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HomeMy WebLinkAboutminutes.apz.19821221 RECORD OF PROCEEDINGS 100 Leaves FOll!l\\(I C.F,HOECKELB.B.&l.CO. December 21, 1982 Aspen Planning and Zoning Commission Chairman Perry Harvey called the meeting to order at 5:05 with members Jasmine Tygre, Roger Hunt, Al Blomquist and Welton Anderson present. Commissioner Comments pitkin Reserve PUD Amendments 1. Roger Hunt brought up the parking situation on the south side of City Hall. The police department has moved to the angle side of the street and has also taken up 90 feet of the parallel side of the street. Hunt suggested a resolution to Council saying that although 3 or 4 spots for tourist or commercial parking have been gained, at least 7 spots have been lost, which the town sorely needs. Hunt said he would like the police department to comply with the agreement they made last year, which is one space on the north side of the street, not 90 feet. Harvey said he would call the city manager and tell him the P & Z is prepared to do a resolution to Council because they feel parking is needed for the tourists and do not feel the police need that much parking. 2. Hunt said he was in a large duplex on Hyman between First and Garmisch and felt it had more than just two units. Alan Richman, planning office, said that building had applied for and was granted an REO for two deed restricted units. 3. Al Blomquist asked if there was an ordinance to legalize Welton Anderson. Richman said he was working on it. 4. Blomquist said the trees at the end of the airport run- way had been topped off badly and look terrible. Richman told the Commission this was an F.A.A. requirement at the airport for clearance. The alternative was to build a tower and light the trees. This would have taken so long that the F.A.A. would have cancelled the insurance at the airport. 5. Richman asked P & Z to change the dates of their meetings in February and March to be more compatible with Council meetings. The dates will be the 8 and 22 of February and March, rather than the 1st and 15th. P & Z agreed. 6. Assistant City Attorney Gary Esary requested a study session on the TV receiving dish matter. Esary told P & Z he had contacted the TV station with this dish and suggested they file applications with the HPC and P & Z. The TV station said they did not think they needed to do this. Esary said this matter is heating up and should be addressed. P & Z scheduled a study session for Tuesday, December 28. Alice Davis, planning office, told P & Z this is a request to amend a PUD on Pitkin Reserve. The applicant has decided on one out of the four alternatives to provide nine single family dwelling units. The original approval was for six duplex buildings. This is three less than the original approval. The applicant is requesting the road be moved from below the units to above along Willoughby Way. The positive aspects are there are not as much visual impacts; this cannot be seen from the Rio Grande trail, the road will not be as visible from the trail. Ms. Davis told P & Z there is no heighth change. The engineering department has the same comments as at the last meeting. The planning office recommends approval of the PUD amendment subject to the five conditions listed in the memorandum as well as the conditions on the original PUD approval. Michael Lipkin told the Commission they are asking for nine single family dwelling units, which is much less than the city or county zoning would have allowed on the property. Lipkin had drawings to show the original approved project, and what is proposed now. Lipkin showed comparative sections which illustrated that the road is now a cut rather than a fill. Lipkin showed the Commission the areas that will not have to be distrubed on the site as a result of this change. Lipkin said the original proposal was a massive transforma- tion of the hill. Lipkin said that single family houses are easier to site sensitively on the hill and can sit more gracefully. The nine houses are more in scale with the neighborhood. Also nine single family dwelling units is much less continuous building frontage. Harvey asked the heighth of the gatehouse. Lipkin answered it will be one story above Willoughby Way. Ms. Tygre asked what happens to the three units that have been deleted. Richman said there are seven units left from the agreement and with these three they will have ten units somewhere. These units will have to go through the process. Hunt said he is much happier with this proposal than the earlier one. Hunt moved to recommend approval of the requested amendments to the pitkin Reserve PUD which will move the access road further north toward Willoughby Way, move the dwelling units a few feet south and provide nine single family units. This approval is subject to the five conditions in the planning office memorandum of December 21, 1982; seconded by Ms. Tygre. All in favor, motion carried. The plats presented by pitkin Reserve were entered into the record. Use Tables Alice Davis, planning office, presented a resolution address- ing the permitted and conditional use tables. P & Z has studied this and made recommendations. The issues addressed in the resolution are: (1) combining the L-l and L-2 zones and adding single family and duplexes as permitted uses. (2) elimination of the R-40 zone district. (3) the addition of low impact offices uses as a conditional use in the R/MF zone. (4) in the intent section of R-6, "permanent" residential was added. Ms. Davis pointed out in the intent of R/MF "with limited amounts of visitor accommidation uses in areas where these conditions presently exist". This language is out of the land use plan allowing short term uses where they presently exist. Hunt said he would like language added that if there is short term uses, they must maintain the character of the neighborhood. Harvey said he was unclear about the meaning of the language and when the "condition presently exists". This may make a zoning enforcement nightmare. Anderson said the intent ofP & Z was that where shor~ term uses or six month minimum leases did not exist that this not be restricted to something more restrictive. Harvey said he was trying to 'avoid ,the ,p0tentJLalcig.the future for.someone not being able i.to go between short and long term if there is no other restriction. Hunt said he was more concerned about R-6, R-15 and R-30 zones, not R/MF. Hunt said there is short terming in these zones, which he is not against as long as it maintains the character of a residential zone. Problems do occur in the residential zone through short terming. Ms. Davis said the overall intent of these zones is for residential uses. RECORD OF PROCEEDINGS 100 Leaves FOIlM \~ C. F. HOECK EL B. B. lit L. CO. Aspen Planning and Zoning Commission -3- December 21, 1982 Use Tables continued Harvey said the ability to short term in residential areas is important to the town and the owners. Hunt concurred but this should maintaint the character of a residential neighborhood. Ms. Davis suggested "to provide area for permanent residential purposes with customary accessory uses being compatible with the character of a long term neighborhood". P & Z agreed with adding this to Sec. 24-3.2 intent of R-6. Harvey asked about R/MF intent in Sec. 24-3.2. Ms. Davis suggested taking out the word "presently". P & Z agreed with this. The next change is to combine L-l and L-2 zone districts; the language is the same. Ms. Davis said the next change is to allow staff to review minor modifications in conditional uses. A sentence was added which reads, "changes which do not increase the use' s employee base or the retail square footage in the structure" at P & Z's last review. The next change is amending the definition of accessory dwelling units, adding that the units have to be deed restricted to the housing price guide- lines and occupancy restricted. At the suggestid.n.of the housing office , "where the dwelling unit is the sole place of residence for the occupant" be added at the end. The P & Z had decided to postpone the study of the NC, C-l and SCI districts to look at combinations, rezoning and GMP competitions. Ms. Davis said the last section is minor changes in the permitted and conditional use tables. There are no change in substance in any of the rules. Most of the changes were to add language consistency and to take out unnecessary language. The next change is in the intent section of S/C/I and the language added was the S/C/I uses are typically space intensive and require a lower cost district in which to locate. The list of permitted and conditonal uses in S/C/I were not changed. Ms. Davis told the Commission she did not feel she had been directed to change any of the permitted or conditional uses in the S/C/I zone. There was some question as to whether laundry should be added to the list of uses. There is a use determination file in which the P & Z said that laundry use is not allowed in the S/C/i zone. An industrial laundry or dry cleaning planted is intended for the S/C/I zone as opposed to a laundromat. The S/C/I zone district states that the use not generate a lot of traffic, and a laundromat generates traffic. Ms. Davis told the P & Z that if they felt a laundromat was appropriate in this area, they should look at rezoning the area NC. Harvey stated the S/C/I area was already a high traffic area. Sunny Vann, planning director, told P & Z that in the Mason & Morse building there are not many legitimate S/C/I uses. The P & Z either recognizes this and rezone to NC or consider the area appropriate for S/C/I and as the current businesses move out, their use will have to be discontinued. Harvey said he felt laundromat is a perfect example for the "space intensive" language because of the large square footage required for washers and dryers. Harvey said he C','.)" Planning Office Work Program ;, , felt a l~undromat belongs in S/C/I because the purpose of the S/C/I is' to provi"de space ata re'asonable cost per , square Joot f'or use,s" tl1at ne'ed a, l,otof square footage to be apleto afford,the space. These uses do not generate large, daily traffic."" " , .. .. . . Hunt said 11~ wou.1d ].ike to go through the tables presented by the planning office ,~nd qetermine where each uses are arnn;<?priate an,d where they ar~ now. Ms . Davis pointed out ,tl1at in the S/C/I use table is lists dry cleaning plant and laundry; laundromat is listed in permitted use in CC and a condi tional use in NC. Harvey said he w<D,uld like to see laundromat listed in the S/C/I uses. Hunt said laundromat , should b'e a. c'ond:L tional use in ,the S/C/I zone. Blomquist sa:Ld the Commission needs to look at NC, S/C/I and the 'coinm~rci'a,l areCls; the city does need some low priced zones for certain type of 'uses. ' " " " , . Harvey suggested that as part of section 5 of the resolution, the P & Z send it forward with the change in the intent section" o'f S/C/I q:nd' ,state the fact the P & Z is going to continue ,to examine and study ,the uses of the S/C/I and NC zones: Vann pointed out there are differences in intent of zones and ,the realities. Kaufman asked about laundromat inS/C/I. "Harvey instructed the staff to add under S/C/I conditional use a laundromat. Hunt asked when the staff would be ready to do the comparative tables. Ms. Davis answered in January. Anderson moved to approve the resolution of the Aspen Planning and Zoning Commission recommending amendments to Sections 24-3.2 and 24-3.3 of the Municipal Code of the City of Aspen, Colorado, entitle, respectively, permitted and conditional uses and grant of conditional use, Resolution 82-13, as amended; seconded by Tygre. All in favor, with the exception of Blomquist. Motion carried. Sunny Vann, planning director, said he and his staff have been establishing programs for next year based on the work on the past year and a half. This will be a work program for the planning office and the P & Z review. Vann told P & Z he has reviewed the comprehensive plan and the documents that constitute that plan. The staff went over the growth management plan and found there were some problems with the process; some of the objectives of the plan were not being met with the way it was being implemented. Regulatory reform on the GMP was done; work on the Smuggler Area Master plan was done; updating of statistical informa- tion; work on the corridor. In the GMP, the quotas have been overhauled; the exemptions have been looked at; the scoring was reviewed and changed. The planning office is working on an overall development strategy for the community, which is based on the concept of diminishing services, primarily sewer, and a lack of a plan to provide those services past a certain date. There- fore, for 1983 the emphasis shifts from regulatory to planning. Vann said the staff is focusing on what it would take develop a new comprehensive plan for this community. P & Z and Council will have to take a macro-approach, with Rubey Park, Rio Grande, Smuggler area, etc. The planning office has filled in all related data from the growth management plan and has turned around and drafted a growth management element, which will be released after the first of the year. to The dealing .... , , .' RECORD OF PROCEEDINGS 100 Leaves FOR!I\50 C.F.HDECKELB.8.aL.CO. -5- December 21, 1982 Aspen Planning & Zoning Commission Planning Office Work Program The Planning office and P & Z will develop alternate growth strategies for this community. with an end result of testing the alternatives; against goals and objectives. The P & Z will then recommend a sketch plan for the metro area. This plan will include street improvements, entrance to Aspen, Rubey Park - Rio Grande relationship, community facilities required, utility system, annexation policy, ski area expansion. Vann presented P & Z with a proposed work program. The functions of the planning office are broken into administra- tion; case load and intergovernmental liasion; and planning and implementation. One of the functions of the administra- tion is public relations, meeting with interested groups in the community, getting input and distributing information. Vann told P & Z for 1983, the planning office will only assign two people to case loads, hopefully freeing up the staff for planning and implementation. The planning office and P & Z will be reviewing the Burnt Mountain environmental study. In the planning work program, a staff member will assist the Mayor's task force and planning mor the future. The P & Z will review the Mayor's task force plan and make recommendations. The staff will also be working on develop- ing the data base for long range planning. The staff is working on an updated growth management policy which will be presented for P & Z review. This will be adopted as the growth strategy for the community. Vann said that the housing action plan has never been adopted by the P & Z. This should be done in 1983 with the help of the Housing Authority. More elements of the planning and implementation work program are land use and zoning code amendments such as the revision of the permitted and conditional use tables, which P & Z addressed earlier; code streamlining and work on the zoning maps. Vann said he will be giving the P & Z a detailed description of what was accomplished in 1982; an outline of the compre- hensive planning program. Vann requested input from the Commission about the work program. The work program and other planning programs will be discussed at a future meet- ing. Harvey requested that City Manager Chapman attend the first meeting in January to outline capital improvement programs and other plans of the city. Hunt moved to adjourn at 7:05 p.m.; seconded by Anderson. All in favor, motion carried. ~