Loading...
HomeMy WebLinkAboutminutes.apz.19820706 FORM'D C.F.HOECKELH.B.IlL.CO. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Planning and Zoning Commission July 6, 1982 Chairman Perry Harvey called the meeting to order at 5:00 p.m. with members Welton Anderson, Lee Pardee, Roger Hunt, Jasmine Tygre, Alan Blomquist and Pat Fallin present. Commissioners Comments Minutes Conditional Use hearing Fry By Night Nonconforming Lodge Zoning Hunt said because of the intense activity around the Aspen Club, there should be timed parking. Harvey said there will be a study session Tuesday, July 27. Hunt moved to approve the minutes of May 4, June 22, 1982; seconded by Anderson. All in favor, motion carried. Colette Penne, planning office, told P & Z this is a conditional use request to operate a retail doughnut shop at 308 Sou.ch Hunter. This is located in the C-l zone. Ms. Penne said in the conditional use section, a coffee shop or food service intended as a non-tourist oriented sit down facility with limited fare or specialty items is permitted with no kitchen, no food preparation or no liquor service is allowed. Hunt moved to grant a conditional use approval of the Fry By Night retail doughnut shop at the garden level at 308 South Hunte~ with no conditions; seconded by Anderson. All in favor, motion carried. Alan Richman, planning office, presented tables of the non- conforming lodges and a summary of the current buildout. There are problems in developing a new zone district for these lodges. Richman said these non-conforming lodges are located in four different zones, RMF, 0, R-6 and R-15/PUD. Richman told P & Z the far in the first two zones is 1:1 and in the latter two it is based on lot size. Richman said a uniform FAR for these lodges will either be substantially above or below that allowed for surrounding properties. Richman told P & z there are five lodges in this category that have an FAR greater than 1:1. Richman said it is not logical to provide an FAR for one mixed residential district which exceeds that in the accommodations and recreation district. Richman pointed out that the density varies in these lodges, and there may not be uniform impacts associated with the expansion of the lodges. It will require a very sensitive mechanism to review expansion requests and their different impacts. Richman said the general areas the planning office needs to come up with solutions are; 1) intent permitted and conditional uses, 2) area and bulk requirements, 3) parking requirements, and 4) growth management concerns. Harvey said he feels in a residential zone, there is a serious problem created by lodges in density and in impacts on the neighborhood. Harvey said he felt the FAR for this zone should be the same as that of RMF. The Board discussed FAR for these lodges. Vann suggested these could be exempt and reviewed on a case by case basis by the P&Z. Vann said the staff would like to create a zone district that does not create review for 21 out of the 27 lodges listed. Pardee suggested for an expansion of these lodges that would include additional lodge units, the GMP would supercede the special review. Kaufman said there should be consistency in the new zone district, not favoritism on what the lodge used to be zoned. Regular Meeting Planning and zoning Commission July 6, 1982 Vann said he feels expansion of lodges in any zones, should be subject to review. Vann said the Commission should decide the FAR for R-6 and R-15 and whether or not the two lodges in R-15PUD should even be considered, and does P & Z want to review all lodges. Harvey opened the public hearing. Blomquist suggested the required parking be 1/2 or 3/4 space per bedroom. Vann agreed one space per room might not be appropriate; however, the staff is working on this and does not have an exact recommendation on this. Vann said the parking requirement is only for new rooms added. Harvey agreed one space per bedroom is too much for lodges. Staff will come back with a firm recommendation. Richman said there should be some growth management approach with this zone. Richman said they have discussed competition between the zones of L-l, L-2, and L-3 or in separate competitions. Richman said an existing lodge doing a small expansion may not be able to compete against larger or new lodges. Pardee said the overriding land use plan and the purpose of growth management is to get in place what is the best for the city. Pardee said he would like a separate quota for these lodges. Pardee said the GMP already has a way to encourage rehabilitation and recon- struction. Blomquist favored a separate quota, and suggested counting the pillows in the different lodge zones and do the quota proportion- ately. Blomquist said he would like to keep the current mix of big and little lodges. Vann said the staff would run some test scenarios to see how small lodges would fare in the competition. Hunt preferred a separate competition, or changing the scoring structure. Hunt said he did not feel that the small lodges could compete in the lodge scoring the way the criteria is set up. Harvey said the Board's position is if the scoring in GMP can be done equitably within the present system, fine, otherwise the staff should provide a separate system. Gideon Kaufman said he did not think the same scoring system for old and new lodges will get what the P & Z wants for older lodges. Kaufman said there should be separate scoring systems. Kaufman said the parking should be 1/2 space per bedroom, not one space per bedroom. Harvey closed the public hearing. Vann said there are some issues unresolved. There are some lodges in zones which are not shown as mixed residential. The P & Z should decide whether they are part of this new zone district. If these are to be included in the L-3 district, this raises the FAR issue. Harvey said he feels an L-3 district should have an FAR which should not change according to the underlying zone district. Hunt said he felt all lodges should go into the L-3 zone district and all expansion of lodges in L-3 should have a simple special review. Ms. Tygre agreed. Pardee said these two particular lodges should not be included because he feels the city should be consistent with the land use plan. P & Z requested computations on what these two particular lodges could do for expansion. Vann said the second issue is special review for expansion and the Board has indicated they want a simple special review. Anderson moved to request the planning office to prepare a draft resolution as a starting point for amending section 24-3.2 permitted and conditional uses; section 24-3.4 area and bulk requirements; amendment to lodge preservation section; establish- \j ~ FORM '0 C. F. ~OECKEl 8. 8. II L. en. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Permitted and Conditional Use Tables Planning and zoning Commission -3- July 6, 1982 ment of special reveiw procedure, criteria and exemption to consider expansion of existing lodges; amendment to Section 24-4.1, characterisics of off street parking, amendment to section 24-4.5, number of spaces required, based on the comments at this meeting; seconded by Hunt. All in favor, motion carried. Alice Davis, changes in a the existing planning office, said P & Z has gone work session. Ms. Davis presented a use tables with the corrections. over these mark up of Harvey opened the public hearing. Ms. Davis said the proposal is to rezone all government buildings to public and academic zone and to remove them from their exist- ing zones. This will clean up the Code. The public and academic zones is to better utilize the existing zones and make them more effective. The Commission agreed with this approach because if a public building were to become vacated, it would have to go through GMP to become any other use. Ms. Davis said the intent for the NC zone district has become outdated. The staff questioned whether NC was still needed and should be incorporated into C-l. The C-l allows dwelling units and has a wider range of commercial uses. Also the difference between the CC, C-l, NC and SCI zone districts need to be more clearly defined. Some of these distinctions should have tourst versus local orientation of allowed uses, cost transition between the zones. Hunt said he would like to definition for C-l changed so that it is downzoned to what it is supposed to be. Anderson said he would like three distinct zones that do not blend into each other. Harvey requested a report from staff on how the buildings in C-l zone are used now. Vann said the planning office feels it is easier to distinguish between three levels of commercial activity than four. The staff would like to look into this further. Ms. Davis said the staff feels they can combine the L-l and L-2 districts into one zone. The only difference between them now is that L-2 allows residential uses. The issue is whethere the single family and duplex structures should compete in which GMP and what FAR should they fall under. Blomquist said he felt it is beneficial to the area to have some single family and duplexes mixed in the lodging area. Anderson agreed with this thought, it would be hard to compete in lodge GMP as a house. Hunt said he would like to see these compete as lodge units. Ms. Tygre said these units have been short termed, they are very luxurious and are competing with lodges. They should compete under the lodge GMP. Harvey agreed L-l and L-2 should be combined. They should not compete in the lodge GMP because of the city's definition of what a lodge room is. Gideon Kaufman pointed out single family and duplexes do not compete in any GMP competition anyway. Spencer Schiffer said the scoring criteria is not set up to deal with residences but with lodges and lodge units. Schiffer said he did not feel the FAR should apply to residences in the lodge zones. Regular Meeting Planning and Zoning Commission July 6, 1982 Bil Dunaway pointed out if the Commission does not put an FAR on these single family and duplexes, people will build huge duplexes, which in effect will be lodges without going through the GMP competition. Vann said he felt the choice is either to have them go through the GMP competition with lodges or to apply an FAR. Harvey said the FAR should apply. Ms. Davis said there are problems in the SCI zone district, and the main problem has resulted from the definition of "limited commerical" in determining the allowed uses. The staff is recommended that retail sales be limited to a certain percentage of the business. Dunaway said he did not feel this zone should be restricted any further. Ms. Davis recommended eliminating the R-40 zone since there are no parcels in the city zoned R-40. Ms. Davis said that offices are allowed in the RMF, and the P & Z consensus is that these should be conditional use as long as it is low impact, or similar to home occupations. Ms. Davis said she added long term residential into the intent section of R-6 through R-30 zones. Vann said the staff is concerned about preserving the single family neighborhoods as long term permanent neighbhorhoods. Harvey continued the public hearing to a date uncertain. Hunt moved to adjournat at 7:45 p.m., seconded by Anderson. All in favor, motion carried. Jd'~ - ,,/