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RECORD OF PROCEEDINGS
100 Leaves
FORM!I C.F.HOECKELB.e.& L. CO.
Regular Meeting
Planning and Zoning
November 21, 1972
Meeting was called to order by Acting Vice Chairman Jim Adams, with Anthos
Jordan, Charles Collins, Bruce Gillis, Barbara Lewis, Assistant City/County
Planner Fred Wooden and Building Inspector Clayton Meyring.
Open Space
Requirement
Building Inspector Clayton Meyring presented the P & Z with
the Open Space Requirement as written in the building code,
with 6 additional points (see attached). These were to try
to plug up the loop holes. They were written to stop the
abuses, i.e. to Roaring Fork Condominium and the Golconda
Building. A patio does not constitute open space, no~ does
concrete raised above the level of the sidewalk mean natural
landscaping. Mr. Meyring felt the best way to stop the abuses
would be not to issue occupancy until completed, and if this
was in the winter time, put a rider on the occupancy, and in
the spring if it was not done, revoke their permit.
Fred Wooden said that this was needed for an interpretation
for the Building Inspector, and there should be a public
hearing set for the added items.
Vic Goodhard arrived.
There followed a discussion on items 1 and 2. P & Z members
felt that the 5' minimum depth would not be enough to include
walkways and landscaping along the side of a building. It
would not be necessary to have the open space in the front
of the building, it all depends upon the location of the
building and what is the surrounding architecture. 25% or
50% would not feasibly work out and could still be misused.
The difference between l' set back and 5' is not that much,
and does not accomplish what the open space means. An 8'
set back along the side was discussed for the walkway and
landscaping. Mr. Collins pointed out that a minimum was
needed, for that was an existing loophole now. Percentages
could be used to a disadvantage. .
Herb Bartel arrived.
The concept of open space is that it be usable and open to
the public. But how to define this in terms of mathematical
measurements is difficult. Mr. Jordan suggested that it
could be written in broader terms, and be used better this
way. Then it could be up to the interpretation of the
Building Inspector. A minimum should be set for the side,
and a strong one. Also stipulations to the effect that the
landscaping should be level with the sidewalk.
The open space requirements as written were turned back to
Planner to write in a different way, with the suggestions
offered to be incorporated.
FORM!I C.f.HOECKELO.B.&l.CO.
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RECORD OF PROCEEDINGS
100 Leaves
Regular Meeting
Building Height
Definition
Highway
Entrance
Resolution
Planning and Zoning
November 21, 1972
(See attached definition) The way in which the Building
Inspector measures height is to presume that all lots are
level. Up hill lots are penalized and the downhill side
has the advantage. A map was presented by Mr. Meyring show-
ing the proposed way of measuring height. The height would
be taken at right angles to the slope of the land. Contour
maps would be needed, and 4 elevations around the building
taken, measured at rights angles, would give the height and
an additional 5' possible for pitched roofs. By doing this
the number of case loads before the Board of Adjustment would
be cut down.
The natural undisturbed ground is the measuring point. It
was agreed to set a Public Hearing on the Height regulation.
Anthos Jordan made a motion for a Public Hearing for consid-
eration on height provisions to be amended to Height Defin-
ition. The hearing to be set for 1st regular meeting in Jan-
uary, which is January 2, 1973.
Planning & Zoning Commission wants to put before the Council
a resolution on the Highway entrances. There are 3 possible
entrances from the West, and the P & Z didn't want to take a
definite position at this time, but wants the record to show
that they have worked on it and additional work has to be
done. Need to find out if there is going to be cooperation
from the Highway Department on the transit system. The
minutes from other P & Z meetings has shown the conflict and
possible solutions, but first the P & Z has to meet with the
State to see how far they can go. The 1% sales tax can't
cover everything. in town and a transit system also. The
members felt that they should extend an invitation to the
County P & Z to work out an interim bus system. There was
a strong feeling expressed by Mr. Goodhard that the direct-
ion should come from the public, as to (1) do they want to
spend additional money, and (2) how to raise such. There
was a consensus that the P & Z members felt that they should
adopt the resolution before the February 21st meeting when
the State mades up its mind in March to allocate funds. A
way must be found to get the people to use the Transit system.
ASPEN PLANNING & ZONING COMMISSION RESOLUTION
WHEREAS, it is the intention of the City of Aspen Planning
and Zoning Commission to adopt a transportation plan which
shall be included in the 1966 Aspen Area General Plan as an
amendment thereto, and
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FORM 10 C.F.HOECKELB.B.IiL.CO.
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RECORD OF PROCEEDINGS
100 Leaves
Regular Meeting
Historical
Society
Plaque for
No. 1A Lift
Implementation
Sequence for
Transportation
Plan
Planning and Zoning
November 21, 1972
WHEREAS, the alternative highway alignments for the west
Entrance of highway 82, prepared by Alan M. Voorhees &
Association Inc. have been analyzed by the Planning and
Zoning Commission,
NOW THEREFORE BE IT RESOLVED, that the Planning and Zoning
Commission's findings concerning the west entrance of high-
way 82 to Aspen are as follows:
1) The preferred method of relieving highway congestion
at the entrance to Aspen is by providing a transit system
2) That the final highway entrance should not be deter-
mined independently of an alignment for a transit system.
3) The possibility of implementing an interim bus tran-
sit system should be investigated with the City of Aspen,
Pitkin County, Aspen Skiing Corporation and Aspen Highlands
Skiing Corporation.
4) Engineering design drawings, environmental impact
statements and field inspections will be necessary for the
Planning and Zoning Commission to resolve the alignment of
the west highway entrance.
5) That the Planning and Zoning Commission is desirous
of developing a partnership approach with the highway de-
partment so that the plan for the final highway entrance can
be developed as a joint community-highway effort prior to
February 21, 1973.
Charles Collins made a
Commission Resolution.
favor, motion carried.
motion to adopt the Aspen P & Z
Seconded by Barbara Lewis, all in
The Historical Society asked for a recommendation from the
P & Z on the plaque for the Number lA lift. Upon reflection
all the members were in favor of the plaque being erected.
James Adams moved to recommend a public hearing, to be set
for January 2, 1973, for consideration on the Wheeler Opera
House, Stoller House and Ute Cemetery for re-zoning changes
from P-Park to H-Historical. Seconded by Bruce Gillis. All
in favor, motion carried.
Mr. Bartel said there were four points that the P & Z had to
investigate.
1. City Council was holding a meeting with Truman on Wednes-
day, November 29, 1972, to discuss purchasing the RR property.
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FORM '0 C.F.HOECI';ElB.B.Itl.CO.
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RECORD OF PROCEEDINGS
100 Leaves
Regular Meeting
Planning and Zoning
November 21, 1972
2. Possible Hyde property purchase. Arthur Hyde was called
and he wanted a definite indication when the City wanted
the property. He has a tenant and wants to keep them up to
that date. Planning & Zoning should recommend when and how
they are to acquire. Mr. Hyde is more interested in the
underground purchase, and is not sure that he would care to
sell the above ground rights.
3. Dealing with the petitioners on election for street
closing. Recommendation has to be done for the meeting of
the Petitioners and the City Council on Friday, November 24,
1972.
4. Medians for Main Street. In the winter season the Engin-
eering Department could design, then the State Department of
Highways has to approve.
Mr. Adams said that what is needed is to set up a cost for
all of this. Hyde property is approximately $300,000 for
surface rights, RR property $350,000 for 5 acres. How is
the 1% tax to be used for these various things. The Planning
and Zoning can't come up with recommendation without knowing
this.
Mr. Bartel pointed out that it will have to be implemented
in phases, adjusting as it goes along. Open space purchases
can be done with re-issue of bonds. The only problem being
that the interest costs as much as the bonds. Decisions
need to be made as to what phases are to be started first,
and how much to bond each time in smaller amounts. Negotiate
purchase without condemnation.
Mr. Goodhard suggested that the P & Z set up a meeting with
Mr. Hyde to find out what he wants in line with costs, and
surface rights, and could it be held as an option.
Mr. Adams said that the P & Z could recommend to City
Council to hold this property as an option, without con-
demnation.
Discussion followed: the underground purchase and interim
measures, total purchase of property, bonding costs, moving
ahead now, for the value of the property will change in
years to come. Have someone go to the meeting on Wednesday,
the 29th of November to insist we get original piece of
Truman property.
Vic Goodhard made a motion to recommend to City Council to
negotiate for option on total Hyde property immediately.
Bruce Gillis seconded. All in favor, motion carried.
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FORM\I C.F.KOECKElB.O.ll L. CO.
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RECORD OF PROCEEDINGS
100 Leaves
Regular Meeting
Excerpt
from
minutes of
November 21,
1972
Planning and Zoning
November 21, 1972
Comments from the Planning & Zoning Commission on the
Petition for Street Closing, meeting of November 21, 1972
It will be the spring of 1974 before the Malls can start.
The petition shows little concern for the follow through.
Mr. Bartel has contacted the Colorado University and in the
February semester the students are going to design the Malls
as their project, which means that the plans will not be
complete until the summer of 1973. The petition will only
make the businessmen of the community angry and confuse the
public, for nothing can be started on the Malls until later.
Besides the cost of the election, there is cost involved in
just closing the streets, and on a permanent basis this will
only hurt the over all Transportation Plan. To show the
petitioners that the P & Z really desires to go ahead with
this program of Malls, the idea was suggested that the streets
could be closed for 4 weeks in the winter and 4 weeks in the
summer, but again it was realized that this would only cost
money that was not there yet to spend. The P & Z is desirous
of getting something started now, but their concern is with
starting it right, and carrying it through in one direction.
Designs take time, the business community has to accept the
concept to have it work and the materials, like railroad
ties have to be purchased. At this time the closing of the
streets will only jeopardize what so much time and money
has been spent trying to accomplish. The Commission wants
to do something now, and not give the appearance of putting
it off. Business doesn't want it to happen in stages. The
most that can be accomplished at this time is the designing
stage. Time and planning are needed because the finances
will not be coming in until September of 1973, and the P & Z
wants the petitioners to know that they are acting in good
faith, and would be happy to sit down and<explain the problems
involved, to arrive at an understanding where the phases fit.
It is physically and financially impossible at this time, but
they ask for that faith that they will be acting as quickly
as is reasonable. It was recommended that a realistic sched-
uling by P & Z and City Council of concept of Transportation
Plan of the Mall areas will be set by the end of 1972.
Anthos Jordan made a motion to recommend to the petitioners
that the Street Closing Petition be withdrawn because Plan-
ning & Zoning Commission feels premature closing of the streets
will jeopardize the future of the Mall program. Specific
scheduling will be determined immediately for implementation
of the Transportation Plan including specific timing for
construction of Malls. Seconded by Bruce Gillis. All in
favor, motion carried.
The meeting was adjourned at 7:45 p.m. to be continued on
Tuesday November 28, 1972 at 5:00 p.m
1Gu/ ~ ~c< f'Z---J
Karen Dreager, Recording Secretary
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Open space requirement - All (structures or construction) shall
be required to have not less than twenty-five per cent (25%)
of the building site for open space (as defined in Section 24-2.
(00) ) subject to the following:
1. The minimum dimension of the side of the open space
which is open to a street shall be one-half (~) of the
dimension of that side of the building site, or one
hundred (100) feet, whichever is less.
2. The minimum depth of the open space which is open
to a street shall be five (5) feet measured at right
angles from the front lot line.
3. The open space shall be continuous and not be obstructed
with building appurtenances and appendages.
4. Required open space areas shall be level with the
existing grade of the street which abuts said open space.
5. All open space shall be landscaped in a natural manner
and maintained by the owner(s).
6. Prior to the issuance of a building permit the City
Building Inspector shall require adequate site plans and
drawings of any required open space, including a landscaping
plan, in order to ensure compliance with this Section.
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ZONING
32":7
b. Projecting sign-shall not extend more than ~
feet from the building wall except where suc:" )\
sign is an integral part of an approved cano?y 0.1"
awning, and no projecting sign shall exceed (3
square feet in area where two. faces are visib18 or
10 square feet in area where only one face is
visible.
c. Wall sign-shall not exceed 10 square feet on any
onc building wall, exclusive of .cut-out letters.
d. Office building rcgist~'y-a wall.sibn or f:ee,~t,~~d-
ing Sig21 identifying included bus~ncss off:ces ~10t
to exceed one square foot in area, per oifice. Such
sign shall be excluded il'om-regular sig-n a:rea HITS.
tations.
e. Historic sign-a \Y2.11 sign iC:ent:fying ~ st~ct'.;re
of historic interest, not to exceed 10 _squa:'~ feet
in area. Such sign shan be exch.:decl fro:n rcw..:12.r
sign area limitn.tions and shan .be locat~d. only 0:1
.~ historic buildings.
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Open space rer;uiremcnt--AlI structures shull be re-
quired to huve not less tha:l twenty-five ;leI' cent (25/0)
of the building site for o~cn space area, provided, :1oweverr
th L th .. ~. . ~ -i.l ' . ~ ~~. .
. nl" .I. e nlln~mum Clmer..SlOn OJ., "ne Sioe OJ., "tlc open s,:::.ce
vlhich is open to a street .shall be one-lutli (1/2) of tr.e
dimension of that ~tde of the build~ng site, .or onc ht;.~dre8.
(100) feet, whichever is less. All open space u.ea shail be
landscaped and mainw.ined.
Perlornrance regulations lor strearrn margins . dist?~ct. AU
permitted and conditional uses of this district wit:'1i~ ':100 :eet
measured horizontally from) the high \vater ~inc of the Roar:r~g-
1"ork River and its tributary streams arc subject to t.he adG.~-
tional performance regulations contained in ,the Stl'C<:ffi Tr:3.r-
gins distri.~t as set fort:'l in .the supplementary re6~!ations
11-1-9 (g) [section 24-9 (g) J.
(b) C-C COMMERCIAL CORE: Intention-to al!ow the
use of land for ret3.i1 and service cQm~ercial, recre2.~io:l 2.:ld.
institutional purposes with customary accessory.uses. To en-
Sup;>. No.1
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SECTION XV
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DEFTNITIO:~S
For the purpose of this resolution certaln "ords or phrases are defined as
fo11o"s:
Vhen not inconsistent "ith the content ,lOrds used, in the present tense include
the future; "ords in the singular nu~ber include the plural number: words in
the plural nur.lber include the singular number and the masculine includes
the feminine.
"Accessorv Ruildin~ or Use~
A subordinate building or use customarily 'incidental to the principal
build ing or use and ,;I,ich is loca ted on the sa,"e 10 t wi th the princi. pa 1
buildi11g O~ use and n0~ including those buildings or. uses as defined
herein under Farm and Garden Buildings and Use.
"Building"
Any permanent structure built. for the shelter or enclosure of persons
animals chattels or property of any kind and not including advertising
sign boards or fences.
"Buildin~ Area II
Thc total area on a horizontal plane at the average grade level of the
principal building and includes all accessory buildings measured along
outside walls and exclusive of uncovered porches, terraces and steps.
.
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r'B~j-l-~i;~::'~~~l~~-~':::~n:~~p:~~:~-~ '~easu~:'d" a ~ righ-:-:~~':-::~:'-th~'~atura 1
undisturbed ground slope from tbe natural ground levcl to the highest
roof or parapet surface of a flat roof or to a point halhlay bet"een
the eave and ridge of a gable garn~re1 or hip roof. No structural
part of a gable gambce1 or hip roof :nay extcnd more than 33 feet
from the natural ground level as m2asu~ed at right angles to the
natural undistrubed ground slope Specifically excluded from this
r~qui.rement are chi~neys, vents, antennas and other Mechanj,cal
lIThvclling l"j1itll - 'devices.
I __ _, _ _ ._..
One or f,10re ~oms---'rn'~ addition to kt::cll~;n "or bil-th ."
facilities in a building intended or designed for occupancy by a
family or guests independent of other families or guests.
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(1) Studio: Limited - One room. indivisible, except for included
kitchen or bath facilities wllcrc the total floor area pf the
unit does not exceed 400 snuare feet.
(2) One Bedroom: Lilai ted - 'fuo roor"s in !:ldd'i tion to \:i tchen and/or
bath faci.lities ~1)ere the total floor Drea o~ the unit docs not
exceed 600 sC'l!<.lrc fect and where the floor fir-ea of the bedroom
does not exceed ]30 s~uare feet.
(3) Unlimited - 1\'0 or more rooms, in addition to a kitchen and/or
bath facilities.
IID~,.lellin0 , One-F~~::it,:,,~
A detached btli].jj~g c();ltnin~ng only one d~elling unit.
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J\ detached hllildiag cont!dning only t\\iO du~lj iI:~; uni.tn.
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