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Home My WebLink Aboutminutes.apz.19811208 RECORD OF PROCEEDINGS 100 Leaves FORM'l C.F.HOECKElB.B.&l.CO. PLANNING AND ZONING COMMISSION REGULAR MEETING DECEMBER 8,1981 The Planning and Zoning Commission held a regular meeting on December 8, 1981 at 5:00p.m. in the Council Chambers. Members present: Olaf Hedstrom, Perry Harvey, Welton Anderson, Jasmine Tygre, Lee Pardee, Roger Hunt, Al Bloomquist and Pat Falin. Approval of Minutes Minutes will be approved at next regular meeting. Commissioners Comments Roger Hunt requests that the Planning Office check into an Ordinance that concerns construction barracades during Aspen's "high" season. He suggests that if there is not a Ordinance there should be one drawn up. Pat Falin agrees with Rogers comments that the corner of Mill and Hyman is a dangerous corner due to the con- struction barracades. Olaf agrees that every effort should be made to maRe it pleasant and convenient and attractive for visitors to Aspen. Lee Pardee feels that this is a critical issue and shoule be addressed as soon as possible. Al Bloomquist agrees with the idea of having an Ordinance drafted to regulate barracade construction. He also would like the Planning Office to look at a mini mall with a road through it from the Crystal Palace down around the curve and the Mall bricks used for sidewalk. Sunny Vann of the Planning Office feels that this is an Engineering concern but he will work with that Dept. for a resolution to the problem. Public Hearing Olaf Hedstrom opens the public hearing. Proposed Code Amendment Sec. 24-3.4 Area and Bulk Requirement. Sunny Vann, planning director, said P & Z has had a work session on floor area ratios in residential zones. The staff presented a eoncept of sliding scale ratios and P & Z agreed this was the best method for limiting bulk in the residential zones. This approach deals with the problem of sub-standard lots, it assumes that the allowable building square footage for single family and duplexes is a function of lot size and is more equitable. This concept addresses the great range of lot sizes in the original township. This provides a mechanism for increasing allowable square footage as lot size increases. This also provides a predetermined maximum allowable square footage for each size lot. This will insure a proper amount of green space. Vann said if the bulk limitations are restrictive enough, there is no need for an open space requirement. Vann went over a table with the Commission on typical lots and building sizes. Vann said the staff is proposing to change the definition of open space to allow for more innovative approaches to open space for single family and duplexes. Vann said the hieght limitation in RMF should be reduced to 25 feet to get a uniform height in town. Pardee said 25 feet is too restrictive. Hunt said if the limi,tation is 25 feet, he would like poeple to have the option of 8 feet for a peak. Vann said if a space is under an underhanging roof or projecting deck, not surrounded by walls, it will be counted in the FAR if it is essential to the building. Above grade decks, balaconies, covered entries would not be counted. Vann said what ever increases the visual bulk of a building should be counted. Vann said basements, sub-basements and sub-grades are in the Code and this will clarify the definition of these and how to calculate the FAR. If these spaces meet the building code for egress, light, fire access, then they are counted in the FAR. ......_c._+-t< Regular Meeting Planning and Zoning Commission December 8, 1981 Ms. Davis presented a graph of a walking tour and 38 structures, of which 18 are outside this FAR. Pardee said because that many structures would be non- conforming, the FAR should be upgraded. Hunt questioned why there is a great benefit for a duplex over a single family residence. Vann said there is limited land and the ability to build a duplex may be more attractive. Dunaway said duplexes should abide by the same FAR as single family dwellings. Hedstrom closed the public hearing. Pardee said he does not want to make 50 per cent of the structures in town non- conforming by passing this area and bulk requirements. Pardee said he would rather provide guaranteed open space. Anderson said the formula should be changed so that maybe only 20 per cent of the structures become non-conforming. Anderson suggested keeping the concept but increasing the allowable square footage. Harvey said he would like garages excluded or counted at a reduced rate to encourage them. Harvey agreed the FAR should be more liberal. Blomquist agreed with excluding garages, likes the sliding scale, there should be different scales for single family and duplexes. Hedstrom said huge structures that have been built have a destructive impact on the entire city. Hunt agreed garages should be excluded from FAR or at a low percentage. Hunt would like to see the FAR increased about 20 per cent. Pardee said there should be a greater FAR for duplexes. Pardee suggested a tour to visually see what the graphs and numbers would look like. Pardee said the city should be very careful about making too many structures non-conforming. Ms. Fallin agreed with the sliding scale approach, the numbers should be re- looked at, and duplex and single family should have different scales. The Commission requested a greater sample of structures and a tour of these. Hedstrom said the higher the formula is raised, the less justification there is for distinction between duplex and single family. The Commission scheduled a site visit for 3 p.m. December IS. GALENA STREET PROJECT - Alice Davis, planning office, told P & Z this is a request for an amendment to a 1978 GMP allotment to HBC Investments. This is under a new section of the Code 24-11.7(b), which states if an applicant with an allotment deviates from any essential element of the proposal, fails to satisfy any material condition imposed, or fails to comply with the develop- ment schedule, the P & Z must recommend to Council whether any or all of the allotment should be rescinded. The planning office memorandum outlines the major differences between the 1978 application and the amended application. There are still 16 free market units and I employee unit, the size of the units have increased as has the total square footage from 85 per cent of allowable build out to 94 per cent of the FAR. This application provides 26 underground parking spaces, rather than the original 17. There is an additional of an indoor/outdoor swimming pool. This is changed for a two-story L shaped building to a straight line 3 story building. The engineering department has comments on the amandment and on the conceputal subdivision application. Most of the changes are an improvement or would not have effected the applicant's score and position with regard to the other applicants. Ms. Davis recommended approval of the amendment and provide conceptual subdivision approval subject to six conditions in the planning office memorandum. Ms. Davis said any approval should be conditioned upon the appli- cant meeting all presentations in the amended application. Hedstrom opened the public hearing. There were no comments. Hedstrom closed ther public hearing. Hunt said he would like both applications before P & Z so the Commission can compare them. Hedstrom said the Commission first must decide whether the changes in the application are found to be substantial enough to determine whether the original GMP score should be adjusted. Hedstrom agreed the Commission has insufficient information to consider that. The rest of the Commission agreed with Hedstrom. , , .' RECORD OF PROCEEDINGS 100 Leaves FORM 10 C.F.HOECKELB.B.lI:L.CO. Regular Meeting Planning and Zoning Commission -3- December 8, 1981 Ms. Davis said the allotment expires February lst, and this should not be tabled. The applicant suggested having a special meeting to compare the project, so this does not lose its schedule. P & Z scheduled the special meeting for noon Friday December 11. Harvey moved to table action on 500 South Galena project to Friday, December II, 1981 at noon; seconded by Ms. Tygre. All in favor, motion carried. CODE AMENDMENT - Remove Land Use Application Fees Hedstrom opened the public hearing. There were no comments. Hedstrom closed the public hearing. Hunt moved to recommend to Council the amendment of Section 20-20 and 24-3.3 24-8; 24-12.5 of the Municipal Code to allow the establishment of land use application fees by ordinance; seconded by Pardee. All in favor, motion carried. Hunt moved to adjourn at 7:15 p.m.; seconded by Harvey. All in favor, motion carried. /~ .{2-e.~ City Clerk