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HomeMy WebLinkAboutminutes.apz.19820518 --_...."'-,~.^...,,_.~-,~.~"~.-.'""'- ,--.,-'''~'-'~'-"--- RECORD OF PROCEEDINGS 1 00 Leaves FORM'. c.F.HOECKElB.a.ltl.CJ. Regular Meeting Planning and Zoning Commission May 18, 1982 Chairman Olof Hedstrom called the meeting to order with members Jasmine Tygre, Perry Harvey, Alom Blomquist, Lee Pardee and Pat Fallin present. Commissioner Comments Hedstrom asked for a report from the attorney's office about some buildings that may be over the FAR. Gary Esary, attorney's office, said on one building there was a reliance argument and the process had to go forward. The investigation on the house at 500 North street is on-going; there will be a report to P & z. The attorney's office has asked for a report on this house from the building department. Pardee said there should be procedures to make sure this does not happen again. P & Z agreed that procedures should be developed and adhered to in the future. Harvey moved to approve the April 20, 1982, minutes; seconded by Ms. Tygre. All in favor, motion carried. Eagle's Nest Rezoning to RBO/Exemption from GMP for Employee units Colette Penne, planning office, said this is a request to add two employee units to a newly constructed duplex, requiring an exemption from GMP and rezoning to RBO. Ms. Penne said the building is completed and the bulk is there. Rezoning to RBO would allow an FAR of 1.25:1; this building will be 1.16:1. Ms. Penne said the addition of two deed restricted employee units will help the employee pool. Hedstrom opened the public hearing. Hedstrom asked what happens if the rezoning to RBO is not approved. John Kelly, representing the applicant, said it will stay as is. Blomquist said he could only come up with five parking spaces, and six are required. Blomquist asked how this happened. Kelly said he believed that the apron qualifies as legal parking spaces. Kelly said the Code allows the P & Z to make a recommendation on parking for employee housing. Kelly said this should remain flexible because of the nature of the housing. Hedstrom said he felt the RBO was a way of squeezing in a little more density. Hedstrom said he is not sure this is to the community's advantage. Gordon Denton said this quiet neighbor- hood has changed a lot with increased density. This proposal will increase the density by two more units. Denton said he understood that the FAR for the Eagle's Nest is greater than that allowed under the Code. Denton said there are only four usable parking spaces. Denton opposes any exemption of off street parking requirements; traffic is already congested in this area. Jane Urban supported what Denton had to say. Bill Goodenouer, owner/manager of Snowflake lodge, said the Board of Cottonwoods is opposed to this proposal. Harvey pointed out the FAR with and RBO overlay would be 1.25:1; this structure has an FAR of 1.16:1 and is non-conforming. Pardee clarified that granting an RBO does not increase the density; it will increase the impacts. Pardee said there are two vacant areas that can be employee units and deed restricted. Harvey pointed out the city does have a policy goal of providing employee housing. This is an RMF zone area. The existing Regular Meeting GMP Quotas Code Amendment Planning and Zoning Commission May 18,1982. Hedstrom entered two letters into the record; one from R. J. Kranig, Cottonwood owner, opposed to this application, and one from Elizabeth Tragis also opposed to this application. Kelly said he is aware the neighborhs do not like the building. Kelly said the applicant is asking for something which the city Code supposedly encourages people to do. Ms. Tygre said the size of the building is a factor. However, as a policy, the city is committed to encourage the construction of employee housing. Ms. Tygre said the parking implications should be looked at. The applicant should mitigate the impacts on the neighborhood. Pardee concurred with this and that parking should be provided. Hedstrom closed the public hearing. Pardee moved to recommend approval for rezoning the duples called the Eagle's Nest condominiums to RBO and exempting the two proposed employee rental units from the GMP and deed restricting them to the moderate income category with the following conditions (1) provide two additional off-street parking spaces approved by the engineering department, both design and site inspection prior to this approval becoming effective (2) the applicant obtain an encroachment license for the existing encroachment into the Garmisch street; (3) the applicant execute statement of subdivision exception and declaration of covenants, restrictions and conditions through the city attorney's office; (4) the applicant meets the requirements for occupancy of the units as indicated by the building department in the memo dated April 29, 1982; (5)that the units will further restricted from future condominiumization and will remain rental units; (6) there will be no further expansion of the units; (7) that the condominium plat be refiled reflecting these conditions; seconded by Harvey. Blomquist asked if the applicant is to provide eight off-site parking spaces and to destroy all the landscaping. Esary pointed out the Code requires different number of spaces for duplexes and multi-family structures as to what can be counted and can the parking be stacked. Blomquist said he would like to see how the parking is arranged as putting in extra spaces will affect the open space and adjoining property owners. Hedstrom said although employee housing is important, it is also policy to protect the neighborhood. Hedstrom said he feels this is too high a price to pay for employee housing. Hedstrom, nay; Tygre, aye; Harvey, aye; Blomquist, nay; Pardee, aye; Fallin, abstain. Motion carried. Hedstrom opened the public hearing. Alan Richman, planning office, reminded the Commission they have discussed this in detail. Pardee said he is concerned about tying growth to sewer capacity, the balance. It is like the chicken and the egg. The city will get to a point where sewers have to be expanded, then there will be more growth. Pardee likes bringing employee units into the quota system. Richman said tying growth to sewer capacity is very operative and workable; there is a direct relationship between growth and capacity. Pardee said his problem with this is not just the sewer, it is having as a constraint the physical services. The implication is the town will grow as fast as possible. Pardee said he wants a public policy of limited growth. Vann said having lots of services does not mean having growth. ~ ,I RECORD OF PROCEEDINGS 100 Leaves FORM ~o C_ F. HOHKEl B. a. II l. GO. Regular Meeting Planning and Zoning Commission -3- May 18, 1982 Blomquist said he has a problem with balance, and does not see in the proposal a balance between short term and long term. Blomquist also said nothing addresses the balance between residential and commercial. Vann said this is to close some holes and give the P & z time to look at the bigger picture. Gideon Kaufman said he felt there was too much tying between the city and county. Kaufman said the philosophies between the city and county are somewhat different. Vann said one cannot ignore what each jurisidiction is doing. The physical plant services everyone, schools, buses, roads, sewer, etc. The quotas cannot be decided in a vacuum. Hedstrom said there ought to be a way to bring the two philosophies together to operate under the same goals. Kaufman said he is concerned about expanding the growth manage- ment plan to all segments of the community. Kaufman brought up the allotments for CC, NC, SCI, etc. In the past, there was an allotment of 24,000 square feet for commercial, the other areas could build as much as they wanted. Now every zone is under control, CC and C-l has been reduced and the others are reduced. Vann said too much was building built in commercial under 24,000 square feet. Richman said commercial growth has a tremendous impact on the entire community. Blomquist said he would like all commercial categories reduced by 33-1/3 per cent. The town is overbuilt and this should be slowed down. Pardee said he felt the economy will determine what kind of growth there will be. Pardee pointed out the proposed 35,000 square feet for commercial is 25 per cent less than what has been built. Pardee said he is comfortable with 25 per cent less proposal. Harvey agreed with Pardee. . Ms. Tygre said no one knows to what extent Aspen is overbuilt at this point. Cutting the commercial square footage available by 50 per cent may not be as hysterical as it sounds. Kaufman said it is not right for P & Z to make growth management plan decisions based on what is economically viable for people. Kaufman also said this should be legally sustainable. There has been no growth management 'plan in Office, NC, SCI. There have to be some reasonable rul~s so that people can plan a project. Hedstrom said he would accept the recommendations of the planning staff as to the square footage quotas. Hedstrom asked about increasing the NC/SCI. Vann said if the Commission does that, it should be subtracted from CC quota. Richman said Office and CL zones are as low as possible as still have someone be able to do a project. Vann pointed out there is a potential for bonus in the zone district, and the P & Z can award more than one years quota. Pardee requested the first Whereas in the resolution to have included the overall concept and consistency with the past, the Commission is still maintaining all the basic tenets of the growth management plan. Hedstrom said the Commission is unani- mous and firm on that position. Blomquist moved to request the planning office to prepare a resolution to present to City Council with the quotas outlined in the memorandum; seconded by Ms. Tygre. All in favor, motion carried. Regular Meeting Hemmeter Access System 8040 Greenlive Review Subdivision Exception Grace Paul Lodge GMP Scoring Resolution Planning and Zoning Commission May 18, 1982 Alice Davis, planning office, said this is an 8040 greenline review for a new access into the Hemmeter residence. This is for a renovation of the elevator and bridge and walkway. Ms Davis said this looks lik a visual improvement as well as a safety improvement. The applicant is also requesting approval for an earth-covered walkway connecting the access with the house. The engineering department has recomended the applicant minimize any disturbances from construction and that revegetation must occur. Ms. Davis went through the criteria for 8040 greenline review. There are no utilities required for this; they have agreed to relocated the utilities underground. Fire protection has been an issue in the past, and as much as can be done to mitigate this has been done. The planning office is recommending retaining walls to provide more ground stability. Ms. Davis said the air quality should not be impacted by the project. Ms. Davis said the site plan is not much different from what is existing now, except to straighten it out. The applicant will revegetate. Ms. Davis recommended approval to this request. Ms. Tygre moved to approve the 8040 greenline review for the Hemmeter access system, walkway, trail and landscape plan with conditions 1, 2, 3, 4 in the planning office memorandum of May 7, 1982, and condition 5, subject to approval by the Durant condominium association as suggested in Yaw letter to P & Z dated April 23, 1982, and Moore to Yaw letter relating to this application; seconded by Ms. Fallin. All in favor, motion carried. Colette Penne, planning office, said this is located at 1415 Sierra Vista in R-15 zone; it is a newly constructed duplex which does not have a c/o yet. The owner has committed to six month minimum leases and notice to tenants. The planning office recommends approval of this with three conditions. Pardee moved to recommend approval of the subdivision exception for the purpose of condominiumization of the Grace Paul duplex at 1415 Sierra Vista with the three conditions listed in the May 18, 1982, memorandum from the planning department; seconded by Ms. Tygre. All in favor, motion carried. Alan Richman, planning office, said there is one change since P & Z last reviewed this. Richman changed in quality of design subsection (dd) which used to be called amenities. It is now called parking and circulation, this area has not been covered previously. Richman said that amenities is basically covered in site design. Richman said he felt parking and circulation are important considerations. Blomquist suggested a requirement for a neighborhood map, which shows land ownership and existing land use within 150 feet of the property line be submitted in all GMP applications. Richman said the surrounding zones and utilities is already required, and the adjacent property owners is supplied in list form. Pardee pointed out that growth management applications are expensive, and the P & Z should do what they can to keep it simple and keep the expenses down. Pardee said he did not feel the Commission lacks for information in GMP applications. Ms. Tygre said the city is not that large that the Commission cannot just go out and look at parcel, if they are concerned. '-..... ,_ I RECORD OF PROCEEDINGS 100 Leaves FORM 10 C.F.HOECKElB.B.ltl.GO. Regular Meeting Planning and Zoning Commission -5- May 18, 1982 The Commission discussed rehabilitation and reconstruction of existing units. Hedstrom requested that the staff take the comments from this meeting and incorporate them. Hedstrom thanked the P & Z, the staff and the public for his time on the P & Z, he has enjoyed the work. Pardee moved to adjourn at 7:45 p.m.; seconded by Ms. Tygre All in favor, motion carried.