out there will be a deannexation involved with the Smuggler portion of the process. This will be deeded to the County. Johnson told the P & Z the applicants have brought in models and graphics to help explain the overall concept. Johnson said Pitkin Reserve would be accessed off Willoughby Way. The site has considerable slope in excess of 40 per cent, which is not permissible for development unless the P & Z authorizes development. Three of the duplexes are situated on slopes. Johnson pointed out an easement that Pitkin County would retain title to. Johnson told the Board the total site is 26 plus acres; the net development site is 6.5 acres of that. Much of the site will remain open space. Blomquist suggested that this land should be deed to the city rather than the county. Ferrell answere< they restricted in the deed that this land should only be open space. April 14, 1981 Page Two Blomquist asked if the county would be obligated to police and maintain this open space. Ferrell said in the negotiations with the county, the county said the city will be the custodian of active open space and the county will maintain the passive open space. If the applicant wanted to trade, they had to give it to the county as they wanted this piece under their jurisdiction. Johnson had a statistical profile in the memorandum to explain how the 26 acre site turns into a 6.5 acre net development. The 6 acres is subject of the fee ownership of the county. Of the 20 acres left, after subtracting for river and flood plain, there are about 11 acres left, on which slope reduction applies. This leaves a developable site of 8.5 acres, a percentage of which is restricted to open space. This leave 6.5 acres for six duplex, which is about a unit for every half acre of land. Johnson pointed out that half acre lots are congenial with some of the surrounding zoning districts. However, this development will be done as an SPA. This is compatible with R-6, R-15 and R-30 and is less dense in a gross sense so that the units can be clustered. This will accomplish a more desirable open space. Johnson told P & Z the lots will be approximately 6,000 to 10,000 square feet. Ferrell said they had chosen to create smaller lots rather than half acre lots with a common space. Johnson said the design features are ~uplexes with a common wall; three bedrooms each side; about 2,250 square feet per side. There will be private ownership of 35 per cent of site with 65 per cent common space. The developer has included an amenity structure for hot tub and steam room, and a caretaker unit. Johnson said the caretaker unit, in his opinion, constitutes a 13th unit and a GMP application would be necess- ary. Johnson said the water department has suggested there be improvements in the water system to accommodate a looping lines. Johnson said the city attorney'~ office has evaluated the petition for annexation. This is being held until and if the conceptual comes from P & Z to Council. The attorney states it is a valid petition. The trails director requests assurances that the Rio Grande trail will be intact upon completion of the property. Ferrell said he had forgotten about the horse trail, but accommodations will be made for it also. Blomquist suggested the developer investigating irrigating the whole trail length. The trails director would like provision for a 10 foot pedestrian easement through this development site into the open space area to provide formal access for the Pitkin Green neighborhood. Johnson said the utilities are available at the site. Ferrell said the main feed is underground in the Rio Grande right-of-way. There is a sewer pipe big enough to tie into. Ferrell said the electricity would be undergrounded. The engineering department felt the annexation petition was valid. Hunt said the Council should get a referral comment from the police department as to whatever additional costs, if any, exist. Pardee suggested investigating asking the county to provide this police protection through agreement. Johnson told P & Z the engineering department informed the applicant that they give special attention to site grading plans when they come in for preliminary plat. Ferrell said the Rio Grande trail will not be affected by this construction. Johnson said the planning office recommends approval of the PUD submission with conditions. One of these is that the property, when conceptual goes to Council, annexation shall take place. Another condition is approval of the Smuggler mobile home park conceptual submission prior to preliminary plat submission of Pitkin Reserve. There should be adoption of a 90/10 code amendment prior to final plat approval by Council. There should be provisions for protecting the Rio Grande trail and provision for the 10 foot trail easement through the site. There should be extension of all utilities to the site, and undergrounding of utilities. Compliance with code design standards for public and private streets will be required. As the private road intersects Willoughby Way it should do so in a safe manner and provide adequate grade. Blomquist requested that the pedestrian easement be a 12 foot rather than 10 foot easement. , , RECORD OF PROCEEDINGS 100 Leaves FORM 10 c.r,HOECKELB.B.1t L. CD. April 14, 1981 P & Z Page Three Blomquist said he would like to see the trail worked out so that it goes to the music tent and the west end. Blomquist suggested that a developer be allowed to use park dedication fees to construct trails or be able to build a bridge. This could get a public amenity in place at a private developer's cost. Ferrell told the Board that part of the settlement agreement is that when this land is annexed it will be zoned SPA. Hunt said historically when land is annexed into the city, it is zoned whatever is compatible with surrounding land. Ferrell said, in the county, the land is zoned R-30 and AF-2 and could support sixteen units. The developer is only proposing twelve. In terms of the density calculations, the SPA is less than the corresponding . territory. Hunt said SPA is a bad zone because it is not very well def~ned. Hunt said he would prefer a base zone below the SPA. Hedstrom requested the planning office change the pedestrian easement to 12 feet as part of the conditions. P & Z chose not to comment on the caretaker unit. P & Z requested the police protection investigation also be a condition. Pardee said he would like to see this tied to approval of the Smuggler mobile home park at LOW income guidelines with subsequent sales and rentals. Hedstrom stated the Board would prefer to do this annexation and development with an underlying zone district. Pardee moved that P & Z recommend to City Council approval of the pitkin Reserve conceptual PUD subject to the following conditions; (1) annexation of the subject property prior to preliminary plat submission, (2) approval of the Smuggler mobile home park conceptual submission which must include a determination of the exact rental and resale levels for the trailer units with a recommendation from P & Z that such levels be lower than low; (3) adoption of a 90/10 code amendment prior to final plat approval; (4) aSSU2nce to protect the horse trail and Rio Grande trail and provisions of a 12 foot trail easement as per the trail director's comments; (5) extension and under grounding of all necessary utilities; (6) the applicant will cooperate with surrounding landowners for a trail through the Institute to the West End; (7) compliance with code design standards for public streets and functional and safe intersection design; (8) attorney's opinion regarding the necessity of an underlying zone district when overlaying an SPA; seconded by Ms. Klar. Hunt stated it is inappropriate to act on this application without forwarding a recommendation for the use of the property. The SPA is much too vague and there should be an underlying zone. This is just residential and no other uses are planned. All in favor, with the exception of Hunt. Motion carried. Hunt moved to adjourn at 7:00 p.m.; seconded by Anderson. All in favor, motion carried.