HomeMy WebLinkAboutbocc.min.spec.11211977 I:
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PITKIN COUNTY
IE BOARD OF COMMISSIONERS
,:'Special MeetinA November 21�1977
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�PRESENT: Chairman Michael Kinsley, Robert Child. �
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;;Crystal The Commissioners reconvened the public hearing to consider the Cryatal River Valley (:
River � `'
';�Valley =ezoning. Kinsley explained that the zoning proposal ha$ been changed as a result of .
!iRezoning - . . j :'
the various suggestions made at the hearings held. Child added his thanks for [he � ;:
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cooperation and spirit of the citizens in the Crystal River valley. John Stanford, of
�i the Planning Office, submitted the following exhibits: proof of publication notices from
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kthe Aspen Times, the Glenwood Post and the Roaring Fork Journal, the maps outlining the
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�i zoning categories, the minutes from the public hearing held Sune 2, 1977, the data
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i! submitted at the previous public hearings, letters of September 23rd and August 23zd, j';
.i �' 1977, from James Larson, a letter of September 28, 1977, from Jerome Gamba along with
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�� the Redstone Water and Sanitation District memo and a grant of option agreement. He j �
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noted that the tourist (T) zone originally recommended for the Placita area was changed ; '
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�� since the reservoir will not be built there. The new zone categories reflect the E
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( increased environmental concerns in the valley. Most of the valley is recommended for
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� RS-30, the Swiss Village tracts will be R-15, Sef£ Bier's land and the property owned
�` by the Seventh Day Adventists Church is recommended for AF-1, the area south of Penny "f"
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„ Hot Springs is AF-2, most of the area within the Redstone Water and Sanitation District '
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I`I is AF-1, the Redstone townsiCe is part tourist (T) and part residential (R-6), the j
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�i area across the river is B-1, the land between town and the mansion is AF-2, Redstone
f{ Ranch Acres is AF-1 and the remainder of the valley to the south is RS-30. The Planning +''`
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Office has presented alternaCes to these suggestions which include zoning the area between
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`i Crystal View Heights subdivis3on and the Garfield County line as RS-20 or AF-1, the �';;
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�� AF-1 boundar for the Church ro ert could be extended to the 7000' line, the Penny i'"
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�� Hot Springs area could be RS-20 or AF-1, the Llewellen property could be AF-2, and the i;.':-
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� properties above the lots fronting Redstone Boulevard could be R-30. The Planning Office {",
� could not recommend a different zone category for the Redstone Mansion because of the �+'
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Ij steepness of the slopes in the area. Kinsley questioned the S-1 zone for the area across �.".
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iI Highway 133 from the townsite; the two alternatives for this property are to mainta3n ��;
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�) it and allow for expansion or to zone to restrict it from growing and leave the existing ��
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operation as a non-conforming use. He favors restricting growth of the area because f
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� expansion would have a bad effect on Highway 133. Sim Larson, representing Mr. Llewellen, in
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said his client likes the AF-2 zone better than the AF-1 zone for his land, however lie �
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'! would prefer to extend the zoning far the Redstone townsite to his property baundary. ;1
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; Llewellen would like some of his land zoned for residential development since road access �
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�Coinmissioners Meeting November 21, 1977 ^ 1 �:t
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and utilities are available. Larson noted that the physical characteristics of the ;i
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property lend themselves to residential development, so they would prefer the R-30 zone:'
I Llewellen has no plans for comnercial development. Kinsley noted that there axe already
a substantial number of subdivided lots in the valley which have not been built upon;
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� these must be taken into account when zoning new areas for development. Jim Denton
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jsaid he is pleased with the zoning proposal of the Planning Office, and felt the '
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County should allow some time before zoning to higher densities if it becomes necessary.
� He favors a more restrictive zone for the B-1 property on Highway 133. Paula Mechau
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Mexpressed concetn about the narrow road access to the land between the Mansion and
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; the Redstone Inn. Stanford replied that the AF-2 zone would only allow about £ive j
� units in that area. Fred Gerbaz spoke in favor of a higher density for the Llewellen
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� property, noting that many people cannot afford to buy a Iarge tract of land for
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their home. Brenda Arneson agreed that large lots are too expensive, and added that
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ithe area across the highway from town should be zoned commercial because of its easy
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t: access to the highway. Mechau said any business development in that area would
� necessitate adequate parking facilities. Stanford felt that any business in that area �'•;
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Nwould be highway-oriented; he favored allowing development there to preserve the his- ��
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� toric character of the townsite. Silvia Morrison did not Iike the AF-1 zone for the (;
� 56 acres behind the lots fronting Redstone Boulevard. Leonard Short requested that 11
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� his property on Redstone Boulevard (lots 32, 33, 34 and 35) be zoned commercial, ;�
� like the surrounding lots. Paula Mechau, speaking for Nancy Lester, said Lester ''
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� would like a limit on the businesses in town to preserve its residenCial character. �i
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' Ruth Chacto favored zon3ng Short's property cwmnercial. Dolores Shnrt noted that the
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p new sewer system in town is very expensive and felt residential development should be
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allowed in that area to help pay for the system. Mr. Parker liked the AF-1 zone for •
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the Church property and felt the Commissioners should not allow a more lenient zone
category for the area. Silvia Morrison mentioned the gatehouse at the mansion, and j
asked if they would still need subdivision exemption to se11 it. Child and Kinsley
dfd not recall the situatYon, but agreed to check with the Cnunty Attorney on the
matter. Herb Klein, representing the Seventh Day Adventists, felt the 7000' line for '�
zoning is arbitrary, noting that there is some acreage above the 7000' line which would'�
be suitable for building. Most of the Church property is greater than a 45X slope
so it won't count toward density, but he asked that that AF-1 land be counted toward
the density allowance. He also requested that the Church property along the river be
zoned AF-1, which would allow for one or two units. Mechau felt the consequences of
higher density, such as the impact on mill Ievies, schools, etc., should be taken
into consideration. Kinsley agreed that it is a myth that one can increase the tax
base by allowing more people, since they generate more costs in the end. He added thati
Commiesionera Meeting November 21, 1977 - 2 �;
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�� the costs of growth for a community as a whole should be conaidered. Denton
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� favored adopting thia zoning proposal unt11 the effect of building upon the undevelop- f�~'
j�� ed lots can be seen; the County should not decide on higher density zoning until �
�� that time. Kinsley entered for the record a letter from the Crystal Valley Environ- f
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�� mental Protection Association supporting the zoning proposal. The question of zoning x
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�� the northern end of the valley for higher densi[y to handle Carbondale's growth was ;
�I discussed. Child felt that if the growth pressures inctease that area may have to be ;•
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zoned higher, but that shauld not be decided upon ahead of time. Kinsley agreed •,,
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.� that zoning to a high density ahead of time may promote growth. Larson asked if there �_:
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is a master plan currently in effect for Yhe Crystal River Valley. Stanford replied !
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1 , that there is not, and this zoning is based upon the existing land use. They are i;
{ planning to do a master plaa for the Crystai River in the future. .Tay Halliday �';
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requested that the Co�issioners consider adoption of the zoning at the December 12th
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� meeting so residents of the valley could be present. Kinsley agreed to do that. �i
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There being no further comment, the public hearing was closed. .7ohn Stanford agreed �
1 to send a map outlining•the zoning categories to the Crystal River after final
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adoption.
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There being no further businesa, the meeting was adjourned.
Respectfully submitted, APPROVED: �
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.,. ��6. .°C 0 Al.Z 7�dJL)d� �' Gi.(/1
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''� x„���{+' >' �� `ti Liz Stewart, Deputy County C1erk Cha rman Michael Rinsley �
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,;':�+.s�'�° �`,�'t: ;', Robert Child
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�,Cowaiesionera Meeting November 21, 1977 - 3 � '
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1977 BOARD OF COUNTY COMMISSIONERS
MINUTES EXHIBITS
NOVEMBER 21 CRYSTAL RIVER VALLEY REZONING
Maps outlining zoning categories Note: Unable to locate referenced maps to
attach to record
A Minutes of Board of Coun Commissioners Meetin of June 27, 1977
B Crystal River Valley Rezonin Alternative Pro osals
C Letter dated November 21, 1977 from James S.Denton,Crystal Valley
Environmental Protection Association
BOARD OF COUNTY COMMISSIONERS 22 1977 EXHIBITS TO MINUTES
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EXHIBIT PITIiIN C0.
� '`.L1ic Hoaring Exhibits
a bate . /1• 1•77
- - subfaas : ('�Thf�/ Pive.�' �Qzonu�4i
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atrive on other days. Ne noted ehat the major air carriers Have reduced their
rates for weekday packages for 135 beds, which does not resolve the Saturday overload
at aYl. Hickman added that he feels night flights would meet the public need.
ii The Commissioners agreed to think about the problem and meet with Stullet on the
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h . matter. ,
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Hwy. 82 George Ochs explained that a formal response to the State Highway Department's
E.I.S.
Statemene ptesentation on p2ans for State highway 82 should be made. Mr. Procense of the
Highway Department has received input from the downvalley local governments uhole-
heartedly supporting the apparent final recommendation for a four-lane facility
from Carbondale to Brush Creek Road. Ochs said that he and Bill Kane will joinCly
piepare a Copics list on the htghway and arrange fot a joint meeting of [he P 6 Z �
and Commissioners on July llth. At that time, they will review the topics list
with the two Boards and allow them to develop a foint comprehensive position on the
highway. This posi[ion vill then be framed in a resolution and forwarded to the
� Highway Department for inclusion in the final Carbondale East Environmental Impact
Statement. •
Set Child moved and Edwards seconded that a public hearing be set for the special
Public
Hearing review application for [he location of a repeater on August Sth, 1977, at 1:30 p.m.
Redstone A public hearing was convened at the Redstone Inn on the proposed Redstone re-
'� Rezoning
zoning. Bill Kane, of the Planning Office, presented [he Planning Office's proposal,
. � minutes, maps and letters to be made part of the public hearing record. Kane noted
that much of the Crystal River Valley is presently zoned AF-3, which allaws one
dwelling per acre; if full advantage were taken of this zoning category it would
allov 17,000 dwelling units. The Planning Office has worked extensively with the
caucus to come up wit}r zoning which more accurately ref2ects the needs of the a[ea. ��
They are proposing to change most of the area currently zoned AF-3 to AF-1, which
� • would allow ona dwelling per ten acres. An SOX usage of this zoning category would
resul[ in 1731 dwelling unics. The Redstone and Avalanche Ranch areas would be
� �onc�l T (eouri�e), RuJxton�� Rancli Acres would be AF-2, and F.lk Dtountain subdivision
- would be R-15. 'fhese zoning categories take into consideration the capacity oE the
Redsl'onc tinnit:ttiun system and Eti{;hway 133. TLey attempt to concentiate zoning for
[ourlst ai�ttviti�s in ti�e Sedstone community and near the entrance to the Avalanche
Cn•ok :�ru:i •,•lirre t��nri�c facilic[e� presentl.y exlse. Thu zontn�; will also, through
1,��: d,•o;Jtv. pt'�•cv.•C tl„• nr,�n�s nion�: th�• riv,•r i.n urdcr t�� h�(ninizc strcam nnl.l.ation
' c:ut::v�! h�' cruvl�.0 :I�i�l Y+�t�ufl". .
�, Couunlssionera Meeting June 27, 1977 - 9
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• Commcn[n rcrc hrnrJ (r�mi [hv puhlir,. � 1.�•nn 'li'ucr::i:�l•_ ......,. ::i:t ;. . !..:!i�:.< .,.��
used fur zoning CuCCJI❑ :If�•:lct d.i(lur�•n[ly. i::inv rvpiird Uci� i'or ltind fn prf.�:�cc .
ownezship which has been subdivided the County is legally bound ta �llov the unics
to be built. Paula Dlechau asked about the water supply. Joe "t�ton felt thnt ten
acre zoning may be too restrictive for prospeccive builders. Cliild replied that they ,
must make a choice betNeen cost and main[�ining a gooJ enaironment in the valley.
H lCane pointed out that [en acre density does not require central sewer, water or
services. He added that zoning can always be changed if circumstances change.. Jim �
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Denton felt that future growth in the area would have negative consequences, and
felt they should zone to contain, not accommodate, growth. Mary Waggner, who ovns
property across [he river from Redstone, asked why her proper[y is proposed for AF-1
zoning. She stated it has always been business property and requested that it remain
so. Kane stated thae her land is in the floodplain, so is proposed at the lowest
� density possible. She xeplied that her land is in no more flood danger than the town
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k of Redstpne. Carl Rollert mentioned the Seventh Day Adventist property near Avalanche �
� Creek which is proposed for R-15 zoning. He felt that density is too high. Ttuesdale
� agreed. Ann Bier, owner of the Avalanche Creek Ranch adjacent tot3�e Seventh Day
� Adventist property, felt that the proposed R-15 zoning is much too high. Hetb Klein
� was present to represent the Seventh Day Adventists. He stated that they requested
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AR-2 zoning for the area, and felt that only the 75 to 88 acres below 7000' in eleva-
9 tion should retain the potential for different uses. He stressed the importance of
� . keeping this land apen to different uses, citing its location halfway between Carbon- •
dale and Redstone as being convenient. The Church has no development proposal for
� the area, however they purchased it at Tourist zoning and want to retain the zoning
uses for when the market can support them. The water concerns can be solved by a
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transmission facility and storage tank. Klein reminded the group that any future
� development would have to meet the requirements of the Land Use Code which are very
� stringent, however if the area.is zoned R-15 they won't have eo go through rezoning
proceduYes. He stressed the importance of retaining the value of the parcel. Kane
�I said the reason the Planning�Office is proposing R-15 for the parcel is because it
� allows a more acceptable style of uses, not solely because of density considerations.
Truecdale felt tha[ the previous zoning was a mistake and that the area should be �
�, zonod to existing uses and remain farmland. Jeff Bier also felt that the proposeH p
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density for the land is too high. Katherine Rollert, a Swiss Village resident, said
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� that the residents care more about the environment they live in, qot "market values".
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Dr. Appel, of the Seventh Day Adventist Church, s[ated that the Church does not want �
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r .to gain on the lnpd, they just don't wan[ Co lose. The land was donated to the Church ;
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� ' � 'by' the Gustafsons and the Church gives [hem L monthly annuicy. He added that the
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Commissioners Meeeins June 27, 1977 - 10 ;
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Church does not want to hurt the community, but wants the Lord's will to be done
an the property. Klein stated that if a lower zone category is adopted for [he �,
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. Church property he hopes the County will take favorable consideration on any future
general submission application for the area. Mechau asked about pla[ted gubdivisions
- with no'water supply and what could be done about them. Edwards replied [hat no
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building permit can be issued without access, water and sewer. ,
There being no further public comment, the public hearing was closed. i,
There being no farther business, the meeting was adjourned.
Respectfully submitted, . Approved:
���lf� �� . �����lSs����=��
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Annie Coble, Deputy County Clerk Robert W. Child
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� �ommissioners Meetl�g . .lune 27.,.1977 - 11
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E,-._.� EXHIBIT
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� L�i::�D Oi� C0. c:U;.�,.� ., .�
��^ 7 PITKIN C0.
' Public Hearing Exhibit�
� CRYSTAL RIVER VALLEY REZONING pate : _.11��/:�.�._
Public Hearing 11-21-77 � P �D •
• • sub�eot : ��.[..�(Y.�l�.�.ZOnU7�
• Exh. No.:
ALTERNATIUE PROPOSALS �
. 1 . Area between Crystal View Heights Subdivision and Garfield
County line �
' As proposed - RS-30
Alternate - RS-20 or AF-1
. 2. Church Property at Avalanche Creek
As proposed - AF-1
Alternate - none but possible boundary change
3. Penny Hot Springs
As nr000sed - RS-30
Alternate - RS-20 or AF-1
4. Llewellen Pro�erty
As nroposed - AF-1
Alternate - AF-2
5. Properties above lots fronting on Redstone Blvd.
� Proposed - AF-1
Alternate - R-30 �
6. Rea�tone Mansion Prooerty
Proposed - AF-1 - �
Alternate - none �
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0030 Elk Lane
Redstone, CO 81623
November 21, 1977 EXHIBIT
Pitkin Count Commissioners F�OAfiD 0:' rr,•. D �
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c/o Michael Kinsley, Chairman PIT1iT.:1 � „2�,
Pitkin County CourtYiouse Public Hearir.; ..
Aspen, Colorado 81611 Dato : ..�f.�o�.l..�.�7........
sub�e�t : ��t,�l_�v�/ A�QZOnInU
Er.h. No.: ..-•--°..................•••-• �
Dear Sirs:
I am writing you at the request of the Crystal Valley En-
vironmental Protection Association.
The current proposal for rezoning the Crystal River Valley
area, as proposed by the Planning and Zoning Commission, was
reviewed by those members of CVEPA present at our November 10
meeting. We would like you to know that there was unanimous
agreement with the current proposal, and that the members
present were extremely pleased with the chanqes made in the
P&Z's proposal since the last public hearing in Redstone.
Wz are most grateful for your efforts to help protect the
environmental integrity of the Crystal River Valley, and
will wholeheartedly support your adoption of the current
proposal in its entirety.
Thank you very much.
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�James S. Denton
Member of the Board of Directors
CRYSTAL VALLEY ENVIRONMENTAL PROTECTION ASSOCIATION
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BOARD OF C0. COMAi'R'S ��F OF PiJBLICATTOI1i
PITKIN C0. G���D �1ST
Publia Hearing Exhibits
Date : �J��I•77 STATE OF COIARADO, 9 n O U
p 1ss. 1J
Sub�ect : CaJ�l�fi7�!�1.�LItQ.�ZOnI/� OUNTX OP GARFIELD.1
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I. ................8��4x:...y�.....S��d3�£s�.,........................... do solemnly
swear thai I am ..G.G'�����....�xA���7�:.................................. of ihe
GLEI�IWOOD POST• lhat the same is a newspaper printed,in whole
or in part, and published in the County of Garfield, State of Colo-
� rado and has a �eneral circulation there�n; that said newspaper has
� ��r,���w,t�,v����NO�Y,��x����kY, been published continuously and uninterruptedly in said County of
� �,,�,,������a!!wR�Nro� Garfield for a period of more than fifty-tivo consecutive weeks next
�+or�syh,nby'�w�Ane����ikn,o,ao: prior to the Cirst publication of the annexed tegal notice or advertise-
„�Gtu e.hda�6�ion�h�+Fi M�Co�ny'. ,� ment; that said newspaper has been admitted to the United States
mw1,J�,�.n�w�a�aw No�n,6«s��i� ; mails as second-class matter unde.- the pro�•isi�ns oE the Acr�,�
�'� r'!^�h'��O"'skN1°'R'�`�O1' + March 3, 1879 or an amendments thereoE, and that said newspaper
;e.Celol��<rctbn[Mw o�ia�piilnp�IM�n.�. , Y
-ii�cry.m�:nw..VSlby=i«m.asM?n�ki8'; is a newspaper duly qualified foc puUlishing legal notices and ad-
�°'�^h� .=if r �� ��d� J ,' � : vertisements w�ithin the meaning of the la�vs of the State oE
c��r o�m:�aPaia.+:�k�mop::�r . Colorado.
( b..xamlmid In�haCJ{�,«�h�q �co��n .
��Mar�ir kl Uiy i JaIL MF,n.Cel&�-durfn p .
��I l ynpukrbuAnm h o JniroqilOO�o.tin.'�o T ha t t he annexe d 1ega 1 no tice or a dvertiscment was published in
r's ro�m.;�na%+n��,hway c�i.,d,i. the regular and entire issue of every number of said newspaper for
. MN mop�at�8iw ovaliobh af��FlrMirrd t�
iSlw�ln�l{�Mlon�or M�� toMMn 1' J�-.
'� ` ��°�'��'^�'�'���^p^ the period of.Orie.....consecuUve insertions; and ihat the Eirst ub_
kJ+ � °ooido1Coun�ry�,C.�oiwn�"b""' � lication of said notice was in the issue of said newspaper dated
..t�P461taMd Oefabw�l0'�9/7��n�1h�Gl�n -� .
r��P����';C�' 3 �S.):�'r�'��«;1 i; ..,..QG:�Aki£.X:....�.0....A.D., 19.7�....., and the Iast publication of said
�s. .. . �
notice was in the issue of said newspaper dated ............................A.D.,
19.............
�- In witness whereof I have hereunto set my hand this .la.�. ........
day oE ......QCt.ah�Px................. ,..... A.D, 19... .. . ,_..
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General nager
Subscribed and sworn to before me,a notary publ c in and for the
County of Garfield, State of Colorado. this ....�..�.�17:...................... day -'
of ...S�G�,fak���.....................»............... A.D, 19....7..Z.
(SEAL) • .. . ��..�l��i.R�.R.�ll�
IQotary Public
My Commission Expires � ��pi�Jan..18�197y.:.........„....
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•�1�..ri 1.1�.l��.f� �ll�]..r.a�! ;
BOX E hOARD OF C0. COMM'R'$ ii
PITKIN C0.
Aspen, Colorado Public Hearing Exhibit5
Date ; .___ll.,�/. '�7
Sub�ect : �.�-�,jeL�nrL..L�1�/L�iZ�
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PROOF OF RUBLICA710N
STATE OF COLORADO j
� �. Copy of Notice
County of Pitkin )
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I _W 11118ID A. Dunaway do solemnly awea.r that
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I am khe -••-....._�Ub1.�S��.�:._._............... of THE ASPEN TIMES;
that the same is a weekly newspaper pdnted, in whale or in part,
and puhlished in the County of Pitkin, State of Colorado, and has
a general circulatton there[n; that satd newspaper has been Qub-
lished continuously and uint�erruptedly in satd County of Pttk3n,
for a •period of more phan #(fty-two cansecutive weeks next prior `' ' " �
to the �irst publiCa.tion of the annexed le al notice or advertise- "� �
ment; that said newspaper has �been admiE ed to the United Sta.tes ���`y��Pu61i�:nofi,C�
��,'t c �� .
mails as sceond-class matter under khe •proWsions of the Act of � Re�`�ry`ertal R[ver V�ley,,Re�'`'m�ig,�_� �
�t
March 3, 1879, or any amendments thereof, and that said neavs- �i ° �` ' �r . �: � �
paper is a weekly newspaper duly qual[fied for pubItshtn Ie ai NQTIC�u� �veutbate�p�yebear-';
g g Fing wil[t6e ba{d " the Pjtidn,County:�
notices and advertisements with the mea.ning of the laws of the F .�'�'M'mdsy,Nowmber 21,
Sta.te of Colorado. � 19,7�?ak:�.00 P11[ia'the.Redetaoe"•Inii at_.t
�.�.Coloesdo;to om6ider?i�sezoaiag ; '�
"cf,�teeAtit+eCryefalRiverVaIle};�loeatedin ' �
That tt►e annexed legall notice or advertisement was published 1 p'�°�O1II�',
in khe regula.r and entire fssue of every nutnber of said weekly �Ci p es o'f flie peopoaed rezonwgmeps mey.:; �
6e e:amined 'm the O@ice of the City- : '
newapapers for the period of ...1............. consecutive inserttons•and ✓:�1II��°AR°r 1II���•A�R �O�' '- ;
that the first j ';or�do llunug the�regulei biuinees haufe ; �
publtcation of sa.d �otice was in the issue of,said e=oo--a.�-t�4_bb0 pm;, M�d'e�it,� ,
Fi�dsy Cop�ee�fAe �
ave�e at the General$to�sRedstonro".-: f
newspaper dated October � __ A. D., i9 _77. and that ��tluRads�Oelaa:;:� '
---••... . ...................••••••••• t ,., ' ;
the last�publlca.tion of said noUce was in the issue of said news- `� BY�e��K�e1eY ��et!::
'�:a„� Board oCCaunly Co�miaeia►e:s'
.w.,t'��t�.;,��it� : � � L ...
paper dated Publ�ehed:itt the '�y �� `' `
••........._..._........_•................ A. D.. 19...-••.. . L__ �15med T6ured
� � , !�YVC 8�19�� t .,�\ �f•; �.�G
�ir/' � '-=!' .. ._._ .._ aj'��_k.wi..�,:._..,.
.....--°••••LG����r4:�!:Cl....I.��...�j:�!.•••••---°-....
5ubscribed and sworn to before me, a nota.ry public in and or
the County of Pitkin, State of Colorado, this _....l..�......__ day o! .
'�?�:'�,,,�L.I..�C��.:/1..•-•-... A. D., 19.�1. >:
• ....�C: .L�,,r.•=/•.. �'.�.......__ ��. . i�'
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Nota.ry Publlc ;:
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azy commission exptres My-�ommissioa.Expires..�tav. 3. 19II0 �
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PITKIN C0. •
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sub�ect : I�d.Z07)!l7�.
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vallcy journal septeml�er 1,19?i pal;c 1G • •
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