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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES Mav 01, 2007
COMMENTS ............................................................................................................ 2
COOPER STREET PIER REDEVELOPMENT - 508 EAST COOPER................ 2
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES May 01, 2007
Ruth opened the regular Planning & Zoning meeting at 4:40 pm in the Sister Cities
Meeting Room. Commissioners Brian Speck, LJ Erspamer, Steve Skadron and
Ruth Kruger were present. John Rowland, David Guthrie and Dylan Johns were
excused. Staff in attendance: Joyce Allgaier, Jessica Garrow, Community
Development; Jackie Lothian, Deputy City Clerk.
COMMENTS
Ruth Kruger inquired about the website not being updated; tonight's meeting was
not even posted. Kruger also stated that it would be good if the City Council
Grassroots telecast could be viewed online and that the Grassroots phone number
was incorrect; she commented that Snowmass had a playback option.
CONTINUED PUBLIC HEARING (03/20/07):
COOPER STREET PIER REDEVELOPMENT - 508 EAST COOPER
Ruth Kruger opened the continued public hearing for Cooper Street Pier
redevelopment: subdivision, special review, multi-family replacement and growth
management review.
Jessica Garrow provided a brief overview being that Planning & Zoning was
charged with 3 Growth Management Reviews: one for new commercial in a mixed
use building; one for free-market units in a mixed use building and one for
affordable housing. There was a Special Review to vary the trash, utility and
recycle area and recommend to Council the Subdivision request. Garrow said the
property was located in the Commercial Core, which is a historic district; the
design of the building was not under the purview of Planning & Zoning but rather
the Historic Preservation Commission.
Garrow said the lot was 2,842 square feet with a mixed use building and the
proposal was to replace this with another mixed use building, which would include
one free-market residential unit. This application was submitted prior to
Ordinance 12 so it therefore did not have to abide by the 2,000 square foot limit on
multifamily units; the free-market unit was only 8 square feet above the 2,000
square foot limit. Staff recommended approval and the proposal met every code
requirement.
Garrow said that the owner of this property has entered into an agreement with the
adjacent property owner to use some of the alley spaces to increase the size ofthe
trash, utility and recycle area and the redevelopment would have 2 parking spaces.
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES May 01, 2007
Garrow said the Parks Department requested a tree be placed in front of the store
windows and P&Z requested the tree not be placed in the view plane; the reference
for this tree will be removed from the resolution. Section 12 of the resolution was
specifically for existing street trees or trees on adjacent properties that may be
impacted by the construction on this site.
Garrow said in Section 1 there was a typo, which should be 37 feet instead of 100
feet. The multifamily replacement was included to the code during the infill
amendment and this was included as an administrative review. In the future this
will be a planning & zoning review.
Steve Skadron asked ifthere were any significant changes to this project. Garrow
responded the only changes were the elimination of the street tree and addition of
parking.
Mitch Haas said there were no issues with the staffrecommendations and want to
work towards solutions for issues. Haas noted the constrained site was boxed in on
three sides and the requests for special review were out of necessity. Haas said the
HPC approval does not allow the building street front to be moved back. Haas said
the free-market unit went up by about 40 square feet. The affordable housing
mitigation was 12.6 square feet of mitigation, which it seemed only logical to
propose cash-in-lieu given the site constraints.
Andrew Hecht said that if the recessed front was important from the original plan
then Council could tell HPC to amend their decision.
LJ Erspamer said that Andrew brought up a good point and they were all
concerned about that store front and it was the process.
Ruth Kruger said it was a shame when the HPC and P&Z have differences. Kruger
said that she liked the project but would continue to be mystified at how there can
be a view plane from a private property, which was a code matter.
MOTION: Brian Speck moved to approve Resolution #6, series 2007, approving
with conditions, the three (3) Growth Management Reviews and Special Review
under the purview of the Planning Commission and recommending City Council
approve with conditions the subdivision of 508 East Cooper with the amendments
of Section 1 the minimum lot width was 37 feet, Section 12 providing clarifYing
language of the street trees and Section 5 the approval date of May 1. Seconded
by LJ Erspamer. Roll call: Skadron, no; Speck, yes; Erspamer, yes; Kruger, yes.
APPROVED 3-1.
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES May 01, 2007
Discussion of vote: Skadron said that there was merit to this project; the free-
market unit could have gone bigger and appreciates that it was not; the
preservation of the historic internal element was commendable; improving the
overall aesthetic of the building will go along way for the community. Skadron
said the reasons that he voted no were stated in the minutes of March 20th.
The minutes would be approved at the next meeting.
Adjournedat5:l5p .
ckie Lothian, Deputy City Clerk
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