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HomeMy WebLinkAboutminutes.apz.19810922 RECORD OF PROCEEDINGS 100 Leaves FORM 'I C.F.Il0ECI(ELB.B.BI L. CO. ASPEN PLANNING AND ZONING COMMISSION, REGULAR MEETING, SEPTEMBER 22,1981 The Aspen Planning and Zoning Commission held a regular meeting on Septemher 22, 1981. Olof Hedstrom called the meeting to order with memhers Welton Anderson, Al Bloomquist, Jasmine Tygre and Roger Hunt present. r. COMMISSIONERS' COMMENTS (none) II. MINUTES Olof ,'suggests that because~of the~fullagenda of business the minutes be tabled. III. OLD BUSINESS A. Public Hearing - Pitkin Reserve Preliminary Plat/PUD Suhmission, Rezoning to R-30 Jasmine Tygre steps down on this item. Alan Richman of the Planning Office gives presentation: Proposed Development of six Duplexes on the property along Willoughby Way which is proposed to be annexed into the City. Certain recommendations and conditions have been added by the Planning Office. Alan provied information as to what the Planning Office sees as negative and positive features of development based on all comments that we heard at the previous Public Hearing., as well as comments that have come out of the review process. Positive Features: 1) Site Design. A project which is proposing to cluster 12 units to thereby reduce the pavement that would be created thereby Naintaining as much open space as pos- ihle, extensive landscaping program, solar orientation,etc. 2) Zoning Density. At present time the property is zoned R-30 AF2 designation. 15.75 units could have been developedin the County on the existing zoning. The Developer and Board of County Commissionersreached an agreement which limits the development on the site to Twelve free market units and they subsequently added one caretaker unit. The development at R-30 does not constitute an upzoning in any way. The AF2 zoning is very similar to the RR zoning. AF2 requires one unit per 2 acres. This is the only zoning that would create a low density of devel opment on this site. 3) Deed Restrictions . 4) Short term restrictions. This area should be considered a permanent residentia area. The applicant has indicated the willingness to accept 6 mo. minimum lease restriction on all the units despite the fact there is no requirement in the code. 5) Employee Housing These are 12 of the 19 free market units which the City did award to the developer as part of the Smuggler Park agreement. Approval of this Pitkin Reserve Subdivision will enable employee housing portion of the agreement to proceed on the time-table which is included in the agreement. Negative Features: 1) Steep Slpoes. Significant level of site disturbance. 2) Site Visability. 3) Traffic Generation. 4) Legal questions. It is clear that hte Code requires that development allotmen be obtained. 5) Neighborhood Character. Concensus of neighbors in Pitkin Green this area shoul be single-family dwelling. They feel intense development should not occur. 6) Landuse Compatability. What does the neighborhood think is right for the neigh borhood? It is important that cohesiveness is maintained. Olof asked if there were any comments or questions from the Commission members? Al Bloomquist asked if the council had not made an agreement and if this project came in strictly on its own merits without such a contingent , would the staff find it a good project and recommend it? Alan Richman stated that based on the land use compatability consideration in that it does not meet the landuse designations of the Aspen Areageneral plan 1973 plan that would have to be a basis for a negative recommendation. Rick Ferrell of Inter-West asked if the subsident of that recommendation be that th existing zoning is not in compliance with the master plan. To come to that conclusion one would have to say that then the existing zoning is not part of the master plan, which is a part of zoning. (R' ) equlrement Alan Rich man said that the land is best used '.'1<. ........ - 'II'W~I."I......,;oj;IOjj_.,...,......, ""'-i?-,,'-",,~I ...__h~'"~,, ...._.._".. ,.... .oil'"."~lb.II_I"'1 '~L'__ _.._K'...,__......._,~. Page 2 Olof Hedstrom stated that he feels this is a hypothetical discussion and is not relevant to the subject. Olof asked if the applicant would like to make a presenta tion. Michael Lipkin the Archit~c for the Project . The result of negotiations for the property were that the develpoers would restrict the development to a 7 acre parcelNorth of the Rio Grande right of way and allow the 21 acre parcel remain intact. The develpoers decided they would have to minimize what they would pro- pose to do on the site. Michael feels that the beauty of the area will be enhanced by beautiful terracing and irrigating and bringing in top soils and to revegitate the site. Michael said that these duplexes are planned like single fami ly dwellings. These 12 units are below the R-30 zoning. Lipkin pointed out the county zoning would allow 16 units. Lipkin pointed out the public open space. Lipkin said he feels this project has minimized density. Lipkin said the project had a traffic study done, and this will not be a signi- ficant impact on Willoughby road. Lipkin said these will be south facing, solar homes. Hedstrom reopened the public hearing. Ashley Anderson speaking for people objecting to this project said P & Z should vote against this project. This project does have not a GMP quota and is premature. Phil HOlstein, Pitkin Green resident, said the growth management plan is being compromised by this deal. Dan Roman and Vince Gallucio spoke in favor of this in order to save Smuggler trailer park. Jeff Finesilver spoke in favor in order to save Smuggler. Steve Kanipe said the residents worked hard on this settlement and it is a good deal for the residents. Health and safety features are being improved. Arthur Jones opposed to Pitkin Reserve. Betty Pitkin Green resident said this is setting a precedent by going around the GMP. Bill Staley, pitkin Green resident, is opposed to this project. Elizabeth Paepck objected to Pitkin Reserve not being subject to the GMP. Sue Scott opposed Pitkin Reserve. Smuggler residents spoke in favor of approving this project. Pitkin Green residents spoke against this project. Hedstrom closed the public hearing. Sunny Vann said one of the goals of the GMP is to achieve a balanced community. This project does achieve a balance in the community. There have been exemptions created in GMP as incentives to get employee housing. Hedstrom asked what could be done on this property if this application were to be denied. Vann said they could compete under GMP for the maximum density. Blomquist said he finds this project to be consistent with the GMP goals of a balanced community. The zoning allows what has been proposed. The plan is good, clustering is better than large lot development. The open space program for this property is very good. Anderson said the Commission has to insure the least impact and destruction to the quality of life and to further the long range goals of the community. This parcel could have 16 large lots with separate driveways, etc. This plan preserves the river front, minimizes the impact to the parcel. Hedstrom agreed with Blomquist and Anderson. Blomquist moved to approve the preliminary plat PUD submission for Pitkin Reserve, recommend Council adopt a precise plan for the area, including zoning the parcel R-30, and the Council exemt the 12 free market units and one caretaker unit from the GMP subject to conditions 1, 2, 3, adding "horse and bicycle trail" to 3(a) adding "with Willoughby Way" to the end of 3(b), c through g; adding (h) "applicant will take care of construction impacts on Willoughby Way; 4, 5, 6, 7, 8, and changing (9) to the subdivision plat will disclose to any purchaser of lot 6 its proximity to the railroad right-of-way; and requested a resolution be brought back to P & Z; seconded by Anderson. All in favor, motion carried. , , RECORD OF PROCEEDINGS 100 Leaves FORM" C.r.Il0ECItELB.B.a:L.CO. Regular Meeting Planning and Zoninq commission -3- September 22, 1981 PROPOSED CODE AMENDMENT GOLF COURSE SUPPORT OVERLAY DISTRICT - Hedstrom opened the public hearing. Hunt moved to table this to a special meeting Tuesday, September 29, 1981; seconded by Ms. Tygre. All in favor, motion carried. GOLF COURSE PROPERTIES SUBDIVISION CONCEPTUAL SUBMISSION - Hunt moved to table this to September 29, 1981; seconded by Blomquist. All in favor, motion carried. 925 EAST DURANT - EXEMPTION OF EMPLOYEE HOUSING FROM GMP - Sunny Vann, planning director, said this project received a GMP allocation in 1978 and a preliminary plat was approved. At Council, the issue was raised of a 5 year deed restriction versus a 50 year deed restriction. Council requested this be restricted to 50 years. No request for exemption from GMP for the employee units was requested, which was an oversight. These employee units go with 500 South Galena free market project. Hunt moved to recommend to City Council that the applicant's request for exemption from growth management for the construction of 12 studio employee housing units of approximately 425 square feet each to be located at 925 E. Durant be approved subject to the deed restriction of all 12 units for a period of 50 years within the city's low income housing guidelines; seconded by Ms. Tygre. All in favor, motion carried. MOUNTAIN EDGE ANNEXATION ZONING - Alan Richman said this was annexed in 1979 and was never zoned. It is mandatory that the city zone this. Hedstrom opened the public hearing. Hunt moved to continue the public hearing to a special meeting September 29, 1981; seconded by Ms. Tygre. Spencer Schiffer, representing Hans Cantrup, said this property was annexed specifically for a M.A.A. housing project. It should have been zoned within 90 days and was not. All in favor, motion carried. COLORADO MOUNTAIN COLLEGE - CONDITIONAL USE - Colette Penne, planning office, said CMC is interested in using the lower elementary school to house offices and classes. The school is located in the R-6 zone, where schools are a conditional use. Ms. Penne said between 50 to 75 people would attend night classes. There are problems as there is no on-site parking and no area avail- able for parking. There will be impacts on the neighborhood. The day time use is fairly limited. The Code states that the suitability of the use should be considered in terms of compatibility with surrounding land use. The surrounding neighborhood is mostly residential. Ms. Penne said CMC is still negotiating with the school district for this use. Hunt suggested head-in parking on Bleeker street and perhaps using the basketball court for parking. Blomquist said he would like to see a master plan for all the school properties before a commitment is made. Hedstrom opened the public hearing. Janet Landry, CMC director, reiterated nothing is on paper; the school district may charge too much for the property. Lennie Oates, representing some adjacent landowners objected to granting a conditional use permit with no consideration for the neighborhood. Blomquist moved to continue this public hearing indefinitely and generally endorsed the college using this site, and recommend the planning office study these public lands; seconded by Hunt. All in favor, motion carried. .,.._"~.~ """-",-."..."-,,._-~<-- 1_ Regular Meeting Planning and Zoning Commission September 22, 1981 PROPOSED CODE AMENDMENT - GMP 85:15 - Hunt moved to adopt Resolution 81-9; seconded by Ms. Tygre. All in favor, motion carried. SUPPLEMENT TO RESOLUTION 81-6 RED BUTTE SUBDIVISION DENIAL - Alan Richman told P & Z this was drafted by the city attorney's office to bring more precise the findings related to the Parker-Quillen denial. Hunt moved to continue resolution 81-6 to the special meeting September 29; seconded by Ms. Tygre. All in favor, motion carried. Anderson moved to adjourn at 8:35 p.m.; seconded by Ms. Tygre. All in favor, motion carried. , '"