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HomeMy WebLinkAboutminutes.apz.19731211 - , , RECORD OF PROCEEDINGS 100 Leaves FORM5G C.F.llOECKELB.a./iL.co. Special Meeting Aspen Planning & Zoning December 11, 1973 Meeting was called to order at 5:10 p.m. by Chairman Jim Adams with Chuck Vidal, Bruce Gillis, Bryan Johnson, Jack Jenkins, Spence Schiffer and Geri Vagneur. Also present City/County Planner Herb Bartel and Assistant Planners Donna Baer and John Stanford. Bartel stated that the first meeting in January for the commission would be on the 8th, since the regular meeting date would fall on New Year's Day. Bartel then introduced Tony Popp, the new economist for the City. Bartel sub- mitted a rough copy of his resume for the Commission's inspection. City Council RESOLUTION #31, SERIES OF 1973 Bartel submitted a copy of Resolution #31, Series of 1973, passed by the City Council at their meeting of December 10, 1973. WHEREAS, the Aspen City Council has been advised that the Planning and Zoning Commission is intending to undertake and extensive economic impact analysis of large (more than 4 units) condominium developments in those areas designated Mixed Residential on the 1973 Aspen Land Use Plan, and WHEREAS, there exists several pending applications under the review procedures of Ordinance 19, 1973, of this type in the Mixed Residential Areas, and WHEREAS, the Planning and Zoning commission has requested that these applicants voluntarily withdraw or table their ap- plications for a period of ninety (90) days to enable the Commission to, with the aid of an economic consultant, ade- quately study the impact of these developments, and WHEREAS, the City Council has authorized this study and the employment of an urban economist to aid the Commission, and WHEREAS, the City Council wishes to demonstrate its sup- port of this study and to encourage affected applicants to cooperate with the City in this matter, now THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: 1. That the Aspen Planning and Zoning Commission be supported in its endeavors to analyze the impact of major condominium developments in the Mixed Residential Zone of the 1973 Aspen Land Use Plan. 2. That all applicants under Ordinance 19 affected by this study be encouraged to voluntarily withdraw or table their applications for ninety (90) days or any less period of time that may be needed to complete the proposed economic study. Bartel explained that the City will not be able to do an economic study within 30 days. Also stated that the Plan- ning Office does not hold the economic review as the only consideration. Bartel stated that the Planning Office has written to the applicants asking them to withdraw. Ms. Baer stated that Riverview Condominiums had temporarily withdrawn without prejudice. SPECIAL PRESENTATIONS FOR ORDINANCE #19 REVIEW ,/ '. RECORD OF PROCEEDINGS 100 Leaves FORM 50 C. F. HOECKH B.B.ll l. CO. Special Meeting Aspen Planning & Zoning December 11, 1973 Sherman Hotel Larry Windes and Randy Weedum were present representing the developer for the Sherman Hotel. Windes explained that the commission had requested that they give a comparison of their present proposal to what was pre- viously allowed. Windes explained that they had done a comparison based on existing projects, related the total density above grade and the density per lot, and compared the percentage of open space. Chairman Adams questioned the applicant as to how they could justify this much density. Windes explained that they were relating this to the commer- cial core from information received from the Planning Office. Weedum stated that the developer must have so many rooms to make the project economically feasible. Vidal stated that previously, the Commission had stated that it felt there must be a reason why hotel rooms were not being built. Agreed that size and volume relates to full-service hotel. Further stated that he is not bothered by the number of rooms if the massing of the project is satisfactory. Would like to see some new accommodations of that type in the com- mercial area. Stated that his concern is with view corridors and massing. Jenkins stated that he agreed with Vidal, basically. Stated his concern was with the collection of lots and the destruc- tion of existing buildings. Chairman Adams stated that he would object to any increase in tourist beds due to the lack of information as far as the transportation system is concerned. Stated he did not want a project of this size until after the transportation pro- blem is answered. Windes pointed out that Sherman had agreed to provide a shut- tle service in lieu of guests driving cars. Jenkins stated that no matter where you build the hotel, the people are going to go where they want to ski. Stated that Aspen needs a corresponding increase in tourists to the in- crease in permanent resident housing. Felt this was the best place to put tourists. Chairman Adams pointed out that they have not been able to relate the number of beds to how much the transportation sys- tem would cost. Does not feel that the Commission should make a decision on a project of this size until that cost is arrived at. Jenkins again stated that the Commission should determine how large they would like Aspen to become. Need to estab- lish a goal and then zone for that goal. Vidal explained that housing reacts to a demand, and that skiing creates a demand. Stated that if Aspen allows the skiing facilities to expand, let the community respond to that expansion with other facilities. -2- ~ '" RECORD OF PROCEEDINGS 100 Leaves FORM 10 C.F.HOECKELB.B.81l,ca. Special Meeting Aspen Planning & Zoning December 11, 1973 Jenkins stated that he didn't feel Aspen was obligated to provide housing for everyone who wants to live here. Vidal stated that if the Commission wants to limit growth, should limit the expansion of ski areas. Windes explained that they felt a need exists for a first class hotel in Aspen. Windes submitted a model of the pro- ject in order to provide an idea of the size and density. weedum pointed out to the Commission that one floor of one of the buildings is to be employee housing. Vidal pointed out that cated that there could space and hotel space. of a pitched roof over the Commission had previously indi- be a trade-off between commercial Further stated that he was in favor a square roof. Ute Village Condominiums Ed Baker, of the Alpine Land Company of Denver was present to make the presentation. Baker stated that this was a request for 77 units, with a mixture of condominiums, apartments, and two single-family dwellings. Further stated that of these 77 units, there would be 43 townhouses, with a mixture of 2,3 and 4 bedrooms. Also 14 patio houses and 2 single family dwellings and 18 apartments. Baker stated that most recent zoning allows 29 units per acre, but they are proposeing just slightly over 10 units per acre. Baker further stated that 22% of the project is devoted to lower cost housing. Further pointed out that there is an 8" sanitary sewer 150' from the western corner of the site and that located within Ute Avenue is a new 12" water main and 4" gas main. Stated that they were not sure if there would be gas available to serve the project, but that Holy Cross had informed them that there would be adequate elec- tricity to service the project entirely electrically. Baker stated that the anticipated development schedule would be to begin construction within 1 year and complete construc- tion within 3 years. Baker stated that he felt this project was consistent with the intent of Ordinance #19 Pat Maddalone was present and questioned the Commission on what considerations there were in addition to the economic consideration. Bartel stated that the Commission must consider the environ- mental factors, citizen attitude and the availability of public facilities to serve this project. Bartel further stated that the Planning Office would like the economic considerations at the earliest possible stage. Gillis questioned the number of people that this project would accommodate. Baker stated that they could not say at this point. -3- --~..........~.,. - --. RECORD OF PROCEEDINGS 100 Leaves FORM'~ C. f. IIOECKEL B. B. a L. co. Special Meeting Aspen Planning & Zoning December 11, 1973 Gillis left the meeting. Baker at this point went through the estimated projected cost of the units. Stated that all units were available for purchase by permanent residents of Aspen. Clarendon Condominiums Jim Moran was present, attorney representing the developer. Moran stated that this application has not been submitted or withdrawn. Stated that the written presentation has been in the hands of the Commission for 57 days. Vidal left the table due to conflict of interest. Moran stated that they are not able at this time to deter- mine whether or not they should withdraw. Moran reviewed Ordinance #19 with the Commission, reminding the Commission of the purposes of Ordinance #19 and the dut- ies of the Commission. Moran stated that in their presentation they would discuss whether or not the proposed use falls within the use guide- lines of the land use map. Feels that even if the Commission classifies this as a tourist-accommodation, could justify why this would be beneficial to Aspen. At this point, the developer submitted the following maps and plans to the Commission: site location map, site area map, existing land use map, existing zoning,Aspen interim land use map for that area, owner's commitment map, design constraints map, schematic site plan and site sections. These maps are available for review in the Planning Office, along with the report - CLARENDON - West End Street and Ute Avenue, Aspen, Colorado. Dr. Robert Crouch was present, Professor of Economics at the University of California, and gave a summary of the economic effects that this project would have on the community if it were used for tourist accommodations v. permanent resident housing. Crouch submitted a summary table of the economic impact on the City of Aspen of Clarendon at 100 percent occupancy by permanent residents and at 38.8 percent average monthly oc- cupancy by tourists and visitors. Sampling consisted of 600 condominiums in the area. Crouch summarized the impact in the following fashion: Demographic Impact (Giving the increment in the City's popu- lation for an average month and for a peak month); Fiscal impact ( General fund, Earmarked Funds, Special Districts, and total fiscal impact); Traffic Impact (total additional daily vehicle trips in a peak month, additional daily ve- hicle trips in a peak month using HWY 82, maximum additional daily demand for parking spaces in the Central Area in a peak month, and maximum additional daily vehicle trips to central area in a peak month); Pollution Impact (automobile emmissions, fireplace emmissions); Hospital Impact (addition- al admissions, additional emergency room visits); Skiing Impact (Maximum additional skier visits - average day and peak day for Aspen Mountain, Buttermilk, Snowmass, and Aspen Highlands); Dog Impact (Maximum additional dogs). -4- ...-.. -- RECORD OF PROCEEDINGS 100 Leaves fORM 50 C.F.HOHKELB.D.a L.CO. Special Meeting Aspen Planning & Zoning December 11, 1973 Dr. Crouch's report is available for review in the Planning Office. THE ECONOMIC IMPACTS OF THE BREWER, INC., CONDO- MINIUMS - ASPEN. Vidal stated that the Commission needed to study and consi- der these types of impacts on the community. Rick Farrel was present and explained the maps submitted, including: proposed site plan and site sections, project impact map, transportation map, population graph, and net fiscal impact chart. These maps are available in the Plan- ning Office for review - CLARENDON - WEST END STREET AND UTE AVENUE, ASPEN, COLORADO At this point, the applicant stated that they would be re- questing a height variance of perhaps 7 feet to permit peaked roofs on the buildings. Stated that the view planes had been taken into consideration, and the variance would not obstruct any of the proposed view planes. Further, had concentrated their density towards the Gant project rather than the park area. Applicant stated that most of the parking would be under- ground, beneath the tennis courts. Stated that they hoped to provide several extra spaces above ground for visitors. Vidal then submitted a map to the Commission showing points of access for a pedestrian within five minutes. Stated that there are very few places in Aspen that cannot be reached in ten minutes by a pedestrian. Moran questioned the Commission on exactly what they pro- posed to come up with in the 90 days, and further questioned the Commission on what more would be required of the appli- cant that they have not already submitted. Chairman Adams stated that he hoped the Commission could ar- rive at that answer in the very near future. Further stated that thte Commission would act on this project within the 30-day limit. Jenkins made a motion to adjourn the meeting, seconded by Johnson. All in favor, motion carried. Meeting adjourned at 9:35 p.m.