PLANNING & ZONING COMMISSION
MEETING MINUTES
EDELWEISS CONDOMINIUMS
TAOS SKI VALLEY, NEW MEXICO
MONDAY, MAY 7, 2007 1:00 P.M.
I. CALL TO ORDER & ROLL CALL
Chairperson Tom Wittman called the meeting to order. A quorum was established with Commission members Mary Mortimer, Susan Nichols, Steve Ruppert, Chris Stagg, and Tom Wittman present. Elisabeth Brownell and Richard Duffy were absent.
I. APPROVAL OF THE AGENDA:
MOTION: To approve the agenda as presented.
Motion: Chris Stagg Second: Mary Mortimer Passed: 5-0.
III. APPROVAL OF THE MINUTES OF THE APRIL 2, 2007 MEETING
MOTION: To approve the minutes as presented.
Motion: Chris Stagg Second: Mary Mortimer Passed: 5-0.
IV. NEW BUSINESS
A. PUBLIC HEARING: Application for Conditional Use for Multi-family dwellings and Application for Variance for Parking Requirements, Block A, Lot 01-D, O.E. Pattison Subdivision, (formerly Sangre de Cristo), Troy Baillio / JTS Properties and Investments.
Rob Straebel, Village Administrator, explained that the Conditional Use Permit for the original
development plan for the Sangre de Cristo project had expired on July 3, 2006 with expiration of the foundation
permit due to suspension of work exceeding 180 days. An application for a new Conditional Use Permit has
been submitted by a potential buyer of the property. Staff has been working with project representatives to
revise the plans for the property in the hopes of moving the development forward. Staff considers the new
proposal to be closely aligned with the Village Master Plan except for not constructing 50% of ground floor
space for commercial uses. The developer plans to provide for five ground floor units that can readily change to
commercial space if the buyers of the units so choose. The water and sewer use will peak at just 9% over
what was originally approved and is estimated at 26,950 gallons per day. The increase in flow is attributed to
more units but is offset by a smaller restaurant. The proposed density on the 2.4 acre site is 122 units with
173 bedrooms. The units will be smaller than in the original plan, and more moderately priced. The plan
proposes a small public restaurant, a recreation/game room, ski/boot storage, and a conference room for up to
65 people. Overall, there is 154,690 square feet of residential planned with 97,650 square feet of common
spaces, hallways, mechanical, etc. The ratio of building footprints to entire lot size is approximately 36%. The
interior of the site has adequate driving widths for fire engines and EMS vehicles. The architecture is alpine in
design. A drainage plan has been submitted, as well as a snow storage plan and a landscaping plan. Because
of the .2 acres of wetlands on the site, there was the need to enhance wetlands at another site, which was
done on land near the Bavarian in the Kachina area. The project is being proposed in three phases, with the
first building commencing this spring. In all, the building will take place over five years.
The Village ordinance calls for one parking space per bedroom, but because of the expense of building underground parking, the Planning & Zoning Commission has granted parking variances in the past from one per bedroom to more or less one per unit. The new proposal contains plans for both underground parking and surface parking, with 113 parking spaces planned for the 122 units. Representatives of the developer, Rick Richards and Robert Sturtcman, explained that more parking spaces could have been planned, but it would require removing parks or snow storage space. Handicapped parking will be built as required by code.
PUBLIC HEARING: The Public Hearing for the Conditional Use Permit was opened. Rick Richards spoke in favor and also Robert Sturtcman. No one spoke against. The Public Hearing was closed.
MOTION: To approve the application for Conditional Use for multi-family dwellings for Block A, Lot 01-D, O.E. Pattison Subdivision (formerly Sangre de Cristo) with the conditions that 1. The Conditional Use Permit shall expire on November 1, 2010, and 2. The Applicant agrees to pay fair-share of off-site drainage improvements, and 3. Phase I construction will be allowed with water supply and fire supprssion currently serving the site. Phase II will be subject to completion of water system improvements as recommended by McLaughlin Engineering.
Motion: Chris Stagg Second: Steve Ruppert
Wayne Nichols commented that a North facing roof, as presented on the plans, will freeze, and also the ground under the planned parking spaces will not receive enough sun to thaw out, leaving them icy during the winter. He also said that he thought designing in commercial space was important, not just having it available. He suggested that a massing model should have been presented for consideration. Architect Robert Sturtcman responded that other large roofs in the ski valley are north facing. Parking spaces will have some sun, but also snow, which is not unusual for the ski valley. In response to other questions from the audience, Stutcman explained that all of the foundation that has been built so far will be used, providing about half of the Phase I building. They don’t want to dig any deeper. Stutcman explained that they may need to get a foundation permit and start working on the foundation before the complete set of plans are ready in October. He also explained that the individual units will be metered for water, and they plan to install low-flow fixtures and appliances, though this will not be mandated by the Village. Linda Weissman presented points from a letter written by her and her attorney, Sue McDowell, to the Planning & Zoning Commission. She asked about how the Master Plan is incorporated into each decision of the P&Z Commission, specifically concerning the requirement of retail space. Ruppert explained that the Staff interpreted how development plans followed the guidelines of the Master Plan.
Stagg called the question: Passed: 4-1 (Nichols opposing)
PUBLIC HEARING: The Public Hearing for the Parking variance was opened. Rick Richards spoke in favor of the Variance, as well as Linda Weissman, Thunderbird Owner, and Paul Helfrich, owner of land near the Powderhorn. Cindy Etchemendy, manager of Sierra del Sol Condominiums, spoke against granting the Variance because of concerns that parking will overflow into the Sierra del Sol parking lot. The Public Hearing was closed.
MOTION: To approve the request for a Parking Variance for 113 spaces for 122 condominium units.
Motion: Chris Stagg Second: Mary Mortimer
Lively discussion on parking requirements followed. Staff explained that the original parking requirements came from the Planning Association, but that those requirements (one per bedroom) had been changed for various projects, like the Edelweiss and the Thunderbird, mostly because of the expense of building underground parking. Staff explained that the one space per unit has worked well, so far, and they are trying to stay consistent with their requirements. There were concerns from the audience that valet parking for the extra vehicles would not happen, and that the neighbors would have to be vigilant about guarding their own parking spaces. Others voiced concern that the whole project might not move forward without the Variance, and also that the developer is giving extra snow storage space to the Village, so this is partially why there is less parking.
The question was called: Passed: 4-1 (Nichols opposing)
V. OLD BUSINESS
VI. MISCELLANEOUS
VII. ANNOUNCEMENT OF THE DATE, TIME & PLACE OF THE NEXT MEETING: Monday, June 4, 2007 at 1:00 p.m at the Edelweiss Condominiums.
VIII. ADJOURNMENT
MOTION: To adjourn.
Motion: Chris Stagg Second: Steve Ruppert Passed: 5-0.
________________________________________
Tom Wittman, Chairperson