P&Z discusses project proposals | New
The Telluride Planning and Zoning Commission met on Thursday to discuss a myriad of project proposals. Items on the agenda included consideration of a landowner’s proposal to amend the current Planned Unit Development (PUD), the commission’s proposal to limit commercial uses of services in the commercial core of the city and the commission’s proposal to increase the housing mitigation percentage from 60% to 100%. .
The meeting began with committee member Charles Dalton appointed to the Sales Subcommittee for a second term.
The committee then moved on to a full analysis and discussion of a proposal submitted on July 6, requesting a second amendment to Amendment 1 of the existing PUD. A second amendment to the PUD would allow the current duplex, meaning there are two units, at 501 West Colorado Ave. be converted into a single family home. The housing structure would include an affordable basement unit, a minimum of 500 square feet, and “off-street” parking space for the occupant, said senior planner Phil Taylor.
The Historic and Architectural Review Board (HARC) recommended approval of the proposed PUD amendment at its July 21 meeting based on the following standards –– the amended PUD adheres to the policies of the Telluride Master Plan, which includes a goal of providing and maintaining a according to Taylor, and uses “site design techniques that improve” the quality of open spaces, landscaping, traffic, parking, livability, height of the building and the relationship between the building and the surrounding area. The proposal does not include any “exterior renovations” that “would increase the area of the site,” he added.
P&Z members Dalton and Dan Enright have raised concerns about the transformation of the two units, which total four bedrooms, which currently house longtime residents into one bedroom.
“Right now there are four bedrooms in the two units of the main structure which are rented out, to my knowledge, to all working premises,” Enright said. “In my mind, I don’t see it meeting the criteria for current community conditions. The housing crisis is real and so even with affordable housing we are seeing the loss of three long term rental units in our city and it is a serious concern in my mind.
Taylor explained that the “existing duplexes have no obligation to rent” and that the new owner has no obligation to “continue this rental relationship”.
He added that if the city can acquire “a small deed unit that needs to be leased, we think it would be an advantage. If there is no existing deed restriction, the city does not regulate who lives in the units, ”Taylor said.
New owner and meeting attendee Stuart Thomajan also asked the commission to authorize the “short-term rental” of the single-family home, Taylor said. This was approved by the commission, “subject to short-term regulations for the district’s underlying historic and residential area,” Taylor said.
After Commissioner Kathy Green raised concerns that the affordable housing unit was “100% in the floodplain”, an additional amendment was included “that the west window of the well will be widened to provide a second output more generous than what would otherwise be provided, ”as proposed by Commissioner Stacy Lake. With a 4-1 vote of all Commissioners present, the motion to approve PUD Amendment 2 was carried. The proposal will now undergo a final administrative review and approval from city staff.
The commission also reviewed discussions from previous working sessions focused on “the vitality of the city’s commercial core,” with reference to “limits on commercial use of the service,” Taylor said. Commercial use of services refers to companies that provide services to consumers, including dentists, lawyers, architects, and financial institutions. The commission’s draft proposal eliminates all ground-floor service commercial uses from all central Telluride commercial areas, unless they begin on average 35 feet from the front exterior wall, Taylor explained. According to the draft proposal, the proposal is in line with Telluride’s master plan as it diversifies the economic base to ensure local employment opportunities and promotes a “stronger capture of local spending and visitors” in the commercial core.
“A lot of our linear square footage on Main Street that is currently under construction and restoration were retail establishments and we have no guarantees that they will come back as retail,” said Green. “Some of them have already moved from retail to professional services.
The overhaul would allow existing businesses to stay until they vacate the space, and then allow them to exist only in the basement, at levels above the ground floor, or an average of 35. feet behind the storefront.
At the HARC meeting on Wednesday, the proposal was unanimously recommended for rejection, according to Taylor. He added that HARC argued that “more awareness is needed” and that this is “not the right way to increase vitality within the commercial core”. Two commercial property owners and meeting attendees –– Sally Courtney and Albert Roer –– also expressed concern that they were not included in the conversation.
After discussion, the committee voted unanimously to postpone the proposal to a later date, hoping to schedule a working session with city council to collect their comments.
Last on the agenda, the committee revised its draft amendment to the affordable housing requirements section of the Land Use Code (LUC), which was drafted after the committee meeting of the June 29. If passed, the amendment would increase the percentage of affordable housing mitigation required, bounded by the number of employees generated by residential developments, including single-family, duplex and multi-family homes, from 60 percent to 100 percent. cent, according to town planning and building manager Ron Quarles.
Quarles offered an exemplary case study based on “current employee generation rates”. He explained that a 3,000 square foot residential construction would require 206 square feet of affordable housing, and at $ 502 per square foot, a “full” mitigation payment would be $ 103,412.
“The amendment would increase funds raised for affordable housing,” Quarles said. He added that the proposal would apply to “any permit issued after city council approval.”
“We are in a housing emergency,” Green said. “I never agreed with city council that we shouldn’t have been 100 percent two or five years ago, so I think we really need to go 100 percent. Since I first attended the Planning and Zoning Commission meetings before I joined this council in 1980, the city’s philosophy was already that new development should pay its own price and we gave the city a break. new development by charging only 40 to 60 percent. I think it is essential that new developments pay their own costs on affordable housing and it is a long overdue step in that direction.
Lake added that “even a few years ago I might have been more careful, but we are in crisis and other communities are considering much bigger and more dramatic action. I’m 100 percent on board with 100 percent.
The commission voted unanimously to recommend approval to Telluride City Council to increase the affordable housing mitigation percentage to 100 percent for residential developments.
Instead of holding a housing working session, all of the commissioners agreed to attend or write a letter to the July 27 city council working session, during which housing solutions short and long. long term will be discussed.