Carbondale P&Z gets first look at Town Center subdivision
Carbondale’s planning and zoning commission got its first look at the Town Center subdivision proposal last Thursday. Applicant Ed Podolak said there doesn’t appear to be any deal breakers in his proposal, although town planner Janet Buck listed 13 questions or issues in a memo to town trustees.One of Buck’s questions is whether an irrigation ditch that runs through the property could be used for landscaping.”That’s something we’ll look at,” Podolak said after the meeting. “But it’s a little premature.”Podolak and Basalt resident Bill Smith are proposing Town Center for 2.17 acres north of the historic Dinkel Building in downtown, where the Bonanza Mobile Home Park now sits.The applicants want to divide the property into 22 lots, and will need subdivision approval to do it. The property is zoned HCC (Historic Commercial Core), and the commercial/ retail/residential uses proposed for Town Center are allowed under the current zoning.Smith and Podolak said they plan to build one structure themselves. It will be a three-story, brick building at the corner of Fourth and Colorado. There will be commercial or retail space on the ground floor, and residential on the top two floors. They are still working on the pricing points for the residential component, but one unit will meet Carbondale’s affordable housing ordinance.Smith described the building itself as reflecting a turn-of-the-20th-century look, with the cultural and architectural integrity of a western building. They hope to break ground in the fall.Podolak said he and Smith want to develop as much of Town Center as they can themselves, but also want the flexibility of selling lots to other developers.As for tenants at Town Center, early interest has come primarily from professionals who are interested in office space.A key feature of Town Center is a 20-foot wide pedestrian mall that goes from north to south through the center of the property. Buck’s memo said the buildings along the perimeter of the property would most likely face the adjacent streets, and the interior buildings would face the pedestrian mall.A vehicular access point would be via the alley between Town Center and the Dinkel Building. Buck said current alley right-of-way is 15 feet, and the application calls for it to be widened to 20 feet.”The fire department has indicated that the turning radius from the alley into the subdivision is inadequate,” Buck’s memo said.Because two-way traffic through the alley might be difficult, the solution might be to restrict traffic to one direction.Another of Buck’s concerns is over building design, and how it will be regulated. “The town is unable to enforce covenants, so this most likely will have to be addressed in the subdivision agreement,” Buck’s memo said.Said Smith, “We can do it through protective covenants and deed restrictions. The owners will have to adhere to architectural guidelines.”Other concerns in Buck’s memo include:-“How will park land requirements be met for residential uses? The developer has suggested that the pedestrian easement running north/south be part of the park land dedication.”-“What will be the appearance/use of the pedestrian easement? The plans show some detail, but do not indicate type of materials, sidewalk furniture, street lights, etc. Is it possible to include a larger area in the center?”-“The street improvements along Fourth and Sixth Streets should match the new streetscape along Main Street. Should improvements along Colorado Avenue match downtown streetscape?”The planning and zoning commission discusses Town Center again on June 27.
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