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HomeMy WebLinkAboutminutes.apz.19820302 FORM," C. F. HOECKEl B. B. ... l. ~o. RECORD OF PROCEEDINGS 100 Leaves ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING MARCH 2, 1982 The Aspen Planning and Zoning Commission held a regular meeting on March 2, 1982 Olof Hedstrom called the meeting to order with members Al Blomquist, Roger Hunt, Pat Falin, Welton Anderson, Jasmine Tygre, Perry Harvey and Lee Pardee. COMMISSIONER"S COMMENTS - Olof Hedstrom comments on the "social gathering" of the Commis- sion at Welton Anderson's for an informal work session. Roger Hunt moved to approve the minutes of February 2, 1982. Roger Hunt moved to table the minutes of February 16, 1982. All in favor on both motions. Motions carried. Al Blomquist seconds. Jasmine Tygre seconds. NEW BUSINESS - Roger Hunt moves to table the Cantrup re-zoning application until the Lodge PUD application is before the Planning and Zoning Commission. Al Blomquist seconds. All in favor. Motion carried. 700 South Galena Street Project - Preliminary Plat. Olof HedstTom commented that this is a continued Public Hearing. Alan Richman enters into the record the Planning Office memorandum of February 25, 1982. Alan also enters a memorandum from Gary Esary to Alice Davis and an attached letter from SpenceSchiffer stating that those easements have been attained. Alan said that there are some Slope Stabilization issues which a series of suggestions were made by the Engineering Dept. to insure adequate Slope Stabilization is attained. Alan said there was concern over view plane considerations. The view plane calculations are in excess of sixty feet above the entieesight. The Planning Office has indicated the five studies which the applicant has provided. The results of the consultant analysis are included in the packet. Alan said there was concern about the solar panels on the project being the most appropriate visual obstruction to place in the area, as well as the solar access in the area is not particu-, larly good. The expert here has generally agreed with the point that solar panels are not the best option and has suggested a much more conventional energy saving methodology. Alan said that the applicant is proposing and will agree to the 26 underground parking spaces to meet the requirement that 10 spaces from the Continental Inn are reserved here as well as the 17, to meet the 17 Units. Alan spoke of the concern to meet the building schedule. To insure that this project not lage beyond its approval date that in fact we can insure that its constructed in a timely fashion. Alice Davis has included some information from the Municipal Code which amends the uniform Building Code and sets that time table and the Planning Office suggests that be a condition of approval. City Council placed a condition on the appli- cant that he must be finished with final plat by May I, 1982 and into the construction proess as Soon as the ground allows. Alan said that the final area of concern was how the RBO would work within the project recognizing that we are not establishing a reliance on an RBO project here, but the applicant has indicated a possible intention to come forward following final review, with an RBO proposal. Alan said that the Planning Office recommendation is that the Planning and Zoning Commission grant approval. Olof Hedstrom asked if there were questions from the Commission. He then asked Mark Danielson, representing Cantrup, to proceed with his presentation. Mark Danielson said that reports and studies were made as to the ways to verify the prob- lems that the Commission was concerned about. A soils and foundation study was done by Chen and Associates. Mark said that they had three different Engineering firms that deal with and specialize in shoring wall excavations. Schnabel foundation Co. concluded that a tie back system or internally embraced system for the project. An independent study by Spencer, White and Prentice Inc., another foundation and engineering Co.. They confirmed that Schnab~l said that an internally braced system or tie-back was recommended. Mark said that some of the methods of of de-watering was also addressed by Bob Patillo and spoke to some of the options that they have for the de-water ing of the project sight both on a temporary and permanent basis. In regard to some of the solar options that were a concern; Dr. James Brook, of Colorado Engineering Ass. did a preliminary'" study and outlined five different options that the project could have for solar. He concluded that a conventional system woJld be one of the most efficient systems in view of the project location. "'.."..-- ,-.--....-. -2- Nick Lamperous, a Geologist to speak about Sub-surface Seapage, said that in net the building of this structure would add stability and improve drainage in that particular area. Roger Hunt asked if the retaining wall is right on the property line ? Nick Lamperous said he would let theengineers answer that question. Steve Hollock, senior engineer o~ Chen and Associates, said that the type of soils have very little impact on the type of shorings Herbert ~enwall, President of , discussed" the shor;ing technique of the project. Mr.6reenwall feels that either the eternal brace or tie-back system is adequate for this project. Mark Danielson said that parking has been resolved; the applicant will provide 26 Underground parking spaces and one surface parking space. This will meet all of the Code requirements for the project as well as the separate agreement whereby 10 spaces were allocated from the Continental over to the Galena site. Mark speaks to the Solar Aspects of the project. A conventional system is recommended. Olof Hedstrom opens the Public Hearing. Lee Miller, manages some condominiums in the area, concerns are addressed to a letter of January 14, 1982 regarding the construction period. Olof Hedstrom responds to that concern by stating that the Municipal Code contains an amendment addressing building schedules and time-tables and that would be one of the requirements. Al Blomquist said that 10percent of the project had to be completed every sixty days. Ron Gragen, owns a couple of condos in the Tipple Inn, is concerned with the completion time also. Don Crawford has a great concern over the bulk of the building and hopes that the water run-off can be contained and not seen Jack Crawford considers the reports that were submitted to be essentially preliminary reports rather than final reports Olof Hedstrom said that one of the conditions that the Engineering Dept. placed is that the final design information must be approved prior to the building permit issuance. Russ Pielstick ,represents the Anderman's, said that their concerns about the method to be used for the retaining wall, drainage adjacent to the retaining wall have been addressed. Mr. Pielstick enters into the record a letter form the Anderman's basicly saying that as they see it there are two choices: 1) They enter into into an agreement with the Anderman's to use the tie-back system or 2) to use the internal rakers as the support for the wall. Mrs. Anderman said that it seems that the tie-back system is the one to have; however, no one has pointed out that the applicant will have to have the Anderman's permission J. D. Muller asked that a letter of Jan.22, 1982 be part of the record. He enclosed with the letter a formal agreement which would satisfy the concerns he had. J.D. said that if it doesn't work he would like to make sure that there is money available for neighboring landowners. Gary Plumley, owns a unit in the Tipple Inn, has concerns of the length of time for the construction. He feels there should be a strict limit put on the time allowed for completion of the project. Mr. Plumley feels that the applicant should filter the drain water off the site before it goes back into the City system. Mr Plumley also feels that the landscaping should be pushed back because the trees will not survive that close to the street. Olof Hedstrom closes the Public Hearing Mark Danielson responds to some of the questions from the public. Herbert Greenwall responds to technical questions on the shoring system. Roger Hunt asked if the tie-back system was the best and most appropriate system to use? Herbert Greenwall said that the tie-back system will give you the cleanest excavation. It is particularly important in areas of high cuts. Jay Hammond of the Engineering Dept. agreed that the tie-back system is the most appropriate system to use. Herbert Greenwall said he would not want to say the tie-back is the best, but that there are several methods appropriate here and the tie-back is a good system and is preferred for deeper cuts but it is not the only one that will work. Olof Hedstrom asked Russ Pielstick if he and the Anderman's preferred the tie-back. Russ Pielstick said that he did prefer the tie-back system and feels this a private negotiation between the Anderman's and the Cantrups. Mrs. Anderman said that they will have to have their permission. Roger Hunt said that would be acceptable to him would be a system that would at least yield absolutely no or minimum settlement of the adjacent property. Herbert Greenwall said that he thinks it is important to be noted that there will be monitering equipment placed whether it is the tie-back or whatever method. He said this is the only way to successfully assure and relieve peoples concerns about settlement of adjacent properties and that it would be appropriate that in the design of that system that it will have appropriate monitoring control. Mark Danielson feels that they have resolved at this time most if not all of the concerns of the Commission and ajacent property owners have. Other points are addressed by Commission members and are made conditional in the motion stated by Lee Pardee. , , RECORD OF PROCEEDINGS 100 Leaves FORM" C.f.HOECKEl_R.B.B:l.~O. March 3, 1982 Planning and Zoning Commission meeting Minutes excerpt Lee Pardee moved the planning and zoning commission grant approval of the preliminary plat for 700 South Galena Street Project subject to the following conditions: (1) in order to insure slope stabilization the following is required; (a) comprehensive design for both temporary and permanent earth retaining structures with the final desing reviewed, sign and sealed by a geological engineer and approved by the engineering office prior to building permit issuance and that all retaining acitivites be monitored throughout construction; (b) the applicant must obtain permission and construction easements from affected property owners if deemed necessary by a structural and geological engineers and approved by the city of Aspen engineer prior to temporary shoring which extend beyond the subject property boundary; (c) the applicant shall obtain permission and cooperation from the adjacent land owners if deemed necessary by a structural and geological engineers and approved by the city of Aspen engineers in order to provide the necessary underpinning of adjacent building foundations in addition to or as a part of the required storing system. (2) Prior to issuance of a building permit, the method used for handling both surface 'and subsurface drainage during construction and in the permanent final design shal1c be approved by a geotechnical consultant. The design shallcl incorporate on-site retention of storm flows to minimize impacts on downhill property and both during construction and during permanent channeling of water into the sewer system said water shall be filtered . (3) Prior to obtaining a certificate of occupancy, the applicant must fill all obliga- tions that he commited to in the complete, amended application included but not limited to the following: (a) 27 per cent of the site shall be retained as open space; (b) drainage control facilities shall be provided on the site, including dry wells, retention wells and diversion berm; (c) energy conservation features shall be incorporated in the building including energy efficient fireplaces, insulation exceeding regulated standards and gas fired hot water heaters with demand control to limit energy use and increased R factor on the roof to compensate in an equivalent fashion to the energy that would have been saved had the original solar panels been used; (d) social facilities shall be provided within the project, including a child care center, recycling facilities and an indoor/outdoor pool; (e) site design shall be as shown in the amended application using a three-story straight line configuration (f) heated sidewalks shall be constructed along south Galena street; (g) elevators and stairs shall be provided to serve the three stories from the parking garage; (h) site and building design shall permit unobstructed movement for wheel chair confined or other handicapped persons; (i) the twelve employee units at 925 Durant ( part of this joint applicant) must be deed restricted to low income and a c/o obtained prior to obtaining a c/o on the units at 700 south Galena; (j) all other obligations not listed above but established in the complete amended applciation for 700 south Galena shall be provided; (k) prior to issuance of a building permit, the plans shall be submitted to the planning office for confirmation of their consistency with the amended GMP application as approved by P & Z and City Council. (4) The applicant recognizes that preliminary plat approval does not signify any accept- ance, nor create any reliance upon a subsequent RBO on other applications. (5) Construction on the 700 south Galena street project must start as early in the spring of 1982 as the soils allow and the applicant must agree to the completion schedule found in section 7-141 of the Municipal Code. This schedule indicates that ten per cent of the total evaluation of the project must completed each 60 days. (6) The applicant must provide 26 underground parking spaces and one surface parking space at 700 south Galena. Motion carried unanimously. RECORD OF PROCEEDINGS 100 Leaves FORM" C. F. HOECKEL B. B. ... L. C~. Pardee moved to recommend in resolution form to City Council that the applicant for 700 south Galena because of his past performance and lack of completion performance be required to post a completion bond and that the time limits of that completion bond be the same as Section 7-141 of the Municipal Code; however, this resolution should be forwarded after it is agreed upon by the city attorney; seconded by Hunt. All in favor, motion carried. ~l!feL- Welton Anderson moves to adjourn. Roger Hunt seconds. All in favor. Motion caried. Meeting adjourned. VMB