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HomeMy WebLinkAboutminutes.apz.19810519 RECORD OF PROCEEDINGS 100 Leaves FORM'~ C. F. HOECK El B. B. II L. co. Regular Meeting Planning and Zoning Commission May 19, 1981 Welton Anderson, vice-chairman, called the meeting to order with members Perry Harvey, Roger Hunt, Jasmine Tygre, and Al Blomquist present.~~ ~~ COMMISSIONER COMMENTS - Harvey asked if a special session has been set up to address the Board's concern over the rental guidelines and condominiumization. Sunny Vann, planning director, said one has not been set; the planning office has been working on Code streamlining, these concerns will be incorporated in that work program. PARK PLACE PRELIMINARY PLAT (PUD) - Jack Johnson, planning office, said there is one protest letter in the file. Johnson said this is located on Cooper avenue mall just west of Guido's, is two vacated lots about 6,000 square feet. This is zoned CC with an historic overlay. There have been changes to this plan since P & Z first saw it, which required performances before the HPC and the Council. This application received a GMP allotment of 8,800 square feet. This application is now requesting waivers of the structural encroachment of the building in the view planes and a reduction of the 25 per cent open space requirement. The applicant is asking special review to use the .5:1 FAR bonus in order to accommodate employee housing on the second floor. Another review is the parking needs for the four one-bedroom units; the applicant is requesting parking be waived. The last request is an exemption of the four middle income deed restricted employee housing units from GMP. Johnson said the referral comments are not major concerns but technical details to be worked out. Johnson said the employee units will be about 750 square feet per unit. The applicant is proposing middle income guidelines, the staff is questioning whether this is appropriate. Johnson said the staff feels there is a good trade-off for allowing the building to intrude into the view plane in order to get employee housing. Johnson said in this area, there are other penetrations into the view plane. Andrew Dracopoli, representing the applicant, showed the Board a model and pointed out the second story is setback as far as possible from the mall to create a one-story feeling. Johnson told P & Z the applicant plans to use the entire .5:1 FAR bonus for employee housing; the Code does allow using .2:1 for commercial and .3:1 for housing. The applicant is asking for a waiver of the 25 per cent open space requirement. Johnson said this is also being offered as a trade-off for the employee housing. Johnson said staff feels the FAR bonus is appropriate. The parking can be waived realizing the location on a mall and the proximity to Rubey Park transportation center. The planning office does recommend approval of the four requests. The out- standing issue is what income category the units should be. The reason for the modification to the original GMP application is the acquisition and up- grading of the adjacent buildings to the east. Dracopoli said the applicant feels it is important to devote the entire .5:1 FAR bonus entirely to employee housing, and the best design was four one-bedroom units of 750 square feet. Dracopoli said they priced these units at middle income because the commercial core is the most expensive place to build and middle seems appropriate. Harvey asked why the staff approved waiver of the parking requirements for the employee units; this will put the load on the streets. Johnson said the review criteria in the Code relate to the proximity of the downtown, to the transportation system. Johnson said this projects meets the criteria more than a lot of projects. Dracopoli said the Code seems to encourage employee housing in the CC zone, and it doesn't make economic sense to provide parking in the CC zone. " Regular Meeting Planning and Zoning Commission May 19, 1981 Anderson opened the public hearing. There were no comments. Anderson closed the public hearing. Harvey said he would prefer the employee units to be in the moderate income category. Johnson said in the GMP, this application received points for employee housing, not at any specific category. Ms. Tygre said she would be in favor of low or moderate category. Ms. Tygre said she does not feel middle income is applicable employee housing. Hunt prefers low income, the trade-off is that no parking is being provided. Blomquist and Tygre agreed. Harvey said he would go for a mix of low and moderate. Ms. Klar agreed with a mix. Anderson said the applicant devoted the entire FAR bonus to employee housing and the mix should be moderate and middle. Harvey suggested a sale price of moderate or middle, and a rental price of low. Hunt pointed out these are identical units and the prices should not be different. Dracopoli said this project is providing more employee housing than any other for the size, and they feel middle income is reasonable. Hunt said he would find middle income housing appropriate only if parking was provided. Hunt moved to recommend approval of the preliminary plat PUD including view plane waivers, 25 per cent open space waiver justified by providing employee housing, to recommend approval of special review to use the .5:1 FAR bonus in the CC zone for deed restricted units, and to waive the parking needs of the four employee units provided these units fall in the low income guidelines, and to recommend approval of the exemption of the four one-bedroom employee housing units from the growth management plan; seconded by Ms. Tygre. Harvey said low is too restrictive for the size of and location of the units. Ms. Klar and Blomquist agreed. Hunt amended his motion to moderate income; seconded by Harvey. Ms. Tygre said she feels only low income units should be exempted from the GMP. All in favor, with the exception of Ms. Tygre. Motion carried. PARK PLACE SUBDIVISION EXEMPTION - Jack Johnson, planning office, told P & Z Park Place Development company is requesting subdivision exception to readjust the lot line. This property was historically platted into four 30 foot lots. There is a 227 foot strip which was conveyed from lots C and D to lots A and B for access and delivery. The applicant would like to reconsistute the integrity of lots C and D by conveyed this strip back to those lots in order to construct this new building. Johnson told Council this reconveyance will not alter the area and bulk requirements. The planning office would like the 227 foot parcel be conveyed to the Aspen Skiing Company rather than Park Place. Park Place and the Ski Company are trading lands. The planning office recommends approval with three conditions. Hunt moved to recommend approval of the exception from the full subdivision procedures for the purposes of lot line adjustment for the Park Place Development for the 227 foot strip with the following conditions (1) submission of a final plat indicating the new lot line between lots Band C; (2) engineer- ing department review of the new meter and utility locations and the associated maintenance and access easement; (3) conveyance of the 227 square foot parcel to the Aspen Ski Corp and not to a third party; seconded by Ms. Tygre. All in favor, motion carried. AJAX MOUNTAIN ASSOCIATES BUILDING - SPECIAL REVIEW - Jack Johnson, planning office, told Council this building is located at Durant and Hunter in a CC zone with an historic overlay. Phase II of this project was granted an 1981 commercial GMP allotment of 11,120 square feet with a proposal for one employee housing unit of 1,380 square feet. The aaplication is requesting exemption from GMP for this two-bedroom unit as well as the parking require- ments be waived for this unit. The City Attorney notes this unit should be deed restricted. The engineering department has no problem with waiving the parking requirements. \ --' , , RECORD OF PROCEEDINGS 100 Leaves FORM 10 c.r,HOECKELB.a.61L.CO. Regular Meeting Planning and Zoning commission -3- May 19, 1981 Johnson said there has been no indication of what level income guideline this unit is to be restricted to. The planning office recommends a low income restriction in trade for the parking variation, and that one unit in a project this size is probably not an undue burden on the applicant to subsidize a low income unit. The planning office recommends approval of this request subject to low income level and that the unit shall have two bedrooms rather,than one bedroom and one study. Andrew Hecht, representing the applicant, told P & Z this project is 1,000 square feet less than the allowed FAR, md this employee unit is coming out of allowable commercial space rather than an FAR bonus. Hecht said the purpose of the unit is to house employees of the development and they would like not to be restricted to a price other than saying it is for employee use. Hecht concurred this should be a two bedroom unit. Hunt said he would agree to low income. Hunt said the percentage of employee housing in this project is much less than the Park Place project. Alan Richman, planning office, told the Commission the policy of the housing office is to get employee housing in all categories. Ms. Klar moved to approve the request procedures of a moderate two-bedroom at Ajax Mountain Associates building ment be waived; seconded by Harvey. Hunt and Ms. Tygre. Motion carried. for exception from the GMP allotment employee housing unit to be constructed - Phase II and that the parking require- All in favor, with the exception of CODE AMENDMENT - LOT LINE ADJUSTMENT PROCEDURE - Alan Richman, planning office, said P & Z has been concerned about the review process for lot line adjust- ments as the Code does not have a comprehensive basis to review these. City Attorney Taddune said the existing regulations should be clarified so there are specific criteria. Richman said there are four criteria, one is the applicant demonstrate the purpose is to correct a survey error or to address a specific hardship. Richman said the applicant will have to meet all four criteria, not just one. The second criteria is that the adjustment will not affect the development rights by providing the opportunity to create a new lot or parcel for development or resale. The applicant must show the entire lands are fully developed and cannot be further developed. If an applicant does want development rights, they must compete under GMP. The third criteria is that the adjustment would not create new lots or parcels and the parcels there would conform to the existing area and bulk requirements. If the parcels are non-conforming, the non-conformity will not be increased. The last criteria is that the applicant otherwise complies with all zoning and subdivision regulations of the city. P & Z said they like the criteria presented. Hunt moved to request the planning office to draft a resolution irtcorporating the four criteria presented and indicating in the resolution "whereases" that were in the Parker Quillen that the P & Z has historically denied applications that fall outside these guidelines, seconded by Ms. Tygre. All in favor, motion carried. CASTLEWOOD-HEADGATE RESOLUTION OF APPROVAL - Sunny Vann, planning director, presented a resolution resulting from preliminary plat approval from P & Z. Vann told P & Z Council is still pursuing dropping the density below 102 units so that the RBO would not have to be used. The applicant is considering 100 units, with a straight 70/30 mix. The final plat must be consistent with the approval of P & Z. This resolution allows the applicant may reduce the project density. Hunt moved to approve and have the Chairman sign the resolution regarding the Regular Meeting planning and zoning Commission May 19, 1981 resolution regarding the Castlewood/Headgate revised preliminary PUD/ subdivision submission; seconded by Blomquist. Roll call vote; Anderson, nay; Harvey, yes, Hunt, yes, Klar, yes, Tygre, no, Blomquist, yes. Motion carried. Blomquist moved to adjourn at 7:10 p.m.; seconded by Harvey. All in favor, motion carried. , / , I