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HomeMy WebLinkAboutminutes.apz.19730717 - -.. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Aspen Planning & Zoning July 17, 1973 FORM'. C.F,KOECKHB.ol.lIl.CO. Meeting was called to order by Vice Chairman Bruce Gillis Bruce Gillis at 5:10 p.m., with Bryan Johnson, Jack Jenkins, and Barbara Lewis. Also present City/County Planner Herb Bartel, Assistant Planner Donna Baer, and City En- gineer David Ellis. Barbara Lewis made a motion to approve the minutes of the July 10th meeting. Seconded by Johnson. All in favor, motion carried. Pitkin County Courthouse - Historic Zoning Top of Aspen Rezoning _ Comments on County Recommendations Vice Chairman Bruce Gillis opened the public hearing on Historic Zoning for the Pitking County Courthouse. City/County Planner Herb Bartel explained that: (1) the Pitkin County C urthouse was a candidate for historic zoning; (2) that this zoning is not in conflict with the plane of the County; (3) had received permission to proceed from the County Commissioners; (4) now holding a joint meeting of the city P & Z and the Historic Preservation Commission. The Historic Preservation Commission had a quorum pre- sent at the meeting. Robert Marsh, a member of the Commission, pointed out that the Courthouse meets all the requirements for historic zoning. Further stated that H _ Zoning would be necessary for preservation, of the Courthouse in its present state. As there were no further comments, Vice Chairman Gillis closed the public hearing. Barbara Lewis moved to recommend Courthouse for historic zoning. All in favor, motion carried. the Pitkin County Seconded by Jenkins. Planner Herb Bartel explained that the county Board of Commissioners had made their recommendations on the re- zoning. The pitkin County Planning and Zoning Reso- lution concerning the McCullough Oil-Top of Aspen Re- zoning was submitted to the Commission for their review. Bartel pointed out that: (1) the application area covers 226.68 acres; (2) existing zoning is R-15, R-30, and AF-l; (3) the application is such that the development on the total 230 acres would occur only on the lower area, 195 acres would remain open and be conveyed to ~ither the County or the Forest Service. The recommendations of the county were as follows: (1) All development shall occur according to an approved PUD plan; (2) Density shall be limited to 188 dwelling units; (3) The units shall provide housing for permanent residents wishing to own a home as well as rent; (4) The initiation and phasing of construction of the project shall be approved by the County so as to correspond to the ability of the public sector to solve the .problems of impact including a solution to the school site location serving ,~_.~ __., '1 1" , .11 ".... - # RECORD OF PROCEEDINGS 1 00 Leaves fORM 'C. C. F. HOECHL S_ ~_ " L. CO. Regular Meeting Aspen Planning & Zoning July 17, 1973 the area; (5) The applicant shall be required to participate in a realistic solution to the road and circu- lation system, in the general area of the project which shall include a pedestrian path connect- ing subject property with the Trueman property being purchased by the City; (6) Salvation Ditch shall be protected and any ditch seepage or ditch failure within the pro- ject area shall be the responsibility of the applicant. Public access to and along the ditch shall be preserved; (7) The land not planned for development (195)acres shall be dedicated to the Pitkin County Board of Commissioners or the Forest Service for use as open space and parkland. In the event that the land is conveyed to the Forest Service and the County shall enter into an agreement with the Forest Service requiring County approval for any road construction or land use changes to occur in said area; (8) Landscaping within the development area shall by an approved plan; (9) The developer shall provide for vehicular, pe_ destrian and bicycle circulation within the pro- ject to include a pedestrian and bicycle ease- ment along the southern boundary for future access to schools; (10) All utilities shall be placed underground; (11) All building locations, setbacks, heights and similar matters shall be established according to an approved PUD plan; (12) The applicant shall be required to participate with other land owners in providing a proportion- ate contribution in a shuttle transportation system linking the area hereby recommended for rezoning with Ruby Park. Bartel stated that the County Planning & Zoning Com- mission had found that all slopes over 40% should have no density. Based on preliminary findings, density on the remaining area (over 8,200 ft.) should be AF zoned. They had come up with 188 units in the area, whereas the existing zoning allows 330 units. At this time, Bartel asked for comments by the Commission on the County recommendations. The Commission came up with two recommendations: (1) The Planning & Zoning Commission would like to request assurance that public facilities, i.e., schools, roads, (anything that has an impact on public facilities) can, in fact, be provided. /'-. -""" RECORD OF PROCEEDINGS 1 00 Leaves FORM" C.F.HOECK!.LB.8.aL.CO. Regular Meeting Aspen Planning & Zoning July 17, 1973 (2) Further request that with the revision of the Master Plan, the type of housing not necessarily be restricted to resident hous- ing, but rather to the, results of the find- ings of the revising committee, i.e. which is more appropriate, short or long-term housing. Jim Reser, representing Tri-Co Management, stated that they would like to see a school built in that area. Reser estimated that the completion of the project would take five years, since it won't begin until after the Silver King units are finished being built out. Jenkins stated that he felt that permanent housing had a greater impact on the community than did other housing (schools, hospitals, etc...) Fred Hibberd- Final Approval Assistant Planner Donna Baer scbmitted the agreement and site plan, and stated that the Planning Office had not had time to review the agreement. Would like the Commission to review the agreement. Ms. Baer stated that she had discussed the situation with City Engineer David Ellis and is concerned with the waterline coming off the top in the following respects: (1) Is there an alternative to coming off the reserve water tank; (2) Question the ability to rehabilitate the cut for a 6" line over the bank; (3) Hesitate to agree to an investment which would commit us to extensive further development on the site. Ellis stated that the original recommendation for a waterline for adequate fire protection did come down the hill. Felt this one would be better, but still on a relatively steep slope and probably would require excavating equipment. Also felt that the specifications for burying the waterlines must be resolved. As far as utilities, would require a letter of confirmation from the utility companies that they would do it by hand or allow somebody else to do it by hand accor- ding to their specifications. Vice Chairman Gillis stated that water has become more of a problem, and questioned the capacity of the reserve tank. Ellis stated that there was no way the three houses could be served out of the existing system if there were houses built beyond. Felt that 3 houses would not be a substantial load. .- ""- RECORD OF PROCEEDINGS 100 Leaves fORM 'C' C. f. HOECKlL B. B. II L. ~D. Regular Meeting Aspen planning & Zoning July 17, 1973 Ellis stated that the reserve tank is currently being used for domestic supply by the Aspen Alps, and that it was also a back-up supply for the en- tire town. Normally, it doesn't drop below 10%, but during peak periods drops in excess of 50%. On the question of trail dedication, the Board of Adjustment did not state whether the dedication would come prior to the approval of all the units or afterwards. The Planning Office would like to see the dedication now. Hibberd stated that once the dedication took place, he could be turned down for any further development that he has plans for, which would be a $16,000 loss for him. Suggested the deed for the dedication could be held by the City Clerk and recorded only after the subdivision approval is given for the balance of the units to be built on that lot. At this point, Hibberd gave a quick history of his project for the benefit of the new members. Hibberd stated that he felt the vegetation and drain_ age problems had been satisfied. Wants to build a 6" waterline and then revegetate. Stated he is putting up a $4,000 bond for revegetation over waterline, and another $4,000 bond for the revege- tation around the three houses. Ms. Baer reiterated that the planning Office had not had time to review the agreement, they were still concerned about water considerations and~. revegetation. Ellis stated that the fire protection capability would not be as good if another alternative were used. The current three buildings could be serviced from the Galena Street water main, but in the future as development went up the hill, they could not. Stated that Willard Clapper, the Fire Chief, said it would allow satisfactory fire protection. Commission questioned Hibberd on the slope of the three houses. Hibberd stated that the slope ranged from 35%-50%. At this time, the Commission agreed to allow the Planning Office time to study the agreement, and also to take a field trip to the site of the project to allow the new members a chance to see the area. Vice Chairman Gillis stated that he would like to see an estimate on the cost of revegetation. RECORD OF PROCEEDINGS 100 Leaves FORM", C,F.HOECKclB.o.1l L. GO. Regular Meeting Aspen Planning & Zoning July 17, 1973 Hibberd stated that he and Ellis had $8,000 for the cost of revegetation. further stated that he had consulted architect for advice on revegetating agreed on Hibberd a landscape the project. Charles Vidal arrived. Commission agreet to meet at 4:00 p.m. for a field trip at the Durant parking lot before the meeting on Thursday. Hibberd stated that he would like the Commission to come to agreement on Thursday whether or not he should do the entire project as one subdivision. Jenkins suggested the possibility of building their own reserve tank as one alternative to the problem of water. Villa Phase II Gillis stated that the Commission had taken a field trip to the site of the project. Sited three major problems: (1) Need an adequate cul_de_sac; (2) If they do provide one, they would be too close to the river; (3) the problem of access. Jenkins stated that there was no space between that piece of property and the next, an no space in back. The Planning Office found that the parking and cir- culation were generally inadequate. Ms. Baer stated that the backing space is the bare minimum, and would create a major problem with snow and/or plants. Developer stated that there would be a park that would cover 1/3 acre. Also stated that the pro- ject would also provide two. parking spaces/unit. At this point the Commission listed there appre- hensions with the project: (1) Must provide an adequate cul-de-sac. (2) Must provide a plan for an easement. (3) Question circulation for fire and emergency vehicles. (4) Too close to river (6' from high water mark of this year). (5) Pollution - possible eliminated with ade_ quate curbing. (6) Improved spacial relationship with peri- meter neighbors. (7) Question total effect on road coming down to bridge. (8) Evaluation of density by Planning & Zoning Commission. fORM ". C. F. KOECKeL B. ~. /I l. CO. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Aspen Planning & Zoning July 17, 1973 Bay Street Estates, Jack Miller - Stream Margin Requests (9) Willard Clapper not satisfied about cut at bridge _ feel Mr. Clapper should comment. (10) Would like a public pedestrian access. (11) Would like to see the possibility of a trail through the property. Ms. Baer stated that the Planning Office is satis- fied with the stream margin requests. Vice Chairman stated that he was concerned with any density which would effect the balance of the greenway. Felt the increased density would affect the river. Jack Jenkins stated that if all the lots were de- veloped to that extent, the area would be unlivable. Should be looking at the long-term solution for that area. Area resident George Mansfield stated that there are.increased problems with parking and density with duplexes. Did not feel the problem would be as great with single_family dwellings. Developer of Bay Street Estates pointed out that this would not be a typical duplex. There would be separate ownership for each side of the duplex. At this point, Miller's attorney stated that they were just to be discussing the stream margin re- quest at this meeting. Remo Lavagnino, another area resident, stated that he felt that the building of these duplexes would affect the stream margin request on the grounds of increased density. Felt it would affect the stream's important natural feature. It was pointed out that the Commission has to make their decision. Commission agreed this discussion until Thursday, July 19th. act on the requests at that time. 30 days to table Would As there was no further discussion, Barbara Lewis moved that the meeting be adjourned, seconded by Bryan Johnson. All in favor, meeting adjourned at 7:15 p.m.