HomeMy WebLinkAboutcoa.gmc.min.012798.docGrowth Management Commission January 27, 1998
Chairman Sara Garton called the meeting to order at 4:40 p.m. with Steve Buettow,
Steve Whipple, Tim Mooney, Peter Martin, Roger Hunt, Jasmine Tygre, Patty
Clapper, David Guthrie, Marcella Larsen present.
MINUTES
Hunt moved to adopt the minutes of the Growth Management Commission dated
August 26; December 16 and November 13, 1997 changing page 4 of the November
minutes from “instance” to “instant”; seconded by Tygre. All in favor, motion
carried.
COMMISSIONER COMMENTS
Garton brought up a resolution from the Aspen P & Z to the County Commissioners
asking that North Forty be remanded back to the P & Z because the project has
changed so much and the P & Z should review the allocations for that project.
TIPPLER TOWNHOMES RESIDENTIAL GMQS SCORING
Garton opened the continued public hearing. David Hoefer, assistant city attorney,
reminded the Commission that notice was done correctly.
Mitch Haas, community development department, presented the Commission
members with a packet of procedures of the meeting, the scoring criteria and what
scores mean what, scoring sheets, and a letter from some adjacent condominium
owners. Haas reminded the Commission the focus of this meeting is the scoring.
Haas said this request is for 4 free market residential units. If the Commission gives
this project a passing score, this score has to be approved by Council and the
County Commissioners. After that, the project will move forward with land use
reviews in the city.
Haas presented a site map showing the existing site with the building, the Tippler,
being proposed for redevelopment. Haas showed the surrounding buildings, the
gondola plaza, ice rink, Rubey park, and Aspen mountain.
Haas showed the Commission a reference, the Neighborhood character design
guidelines for core neighborhoods in the city, prepared July 1994. This is described
as the base of Aspen Mountain neighborhood. Haas quoted from the report on the
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Growth Management Commission January 27, 1998
existing characteristics of the area. There are 5 advisory design guidelines for the
neighborhood; (1) set taller buildings against mountains to reduce their perceived
scale; (2) variety of building forms is appropriate in this area; (3) buildings should
appear grounded, not significantly above or below street level; (4) development
inviting to pedestrians is encouraged; and (5) parking areas should be screened to
the street.
Haas told the Commission the proposal is for 4 free market and 4 deed restricted
category units all in one building. The free market townhouses sit in the middle
with the deed restricted units on the ends. There is a pedestrian courtyard between
these units and the rest of the site. The parking would be under the southernmost
units. There is an extensive landscaping plan. There is an easement for access to
the Tipple Lodge. There are 4 surface parking spaces.
Haas noted the first criteria is revitalizing the permanent community, which
promotes permanent housing, downtown vitality and diversity within development
and a sense of community. The second criteria is providing transportation
alternatives, which seeks to reduce dependency on automobiles. The third criteria is
promoting environmentally sustainable development. The fourth criteria is to
maintain design quality, historic compatibility and community character.
Haas told the commission that on criteria #1 the plan provides 4 high quality above
grade housing units for rental. The proposal is for 2 one-bedroom, category 2 and 2
two-bedroom, category 3 units. The housing office states the affordable housing
component is 67 percent. The AACP refers to 60 percent as a critical mass. The
housing office recommends maximum points for this section. These units will be
fully integrated with the free market units. The proposal is consistent with several
elements of the AACP housing action element. Staff recommends a score of 4 for
revitalizing the permanent community.
Providing transportation alternatives seeks to reduce dependence on the automobile;
the site guarantees satisfaction of this criteria. The project proposes bicycle
facilities in the garage. The environmental health department states the change in
use from a restaurant/night club will result in fewer trips per day. This application
will not have an adverse air quality impact. Staff recommends a score of 4.
The third criteria - environmentally sustainable development - the site has little
vegetation and no significant environmental features or natural hazards. The parks
department states it appears if tree mitigation is found to be necessary, the proposed
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Growth Management Commission January 27, 1998
planting scheme allocates more than enough trees. The redevelopment will result in
more open space on site than is currently available. The development will result in
lower levels of solid waste generations, emissions from restaurant use, decrease in
PM 10 levels. The applicant has committed to water saving fixtures in all the units.
Staff recommends a score of 3 on this criteria.
Haas said the proposed design manages to represent the eclectic nature of Aspen’s
architecture. Haas noted the architecture makes each unit in this single building
look distinct. The building has been designed to achieve compatibility and scale
with neighboring structures. Haas said the proposal will spruce up the area. Staff
recommends a score of 3 on this criteria.
Sunny Vann, representing the applicants, told the commission the owners want to
redevelop the property with a more compatible use of the neighborhood. Vann said
the night club use of the tippler has caused problems and has had an adverse affect
on the surrounding neighbors. Vann noted that commercial use of the property is
not allowed. The site is too small to build a lodge on. This parcel was not
identified in the AACP as a potential housing site. The 4 free market units are
proposed to be 4 three-story townhouses. The units will be about 2800 square feet.
There will be 4 affordable housing units and they will be in category 2 and lower
price category 3. All these units exceed the minimum size standard. All units are
above grade.
Vann said this development meets all of the dimensional requirements of the LTR
zone. The density is not maximized on this site and the total floor area is within that
allowed for the LTR zone. This project is 30 percent open space; LTR zone
requires 25 percent open space. The parking exceeds the minimum requirement; all
spaces are located below grade with access to the units. There are also 4 spaces at
grade.
Bill Poss, architect, went over the site plan and the design and how it fits within the
neighborhood. Poss said they have met the design guidelines with the parking
below grade, it is in the urban downtown area with pedestrian experience. There
are a lot of small elements to add human scale to the architecture. Vann pointed out
the access to the property is across the Tipple Inn property and through an
easement. The access easement is subtracted from the lot area to calculate
allowable floor area. This easement reduced the size of the units and the scale of
the project. Vann said they designed the units as far to the east on site as possible
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Growth Management Commission January 27, 1998
to preserve the view line and exposure for the existing units. This will be a multi-
story structure replacing a one-story structure.
Mooney said it seems as if two more affordable units could be added to the top of
the building instead of high roofs. Vann said there is sufficient land to
accommodate the density but not to accommodate the floor area. Vann noted that
area is the closest to the North of Nell and to the adjacent property and adding
another floor would destroy all the view from the Tipple Inn and would impact
North of Nell. Martin asked what it takes to get a “5” in transportation. Haas said
it is difficult in a project of this scale. Larger projects might be able to institute a
van or transportation demand management system.
Garton opened the public hearing.
Gary Jacobs, Tipple unit #12, told the Commission the Tipple is the oldest
condominium on Aspen mountain and was the oldest ore bin on Aspen mountain.
Jacobs said there is too much density at the base of Aspen mountain. Jacobs said
affordable housing should not be located at the base of Aspen mountain. Jacobs
said the city should slow down and consider the history and heritage of this
community. Jacobs said the Tipple Inn should be historically designated. Jacobs
said the city should buy this parcel and make a park to emphasize the historic
mining elements of Aspen. Jacobs said he feels this development will create more
vehicles rather than less. Jacobs said the base of Aspen mountain should be more
open. Jacobs said there should be an environmental study because this is an old
mining area. Jacobs said the overhang on this building is 7 feet from his window.
Phyllis Bronson, Tipple Inn #10, told the Commission this is their full time
residence. Bronson said they are not sure how this will affect their day to day lives;
how their backyard and open space will be impacted. Bronson said they would like
to have story poles put up so they can see the impact of the building. The roof of
the Italian Caviar is their backyard.
Garton said this is a meeting of the growth management commission. The
community plan states only a certain number of units may be built every year. The
Commission needs to decide whether to award residential allocations to project. If
this project scores high enough to go, the P & Z will address more specific land use
and construction issues.
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Growth Management Commission January 27, 1998
Joe Raczak, North of Nell, told the Commission the Tippler has affected his
business and guests with noise and disturbances. The North of Nell is in favor of
this project as long as height limitations are met.
Dan Patterson, representing his parents as owners of the Tipple Inn, said the views
from 3 units will be greatly affected by this project. The affordable housing will be
within 5 feet of the Tipple Inn units. Bambi Patterson asked how high the buildings
will be. Poss said there are 3 criteria they have to meet for height in the code and all
the buildings meets those criteria.
Doug Nehasil, property manager Tipple Inn, told the commission the larger building
of the Tipple Inn is not opposed to the project; however, the smaller Tipple Inn is.
Nehasil showed the Commission units 1 through 9 face Aspen mountain and do not
have a site view problem. Nehasil pointed out the entrance to the Tippler was
changed from the north side to the south side and the noise for the large Tipple Inn
is horrendous. The owners of the Tipple Inn met with the applicant and did not
have problems with the proposal.
Garton closed the public hearing.
Haas said he has discussed the mining and historic aspects with the city’s historic
preservation officer who feels the buildings of the Tipple Inn are representative of
the 1950’s rather than they 1890’s. These buildings are not designated as historic
sites and are not listed on any inventory of historic sites. Haas said if sites are
historically designated, their views are not protected and there are new buildings
built next to them. Haas reiterated the applicant is staying within the height
limitations of the code.
The Commission individually scored the project. Haas announced the scoring;
average for revitalizing the permanent community 3.6; transportation alternatives
3.9; promoting environmentally sustainable development 3.6; maintaining design
quality and historic compatibility and community character 3.8 for an overall
average 14.9. This scores exceeds the threshold and is higher than the
recommended score.
David Hoefer, assistant city attorney, said if any Commission member wants to
question the scoring on any section or to make comments, they have the right to do
that.
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Growth Management Commission January 27, 1998
Jacobs said he objects because this is too dense and the Commission is allocating
units to the wrong parcel. Jacobs said the Commission did not get a fair and
objective presentation.
Hoefer noted this application has complied with all the due process requirements.
Garton said everyone who wanted to speak was recognized. It is very clear what
the zoning at the base of Aspen mountain is.
The Commission scored the application again.
Hunt moved to adopt the final score and to allocate 4 residential units GMQS to the
Tippler; seconded by Martin. All in favor, motion carried.
Meeting adjourned at 6:35 p.m.
Transcribed by Kathryn Koch, City Clerk
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