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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES Mav 15.2007
COMMENTS ............................................................................................................ 2
DECLARATION OF CONFLICTS OF INTEREST ...............................................2
NORTH OF NELL PUD........................................................................................... 2
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES Mav 15. 2007
Ruth opened the regular Planning & Zoning meeting in the Sister Cities Meeting
Room. Commissioners John Rowland, David Guthrie, Dylan Johns, LJ Erspamer,
and Ruth Kruger were present. Brian Speck and Steve Skadron were excused.
Staff in attendance: Joyce Allgaier, Jessica Garrow, Community Development;
Jackie Lothian, Deputy City Clerk.
COMMENTS
Ruth Kruger thanked City Council for the support of upholding the 1001 Ute
decision. Kruger suggested postponing the minutes until the next meeting and
breaking the minutes into 3 sets at a time.
DECLARATION OF CONFLICTS OF INTEREST
None stated.
PUBLIC HEARING:
NORTH OF NELL PUD
Ruth Kruger opened the public hearing North of Nell PUD. Notice was provided.
Kruger asked why this came through the P&Z and Council and not just an
administrative decision. Jessica Garrow responded that a PUD was needed as well
as P&Z and Council approval.
Jason Lasser explained that Dean Street was being lowered with a pedestrian
access plan; there was no increase to the building but the hearing officer, Tim
Whitsitt, stated the grade change was from the construction on Dean Street. Staff
and the hearing officer determined the construction activity of fixing the southern
fa<;ade would be exempted because of the existing construction on Dean Street.
Lasser distributed a new Resolution #19 with changes in the conditions; the word
applicable was added to # 1; the applicant would provide graphic calculations; the
installation of an elevator to comply with ADA requirements; the height of the
building to be calculated; lighting plan added prior to recording the plat. This
project would be a nice addition to Dean Street.
Joyce Allgaier stated that the applicant's planner, Glenn Horn, presented new
information, which were some architectural changes to the building, such as
changes to the balcony railings, an additional cornice at the rooftop, removal of the
saw tooth edge and building up of the vertical members of the outside of the
building. Allgaier said that for these architectural exterior changes could be
accomplished by Community Development administratively and were not subject
to the moratorium and staff would like to see the entire PUD package come as one
piece to P&Z.
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES Mav 15. 2007
Jim True said that staff could address the architectural aspects. True stated that
P&Z had the discretion to consider everything tonight, or hear only the PUD, or
continue the whole hearing.
Jason Lasser said that the architectural drawings did not reflect the new changes.
Glenn Horn said that Randy Wedum was the architect, Joe Raczak was the
manager of the North of Nell and Steve Spears was from The Residences at Little
Nell. Horn noted that this project went through 3 City Planners. The North of Nell
was built in 1969 and represents the architecture of that era. Horn stated that part
of the PUD was to include a make-over for the building, cosmetic face-lift and
submitted architectural plans. Horn said that they could present the architectural
plans and staff could have time to review those plans and this could come back
with answers to the questions.
Joe Raczak said that they were told this could be a cosmetic improvement done
administratively with Community Development and the Dean Avenue
improvements made the North of Nell go through a major process.
Steve Spears said that the Residences were to construct the entire Dean Avenue
right-of-way from Galena to the Gondola Plaza and maintain through perpetuity.
Spears said part of the approval of the Residences was to redesign and re-engineer
Dean Street to make it the best street in Aspen with the richest pavers. Dean
Avenue was lowered, which exposed the North of Nell blank wall.
Randy Wedum utilized drawings to illustrate the architectural changes to the
fa<;ade to break up the block building with vertical columns, railings and a stone
base using the red base stone. There were stairs up to Dean Street.
Horn said the basic PUD was simple; there was no increase in net leaseable.
Guthrie stated this retail/commercial space would not be affordable "mom and
pop" space but rather high end retail. Kruger noted that the North of Nell was
forced to redo the space. Guthrie said that it was definitely a terrible space prior
to the remodel. Lasser stated from the hearing officer report "solely by virtue of
the calculation under the code as a result in the grade change in Dean Street and
despite the fact that there will be no change what so ever in the developed occupied
space change within the North of Nell".
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ASPEN PLANNING & ZONING COMMISSION MEETING
MINUTES May 15. 2007
LJ Erspamer asked where the elevator was being added. Wedum replied the lift
was where Stephen Kalein was located on the west side; there were 2 steps down
from Galena. Lasser explained this request for a lift came from the DRC
(Development Review Committee).
No public comments.
Dylan Johns said that exterior renovation would enhance the area of town. Johns
requested front and side elevations to illustrate the building as an element itself.
John Rowland said that vitality for Dean Street would be created and the new
direction for architecture was good.
LJ Erspamer echoed John and Dylan's thoughts.
David Guthrie said that this was an improvement.
Ruth Kruger congratulated the applicant for the improvements with the number of
owners to bring the project to this point.
MOTION: Dylan Johns move to continue the public hearingfor the North of Nell
to June 5th; seconded by John Rowland. All in favor, approved.
MOTION: LJ Erspamer moved to adjourn the meeting; seconded by David
Guthrie. All in favor, approved.
ckie Lothian, Deputy City Clerk
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