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HomeMy WebLinkAboutminutes.apz.19830322 ,........ RECORD OF PROCEEDINGS 100 Leaves FO~M <, C. F. HOECKEL B. B. 8t L. co. Regular Meeting Planning and Zoning Commission March 22, 1983 Vice Chairman Anderson called the meeting to order at 5:05 p.m. with members Jasmine Tygre, Pat Fallin, Lee Pardee, David White, Al Blomquist and Roger Hunt present. Commissioner Comments There were no comments. Assistant City Attorney Gary Esary reminded the Board on January 4th they gave approval of a stream margin review to Ken Owen for lot 2 of Shoaf's waterfall subdivision, which included setting the building envelope. As a condition of the approval, Owen granted an easement for the improving of Neale street and also to agree to join an improvement district if one was formed. Esary said an amendment to a recorded plat requires subdivision approval. Esary requested that the Board reopen this and grant a subdivision exception for the purpose of putting the special conditions on the plat. Hunt moved to reconsider the previous action taken by the P &Z of January 4, 1983; seconded by Ms. Tygre. All in favor, motion carried. Hunt moved to allow the applicant to amend his application to include a subdivision exception; seconded by Pardee. All in favor, motion carried. Golf Course Conceptual PUD Alan Richman, planning office, reminded P & Z they tabled this at their last meeting. The planning office had presented proposed landscaping improvements at the Red Roof Inns. The city is not proposing any subdivision development, and it is appropriate not to go through the full four step PUD process. The record should be clear what can and cannot be done. P & Z requested elevation depictions. The parks department has supplied these, and the planning office recommends approval. Jim Holland, parks director, presented maps and drawings to P & Z and explained the elevations and cross sections. Hunt asked about the visibility of the access road as far as seeing highway 82 traffic. Holland explained it on the map. Holland pointed out the acceleration and decceleration lanes on the highway. Hunt said what he sees on this final plan view is not acceptable as far as screening the bike path. Holland said this is a conceptual plan, and the trees are not exact - they don't show type or kind. Blomquist said the bicycle trail is depressed and will get cinders and gravel from the highway. Blomquist said this is a terrible trail and should be replaced. Holland said he does not have the money to do that. Holland said he will remove the steep slopes going down to the trail. White said the P & Z requested that the pro shop be screened off as much as possible. The berming should minimize the effect of this building. This plan does not appear to get that. Holland said it is not his intention to screen off the whole pro shop. The landscaping will soften the effect. Hunt said he preferred the tree screening approach over berming. Anderson said the P & Z is concerned because they wanted a PUD on the property; Council did it the way they wanted, and the pro shop got built in the 200 foot setback. Anderson said he would like a condition this is accepted with any Regular Meeting 1983 Water System Improvements """'~,,,",". '~-.'^'~'"'-"',.,,--_., Planning and Zoning Commission March 22, 1983 possibility of raising the grade. Blomquist said this is trying to hide a bad thing. Blomquist said he thought the trail on both the east and west sides would be filled in so they wouldn't be in a valley. Blomquist also thought there would be more screening of the area. Blomquist said this should go through the full PUD process. Blomquist said the Commission did not get full elevations, they got cross sections and these do not do the job. Pardee said he felt the plan is very nice. The pro shop should not be in the setback, but it's there. Pardee moved to grant the golf course conceptual site plan an exemption from mandatory PUD subject to the conditions that any development of the property be consistent with the plans and that any development proposals for which are not on these plans will have to be reviewed by P & Z and Council, and that the plans be modified to show the raising of the grading of the berms without creating a wall effect; and the land- scaping will permit sight distances necessary for a trail and access purposes safely; seconded by White. All in favor, with the exception of Blomquist. Motion carried. Colette Penne, planning office, said this is a continuation of a discussion of water projects. One is expansion of the Castle Creek treatment plant, which requires rezoning. It is currently zoned R-15/SPA and the request is to zone it public. The request is a general exemption pursuant to Section 24-2.7 to work in the Ute avenue area, as outlined in the memorandum. The code gives this exemption, but the planning office wanted P & Z to be aware of the work and what is going on. Ms. Penne said in the public zone, area and bulk requirements are set by an SPA. This will be the adoption of a specific site plan. The applicant has asked for a use determination so that the buildings and facilities that are necessary at the water treatment plant will be without question and appropriate in a public zone. Ms. Penne said this expansion is part of the 1980 water manage- ment plan, which was adopted by the city. The treatment plant has been in operation since 1965 and has not been renovated ~n b,at time. The expansion will allow the function to switch over while the old plant is renovated. This will increase the capacity, which is in consideration of growth for the city. This is a necessary upgrading to allow quality water supply. Ms. Penne said the zoning was put on the site after the plant was there and no SPA plan has been adopted for the current water treatment plant. All the land within this zone is owned by the city of Aspen, and the buildings fit within the permitted uses of the public zone. Ms. Penne discussed the rezoning criteria pertinent to this request in the memorandum in some detail. Ms. Penne pointed out that a GMP exemption is required for this addition to the plant. Ms. Penne noted a water treatment plant is neither a residen- tial, lodge or commercial development. This does not need to be reviewed or granted but it should be on the public record. Pardee asked if the construction road would be maintained or removed. Jim Markalunas, water department, said there may be some reason to use the road, but it will be fenced off and not for general use. 1./ -"~------_.~-"...------_.............-,,-------~_.,-"" "" ...- RECORD OF PROCEEDINGS 100 Leaves FORM" C.F.HOcCKELB.B.8tl.CO. March 22, 1983 Regular Meeting Code Amendment satellite Dishes Planning and Zoning Commission -3- Ms. Penne pointed out that environmental health and engineering departments have commented and these should be added as conditions to the approval. Hunt said there should be a description on how much earthmoving there will be, the cuts and the visual affect from Castle Creek road. Markalunas said this will not be visible from Castle Creek road. Markalunas said this will be landscaped and kept nicely as it is now. Hunt said he would like to be officially assured that this will not be visible from Castle Creek road. Anderson pointed out this is a two part request; rezoning and use determination. Blomquist asked if there is criteria for what an SPA consists of. Ms. Penne said there is a lot of criteria for SPA precise plans. Blomquist asked if there is enough land for the city maintenance shop to be added. Markalunas said there are 17 acres up there. Anderson opened the public hearing. There were no comments. Anderson closed the public hearing. Assistant City Attorney Gary Esary requested an amendment to condition 1 with the additional of "or an arrangement that otherwise complies with applicable state and local regulations with respect to sewage disposal". Ms. Penne suggested a third condition, "assurances be made by the applicant that any permanent cut and fill will not be substantially visible from the Castle Creek road and that the fence line be shown on the final plat." The Board discussed whether the structure would be visible from the road. Esary suggested setting a maximum heighth for this structure. Markalunas said this is a one-story structure which will be 13 feet. Markalunas said he would flag the building for the Commission, if they would like that. The Board discussed the site and the structure. Pardee pointed out this project is in the public interest; it is a minimum expansion on a large site. Pardee moved to exempt as per section 24-2.7 for pipeling upgrading in the Ute avenue area as outlined; to recommend to Council to rezone the site from R-15/SPA to Public, the area and bulk requirements be according to the site plan submitted with the application; this site plan must be drawn in acceptable form for recordation as per the engineering department; a use determination granting the facility in existence at the Castle Creek water treatment plan and those proposed in the additional outlined by this application is acceptable in the public zone. This is conditioned on the following; (1) extension of the sewer lines to serve the Cstle Creek treatment plantbe extended to the plant or an arrangement be made to complay with applicable state and local regulations with respect to sewage disposal; (2) sub- mission to the engineerind department of further deatil on the retaining wall, grading and landscaping plans for the facility and the construction road before final Council approval; (3) any visual impact caused by construction be mitigated by the applicant; seconded by Ms. Tygre. Pardee added that the application be modified to show the fence line; accepted by Ms. Tygre. All in favor, motion carried. Colette Penne, planning office, reminded P & Z that Ordinance 1, 1983, brought satellite dishes under building permits and HPC review. The planning staff has research how other cityies Regular Meetinq Planning and Zoninq Commission March 22, 198: Code Amendment Change in Use handle satellite dishes. Ms. Penne recommened a code amendment to allow satellite dishes by a one-step special review process in all zone districts. Ms. Penne also recommended these be a conditional use in every zone. Ms. Penne asked for direction from the P & Z on specific criteria. Anderson suggested some criteria such that satellite dishes cannot be in set backs and cannot be visible from major public rights-of-way. Ms. Penne said the staff will come back with a resolution. Pardee moved to draft the planning office to draft a resolution recommending to Council that the placement of satellite dishes be a conditional use in all zones in the city, and further to outline in this resolution the criteria by which such conditional use will be judged; seconded by Blomquist. All in favor, motion carried. Alan Richman, planning office, said the Code does not allow a change in use without competing under GMP. The planning office feels this is not a good situation. A building that wants to remodel may not belong under GMP. Hunt asked about adjusting the allotments. Richman said a change in use should be exempt from the GMP; let the planning office decide if there are impacts. If there are impacts, the P & Z will review this. The quota will be tracked through the building department. If a residential unit turns into commercial space, that unit will be subtracted from residential and added to commercial. Anderson said turning something into a lower, less intense use should be exempt. Pardee agreed a change in use would not be able to compete evenly or fairly in the GMP. Pardee asked the staff to run some possibilities to see if a change in use could compete at all. Richman said there will be a public hearing on this at the P & Z's next regular meeting. Hunt moved to adjourn at 7:15 p.m. seconded by White. All in favor, motion carried. (JLAk<<fJA ) -4 drLA Kathryn stl Koch, City Clerk """"' , I