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HomeMy WebLinkAboutminutes.apz.19810707 RECORD OF PROCEEDINGS 100 Leaves FORM!! C.F.HOECKELB.B.&L.CD. Regular Meeting Planning and Zoning Commission July 7, 1981 Olof Hedstrom called the meetin~to order with Roger Hunt, Lee Pardee, Blomquist; w~\b'I (Lv\Jevson)jOOYl J:-ldX)Ja-srVrll'1e -I<-jj'(""-- RIO GRANDE PROPERTY PLAN Al Elizabeth Holekamp presented a site by site explanation of the Rio Grande property. Ms. Holekamp said the performing arts group prefer site lA and will need a footprint of approximately 40,000 square feet. The net square footage of the performing arts center will be 67,915 square feet. The City Council has alloted l~ acres to the performing arts center. The other needs of the performing arts center (1) pedestrian access and proximity to lodges and restaurant, (2) truck accesto the stage house and (3) 20 rooms for performers, this would be 6,000 square feet, not necessarily attached to the performing arts center. Law Enforcement facility. Ms. Holekamp told P & Z the county is going to have a task force to determine the functions of the building. If the sheriff's department is put into this building without the police department, they will need 20,000. If the police department is included, they will need an additional 5,000 square feet. This building will require access to both east and west. The jail issues will be placed on the fall ballot. Ms. Holekamp said the transportation issues are being kept separate from this discussion. Hunt said P & Z has already stated in a resolution to Council what they would like to see on the Rio Grande property. Ms. Holekamp said the county would like space for a library; there are differences of opinion on the task force of the location for a library. The library would require between 13,000 and 20,000 square feet. The library does not feel the Rio Grande offers enough visibility; however, they may not have any other alternative. They will sell their present facility and build a new one. Hunt said they are going to profit from the sale of the library and get a free-ride on the Rio Grande. The cost of their land on Main street should go to the city for acquiring other city needs. parkinq Structure. The task force is talking about a 400 car facility, and it would be cheaper to build this in conjunction with the performing arts center. This structure could be built by the private sector or by the city. The task force encouraged Andrews-McFarlin to upgrade the uses of the building, and to recommend a restaurant be built in this area. The task force recommends S/C/I uses remain. The task force did not recommend buying either the Andrews-McFarling building nor the Obermeyer building. Ms. Holekamp said the majority of the property is zoned SPA. The Aspen One property was purchased with six penny funds. Parts of this are zoned residential. Current uses of the property are water pipe storage and the impound lot. The city is also considering using this site as a temporary snow dump. The city needs two impound lots; one for immediate access and one for cars left over 48 hours. Ms. Holekamp said Cap's is reluctant to sell, they like their location and do not know where they could relocate. The suggested pavilion for youth center will have a food and beverage function, a dance/music area, and recreation/games area. There has been no decision reached on employee housing. Gary said a kayak course could be built in the river through this section by rock placement. This has been done successfully in other towns. Blomquist said he would like to see the riverfront restored, the fill taken out of Aspen One. Ms. Holekamp said there is a green way plan, which is separate from this plan. The city is going to hire a consultant to do just this greenway plan. .--,..,.... ..........,._..___......_..............,..__'l... ...,,'-....~,.,~..,...;.~............~.._......~t"_,"H...l~Iil.1 :r.llllllllll\olflll,_IIiIMIT .iljll' f ~ .... . Regular Meeting Planning and zoning Commission July 7, 1981 Blomquist said he would like to see the law enforcement center on the western most edge of the property for easy access, would like to see no through traffic through this property. Blomquist said he would not like to see the performings arts center on the Oden property but at the center of the Rio Grande closer to the river. Blomquist said the library and youth center should not be located on this property. Ms. Holekamp said these are merely options. Blomquist said he would like the city to buy the Andrews/McFarlin property along the river. Hunt said it is important to reserve space on this property for a transporta- tion center. Hunt said he would prefer the performing arts center on some other property. The library does not belong on the Rio Grande. Hunt said if the city wants Cap's Auto Supply, the city should find a piece of property to relocate Cap's. Hunt said he wants the S/C/I uses to remain where they are; the city is short of S/C/I space. Hedstrom said he would like the impound lot removed as well as the storage areas. Hedstrom agreed the library should not be on the Rio Grande. Ms. K1ar said the library should stay where it is. Ms. Klar said she did not feel the performing arts center should be by the river but at the south end of the site. Pardee said he liked the performing arts center closer to the river and not accessible by car. Pardee said he would rather see the law enforce- ment center in the existing Obermeyer and attached building. Pardee said the city needs the parking structure on this site. Whether that structure include a transportation center is a separate question. Pardee said he favors a restaurant if the rest of the Andrews/McFarlin building could be made attractive. Pardee does not favor employee housing in this area, and is in favor of the kayak course. Ms. Klar does not favor employee housing on-site. Anderson agreed it should be provided for the components of the plan but not on site. Hedstrom said a few units could be on site but most of it should be off site. Hunt said this is a low priority accessory use; however, any commercial developmand and performing arts center should be required to support employee housing. Blomquist said it should only be located on the edges to screen out urbanism. Blomquist said the zoning can be SPA; Hunt and Hedstrom agreed. Anderson, Klar and Pardee concurred. COMMISSIONERS COMMENTS Hunt noted that the parking at the Molly Gibson lodge has been eliminated in favor of a garden, and asked if permission had been granted. Sunny Vann, planning director, said he would look into this. FAR PETITION - Sunny Vann, planning director, said P & Z had received a petition in June addressing the construction of a duplex at the corner of Hyman and Garmisch. This duplex exceeds the FAR for a duplex in the RMF zone. The petition asked how this could happen, requested a correction of this, and asked for measures to prevent this from happening in the future. Vann said in May 1980 the residential bonus overlay - an employee housing incentive- was adopted. The RBO provides a mechanism to obtain an increase in the number of units that can be constructed on a lot above the underlying zone requirements. This allows the FARs to increase slightly. At this time, no FARs existed in the RMF zone. Vann said an FAR of 1:1 was established in the RMF zone, increasable to 1.25:1, and was included in the ordinance adopted in May. This FAR was not included in the area and bulk requirements in the city Code. When this application came to the building department, they were aware of an FAR but it may have been overlooked. Vann said as far as correction to this structure, once the building permit was issued and the building constructed, the city is estopped from bringing it into compliance. " , RECORD OF PROCEEDINGS 100 Leaves fORM 10 C.r.tlOECKELB.B.l!.L.CO. Regular Meeting Planning and Zoning Commission -3- July 7, 1981 Vann said this structure is 7400 square feet on a 6,000 square foot lot and is 1,400 over the FAR. The applicant did construct this based on a legally issued building permit. Blomquist said the 7400 square feet represents an FAR of 1. 23: 1, which is just under the bonus allowed. This is a large building and the neighborhood is concerned. Blomquist acknowledged there is an FAR but this building could have received the FAR bonus and be as large as it is. Vann said the FAR increase is discretionary, not a right. This Board reviews applications for FAR bonuses for compatibility with the neighborhood. Vann told P & Z corrections to these legislation will be brought to the Board by the fall. Pardee pointed out the residential bonus overlay is one of the most stringent reviews the P & Z has. This ordinance has worked in the past, and P & Z has tried to protect the interests of neighbors. Vann said if P & Z wants to recommend to Council that some administrative action be taken, they can do that. Blomquist said he would like the petition sent to Council and let them decide the proper administrative course. Ms. Tygre and Hunt agreed. Pardee said this should be forwarded to Council. Vann said he would tell Council P & Z received a petition, made a finding of fact, and there is a question whether the city wishes to take administrative remedies and is passing this on to Council. Hedstrom added it is unanimous on P & Z that this should be heard by Council. SMUGGLER MOBILE HOME PARK - preliminary Plat Submission - Hedstrom opened the public hearing. Alan Richman, planning office, told Council the staff referred this plat out and there were some major problems. The staff will meet with the applicants to see if these issues can be resolved. Staff requests this be tabled to have a complete application. Michael Garrish, adjacent property owner, said he is adamant about this plan and the impact on Gibson avenue. This area will be congested with 20 more mobile units in an already too congested area. Stan Laurisky, adjacent property owner, said he, too, is concerned about the impact on Gibson avenue. Diane Rutgers, adjacent property owner, said the neighbors would like to see an east end improvement plan. The roads have not been maintained. Something should be done before units are added. Hunt moved to continue the public hearing on the Smuggler Mobile Home Park preliminary plat to July 21, 1981; seconded by Pardee. All in favor, motion carried. PROPOSED CODE AMENDMENT - Exemption to Growth Management Plan 90:10 Hedstrom opened the public hearing. Alan Richman said this code amendment is directly related to the smuggler issue, is part of the Settlement Agree- ment that 19 free market units are to be created. 10 of these are created in a 70/30 arrangement based on 20 new trailers; the other 9 units created by designating the existing 88 units employee housing. There is no reason to go ahead with the Code amendment until P & Z hears the preliminary plat submission for Smuggler. Hunt moved to continue the public hearing on the proposed code amendment on exemption to the growth management plan, 90:10 to July 21, 1981; seconded by Ms. Tygre. All in favor, motion carried. ........--,,,-liIiI......_,,,.......____,""<~_.., . Regular Meeting Planning and Zoning Commission July 7, 1981 COACHLIGHT LODGE - Conditional Use - Hedstrom opened the public hearing. Alan Richman, planning office, said this is a lodge which has been condomini- umized and the applicant wishes to place an employee unit in the basement. Not all documents have been received. Hunt moved to continue the public hearing on the Coachlight Lodge - Conditional use until July 21, 1981; seconded by Ms. Tygre. All in favor, motion carried. WERNING SUBDIVISION EXCEPTION (Condominiumization) Alan Richman told P & Z the building inspection has not been completed as it is hard to investigate all 13 units. This is being tabled at the request of the applicant. Hunt moved to table action on the Werning Subdivision exception at the request of the ap~licant to July 21, 1981; seconded by Ms. Tygre. All in favor, motion carried. PROPOSED COMMERCIAL GMP CODE AMENDMENT - Dick Knecht said the Commission should be looking at what is happening in the commercial scene in town. Commercial space is expensive, over built, and there is a large turnover in businesses. Knecht said he prefers not to see employee units in the commercial core, but located off-sites in neighborhoods. Hedstrom opened the continued public hearing. Alan Richman, planning office, presented changes since last presentation. The resolution contains findings of the P & Z and planning office such as, a large amount of commercial space has been built unregulated by the GMP; the housing plan has identifiied commercial growth as a major generator of housing demand and recommended amendments to the GMP. There has also been a regulated and unregulated growth rate. There is 24,000 square feet available for this year's competi- tion as well as 20,121 unallocated. Also the scoring system should be changed to reflect current policies of the city. Richman said the resolution includes all commercial zones within the growth management competition. The applicant must make some proposal regarding housing their employees. The quality of design for points have six categories and are the existing categories, totalling 18 points. The historic point categories have been eliminated; P & Z and Council felt these were subjective and the HPC will still be doing reviews when needed. A new scoring category is availability of public facilities and services - 10 points. The basis for the review is the underlying premise of the growth management plan, growth which does not require an extension of services or which pays for itself should be encouraged. Richman said similar language exists in the Code for residential development. The third section is employee housing which has been restructured, maximum 10 points. An applicant, in order to qualify for an allocation, would have to house 15 per cent of the employees of the project. This is conservative, but will address the problem more consistently. Richman said section is only for the employees generated by the GMP request. The applicant will first come to the planning office, who will determine how many employees will be generated. The housing office will then tell the applicant what the current need is, i.e. price category, rental or sales. Richman said if an applicant shows he is already housing a percentage of employees and will need no new employees, they can use the existing housing as a credit. Richman said there is no requirement for an applicant to house his own employees - but house employees of the community in general. Richman said in the CC, C-l, and 0 zone, there is an FAR bonus to be split between employee housing and commercial space. If the applicant proposes to house employees off-site, they should be able to use the FAR bonus for commercial space. Richman said sections 4 and 5 are new; employee housing incentives and applicant's previous performance. An applicant does not have to score in these categories to receive an allocation. , , RECORD OF PROCEEDINGS 100 Leaves FORM 10 C.F.HOECKELB.B.&L.CO. Regular Meeting Planning and Zoning Commission -5- July 7, 1981 Richman said the resolution adds why a challenge may be heard, which is denial of due process or abuse of discretion by the P & z. Jack Walls said he feels this is getting more and more complex. Providing employee housing on a small site in the commercial zone is a drain on the developer. Walls said it will be an enforcement problem to make sure units are rented at the agreed rate. Mark Danielsen said it is good to have a set of standards so the applicant, staff and P & Z know what is required and what the outcome of the scoring will be. There should be a minimum of discretionary points in this process; it will reduce ambiguity. Gideon Kaufman said there should be separate competitions for 0, office, N/C and CC. There are differences in costs, FARs, locations in the community, and it would difficult to compete. Kaufman said in this scoring process, 50 to 60 per cent of the points available are in employee housing; this changes they way this has been done. This scoring system will effect the quality of the building. This will create costs that will make it impossible for businesses to sustain themselves. Kaufman said it is important to get all zones in the growth management process, but the emphasis on employee housing should be moderated. Jon Seigle said no one has the answer to how many employees were generated by commercial development; this is making the assumption that commercial development is an extreme generator. Hedstrom closed the public hearing. Vann said the P & Z has to make a decision to depart from the existing situation, which is that commercial development does not have to carry their weight for employee housing. Vann said if P & Z feels new commercial growth should provide some portion of a housing requirement for their employees, that is the first step. The amount is debatable, the planning office is suggesting between 35 and 50 per cent of the employees to be housed. Vann said the planning office has concerns about the discretionary aspect of bonus points. Hedstrom said the city is committed to regulating growth in the residential and the commercial areas, and this is wise. Hedstrom said most of the Commission is convinced commercial development does create additional employee, but to what percent is unknown. Ms. Klar, Pardee agreed, Ms. Tygre, Blomquist and Hedstrom agreed. Anderson and Hunt said yes but not sure of the amount or if this is the proper way to do it. Pardee suggested breaking the 24,000 square feet into different categories for CC, C-1; 0, Office, N/C and S/C/I for separate competitions. Ms. Klar agreed all these zones should be covered in the 24,000 square feet and be separated out. Ms. Tygre suggested that the number of employees generated be on a per-zone basis rather than per-use basis. Blomquist suggested adding 10 points for "benefit to neighborhood", which could be judgmental whether this helps or negatively impacts the neighborhood. Blomquist suggested points for benefits to the local services or to the resort. Ms. Tygre said it is difficult to determine what uses are beneficial to locals as opposed to tourists. Ms. Tygre suggested discretionary points within each of the three scoring categories. Hunt and Ms. Klar thought this was a good idea. Pardee said it doesn't make sense in all of the categories. -.~..._.....~ '-"'~_'~'_"'_"_>"~"_." "_'--""A"_ ~"",_""~~"",,,,";.;. Regular Meeting Planning and Zoning Commission July "'11-' 1981 Hedstrom strongly favored discretionary points to give recognition towards better projects, especially from the impact of the neighborhoods. Hunt would like discretionary points so that if things are not specifically mentioned in the scoring, and there is a drawback, the P & Z has the ability to identify it. Blomquist said the public facilities category could be expanded to include neighborhood, comprehensive plan. Vann said the categories would be "quality of design" "public facilities" and "employee housing", and the Commission is saying they be weighed the same. There would be a minimum requirement in each category, and 60 per cent of the total. Vann asked the Commission how much employee housing the applicant should provide in order to score. Originally, it was 100 percent; how it is 50 per cent. Pardee said it could be 50 this year, with the understanding it will increase. Ms. Klar said the minimum should be 50 per cent. Anderson said this is an assumption and is not applicable in all zone districts. Hunt said if employee housing is 1/3 of the points, 50 per cent employees housed to get maximum points is reasonable. Ms. Tygre said 50 per cent is a good starting point, with increases allowed. Hedstrom said there is a strong feeling on the P & Z they want discretionary points in certain sections to reflect things that cannot be spelled out in numbers. Vann said in the employee housing section rather than having discretionary points, have extra points for providing more than 50 per cent. Blomquist said in "public facilities" a suggested category would be "extent to which project furthers the objectives of the zone district"; "extent to which projects furthers the comprehensive plan of the city"; "extent to which the project fulfills a need of the overall economy". Pardee said this might be too nebulous. Blomquist added "extent to which the project fulfills the need of the local community and/or special need of the resort". Hedstrom said how the project fits in the neighborhood is very important. Vann said the staff will draft some language for P & Z. Hunt requested in (1) (cc) that efficient efficient fireplaces. Richman went over this clarifies the language in the Code. meeting for July 14, 1981 at 4:00 p.m. heating and cooling be added after the rescision procedure. Vann said The Commission scheduled a continued Hunt moved to continue the public hearing code amendments to Tuesday, July 14, 1981 All in favor, motion carried. on the proposed commercial GMP at 4:00 p.m.;seconded by Ms. Tygre. ~ ,,/ deI, Kathryn S Koch, City Clerk , , , /