Loading...
HomeMy WebLinkAboutresolution.apz.031-08RESOLUTION N0.31 (SERIES OF 2008) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL APPROVE THE LIFT ONE NEIGHBORHOOD MASTER PLAN ON PROPERTY LOCATED ON BOTH SIDES OF SOUTH ASPEN STREET SOUTH OF DEAN STREET OWNED BY THE CITY OF ASPEN, THE ASPEN SKIING COMPANY, ASPEN LAND FUND II (AKA CENTURION PARTNERS), AND ROARING FORK MOUNTAIN LODGE -ASPEN ALL WITHIN THE CITY OF ASPEN, PITKIN COUNTY, COLORADO. WHEREAS, the Community Development Department received a completed application from Aspen Land Fund II, also known as Centurion Partners, LLC; Roazing Fork Mountain Lodge -Aspen; the Aspen Skiing Company; and, the Aspen City Manager, for a determination of eligibility for a project, known as the Lift One Neighborhood Master Plan, reasonably necessary for the convenience and welfare of the public (COWOP) for a redevelopment of lands, owned by the above mentioned parties, for the purpose of providing or improving the provision of lift-served skiing access to Aspen Mountain, pedestrian, vehicular and emergency vehicle access to properties along South Aspen Street, non-traditional energy sources such as ground source energy system, recreational facilities, a museum focused on the evolution of skiing in Aspen, public parking, and commercial, lodging, free-market residential, and affordable residential land uses; and, WHEREAS, the City of Aspen manages public right-of--way in the planning azea including Hill Street, Summit Street, Gilbert Street, the alley within Block 10 of the Eames Addition, South Aspen Street, Juan Street, and Dean Street and owns certain public land known locally as Willoughby Park and Lift One Pazk; and, WHEREAS, the legal descriptions of the lands subject to this review aze attached as Exhibit A and are generally described as lands on both sides of South Aspen Street south of Dean Street, excluding the Shadow Mountain Townhomes; and, WHEREAS, via adoption of Resolution No. 13, Series of 2008 and No. 80 Series of 2008, the City Council found that the proposal for review as a project reasonable necessary for the convenience and welfare of the public met the Standards for Determination, Section 26.500.040 of the City of Aspen Land Use Code, for the following reasons: The Master Plan could provide enhanced access to lift-served skiing on Aspen Mountain, lodging facilities that meet the needs of the of the community, affordable housing units that serve the needs of the community, improved vehicular, pedestrian and emergency vehicle access, the development of public parking, the preservation of important local and national historic resources, the development of non-traditional energy sources such as ground source energy P&Z Resolution No. 31, Series 2008 Page 1 Lift One Neighborhood Master Plan system, recreational facilities, a museum focused on the evolution of skiing in Aspen, and a unified approach to managing construction impacts and ongoing maintenance and operations of the area's infrastructure. 2. Preserving and enhancing short-term lodging facilities, providing adequate emergency services and access, the provision of effective access to lift-served skiing, housing the workforce, and energy efficiency are stated community goals that could be addressed through master planning of this area. 3. Portions of the subject azea aze owned by the City of Aspen and a Master Plan could permit an advantageous disposition of those properties; 4. Portions of the subject area are managed by the City of Aspen as rights-of--way and a Master Plan could permit an advantageous disposition of those properties; 5. The bifurcated ownership of the subject area and independent projects in vazious stages of entitlement may result in an ad-hoc development pattern while a master planning process using an interactive and multidisciplinary approach with a diverse COWOP task team, including neighbors of the project and persons with special interest in the property and its development will lend itself to the type of open dialogue needed to determine a cohesive future vision for the neighborhood; and, WHEREAS, via adoption of Resolution No. 13, Series of 2008 and No. 80 Series of 2008, the City Council established a COWOP Task Force Team to develop a Master Plan for the Lift One Neighborhood including the quantitative elements of the plan, broad urban design elements of the plan, and the contextual relationship of the plan to surrounding properties. WHEREAS, the Lift One Neighborhood Master Plan COWOP Task Force Team is comprised of citizens with a broad range of perspective, expertise, and awareness of community issues and includes a member of the Planning and Zoning Commission; and, WHEREAS, the Lift One Neighborhood Master Plan COWOP Task Force Team has met every Thursday for a minimum of three hours and up to seven hours per meeting from April 10, 2008 to October 2, 2008, for a total of 27 meetings to consider the project goals, constraints, concepts, and possible development scenarios; and, WHEREAS, the Lifr One Neighborhood Master Plan COWOP Task Force Team adopted the following master plan goals which were acknowledged by the Aspen City Council via adoption of City Council Resolution No. 59, Series of 2008: • Respect Aspen's history: integrate the balance of architecture and design through the relationships, mass and scale of historic and proposed structures. • Showcase and promote Aspen's ski history and traditions. P&Z Resolution No. 31, Series 2008 Page 2 Lift One Neighborhood Maser Plan • Provide easy and welcoming access to all users that integrates the Lifr One neighborhood and town while minimizing traffic and pavement. • Develop improved lift access and infrastructure that includes the World Cup venue and year-round activities. • Create a "lights on"mix of lodging, services, amenities and on-site affordable housing to attract visitors and locals while respecting the nature of the neighborhood. • Develop an economically viable and flexible project without imposing burdens on the community. • Create an environmental showcase that exploits on-site energy generation and responsibly uses energy and other resources. and, WHEREAS, the Task Force meetings were run in a public hearing type format with the ability for members of the public and concerned citizens to comment on the progress of the master plan; and, WHEREAS, the City Planning and Zoning Commission was updated periodically by staff and/or the Commission's representative member on the progress of the master plan; and, WHEREAS, City Council Resolutions No. 13 and 80, Series of 2008, require the Planning and Zoning Commission to provide a recommendation to City Council on the adoption of the Master Plan; and, WHEREAS, during the regular meeting on August 26, 2008, and subsequently continued to September 2, September 16, September 23, and October 7, 2008, the Planning and Zoning Commission opened a duly noticed public hearing to consider the Lift One Neighborhood Master Plan, considered testimony provided by the Community Development Director, owners of property within the master plan boundaries, members of the Task Force, neighbors and interested citizens, considered the master plan and its vazious iterations as it evolved, the site and its opportunities and constraints, and provided comments and direction to the master planning process; and, WHEREAS, during a regulaz meeting and continued public hearing on October 7, 2008, the Planning and Zoning Commission considered recommendation of the Lift One Neighborhood Master Plan Task Force, testimony provided by the Community Development Director, owners of property within the master plan boundaries, members of the Task Force, neighbors and interested citizens, and recommended City Council adopt the Lift One Neighborhood Master Plan as represented to the Commission on October 7, 2008. P&Z Resolution No. 3l, Series 2008 Page 3 Lifr One Neighborhood Master Plan NOW, THEREFORE BE IT RESOLVED that the Planning and Zoning Commission recommends that the City Council approve the Lift One Neighborhood Master Plan as represented to the Commission at the October 7, 2008, public hearing and as depicted in the attached site plan and information packet, with the following conditions: 1. The Aspen Skiing Company shall provide an operation and maintenance plan for the new surface lift (aka "platter" or "poma" lift) and the grooming of the lift one ski- back azea for City Council's review of this application. 2. The City should address courtesy shuttle pick-up and drop-off points within the city and consider extending the Galena Street shuttle to provide service to this neighborhood. This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED by the Commission by a six to zero (6-0) vote at a regulaz meeting on October 7, 2008. APPROVED AS TO FORM: PLANNING AND ZONING C~ tv vyi~~i~t~: o ~t~--t ~v~ / „vim Jim True, Special Counsel L . Erspame ,Chair ATTEST: C.u/ G ackie Lothr ,Deputy City Clerk Exhibits: A -Legal descriptions of property within the Lift One Neighborhood Master Plan B -October 7, 2008, site plan and project description packet P&Z Resolution No. 31, Series 2008 Page 4 Lift One Neighborhood Master Plan P&Z Resolution No. %~ ,Series of 2008 Exhibit A -Legal Descriptions A. Property of Aspen Land Fund II, LLC South Aspen Street Subdivision/Planned Unit Development Lots 1, 2, and 3, as described on the plat thereof recorded Apri127, 2007 with the Pitkin County Clerk and recorder as reception number 537080 in Book 83, Page 50. B. Property of Aspen Skiing Company 1. Land Under Contract with Roaring Fork Mountain Lodge -Aspen, LLC which is included in the Lift One Lodge Application: Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 1 I, 12, 13 and 14, Block 10, and Lots 1, 2, 3, 4, 5, 6 and 7, Block 12, EAMES ADDITION TO THE CITY AND TOWNSITE OF ASPEN, TOGETHER WITH an easement and right of way for the construction, erection, operation and maintenance of a cable ski chair lift, as created, defined and established by Easement Agreement between the Board of County Commissioners of the County of Pitkin and Friedl Pfeifer recorded October 24, 1962, in Book 199 at Page 489, and, TOGETHER WITH an easement and right of way for skiing purposes, as created, defined and established by Easement Agreement by and between the City of Aspen and Aspen Skiing Corporation recorded October 17, 1969, in Book 244 at Page 31, and TOGETHER WITH that portion of the alleyway for Block 10 vacated in Book 259 at Page 83. 2. Land Area to the South of the Lift One Lodge Site: That property owned by the Aspen Skiing Company extending south from Block 12, Eames Addition to the City and Townsite of Aspen, to the Aspen City limits. C. Property of Roaring Fork Mountain Lodge -Aspen, LLC Lots 12, 13 and 14, Block 8, together with that portion of the alley in Block 8 abutting said lots, Eames Addition to the City and Townsite of Aspen, Eames Addition, City and Townsite of Aspen (Skiers Chalet Steakhouse); Lots 5, 6, 7, 8, 9 and 10, Block 9, together with Lots 4 and 11, Block 9, less the west 22 feet thereof, Eames Addition to the City and Townsite of Aspen, and that portion of the alley in said Block 9 vacated by the City of Aspen in Ordinance No. 4, Series of 2006, recorded April 11, 2006 under Reception No. 522845 (Skiers Chalet Lodge); and Lots 1, 2, 13 and 14, Block 9, Eames Addition to the City and Townsite of Aspen, together with that portion of the vacated alley between Lots 1 and 14 and the west 20 feet of the vacated alley between Lots 2 and 13, Block 9, Eames Addition to the City and Townsite of Aspen (Holland House). D. Property owned or maintained by the City of Aspen. Willoughby Pazk: Lots 1-14, Block 7 and Lots 1-3, Block 8 Eames Addition, City and Townsite of Aspen, and that portion of Juan Street east of South Aspen Street between Blocks 7 and 8, Eames Addition, City and Townsite of Aspen and that portion of the alley in Block 8 adjacent to Lots 1, 2, and 3 Block 8, Eames Addition, City and Townsite of Aspen. Lift One Park: Lots 3 and 12 Block 9 and the western 22 feet of Lots 4 and 11, Block 9 Eames Addition, City and Townsite of Aspen. Public rights-of--way: • South Aspen Street south of Durant Avenue. • All unvacated portions of Dean Street west of Monarch Street. • Juan Street between South Aspen Street and Garmisch Street. • The alleyway between Lots 1, 2 and 3 and Lots 12, 13, and 14, Block 8, Eames Addition, City and Townsite of Aspen (unopened). • Garmisch Street from Juan Street to Durant Avenue. • Gilbert Street west of Monarch Street. • Hill Street west of Monarch Street (unopened). • Summit Street west of Monarch Street (unopened). • A one-block section of alleyway between Hill Street and Summit Street east of South Aspen Street (unopened). • A one-block section of alleyway south of Summit Street east of South Aspen Street (unopened). Liit ne Neighborhood -', Master Plan THE Grp ~,F ~~~~ Task Force Decision Packet October 2, 2008 [)F.CISION PACKET Liit ne Neighborhood Master Plan Tnr C:. ~ ~ :\~iy ~ TABLE OF CONTENTS 1 L ~~pening letter froth Chris Bcndon, Chairman 2 2. Lift Une Neighborhood Master Plan -Site Plan 3 3. Task Force Goals 4 - 6 4. Architectural Character -Lodge at Aspen Mountain 7 - 9 5. Heights -Lodge at Aspen Mountain & Lift ~)ne Lodge 10 - 18 6. Architectural Character -Lift Onc Lodge 19 - 21 7. Uses 22 8. Zoning 23 9. Maintenance of Neighborhood 23 10. Security 23 11. Vacations and Dedications 24 12. Roads and Sidev~~alks 2S 13. Construction Management Planning 25 14. Future Amendment Process 26 - 27 15. Affordable Housing 28 16. Historic and Non-Historic Assets 29 - 30 17. Willoughby Park -Site Plan 30 18. Community Benefits 31 - 32 19. Financial Representations Related to Community Benefits 33 DECISION PACKET 1 Liit ne Neighborhood Master Plan DECISION PACKET Tilt C;, ~ r+ :1~i~~ Dear Task Force Team, Congratulations! We have arrived at the finish line and we are bringing an exceptional product forward to Ciry Council. When we started, a brief six months ago, our meeting rooms were filled with individuals and their personal goals. Through the COWOP process we have truly experienced cooperation and the trade- offs associated with a large, complex development project. We've had open dialogue among Task Force members, developers, commission members, public participants, and Ciry Council members that could not otherwise have taken place. The result of these discussions is a product I believe will be an amazing addition to Aspen. As the Chairman of the Task Force, I am confident we have the information we need to make our decision. Remember, our task was to establish a vision for the future of the Lift One Neighborhood and set forth the major components of that vision. This packet documents our work and we will spend time reviewing it to make sure that our agreements have been recorded accurately. I think that we are there, and I know that the developers, as well as the design team, are committed to carrying our vision through and creating a great product. Your recommendation of this vision is by no means the end of the Ciry's involvement with the project. I, as well as my staff, will be involved with this project long after now on a more detailed level. I ask that you trust my department to iron out the remaining wrinkles. Prior to the City Council hearing on the Master Plan, I will invite you to a meeting to preview the results of ongoing design work. Travis will contact you with the date of the meeting, a planned open house, and public hearings on the plan. With that said, I personally want to thank you for your time, commitment and enthusiasm over the past six months. Please join me in reviewing and forwarding this new vision for the Lift One Neighborhood. Cheers, Chris Bendon Chairman Liit ne Neighborhood Master Plan TIIF~.~.~.'~. ~~I :1~I1A MASTER PLAN -SITE PLAN ~il -- DEC15[ON PACKET Liit ne Neighborhood Master Plan Tao- Gn ~,t :\~i~~ GOALS DECISION PACKET Below are the "Goal Buckets" we used to begin our Lift One Neighborhood Master Plan process and the Master Plan Goals associated with each bucket. Underneath the Master Plan Goals are the many ways in which the Task Force addressed the Master Plan Goals. History Score: ___J 1. Respect Aspen's history: integrate the balance of architecture and design through the relationships, mass and scale of historic and proposed structures. 2. Showcase and promote Aspen's ski history and traditions. • Lift 1 Corridor -Reestablished as ski corridor with new lift apparatus. • Creating an interactive space revolving around Lift 1 and the onsite historic assets. • Skiers Chalet Steak House -Proposed conversion to local's bar/restaurant, affordable housing, affordable commercial. • Skiers Chalet Lodge -Converted to a museum for the Aspen Historical Society. • Ticket Office -Returned to its 1950's size with the possibility of reuse. • Out Buildings -Restored onsite as part of park character. • Deep Powder Cabins -Relocated and rehabilitated, possibly on Aspen Mountain for SkiCo use. • Re-vegetation of Willoughby Park and the development site to historic levels. • Boat Tow Apparatus -Relocated into the Historical Society Museum. Accessibility Score: ___~ 1. Provide easy and welcoming access to all users that integrates the Lift One neighborhood and town v~~hile minimizing traffic and pavement. 2. Develop improved lift access and infrastructure that includes the World Cup venue and year- round activities. • New Platter Lift beginning in Willoughby Park and terminating at the base of a new high speed Quad Lift. • New high speed lA Quad Lift. • Public restaurant/bar at Lift One Lodge for apres ski and during Winternational. • Onsite communications infrastructure for easy World Cup set-up and tear-down. • Infrastructure designed to minimize pavement and desire for drivers to use Aspen St. Liit ne Neighborhood Master Plan TFit C: ~ ~ :1~i~ ~ i. 22 foot width on South Aspen south of Uean Street. ii. New curved street alignment minimizes vie~•s of pavement. iii. Platter lift begins skiing at Willoughby Park. iv. Underground delivery route. v. Public lockers allow easy pedestrian access. vi. Below grade service corridor for deliveries DE:(IS1C~N PACKET vii. Enhanced pedestrian access along Aspen Street, Dean Avenue, Juan Street, and Gilbert Street. • More pedestrian-friendly Dean Street betu•cen Monarch and South Aspen. • Improved South Aspen Street i. Snowmelt South Aspen. ii. Improved right-of--way including ner~• sidewalks. Vitali Score: ___~_____ 1. Create a "lights on" mix of lodging, services, amenities and on-site affordable housing to attract visitors and locals while respecting the nature of the neighborhood. 2. Develop an economically viable and flexible project ~•ithout imposing burdens on the cotnmunity. • Return of apres ski to Lift 1 side of Aspen Mountain. • Ncw hotel rooms at the base of Litt 1. • ~h~-Site Affordable Housing. • Revitalizing the Skiers Chalet Steak House to encourage local's presence. • lindcrground public parking. • New Historical Society Museum. • Ne~~ on-site affordable ski lockers. • All membership or fractional beds available for nightly rental. • Replacement of volleyball courts to an appropriate destination to be determined in conjunction ~~ith the Parks Department. • Maintain or improve ski access to most adjacent properties. Sustainability Score: ___~___ • Create an environmental showcase that exploits on-site energy generation and responsibly uses energy and other resources. 5 Lift ne Neighborhood F - Master Plan Tier G~ti ~n A~ir~ 1. Design • 50°/n building less fossil fuel consumption compared to Ashrae 90.1 baseline • Identify and compare with measured data from peers • 1_EED Silver-Gold 2. Verify • Commissioning • Measurement & Verification 3. True-Up DECISION PACKET • Post-occupancy "true-up" through off-sets, operating improvements, or capital improvements ~, 4 '~°~ ~ cc`~ss ~~y i _ 6~~~ RESORT I COMMUNITY G• ~p 'fa~~ ~~a~~a ~~ SJ i r~ Lilt ne Neighborhood Master Plan T~ir C i .\- r ~•. DECISION PACKET ARCHITECTURAL CHARACTER- HEIGHT, MASS, CONCEPTUAL CHARACTER Lodge at Aspen Mountain Reduce Mass and Scale Through: Notches and setbacks. • Stepping the structure. Lay height against the mountain. • Vary architecture by section of building. Lift ne Nefghborhootl Master Plan THE Ciil t~F A~I1 Lodge at Aspen Mountain: Upper Section- Victorian Shingle Style Lodge at Aspen Mountain: Main Entry- Rustic Colorado Mountain Lodge DECISION PACKET -~«~"M' ---- ~ Liit ne Neighborhood Master Plan THe G u ri :1~i 7 ~ Lodge at Aspen Mountain: Lower Sections- Mountain Eclectic. DECISION PACKET e, -yam •~ 1..~ . ~ ~ ~ `~~~~ w e Liit ne Neighborhood Master Plan THE Cin U! .'~ li\ HEIGHTS: LODGE AT ASPEN MOUNTAIN AND LIFT ONE LODGE DECISION PACKET 10 Lilt ne Neighborhood Master Plan Ttu C ~, ~. i .~~i i ~ DECISION PACKET Liit ne Neighborhood Master Plan TtieGn ~n :1.i1~ DEC[S10N PACKET 12 Lift ne Neighborhood Master Plan TiiF C ~ ~ t :1~ir~ "F' DEC1S[ON PACKET 13 Liit ne Neighborhood Master Plan Tfit C:: ~~i .-1~ir~ DECISION PACKET 14 Liit ne Neighborhood Master Plan TnrG ~~~:1~i7~ DEC;[SION PAC.'KCT 15 Liit ne Neighborhood --~ Master Plan TnF C;, ~•~ :\~ih~ DECISION PACKET 16 Litt ne Neighborhood Master Plan TnF C: ~ i :~-~,~. DC•C15ION PACKET 17 Liit ne Neighborhood Master Plan TitF C: ~: ~•i :~,ir~ DECISION PACKET 18 Liit ne Neighborhood Master Plan Ttit~ c_ ~~ ~ 1-i i ~_ DEC1S[C~N PACKET ARCHITECTURAL CHARACTER- HEIGHT, MASS, CONCEPTUAL CHARACTER Lift One Lodge Reduce Mass and Scale Through: • Notches and setbacks. • Stepping the structure. • Ski corridor and open through the center of Lift ~~ne Lodge. • Vary architecture in different sections of buildings. • Three buildings instead of one. 19 Lift ne Neighborhood Master Plan TfiF C; , ~,~ :\~~, Lift One Lodge DECISION PACKET 20 Lift ne Neighborhood Master Plan -~ TnF C , ~ r :\~ir ~. Lift One Lodge bEC[SION PACKET flie i'rlr~ ~TTp--~ ~ ,~ .- ~~r~~ ~ .Yiii~'t f~~I~i~Zt ~ r-, rrr. J} ~tR~7~ .F='rrrtr ttt_~ :~ r ~`~ t ~ r r r tl~ r e R • ..-f 71 Liit ne Neighborhood Master Plan THE CITI ~~I ANN USES DECISION PACKET Lift One Lodge The Lift Cane Lodge is anticipated to be a membership ownership structure that complies with the Ciry of Aspen's Timeshare Ordinance. There will be between 32 and 38 units, to be finalized during City Council review, in a varied mix of bedroom configurations with lock-offs to allow for flexible use. There could be between three and five whole ownership residential units. Fitness, dining, and other guest services will be allowed and the entrance area will include a lobby with check-in and other amenities traditionally associated with a lodge. All rooms not in use by members will be available for nightly lodging by the public through listing with Stay Aspen-Snowtnass. The intention is to have "hot beds" at the base of the ski area. The lodge will also include commercial facilities for the Aspen Skiing Company that may include ticket sales, equipment rental, lockers, and/or facilities for employees. A public restaurant with apres ski deck will also be located in the lodge adjacent to the ski area. Parking and facilities for Mountain Club members ~~ill also he located on-site. Employee housing will be located on-site. Lodge at Aspen Mountain The Lodge at Aspen Mountain is anticipated to include hotel, fractional, and free market residential uses. There will be approximately 75 hotel rooms, 26 fractional units (mix of three and four bedrooms), and five whole ownership residential units. The mix will be finalized for presentation to City Council. Fitness, dining, meeting space and other guest services will be allowed and the entrance area will include a lobby with check-in and other amenities traditionally associated with a lodge. The lodge will also include a public restaurant adjacent to South Aspen Street. Employee housing will be located on the site. Skiers Chalet Steak House The Skiers Chalet Steak House building will be relocated and used as a restaurant bar, employee housing, and/or affordable commercial space. Skiers Chalet Lodge The Skiers Chalet Lodge will be relocated and used for community purposes including, but not limited to, a historical museum, employee housing, and/or affordable commercial space. ~~ Lilt ne 1Veighborhood Master Plan TrmC: ~ i 1~iy~ DFiCIS10N PACKET ZONING The portion of Lift ~~ne Lodge property that currently houses Lift lA is rezoned from C-Conservation to PUD-I. Planned Unit Development-Lodge. Lift Une Park and Willoughby Park arc both rezoned from P- Park to PUD-PUB- Planned Unit Development-Public.. The remaining land is zoned L-Lodge and will be rezoned PUD-L Lodge. Based on the CUW~~P approval, the Community- Development Director will create a Table of Uses and Standards to displays setbacks, heights, FAR, final unit mix and square footages, and/or other zoning standards for review by the City Council Those standards will be presented to Task Force members prior to First Reading of the COWOP ~~rdinance by City Council to affirm their consistency with CL~WC~P approval. MAINTAINCE OF NEIGHBORHOOD The ongoing maintenance of the public amenities is expected to be borne by the t~~o principal developers and organized through a special district. ~~ngoing maintenance of individual properties is expected to the borne by the specific property owner. For example, maintenance of the new South Aspen Street and associated landscaping would be handled by a special district while maintenance of a lodge building would be handled by the owners of that lodge. SECURITY The City requires developers to "secure" their up hlic improvements such that the City could construct those improvements if the developer left the project or went bankrupt. Public improvements include site drainage, street, utility infrastructure, sidewalks, etc. This is normally handled through a bond, but there are multiple types of financial securities. For this project, the City will require a security for 100% of public improvements. As public improvements are installed and accepted by the Ciry, portions of the bond are released. The Ciry also requires developers to secure the success of their landscape improvements for both installation costs and through a 2-year grow-in period. 100% of the installation costs arc secured as well an additional 25% which is held to for a tu~o-year period to cover any failed landscape. The City can also require a developer to secure the necessary costs of recovering a construction site to prevent a public health hazard. For example, if the developers ~~~ere to leave the project after excavation the Ciry would be able to secure the sire so that it did not become a nuisance. Ciry staff will request this protection. ?3 Lilt ne Heighborhootl Master Plan DECISION PACKET Tier C: , , i ,1~i+~ VACATIONS AND DEDICATIONS Rights-of--way are held by the Ciry for the benefit of public use. In contrast with Ciry-owmed land, the right-of--way may be vacated when it is not necessary for public use and the adjacent landov~mers are granted ownership. Vacations may occur when a street was never used, is being abandoned, or being relocated. Vacations • The portion of Dean Street East of Garmish Street along northern boundary of Lodge at Aspen Mountain. • The portion of Juan Street through the Lodge at Aspen Mountain property as indicated on the Site Plan. • The portion of South Aspen Street South of Dean Street as indicated on the Site Plan. • Portions of Gilbert Street along northern boundary of Lift One Lodge as indicated on Site Plan. • Hill Street East of South Aspen Street through the Lift One Lodge Property. • Summit Street East of South Aspen Street through the Lift Une Lodge Property. Dedications • Right-of--way for new South Aspen Street as indicated on Site Plan. • 20' Pedestrian Easement along Juan Street vacation. • Ski way and surface use easement. • Pedestrian easement along vacated Gilbert Street. • Sub-surface easement under Willoughby and Lift One parkti. • Sub-surface license /easement for parking garage under South Aspen Street. 24 Liit ne Neighborhood Master Plan Ttn C: ~ ~ :1-i~~. llI:CISION PACKET ROADS AND SIDEWALKS Aspen Street • Relocated Aspen Street will be constructed to standards approved by Ciry of Aspen at cost of developers and dedicated to the Ciry. • Sidewalks and landscaping will be constructed per approved plans at cost of developers. Sidewalks and landscaping will be maintained at expense of developers or District comprised of same properties. Dean Street and Willoughby Park • Dean Street improvements, from the Willoughby Park property line west to Aspen Street will be constructed to standards approved by City of Aspen at cost of developers and dedicated to the City. • Improvements may be extended to Monarch Street in exchange for reduced impact fees. • Sidewalks and landscaping will be constructed per City-approved plans at cost of developers. Sidewalks and landscaping will be maintained at expense of the Ciry of Aspen. CONSTRUCTION MANAGEMENT PLANNING The City recently bolstered the requirements for managing construction impacts. The standard requirements cover dust, noise, haul routes, trash and recycling, hours of operation, and pre- construction meetings with the immediate neighbors to review the project and how to contact either the construction superintendant or the City's Construction ~~fficer. In addition to the standard set of requirements, this project will require a construction management agreement between the Ciry and the developers that covers such additional items such as site drainage through the site, car/van/bus pooling of workers, emergency and public. vehicle and pedestrian access to and through the site, the types of trucks used for hauling (larger trucks means fewer trips), the air quality certification of the trucks, systems for cleaning truck tires ~•hen leaving the site, truck staging areas, and location and types of cranes to be used. This project-specific agreement will need to be finalized prior to the City issuing excavation permits 25 Liit ne Neighborhood Master Plan DECISION PACKET TnF Ga ~~i :1~i7 ~ FUTURE AMENDMENT PROCESS The entire Lift One Neighborhood Master Plan Project shall remain active as a COWOP land use review subject to the provisions of Land Use Code Chapter 26.500, Development Reasonably Necessary for the Convenience and Welfare of the Public, and the procedures therein and as established pursuant to City Council Resolution 13 Series of 2008 and this ordinance for a period of seven (7) years from the date of issuance of a Development Order or as otherwise extended by the Aspen Ciry Council. The purpose of this review remaining open is for considering possible amendments to the project, some of which could be substantive and necessitate City Council reviev~~. Amendments which are not inconsistent with a representation or condition of approval and which are consistent with goals of the Lift One Neighborhood Master Plan and the use, character, intensity, traffic generation, employee generation, circulation patterns, and public amenity of the project as granted approval by City Council may be approved by the Community Development Director. By way of example and not limitation, the types of amendments which may be approved by the Community Development Director may include: insubstantial changes to the site plan, architectural materials, fenestration, character, or projections, floor area, gross floor area, net leasable area, interior partitioning and circulation, parking ratios and layout, insignificant height modifications, location and vertical projections for mechanical equipment or elevator overruns, and the location and design of pedestrian amenity space. The Community Development Director may choose to refer all or part of an amendment request to the Ciry Council. The Director's decision shall be considered the final administrative action on the matter. An amendment not considered insubstantial by the Community Development Director shall be reviewed as a substantive amendment. An applicant may appeal a decision by the Community Development Director to the City Council. Such appeal shall be processed as a substantive amendment, as outlined below. Substantive amendments shall be reviewed by the Ciry Council. Substantive amendments shall be those that represent a fundamental change to the use, height, massing, set-backti, character, intensity, traffic generation, employee generation, circulation patterns, or public amenity of the project. The review shall be at a public hearing and shall require adoption of an ordinance. The City Council shall use the same Land Use Code review criteria as used for the initial Council approval, unless certain criteria have no bearing on the specific amendment request. At the discretion of Ciry Council, a COWOP Task Force Team maybe convened or reconvened to ~, Lilt ne Neighborhood Master Plan Trir C ~~ ~~ A-u DECISION PACKET consider substantial amendments and to provide advice to City Council pursuant to Section 26500.OSO.D. Nothing herein shall negate the procedures and requirements of project amendments affecting Historic Landmark sites and structures within the project. Amendments to the project after the active period of the C~~WC~P review concludes shall be reviewed pursuant to the City of Aspen Land Use Code, as amended from time to time, standards and procedures for amending a Planned Unit Development. ~~ Liit ne Neighborhood Master Plan DECISION PACKET Ti~F~ C: , ~ •i :1~iY ~ AFFORDABLE HOUSING The affordable housing component of the Plan shall mitigate at least 60% of the additional employees generated by the development. Mitigation requirements will be established using the City's employee generation rates for lodging and commercial land uses and after applying the credits purchased from the former Holland House and Skiers Chalet Lodge operations. The applicants will continue to refine project costs, fee reductions, and other projects savings with the intention of proposing greater than (0% mitigation when the project is presented to City Council. First priority for housing is for immediate on-site needs. This housing ensures the long-term sustainabiliry of the lodging operations. These are smaller units within the lodges that house service staff on a seasonal or non-permanent basis. The housing is owned and operated by the lodges as rental housing. Some of these units may be dorm-style units and some may be garden level units. ~~n-site management may also be needed and these types of units may be larger. Housing for the museum may fall into this category. Second priority is met with housing within the Lift Cane Neighborhood. This is on-site housing for the permanent community and will be rented by the landowner or sold by the developer through the Housing Authority to project employees. This housing will keep and bolster a neighborhood feel to this area. Some of these units may also be garden level units. This also contributes to the "lights- on" goal of the plan. The third priority is met by providing housing within the community. A development site at the ABC as well as partnering with the City for the build-out of Burlingame (or a similar city project) responds to the community's need for additional housing. The developers will be paying a "fully- loaded" cost of providing these units (meaning there's no discount or subsidy from the Ciry). All remaining FTEs will be housed through this method. ~g Liit ne Neighborhood Master Plan 7nr C: ~ i :\~ri ~. HISTORIC AND NON-HISTORIC ASSETS Lift One Apparatus • National Register of Historic Places 1. Maintained in its original location, subject to relocation during construction. 2. Becomes focal point on Willoughby Park. Lift One Corridor (Includes land on Willou~hby Park and Lift One Park) • Local Significance 1. Reactivated to its historic use as a ski run. DECISION PACKET 2. View corridor improved through removal of non-historic addition to Steak House and vegetation. Skiers Chalet Steak House • Local Landmark 1. Relocated down (North) on the site. 2. Remodeled back to its historic exterior in accordance with HPC Guidelines. 3. Potential reuse as affordable housing, "Beer's and Boot's" commercial, or affordable commercial. Skiers Chalet Lode and Pool Building • ~~rdinance #48 1. Relocated onto Willoughby Park per approval from HPC. 2. Revived as the Aspen Historical Society Museum or other public use. The Boat Tow • National Register of Historic Places 1. Incorporated into the Aspen Historical Society Museum program. Ticket Booth • Local Significance 1. Returned to its 1950's size. 2. Potential for reuse. ~g Lift ne Neighborhood -_ Master Plan Trig C:, ~ •i :1~i7 Deep Powder Cabins • Local Significance 1. Currently stored on-site until permanent location is found. 2. Possible incorporation into the SkiCo plan for Aspen Mountain. Out Buildings • Local Significance 1. Maintained on Willoughby Park and returned to their historic character. WILLOUGHBY PARK -SITE PLAN DECISION PACKET 30 Liit ne Neighborhood Master Plan ~- - DECISION PACKET Tnr G • ~ i :~~iy~ COMMUNITY BENEFITS These are the comnumity benefits of the site plan and Lift Cane Neighborhood Master Plan project recognized by the Lift Cane Task Force Team during their weekly meeting on September 18, 2008. They have been placed into the goal buckets that they most clearly align with. Many do not fit into one specific bucket and could be placed in a number of buckets. HISTORY • Vie~• plane corridor maintained. • Revitalized sense of history. • Museum integrated providing historical connection. • Recycles historical buildings as historical assets. ACCESSIBILITY • Creative and uniquely Aspen solution for people mover. • Infrastructure updates -sidewalks on Aspen Street. • Year-round access to top of hill. • Poma lift from Dcan Street. • Proven tcchnology~appropriate ro area. • Improved skiing to Dean Street. • Neighborhood -more inviting and more inclusive. • Removes "load" from other lifts. • Corner of Aspen and Durant will be safer. VITALITY • Lockers at starting point of skiing. • Affordable commercial is a possibility. • Local's friendly steak house for beer, etc. • Revitalized and beautified a huge section of town at base of mountain. • Lights on neighborhood from addition of affordable housing. • Added hot beds and hotel. • Better World Cup venue. 31 Liit ne Neighborhood Master Plan Tnr G>> ui Atit SUSTAINABILITY • Increased tax base. • 50% less fossil fuel consumption that similar uses, sets new standard for lodges. • LEED Silver or Gold. MISCELLANEOUS • The "aha" factor in general. • Best possible solution given topography and dollars. • Plan that COWOP supports; easier going back to community. • Integrates urban and Alpine environments. • Sensible -not overbuilt - to scale. • Takes parking off streets. • Shows how COWOP can work. • Protects and accommodates neighbors. • Improved aesthetics. • Puts service underground. • Design we're happy to take to community. • Aspen Skiing Company made "huge" commitment. • Rationale for requesting "tramway" variance. • Greater chance of Council approval. • Respected COWOP goals. DECISION PACKET In addition to the benefits generate by the Task Force, the Support Group felt there were a few additional benefits that were not addressed by the Task Force. These benefits are: • New high speed quad lift replacing the current Lift IA. • Donation of the Skiers Chalet Lodge to the Historical Society for museum use. • Improved public parking. • Expanded open space: o Conversion of Gilbert Street to Park combines Willoughby and Lift One Parks. o Removing the parking on Willoughby Park and returning it to its intended Park /open space function. 32 Lift ne Neighborhood Master Plan DECISION PACKET Trir C; ~ ~~~ a~i~s FINANCIAL REPRESENTATIONS RELATED TO COMMUNITY BENEFITS AND INFRASTRUCTURE New High Speed uad and Platter Lift -Aspen Skiing Company, Lodge at Aspen Mountain, Lift One Lodge have agreement to pay for capital cost and construction. Aspen Skiing Company will own and operate lifts. Aspen Historical Society Museum -Lift One Lodge agrees to fund toward relocation and renovation of Skiers Chalet Lodge for museum, owned and operated by AHS. Parking -Lodge at Aspen Mountain and Lift One Lodge agree to construct and operate XX underground parking spaces for use by the general public. Improvements to Willoughb~Park -Lift One Lodge and Lodge at Aspen Mountain agree to fund improvements to Willoughby Park as per approved plan. Park will be maintained by City of Aspen Parks Department. Improvements to Lift One Park -Lift One bodge agrees to fund improvements to Lift One Park. Park will be maintained by City of Aspen and/or Lift One Lodge and Lodge at Aspen Mountain. Road and Pedestrian Improvements -Lift One Lodge and Lodge at Aspen Mountain agree to fund construction of road and pedestrian improvements along Dean Ave. adjacent to Willoughby Park and to Aspen St. from Willoughby Park to the southern terminus. Roads ~•ill be owned and maintained by the City of Aspen and/or a Special District. Historic Assets -Lift One Lodge agrees to fund improvements to the Skiers Chalet Steak House, outbuildings, Lift One Apparatus and towers, and the ticket office. With the exception of the Steak House, the structures will continue to be owned and maintained by the City of Aspen. 33