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HomeMy WebLinkAboutminutes.apz.19691003 .. - fORM ',0 c.r.HOECKEL8,a.&L.CD. RECORD OF PROCEEDINGS 100 Leaves Special Meeting Aspen Planning & Zoning October 3, 1969 Meeting was called to order by Chairman George Heneghan at 5:10 p.m. with Robin Molny, Dale Mars and Norm Clasen. Hotel Jerome Rezoning Chairman Heneghan opened the public hearing on are-zoning request submitted by the Hotel Jerome, Block 79, Lots A, B, C, D & E from R-6 to C-l zoning. Mr. Jack Walls, Architect, was present representing the Hotel Jerome owners and showed tothe Commission a colored sketch of a preliminary site plan. Pool and bath house will be relocated in a different position. Will keep as much open space as possible. Extend the front across, lower than the present building with the same architecture, with an arcade included in the extension. Would like to develop apartment units on the back of the lot split up with open space in between, 10 units in each comprised of 2 and 3 bedrooms. 13,260 sq.ft. in each building. Owners feel to improve the economi base will have to develop and use more of the property. With a better economic base, will help to keep the Hotel Jerome. Do not feel that this c'hange will make a drastic change in the area. The units will be condominiums and rented to hotel guests. Will be under the density allowed. Commission questioned Mr. Walls on why they did not apply for a variance rather than re-zoning. Mr. Walls replied that this block is split, now talking about 4 lots which are almost surrounded by commercial. Chairman Heneghan request Mr. Walls explain the parking. Mr. Walls stated at this time the parking is shown as being on surface parking. The parking is still in question and would have to justify the expense if underground parking were installed. There is a possibility of going 2 decks underground, presently with on surface parking have 20 spaces. Chairman Heneghan reported a telegram had been received, name unknown lost in transit, but they were opposed to the re-zoning. Mr. Light was present and stated he was opposed to the re- zoning. Gentlemen from Boulder who is the Director of Public Works and owns property in Aspen stated he did not feel it was good zoning to put commercial next to residential should have a buffer zone. Suggested the owners apply for a variance so plans could be nailed down, when zoning is changed cannot say what the owners might do. Mr. Carl Bergman was present and stated he felt to keep the hotel, they would have to expand and agree with the re- zoning. Mary Hayes stated there should be a stop open the gate to go on down the street. gap, this would Concerned about the - - , .. RECORD OF PROCEEDINGS 100 Leaves F ORM ~l C. F. HOECK EL a. a. It l. co. P & Z, 10/3/69, continued. Hotel Jerome Rezoning school which is only 2 block away. Schools are put in residential zones so that the children can walk, this would create more traffic. Mr. Dunaway stated he did not object becasue he felt they do have enough commercial lots that they could do this development without going into more area. It is better when your going to develope to do a better job and not have to crowd it all on their present commercial land. Should encourage better design. There being no further comments Chairman Heneghan closed the public hearing. Dale Mars stated he would rather see the owners go for a use variance, concerned about the school being so close. Robin Molny stated to apply for a variance, hardship must be shown and when you buy property with zoning this does not constitute a hardship because that is the way the owners purchased the property. Mr. Molny read the criteria for re-zoning requests. Further stated a request has already been made to re-zone 1/2 block on Bleeker and granting of this request would reinforce other applications in the same area. Also there is a lot of other land that is C-l that has not been exercised as such. This project will tend to overcrowd. Agree there shuld be a buffer zone between residential and C-l. Mr. Clasen stated that a great deal of thought went into the Master Plan and would hate to tamper with the plan and leave the City wide open to spread without prior planning. Mr. Walls stated the development of this in leaving open space would not change the character, would still be a residential area. Feel this would still be a buffer zone, between purely commercial and R-6. Down the block there is a duplex, so there are more than single family dwellings in this area. Attorney Michael Fitzgerald stated to the Commission to re- quest a variance would require the drafting of further plans which would make the request prohibitive. With the new addition would be below the density, there is space for parking, and this is a unique situation since only 4 lots in the block still remain residential. The only non-commercial in the blocks surrounding are north on Bleeker, west on Monarch, only one house to the north of the pool area, only piece that is not being used for commercial use. Same situation does not exist to the west on Bleeker. Also consider the swimming pool use on the premises since hotel was bought, has been commercial for the last 20 years. Chairman Heneghan stated the Commission would tak a 10 minute recess. ,-. RECORD OF PROCEEDINGS 100 Leaves fORM \0 C.f,HOECKELB.a.!l L. CD. P & z, 10/3/69, continued. Letter from Mr. Whitaker as follows was read by Robin Molny: Hotel Jerome Rezoning I firmly believe that it would be a mistake to consider rezoning the subject property at this time. Granting such a request might open the door for such requests for rezoning the half blocks all the way to seventh street. Several such requests have already been made. Following the adoption of the Aspen General Plan, the business district was substantially increased in size. There is ample vacant business property without a further increase. The Commission has studied open space requirements for the business district, and has a request before it from the City Council for regulations providing for 25% open space in the C-C and C-l Districts. To grant a rezoning before solving the open space problem would be another mistake. I am concerned over the effect of such rezoning on the residential properties across Bleeker Street, as C-l uses would be facing these residential properties. There also appears to be considerable undeveloped Commercia property incilided in the Hotel Jerome property, no real need has been shown for the rezoning of the balance of the property. I believe that the Commission should recommend no action at this Time, and should continue its studies of open space, and the possibility of amending Title XI to include planned unit development in the commercial districts. /s/ Francis Whitaker Molny made a motion to recommend to the City Council they deny the request for rezoning of the subject property. Seconded by Mars. Roll call vote - Clasen aye; Mars aye; Molny aye; Heneghan nay. Motion carried. Subdivision Red Mountain Ranch Block #4 - Molny reported Subdivision-County due to the snow he and Mr. Mars were unable to visit the site. Also outlined the requirements by the City whic hare lacking on the plans as submitted: location and principal dimensions for all existing or recorded easements, water course, public utilities and other important features with- in and adjacent to the tract to be subdivised are not shown; no proposed streets, alleys, easements lot lines and areas to be reserved for public use are shown; total acerage is missing; names and addresses of property owners not ~hown; rights-of-way not shown and location of proposed bridges, culverts, surface or sub-surface drainage ways, utilities, public buildings, pumping stations or appurtenances not shan. Mr. Molny also stated the final plat should indicate how the City water ditch is to be located. ,".,_,...,.._,~_.,,"~_~ .__,,.___...,..~______...~,,., m F ORM ~I C. f. HOECK E L e. B. Ii L. CO. 1""''''' RECORD OF PROCEEDINGS 100 Leaves Subdivision Parking Heneghan-Resign P & z, 10/3/69, continued. Robin Molny moved that the Commission send this report of items missing from the plat to the County Building Inspector. Seconded by Norm Clasen. Roll call vote - Mars aye; Molny aye; Clasen aye; Heneghan aye. Rough draft of a letter, as requested at the last meeting, was read by Robin Molny relating to leased parking space fees. Molny moved that this letter be sent to the City Council as read. Seconded by Mars. Roll call vote - Clasen aye; Mars aye; Molny aye; Heneghan aye. Chairman Heneghan stated he would be moving out of the City this date and will be resigning from the Commission. Molny moved that the Commission recommend the of Dwight Shellman to fill the next vacancy. by Clasen. All in favor, motion carried. appointment Seconded Molny moved to adjourn at 6:30 p.m., seconded by Mars. All in favor, meeting adjourned. ( X:<-p~ AI~ ~rraine Graves, Secretary _..',.-..._....~- ....' _'__'>-"^"'--"~~"_"""_.'~'",.-~".