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HomeMy WebLinkAboutminutes.apz.19820720 .._____.___""~"__,..,.._ m<."'^~____"'_'.'" -- RECORD OF PROCEEDINGS 100 Leaves fORM" C.f.HO(CKELB.a.&l.CO. Regular Meeting Planning and Zoning Commission July 20, 1982 Chairman Parry Jasmine Tygre, present. Harvey called the meeting to order at 5:00 p.m. with members Al Blomquist, Welton Anderson, Roger Hunt and Lee Pardee Commissioner Comments Lee Pardee said the P & Z granted a conditional use for the horse stables. Today there was the smell of horse manuare around town and Pardee said he did not feel it is worth having the horses around if the smell is around. Pardee said the conditions of the approval were periodic review and alleviating the smell. Staff said they would follow up Pardee said he had been approached by Hans Cantrup and Cantrup had told him things are going on. Pardee told the P & Z he had told Cantrup the P & Z would be willing to listen to his presentation but did not want to talk about it because of pending litigation. Richman said the P & Z should not listen to anything before an amended GMP application. Welton Anderson said the City Council has reduced the quotas for the commercial zones. Council has decided that the entire town should be under 24,000 square feet that used to be just for CC and C-l. Anderson said he felt it is important to explain to Council there should be a larger allotment for the entire town. Roger Hunt asked about the alley north of the Wheeler Opera House. Jay Hammond, engineering department, said it is closed due to the work on the Wheeler. It should be opened in a few weeks. Hunt said he would like the alley opened as soon as possible. Alan Richman reminded P & Z there is a study session next Tuesday on time sharing. There is also a joint meeting with the county P & Z at 9 a.m. on the smuggler area master plan. Perry Harvey brought up the conflict of interest ordinance. Harvey asked Blomquist if he felt he had a conflict because he is president of the Lodging Association. The Commission said they would discuss this at the next meeting. Smuggler Mobile Home Park Jasmine Tygre steps down. Colette Penne, planning office, said this is for parcel C, which is an SPA. This request is for subdivision exception and Amendment to the SPA plan for these 17 lots changing them from communal ownership to 17 fee simple lots. This is to allow pursue FNMA financing. These are deed restricted and purchaser will qualify through the housing office. Ms. Penne said this is a clean situation and recommends approval of this request. Pardee said he wanted a condition that the two separate homeowner's association act in accord. Hunt said he felt there is no benefit to the community in doing this. Blomquist said he has no problem with the request. Harvey questioned these units being permanently affixed to a foundation, these are then not mobile homes. Bob Hughes said he felt the benefit is being about to house employees in their own homes. Ms. Penne read the definition of mobile home, which is to be transported after manufacture. Blomquist said there is a need for small homes. R~~1l1::lr M~~t-;ng smi th Building GMP Exception FAR Bonus Parking Review Condominiumiza- tion income ........ Pl::lnning ::lnn 7.nn;ng rnmm;qq;nn July 20, 1982 Bob Hughes said the use of the land is not being changed, nor is the density; the form of ownership is being changed. Harvey opened the public hearing. Drake Jacobs pointed out he felt the quality of units that were fixed to a foundation are of higher quality. Hunt said the effect of this is creating an R-3 subdivision. Ann Stockman, Board of Directors of Smuggler, told the P & Z they would work very closely with the homeowners of Smuggler Run. Harvey closed the public hearing. Hughes said this was approved as an SPA and will always be an SPA. Hughes said they are doing this restructuring in order to get better financing for the prospective owners. Pardee moved to recommend subdivision exception approval and recommend the SPA plan be amended to show 17 fee simple lots in parcel C of Smuggler Mobile Home park subdivision with the following conditions; the three concerns expressed in the engineering department memo dated July 2, 1982, and the city attorney's office approve the cooperative and the new homeowner declarations and other contracts to insure participation between the two groups that has been required will live up to the same standards; that the lots comply with the mobile home park guidelines; seconded by Anderson. All in favor, with the exception of Hunt. Motion carried. Colette Penne, planning office, said this is a request for four separate approvals. Drake Jacobs said the P & Z considered this in 1979, and the applicant had assumed that the approvals were given then. That is not the case. The applicant needs an FAR bonus to build a commercial building of 1.7:1 with employee housing of .3:1; they need GMP exemption for the employee housing; that the parking require- ments for these two spaces be waived, and subdivision exception for the purpose of condominiumization into five units. Ms. Penne pointed out during GMP the applicant proposed one 900 square foot employee unit. Since then, the applicant has decided for community benefit to make this two studio units. Ms. Penne told Council the request is to make these two studios middle income guidelines, and these studioes do not make minimum size. Jacobs said the options are to allow these units as is, try and make them slightly larger, or combine the two units into one. Sunny Vann, planning director, said there is no way to waive the minimum size requirement unless they go through Board of Adjustment. Alan Richman said he felt the two smaller units much betters fits the needs of the community. Hunt said he would like to see two low income studio units here. Hunt said he would only waive parking requirements for low income units. Anderson moved to grant an FAR bonus to increase the maximum allowed from 1.5:1 to 2:1 with 1.7 commercial and 0.3 low employee housing; seconded by Pardee. All in favor, motion carried. Anderson moved to recommend that Council grant a GMP exemptic for the low income employee units totally 900 square feet, and that the community needs are for two studios at a minimum of 400 square feet each, as a minimum of one of 900 square feet; seconded by Hunt. All in favor, motion carried ..-........_.,..., .,,-,_._---;-..--, ,.,..",-~-~,."._,~-.,._-,._.., ~ RECORD OF PROCEEDINGS 100 Leaves fORM 10 C. f. ~OECKEL 8. B. II L. CO. Regular Meeting Planning and Zoning July 20, 1982 Anderson employee Pardee. moved to exempt the required parking units, provided they are low income; All in favor, motion carried. for the seconded by Hunt said in the future he would only want to exempt park- ing requirements if the units are low income. Anderson moved to recommend subdivision exception for the purpose of condominiumization of the units subject to the five conditions listed in the planning office memo of July 20, 1982; seconded by Pardee. All in favor, motion carried. Nonconforming Lodge Zoning Blomquist stepped down on this item. Richman said this is not a vote item, but the staff has presented a resolution for discussion. Richman said this resolution would create the zone district, create the intent and uses, and create area and bulk requirements. There is a section that deals with the FAR for individual projects requesting expansion review. The review criteria was already in the Code; the planning office added compatibility with surrounding land uses, parking, and services. Richman said the parking requirement of one per bedroom will only be for expansions of lodges, not for the existing lodge rooms. Richman told P & Z that the staff is working on the parking requirement, as they feel one space per bedroom is excessive. The resolution addresses non- conforming structures that will result from this new L-3 zone. This gives relief from the repairs and maintenance section of the code. Harvey said before final adoption of this resolution, the P & Z should have an opinion from the city attorney's office as to whether this is spot zoning. Anderson said the heighth limitation of 25 feet bothers him because it does not allow flexibility and building a three story building. Harvey said most of these lodges are in resi- dential zones where there was a to-do about the size of new buildings. Anderson said he would like the heighth limitation to be 28 feet and present Council with the arguments. Ms. Tygre said she feels strongly the opposite as height is one of the most visible bulk matters. There is flexi- bility by having garden level rooms. Ms. Tygre said it is a mistake to go above the heighth requirements recently set for other structures. Hunt agreed with the 25 foot height limit. Harvey said this is a fairly delicate area; the P & Z wants to encourage upgrading in these lodges, yet does not want the heighth higher than other zone districts. Harvey questioned the internal FAR requirement. Vann said the reason for this requirement is reconstruction; the staff did not want all lodge units and no amenities at all. The planning staff recommended the parking be 8~ by 18 by 7. The recommendation for one parking space per bedroom is temporary. Richman has been calling other resorts and lodges in town to get guidelines for the number of parking spaces required. Regular Meeting Planning and Zoning July 20, 1982 Vann said the staff will give the Commission some parking ranges and some rationale on Aspen's market. Richman said he would like this recommendation for the entire lodge zone not just L-3. Vann reiterated this requirement is only for new rooms. This requirement could be examined through a special review. Hunt said he is not interested in seeing an absolute minimum because that is all the applicants will provide. Vann said he would like to see this on a case by case basis and conservative. Section 8 of the resolution only applies to lodges that choose not to become L-3, and this is the lodge preserva- tion section presently in the code. Vann said becoming L-3 is optional to the applicant, at this point. Council may decide to do a class action for all lodges. Anderson moved to adjourn at 6:50 p.m.; seconded by Pardee All in favor, motion carried. P & Z went into a work session on GMP excepti ons code amendment. "". ." I