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ASPEN PLANNING & ZONING COMMISSION MEETING MINUTES
APRIL 17, 2007
DECLARATION OF CONFLICTS OF INTEREST ...............................................2
LA COCINA REDEVELOPMENT - SUBDIVISION & GROWTH
MANAGEMENT ...................................................................................................... 2
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ASPEN PLANNING & ZONING COMMISSION MEETING MINUTES
APRIL 17, 2007
Ruth Kruger opened the regular meeting of the Planning & Zoning Commission in
Sister Cities meeting room. Commissioners present were LJ Erspamer, David
Guthrie, Brian Speck, Steve Skadron, John Rowland and Ruth Kruger. Dylan
Johns was excused. Staffin attendance: Sara Adams, Community Development;
Jackie Lothian, Deputy City Clerk. Amy Guthrie and Jim True arrived at 5pm.
DECLARATION OF CONFLICTS OF INTEREST
None stated.
CONTINUED PUBLIC HEARING
LA COCINA REDEVELOPMENT - SUBDIVISION & GROWTH
MANAGEMENT
Ruth Kruger opened the public hearing on La Cocina redevelopment, subdivision
and growth management. Sara Adams stated that the notice was provided at the
March meeting.
Sara Adams stated the application was for the redevelopment of308 East Hopkins,
which was previously called La Cocina Restaurant. Currently there was a 2 story
commercial building 2,745 square feet of net leaseable commercial space. The
property was in the commercial core historic district and the property was de-listed
from the historical list. The applicant went through HPC and received conceptual
design review, demolition approval and view plane exemption for 3 feet 3 inches
into the view plane. Adams said that in front of planning and zoning was a
recommendation for subdivision to city council and the growth management
review for 2 free-market residential units and affordable housing growth
management review. The applicant proposed 2,512 square feet of net leaseable for
commercial just under what they have now. There were 2 residential units with the
one on the second floor at 1,144 square feet and the third floor free-market unit
3500 square feet. Adams said that this application came in prior to Ordinance 12
that allows only 200.0 square feet. There were 3 affordable housing units that
exceed the square footage required. Adams said that the growth management
criteria have been met and the subdivision criteria also have been met; staff
recommended approval.
Sunny Vann stated that this project has languished for a while because of
scheduling problems but was exempted from the moratorium; it had to go to HPC
for the overall design of the building, pedestrian amenity and view plane. Vann
said the allowable FAR was 18,000 square feet and the proposed was about 12,000
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ASPEN PLANNING & ZONING COMMISSION MEETING MINUTES
APRIL 17, 2007
square feet. Vann said the highest point of the building was 35 feet; it was a
significantly smaller building than what could be built on this site.
Charles Cunniffe provided the roof heights and where the intrusion into the view
plane was located. Cunniffe said HPC wanted the third floor moved back from
Hopkins and that brought the building into the view plane by 3 feet 3 inches.
Sunny Vann provided a letter from the restaurant owners of LuLu Wilson in
support of the project.
LJ Erspamer said the application looks great.
Steve Skadron asked about the table on page 4 with regards to the FAR categories.
Sara Adams said page 27 of the applicant's book to show the review of the
numbers. Vann said if they were successful in obtaining the approval for the
basement commercial then the total square footage for commercial would be over
6,000 square feet but only 3600 square feet counts as floor area because the rest
would be below grade. Adams said the net leaseable space would count, which
was why they had to come back in for that growth management allocation.
Skadron asked the benefits of deed restricting the affordable housing as category 4
versus a lower category. Vann responded that the larger affordable housing units
take away from the free-market residential units.
Public Comments:
I. Bill Seguin said he owns the building to the west and was in full support of
this plan; his only concern was sidewalk access during construction for his tenants.
2. John Olson stated they have reviewed the shoring operations. Olson said
that the story poles were up 6 months ago.
3. Rob Itner, Range Restaurant, welcomed the project but voiced concern for
the sidewalk being maintained and cleaned. Itner said his preference would have
been to have a patio in the front of the building.
4. Tommy Toleson, Elevation, also welcomed the project and wanted to see a
patio in front.
A letter from Carl Bergman was read into the record opposing the infill ordinance.
A letter from 316 East Hopkins LP was in favor of the redevelopment ofthe
LaCocina building.
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ASPEN PLANNING & ZONING COMMISSION MEETING MINUTES
APRIL 17, 2007
John Rowland asked about the glass block wall. Charles Cunniffe replied the glass
block was on the west.
Ruth Kruger asked if 316 East Hopkins was designated historic. Sara Adams
replied that it was.
MOTION: LJ Erspamer moved to approve Resolution #021-07with conditions,
two Growth Management Reviews under Planning & Zoning Commission and
recommending City Council approve with conditions, the subdivision and
condominization of 308 East Hopkins. Seconded by John Rowland. Roll call:
Speck, yes; Guthrie, yes; Rowland, yes; Skadron, no; Erspamer, yes; Kruger, yes.
APPROVED 5-1.
Discussion: LJ Erspamer said the ideas were good and they followed the code.
Ruth Kruger said that it was important to work on a construction management plan
that was sensitive to the neighbors. Steve Skadron said the building had a lot of
merit and liked the affordable housing but the project doesn't go quite far enough
to satisfy the Aspen Area Community Plan. Skadron said that this project further
restricts the property to higher income brackets. Skadron said that the project
failed on Growth Management criterion B and subdivision review criterion A.
ckie Lothian, Deputy City Clerk
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