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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
COMMENTS ............................................................................................................ 2
MINUTES ................................................................................................................. 2
LIFT ONE CONCEPTUAL TIMESHARE/PUD .................................................... 2
CHRIST EPISCOPAL CHURCH GMQS AND OTHER LAND USE
APPROV ALS............................................................................................................ 6
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
John Rowland opened the regular Planning & Zoning Commission Meeting at 4:30
pm in Sister Cities Meeting Room. Commissioners present included: LJ
Erspamer, David Guthrie, Brian Speck and John Rowland. Dylan Johns was
excused. Staffin attendance: Jennifer Phelan and Sara Adams, Community
Development; Reed Patterson, Municipal Court Clerk.
COMMENTS
Chris Bendon said that Jennifer Phelan would be acting Deputy Director for
Community Development since Joyce Allgaier resigned.
MINUTES
MOTION: David Guthrie moved to approve the minutes from the July 1 ih and
July 24th meetings; seconded by LJ Erspamer and LJ Erspamer added to the July
17th that it was a property tax and not a sales tax district and added to the North of
Nell that the pedestrian amenity was amended after Erspamer asked about the
North of Nell being responsible for the pedestrian. APPROVED 4-0.
CONTINUED PUBLIC HEARING (6/19; 7/10; 7/19, 7/24)
LIFT ONE CONCEPTUAL TIMESHARE/PUD
John Rowland opened the continued public hearing for Lift One Conceptual
Timeshare/PUD. Jennifer Phelan stated that this was a continued hearing and there
were a number of meetings going through the nuts and bolts of the project. The
application was to combine a number of parcels into 4 distinct parcels; parcel 1
was to develop Lift One Lodge with 32 Timeshare Lodge units, guest services, 5
affordable housing units, sub grade parking, apres ski area and a public restaurant.
Parcel 2 was along Aspen Street with a structure containing 6 affordable housing
units; parcel 3 was the historic lift one park; parcel 4 was Willoughby Park to
relocate the Skiers Chalet building and develop at a Ski Museum, rehabilitate the
Deep Powder Cabins, provide sub grade parking, a shuttle stop and improve the
park and green space.
Phelan explained that this was a 4 step project for a planned unit development with
conceptual approval recommendation from P&Z to Council for conceptual. The
next step was final review to P&Z and then the final review to Council completing
the 4 step process.
Phelan said that the basic process was the same for a conceptual timeshare and a
PUD application. The proposed development was consistent with the Aspen Area
Community Plan; consistent with the character of existing land uses in the
surrounding area; Lodging at the base of the mountain was an appropriate use of
land; it provides affordable housing on site; updating and protecting historic
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
resources on the parcels. Phelan said another review criteria for conceptual
approval was the site design to insure that the PUD enhances public spaces and
ensures the public health and safety. There was an appropriate orientation of
buildings facing the street so that the streetscape was interactive along Aspen and
Dean; emergency access and vehicular access will be improved. Handicap access
to the ski lift would be improved. The third review requirement of conceptual was
that the landscape plan was compatible with the visual character of the city with
surrounding parcels of the subject property. Phelan said the applicant has been
working with the Parks Department to increase the usability of the Park, which will
be flushed out in the final review process. The applicant was looking at preserving
the old lift, the ticket office and the Deep Powder Cabins. Phelan said the
architectural character at conceptual was to encourage architectural interest,
variety, character and visual identity in the proposed development. This project
was incorporating natural heating and cooling features and looking at making the
buildings interesting to the pedestrian and streetscape. The lighting needed to meet
the safe, general aesthetic concerns and the code; this criteria was compliant.
Phelan noted a review criteria that the common park, open space or recreation
areas be for the mutual benefit of all; there were public improvements being made
to create better landscaped open space, rehabilitation of historic features on those
parks and those were met in the conceptual phase of review. Another PUD criteria
was that the utilities and public facilities were adequate to service the proposal and
the Development Review Committee met; there will be some service utilities
upgrades. Phelan said the last conceptual review criteria was the access and
circulation; the existing road network will be improved and this criteria was met.
Phelan distributed Exhibit C a letter from Michael Mizen and one from June 14th
and also Exhibit D an addition and change to the resolution.
Bob Daniel said the purpose of the meeting was to clarify some measure of the
energy uses and conservation, which will be presented by David Haughton.
Dave Haughton stated that he was a mechanical engineer interested in maximum
energy efficiency and minimum environmental impact. Haughton said that his
philosophy was to reduce the loads on a building so the mechanical can be down
sized. Loads can be reduced by adding insulation, using day lighting controls that
do not require lights to be turned on, reducing the amount of outside air and
recovering heat from exhaust air. Haughton said the main discussion was the
GSHP (ground source heat pump system), which has push pull systems; there was
an integrated design process so that everything worked together to reduce the
loads. Haughton utilized slides to show the ground source heat system holes,
which were about 250 feet deep with a closed loop heat exchange system made up
of pipe to pump and send the heat throughout the building in the closed loop
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
.
system. Haughton said this was a hybrid system with gas boilers for the snow melt
system. Haughton said the system costs more to install but less to operate in the
long run. LJ Erspamer asked if the ground source system pump goes out will the
boiler be able to run the whole system. Haughton replied no and they did not
design a system with 100% redundancy. Haughton used slides of the rig used to
drill the holes and the heat exchange system prior to being buried underground.
Michael Wampler, public, asked if the pipes were independent. Haughton
responded the pipes were in a series and parallel connected; the whole idea was to
pressure test every step of the way and the system was designed not to fail.
Bob Daniel said there was a process to mitigate the energy demand created by
snow-melting South Aspen Street so the ground source system was a more
efficient way to heat and cool the building without condensing units on roof tops.
Daniel said this might be considered state of the art in Aspen but in the energy
world as state of the shelf; it has become a technology that was tried, true and
proven.
John Rowland asked ifthey were trying to achieve a LEDS accreditation. Daniel
replied not at this point.
David Guthrie asked about photovoltaic considerations with panels on the roofs.
Daniel answered that they did a quick sun study and Shadow Mountain caused
shade during the times of most need.
Rowland asked if staff called for an independent geotechnical study to gauge if the
mountain was shifting and how much per year. Phelan responded that at the
Development Review Committee April 11 th meeting referred to the installation of
an inclinometer with bi-month1y monitoring a minimum of one season cycling
before the issuance of a building permit.
Sunny Vann said that they were satisfied with the changes to the conditions in the
resolution at this time.
Guthrie suggested adding a condition that APCHA pay for the Deep Powder cabins
as affordable housing and consider funding options for their rehabilitation. Guthrie
asked that the wattage and fixtures for the lighting be sensitive to the area. Vann
said that they don't just meet code but have to submit a lighting plan that was
appropriate and reduce the overall lighting.
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
LJ Erspamer asked the timeline of the lift being rebuilt and the lodge being built.
Vann replied that the lift was a condition of Aspen Mountain Lodge, assuming that
it goes forward.
Public Comments:
1. Leon Fell asked to revisit the 2 sand volleyball courts with regards to timing
so that they do not lose the use of those courts; when the 2 go down another 2
would come up. Fell said the courts were integral to the success and vitality of the
event.
2. Galen Bright stated that fifteen owners of South Point would be dramatically
affected by the placement of the Ski Museum; he asked ifthere would be story
poles placed to see where the height and mass in the roofline will be located.
Bright said the obvious placement was the original design where the volleyball
courts are or consider placement on Aspen Street next to the Skiers Chalet
Steakhouse.
3. Tom Smith, attorney for the Caribou Condominiums, supported the 3Al
condition. Phelan responded that one of the conditions was to evaluate the
feasibility of increasing the setback ofthe lodge's east wing location in relation to
the eastern property line for skier access to the Caribou Condominiums.
4. Gail Morgan asked that the letter from Shadow Mountain Condominiums be
placed into the record.
Erspamer asked if the figures of the qualifications were checked and accurate.
Phelan replied that she was just handed the case and this was conceptual review.
Erspamer said that the HPC decision about the location of the museum was
something that P&Z could not address. Phelan replied that the final decision was
with HPC on the location of that museum; additional comments could be addressed
by HPC at final. Sara Adams stated there were HPC Guidelines to help with
decisions. Erspamer said that the Shadow Mountain owners have parked on street
for their overflow parking; he asked where will they park with this project. Phelan
responded that the overflow parking was proposed in the parking garage under
Willoughby Park.
Erspamer said the up-zoning from conservation zone was a big issue. Erspamer
asked what prevented another lodge from up-zoning to lodge to build another
private membership club at the bottom of Little Nell by coming to P&Z to get the
zoning changed. Phelan replied that the application would be judged on its own
merits and review criteria. Erspamer asked how much traffic this drop-off area
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
would generate. Vann responded there would clearly be an increase in the level of
activity that currently was being done in this area; there were proposals to transport
individuals from Ruby Park and other hotels along Dean Avenue and Durant via
the trolley system. Vann said the street section was designed to handle the level of
traffic.
Guthrie asked when the time was to ask about the large hotel vehicles driving one
person two blocks and how that could be dealt with; this was like a private limo
service. Phelan stated that this was a public right-of-way, which was a much
broader scope than just this application. Guthrie said that he could not put the
community issues on this one project.
MOTION: David Guthrie moved to approve Resolution #22, series of2007
incorporating Exhibit D, the language including APCHA pay for the Deep Powder
cabins as affordable housing and consider funding options for their rehabilitation,
the volleyball courts timing, concern for the location of the Ski Museum; seconded
by Brian Speck. Roll call vote: Rowland, yes; Speck, yes; Guthrie, yes; Erspamer,
no. APPROVED 3-1.
LJ Erspamer explained that the application does not promote the efficient use of
land with the change of conservation zone to lodge. Erspamer said he would like
to see this project become pedestrian friendly; there was too much traffic and
parking was a problem. Erspamer thanked the applicants.
PUBLIC HEARING:
CHRIST EPISCOPAL CHURCH GMQS AND OTHER LAND USE
APPROVALS
John Rowland opened the public hearing for Christ Episcopal Church. Sara
Adams stated that the reviews before P&Z were Growth Management for an
essential public facility recommendation to City Council; a Conditional Use to
increase the floor area from 7,118 to 9,500; Special Review to establish parking
requirements; and Dimensional Variances.
Adams explained that Planning & Zoning in 1980 approved 12 parking spaces with
4 on site and 8 spaces abeyance for future implementation. The development
requires a 5 foot rear yard setback, where 10 feet is required; a variance for site
coverage was also required. Adams stated that overall this project balances the
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
needs of the church; it was in context with the neighborhood and the addition was
sensitive and brings the building into accessibility requirements by the code.
Commission questions were regarding the site coverage amount requested. Adams
said the maximum was 27% and the applicant was requesting 40%; the building
was one story, well below the height limit and fit into the neighborhood. The
rectory was 4 bedrooms and currently housed the 2 full time employees.
Jim DeFrancia said that he was chairman of the building committee; the objective
was to make more efficient use of the facility for the present uses. DeFrancia said
that they were not planning an expansion of the congregation; they were
redesigning the spaces to be more efficient. Some other current uses for the church
included AA, the Aspen Music Festival, Aspen Youth Experience, La Leche, AlA,
and holiday baskets; it was clearly a community facility. DeFrancia stated they
wanted to bring the facility into compliance with the code.
Gilbert Sanchez, architect, said the intent was to provide appropriate worship
fellowship support spaces for the current congregation and the community; code
compliance; sustainabi1ity and accessibility were primary goals. Sanchez said to
comply with the current plumbing codes they were adding additional plumbing
fixtures. There would be new heating, ventilation and lighting improving energy
consumption and proper building insulation. Sanchez said they were adding fire
suppression systems providing a line of safety that doesn't exist now.
Sanchez said they wanted to maintain the shape and form of this church and add an
element similar in mass, which was a little bit smaller, and connect the two
separate modules with a glass circulation space but keep the residential rhythm for
this neighborhood. The new addition drops down to 18 feet 6 inches in the back.
Sanchez stated they were increasing the off-street parking spaces to 5 but taking
out the stacked spaces comes to 4. To accommodate the 1980 approval of parking
spaces they would not be able to utilize this development plan; there would be loss
of open space by providing the parking on site.
Sanchez said the setback was the minimum that they could ask for and the setback
only touched at 2 places.
DeFrancia said that they communicated with the neighbors sending letters to about
50 neighbors twice and held a meeting on August 151 with 2 neighbors attending.
The architectural harmony will be kept throughout the building even in the back. It
was not their intent to expand any uses of the church.
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
LJ Erspamer asked if the building was a designated landmark. Sara Adams replied
that it was not. Erspamer asked what the single family house was; did it have one
kitchen. DeFrancia replied that it was the rector's house and his wife that were
employed by the church and lived there in the single family detached house, which
had 4 bedrooms, a kitchen and living/dining room. Erspamer asked when this was
approved does this eliminate the abeyance for parking. Adams responded yes that
it would establish new parking requirements.
Public Comments:
1. Claude Salter said that parking was a problem in the neighborhood with the
uses in the church and the music going on in the tent. Salter said the distance
between the buildings was not consistently 10 feet apart; she disagrees with the
rear yard setback given the massing that they were adding. Salter said the code
allowed the choir to be kept and section 1024.5 of the IBC was the accessibility
Issue.
2. Ann Burrows said that she lived to the south of the church and voiced
concern was for traffic and increased traffic.
3. Warren K1ug said that he was a member of the church and the church was a
public facility that provides services for lots of community residents and a
community gathering place. K1ug said that the development of this building was to
make it better and more usable; he noted houses in the neighborhood had master
bedroom suites that were bigger than this additional square footage. The variances
make the building work better; the building remains appropriate to the character of
the neighborhood. Klug said the basement is currently not accessible to
handicapped and the renovation plan was very modest.
4. Steve Fallendar said that he lived across the street and the additional square
footage was considerable; he said the basement increase in space was also
significant. Fallendar asked that the resolution include that there will not be a
school at this location. Fallendar said that he was nervous about metal used as the
material; he questioned the landscape.
5. Colleen Collins letter was placed into the record. Collins said you could get
the same number of seats without increasing the square footage.
6. Bob Blaich said that everything that is done in this community affects
someone; this project has a high level of merit and it will benefit the community.
Jim DeFrancia commented that the extension of the church by 12 feet was a
function of design; the extension will have a construction area so the landscaping
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Aspen Plannin!! & Zonin!! Commission Meetin!! Minutes - Au!!ust 7. 2007
will come down but they will be sensitive to the finish design of the back side of
the church as well as replacing the landscaping. DeFrancia said that they cannot
convert to a school; they would have to go back through the process with a whole
different set of requirements. DeFrancia said they have made a representation into
the public record of their intensions of lack of expanded uses. DeFrancia said that
they do not anticipate a metal roof, currently they were looking at a slate roof.
Erspamer asked for explanations on special events and parking issues for the next
meeting. DeFrancia said that there have not been any parking problems from the
church. Erspamer asked for a site visit. Phelan said that she would set up a site
visit.
Adams said there was a survey in the packet dated December 2006, which shows
the alley is 20 feet.
Rowland said that it was a great piece of architecture and was respectful to the
neighborhood; he said the setbacks concerned him. Rowland asked that a shuttle
or other form of transportation be considered for big special events.
MOTION: LJ Erspamer moved to continue the Christ Episcopal Church hearing
to August 21"; David Guthrie seconded. All infavor, APPROVED.
MOTION: LJ Erspamer moved to adjourn; seconded by David Guthrie; all in
favor.
Transcribed by:
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ckie Lothian, Deputy City Clerk
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