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HomeMy WebLinkAboutminutes.hpc.20010306ASPEN PLANNING & ZONING COMMISSION MARCH 6, 2001 DISCLOSURE OF CONFLICT OF INTEREST .................................................................................................... 505 SNEAKY LANE STREAM MAR(~IN REVIEW ............................................................................................. 1 TRUSCOTT LIGHTING PLAN .......... 1......~ ........................................ ~ .................................................................... 2 BAVARIAN FINAL PUD ..................... ~ .................................................................................................................... 2 ASPEN MOUNTAIN CONCEPTUAL PUD AMENDMENTS (TOP OF MILL) LOT 3 & LOT 5 ................... 3 10 ASPEN PLANNING & ZONING COMMISSION MARCH 6, 2001 Bob Blaich, chairman, opene~ the regular meeting at 4:30 p.m. in Council Chambers. The following co~nmissioners were present: Jasmine Tygre, Ron Erickson, Roger Haneman, EIic COhen and Bob Blaich. Steven Buettow was excused. Staff in attendance ~vere: David Hoefer, Assistant City Attorney; Julie Ann Woods, Fred Jarman, Ni~:k Lelack and Chris Bendon, CommunitY Development; Richard Gould~ng, Engineering; Lee Novak, Housing; Jackie Lothian, Deputy City Clerk. DISCLOSURE OF CONF~CT OF INTEREST None. PUBLIC MEETING: 505 SNEAKY LANE STRE. aM MARGIN REVIEW Bob Blaich opened the Strean t Margin Review for 505 Sneaky Lane. Nick Lelack stated that there was a site vis t today and for the record no notice was needed for Stream Margin Review. Lela,',k utilized maps for location orientation of the property in proximity to Castl ~ Creek and the City Shop. Lelack stated that there was d ~culty determining top of slope because it was relatively flat between the crc ~k and the property. It was agreed with the applicant and the City Engineering Offi :e that the 100-year floodplain would be the measurement for top of slope. Lelack stated that the applicant proposed a partial demolition 20 feet from top o~,slope. Lelack noted that there were ~ options submitted based on the top of slope. All of the Stream Margin Review C~iteria must be met. He noted that staff recommended approval for either "Set B" ori"Set C". Roger Haneman asked what .~e intent of the 45° angle was. Richard Goulding, City Engineering responded tl~at the house wOUld be built out of the 45° angle. Scott Lindeneau stated that hi:~ clients would prefer "Set C" which included the office. Bob Camp, applicant greed with "Set C". No public comments. MOTION: Jasmine ~I ggre moved to approve Resolution 10, series 2001, a Stream Margin Review for the Camp residence at 505 Sneaky Lane as depicted in plan "Set ~" finding that all of the review criteria have been met with conditions, l'~ric Cohen Second. Roll call vote: Erickson, yes; Haneman, yes; Cohen yes; Tygre, yes; Blaich yes. APPROVED 5-0. 1 ASPEN PLANNING & ZOI ~ING COMMISSION MARCH 6, 2001 PUBLIC MEETING: TRUSCOTT LIGHTING Pi ~AN Bob Blaich opened the public! meeting on the TruScott Lighting Plan. Chris Bendon stated that the approval for the lighting plan was the same as presented with clarification of the types [of lights and fixtures used. Lee Novak, Housing, said that he was not an expert on lighting. He explained the ballards would be 32" in height in dark bronze color with 26-watt bulbs. Novak said that there would be some sort of sensor to turn off'the lights but some would remain on for safety and CDOT specifications on sore.~ of the lights needed at the highway. Novak said that the parking 14ts would have 16-foot poles and that the 12-foot pOles were more pedestrian. ~Novak noted that good lights in the underpass were a necessity for people to utilize [the underpass. Ron Erickson asked for staff ht~ follow up after a year or two to know what fine- tuning can be accomplished. Bendon noted that there might be additional lights needed around the golf course. Eric Cohen noted that a year after occupancy a follow up should be accomplished. No public comments. MOTION: Eric Cohen moved to adopt Resolution 01-06 approving the Truscott Affordable h }using and Aspen Golf and Tennis ClUb PUD Lighting Plan with the condition that staff review one year after the certificate of occupancy has been granted and that public notice be provided to the residehts. Ron Erickson second. APPROVED 5-0. PUBLIC HEARING: BAVARIAN FINAL PUD Bob Blaich opened the public!hearing to be continued. MOTION: Ron Ericl~son moved to continue the Bavarian Final PUD to March 20, 2001. Rogqr Itaneman second. APPROVED 5-0, 2 ASPEN PLANNING & ZO] lING COMMISSION MARCH 6, 2001 PUBLIC HEARING: ASPEN MOUNTAIN CONt ~EPTUAL PUD AMENDMENTS (TOP OF MILL) LOT 3 & LOT 5 Bob Blaich opened the publici hearing. David Hoefer stated that the notice was provided as well as the mailir~g for both Lots 3 & 5. Julie Ann Woods stated that t~is was a request to amend the conceptual approval that was granted to the Aspen[Mountain PUD in December of 1999. For clarification Lot 3 was the Toi~ of Mill and Lot 5 was the Grand Aspen site. She noted that there was a new ov~ner, Top of Mill Investors, LLC for Lot 3 and Grand Aspen Lodging, LLC now ow n Lot 5. Woods said the amendment for Lot 3 was minor to create m~ additional 0t where the existing garage building site for the Summit Place Condominium:~ Woods said that the parcel was 2500 square feet. Woods stated that major chan:,~e was from the hotel use to fractional ownership. She noted the physical changqs with Lot 5 were the relocation of the parking garage ramp from Galena Street to Deane Street. Kim Wyle, architect, explained that the ramps were eliminateO from Galena Street and flipped the ramps to the north side of Deane Street. Woods stated that there was a reduction in rooms from a 150 room hotel to 51 two, t~ree and four bedroom units or club suites (each having at least one or two loc~c-offunits or bedrooms). Woods stated the total room count of 125 rooms. SHe said that there was an increase of 18 parking spaces under the building in the garage and additional 9 parallel parking spaces along the Galena Street right-of-way. W~ oods stated that the semi-public accessory uses such as the restaurant and comer "l~ookshop" on the eastern comer of the Dearie Street fagade were eliminated. She s~aid that this was a loss for this project and inconsistent with the project; ihe requested that the applicant return with an alternate proposal. Woods said that Lot 3 was zo~hed LTR-PUD with lodge overlay and conservation; Lot 5 would remain the same.[ Dawd Hoefer noted that Lot 3 and Lot 5 be kept together for review. Woods s~id that when the owners did not occupy the units, the suites or units would be available for rental to the public on a nightly basis. She said that there was segregatio~ between the affordable units from the club suites and requested that be elimina!ed from the final design. Sunny Vann, planner for appl~ant, reiterated that the new owners were comprised of a group of local investors, ~'apital of California and Hyatt Vacation Ownerships. Four Peaks Management was ~ormed by the partnership to complete the approval process and manage the devel~pment of the various properties. Vann said that the new owners felt that the conv{rsion of the hotel to the vacation ownership format 3 ASPEN PLANNING & zONING COMMISSION MARCH 6, 2001 would facilitate the construction of the development of the hotel and provide some benefits to the community. V~rrn said that the Summit Place Garage parcel Would be included in the Lot 3 re-deVelopment plan for approval· Vann said that there would b~ a central lobby area and a small commercial area like what was originally included ~o provide notions, toOthpaste and the like to the guests· He smd there would Be a small k~tchen area for continental breakfast. He said that the restaurant and sn~all meeting rooms were deleted· Vann noted that Deane Street ~as a vacated right-of-way that now belongs to Four Peaks· He said that the afford~able housing requirements for the new hotel were 41 net new employees, the Bava~an Inn provided 13 and out of the remainder of the 28, 16 were to be housed on s!te per Savanaha's agreement. Vann noted that did not change with the new owners. He said there were now 124 packing spaces. Vann stated that the fractiona~ or timeshare use was part of the final PUD application subject to the review and approval of the planning and zoning commission as a conditional Use. lie said there might be code amendments needed to amend the original code amendment. Dr. Dick Ragatz stated that he~ was executive vice president of RCI Consulting from Eugene, Oregon· tie provided his background in the resort industry and on the vacation home concept· I~agatz said that by definition the term vacation ownership in the resort industry refers to anything that was sold in private ownership in less than whole ~wnership, multiple owners per unit. He said that there were two kinds of vacation ownership (D traditional resort time-share and ~) fractional interests. Traditional resort time-share were sold by the week and Fractional Interests were the ~undling of weeks anywhere from ¼ ownership to 1/21 ownership. Ragatz state~t that whole vacation ownership (on a national average) tended to be occupie~ about 8 weeks a year; a properly operated vacation ownership will operate at abo~jt 90% occupancy per year. He said that the qualitative advantages vacation ownerShip had over hotel use that was a psYchological commitment tolthe community. He said that even though occupancy rates were higher, the intensit~ of the traffic and the use of public utilities during high season were usually less ~ecause of the longer length of the stay. He said that the repeat vacation ownership!visitors came back at 60% Ragatz report gave an economic ~mpacts statement ~p the packet; he stated that some of the assumptions might be changed..~. Steve Ferrarini stated that he ~t epresented the firm of Hobson/Ferrarini & Associates, a real estate ecom mics firm from Portland Oregon. He said that the 4 ASPEN PLANNING & zONING COMMISSION MARCH 6, 200! report comparing vacation ovCners were more satisfied after purchase rather than a hotel guest. Ferrarini said that the expenditure patterns were also higher for the vacation fractional owner thag. hotel guests. Ron Erickson asked for the methodology for their reports, were they national figures and extrapolated to. fitI the local community. Ragatz replied that there were relatively little hard statistics ~r economic indicators from the tourism industry in Aspen. Jasmine Tygre asked if there *vas a way to break out from the national data statistics were ones that relate to seasonal resorts, Ragatz responded that the occupancy rate was a blend o:' occupancy rates gathered throughout the world. The figures were based on 36 nights a year. Roger Haneman asked how many of the 1,000 units studied were mountain locations. Ragatz answered ~at about 60% were in sun and surf locations, 25% in mountain locations and the reiuainder in urban locationS to large lakes or regional resorts. Eric Cohen stated that it surpr[sed him that the analysis of interval ownership units with kitchens would still have a higher dining out expenditure rate. Cohen asked if the statistics were from the va :ation owners themselves. Ragatz replied that they have surveyed owners from al' over the world. Ferrarini said that his report was taken from hotel occupants surveyed. John Burlingame, executive v~ce president of Hyatt Vacation Ownership, Chicago Illinois stated that the vast majority of their customers used local restaurants and used the kitchens in their unit~ minimally. Scott Writer said that of the 51 units there were 74 lock-offs structured just like a hotel without access to kitchens. Cohen asked if the unsold unit would also be available for rental. Blaich asked if the unit owner could leave their cars in the parking garage when they were not residing in their units. Vann replied no that they could not leave their cars. Vann said that ther, 120+ parking spaces which more than met the parking requirements. Erickson asked the negatives ~fthis kind of development. Ragartz said if the sales of the units were too aggressix e then that would be a negative. Ragartz said that the units generated more vaca ion rooms with the lock-off feature, which would generate more sales tax. ASPEN PLANNING & ZOi qING COMMISSION MARCH 6, 2001 Tygre asked what amount of, iommercial space was lost. Vann replied that the Dearie Street Restaurant was ~ reduction of 2500 square feet not counting the loss of meeting space. Blaich mentioned that this w~s the third time that P&Z reviewed this project; the first time was for condomini~ms, which never went onto Council; the hotel was approved by P&Z and then w~nt onto Council for approval. Vann said that this hotel never had pure retail co~nmercial space like the Little Nell or St. Regis but some accessory hotel Use, which were being retained with the exception of the restaurant. Scott Writer state~ that there were a number of different reasons not to have the restaurant were the t~nce point that they were hoping to achieve did not provided the necessity for a r~staurant. Writer said there would be the necessary services with an open lobby, i~viting entrance, a place for a continental breakfast or a place for people to get together for a cocktail. Writer said that the redesign of Deane Street with the sidewalks and not cars would add the vitality of people walking. Writer said that the ~higher occupancies and off-season use would also add to the vitality. Writer said that the Silver CirCle Rink Would be made as an asset to the community. He said that to a~td another restaurant to the mix would take away from the existing restaurants ~nd there would be no trucks servicing the restaurant. He said it would function as ~ hotel. Woods stated that the intent x~ as not to say that there had to be a restaurant on this property but more public/priv lte space at the facility. Staff wanted to see more interaction with the street fror t than ski lockers across the front fagade of the building. Woods said that thi., was right across from transit and a very visible property. · Hoefer noted also that the T~ppler was now becoming residential also· Erickson asked how the suitei differed from condominiums. Vann replied that suites were by type of ownership and to be more of a hotel room with a kitchen and living room and a number ofl,edrooms. Vann said that interval ownership was a sign of the change in the indu ;try. John Burlingame stated that the owners have the right to rent their units or a pc trion of the unit through the Hyatt. Tygre asked what other ski resorts Hyatt operate d with fractional ownership. Burlingame replied that Lake Tahoe (a 1/51) and Beax er Creek (a 1/21) and Breckenridge. Burlingame said that Lake Tahoe was abo] it 45% sold with about 90% usage; 100% of Beaver Creek was sold and used abort 75% of the time, which was in excess of what the hotel did. Cohen asked what fihe lock-Offrooms might rent for. Vann replied that 6 ASPEN PLANNING & ZO ~NING COMMISSION MARCH 6, 2001 they were still trying to put t~e program together but these units would be available with moderate prices for a similar product. Cohen asked how the property was being marketed. Burlingame ~esponded that this would be about a 4 star hotel. Writer stated that would depend upon the finished product. BUrlingame stated that in vacation oWnership theY would entertain someone offering a lower price for the night. Blaich asked for examples of what the rooms rates were from the other resort operations in the high s~ason. Burlingame resPonded that the rooms in the other resorts went anywhere ~rom $100.00 to $500.00 a night depending on inventory, it just depended upon the location. Haneman said that it was contradictory to have the report read that the people in time share units spent more time in their units and then to say that they spent more by going to shops and businesses in the area more frequently. Writer said that the repeat customer, the vacation~Wner, was likely to find the locals shops on the back streetS of Aspen. Haneman a~ked if the nUmbers surveyed for the hotel were national figures; across what ~pectrum of hotels. Ferrarini replied that the data was from a national tourism research company; therefore it was a combination of incomes surveyed. MOTION: Ron Ericl~son moved to extend the meeting until 7:30 p.m. Roger Haneman second. APPROVED 4-1, Public Comments: ~ Jack Crawford, public, stated ~hat he was a TipPler Inn owner and president of the homeoWners assOciation. He ~aid that they supported the elimination of the restaurant and inquired about fie off-street and on-street parking. He asked where the Ice Rink parking would be located. Vann replied that the 9 spaces were replaced on Galena Street but would be decided by with City Council. Crawford said that they were happy abo it the Galena Street garage entrance elimination and supportive of the project as pr ,~sented by the developer. Chris Hamilton, public, asked Ragartz about the research of how many of those developments were similar to ~his situation. Ragartz replied that there were many different vacation packages i~ many different areas. David Boothe, public, Aspen Lodging Company stated that he was also happy about the parking changes. H~e asked what the traffic Pattern might be for the 9 sPots on Galena Street and voiced Concern about peOple doing loops up Galena Street for those spaces. Kim ~Vy. le said that they would trade out the parking from Durant onto Galena. Vann no[ed that Deane would have two-way traffic. Boothe 7 ASPEN PLANNING & zONING COMMISSION MARCH 6~ 2001 stated that the height was still, a concern and asked ~fthere would be a reduction of the height since there was a rcductmn of the number of rooms. Boothe said that his company provided lock-offr~oms~ and that they were primarily rented in the summer time; people looked ~or a different product. [ Ann Murchanson, public, stated that the city plowed the streets with a road grader, which was not plowed to the ~dge; the cars would get plowed in facing uphill, which would present problems for the winter parking. Varm replied that they would get a referral from streets department. Steve Fallander, public, stated that his concern was for the height of the building. He noted that the plan that Jol aa Sarpa presented had much landscaping in front of the building, the new buildinl had no landscaping. He said that he was concerned that the parking in front of th, building would not be for the entire neighborhood but for employees of. the proj~ ct. Bob Biaich excused himself a: 7:15 p.m. Gerry Monkarsh, public, said ~hat he agreed with everything the other neighbors have said. He asked for no pa):king from where the street was level on up. He questioned that there were no iproformas from the companies involved in this project for price points. He sfi~id that the city would not get an appreciable room tax from this project. Monka~sh stated that he couldn't believe that a $30,000,000.00 project did n~t have reams of paper on the economics. He said that they could eliminate that ?ourth floor and still make the prOject work. Mary Grosso, public, stated ~at she spent 6 years in Aspen and most recently spent 6 years in Telluride, wh~re she said that she became very knowledgeable about the fractional industry. ~he asked if the exchange program would be with RCI. John Burlingame replie~l that all Hyatt properties had the exchange program. MOTION: Ron Erich son moved to continue the Aspen Mountain Conceptual PUD Ame adments (ToP Of Mill) Lot 3 & Lot 5 to April 3, 2001. Eric Cohen seCr nd. APPROVED 4-0. Erickson asked for commissio her comments on the issues of the project. He stated concern for how the process W~ill work; he stated that he did not want owners or exchanges occupying the roorhs 90% of the time. He wanted information on how and what procedures would be in place so that the owners would not leave the units empty. Erickson stated that hz was not opposed to the concept, but he had seen the 8 ASPEN PLANNING & ZO] lING COMMISSION MARCH 6, 2001 concept transformed into sore :thing he would never approve. He requested more specifics on prices for the uni :s on a seasonal basis. He stated that this was a new use, which was a conditional Ose. lie said that he needed to be convinced that this would benefit the town. Cohen stated that he echoed l~on's comments and stated that based on the facts from the presentation, he requested a representation of a minimal number to be closer to the 1/21 than the 1/!¢ ownership. He requested initial sales figures and a height schematic relative to the buildings around it, particularly the Tipple Inn and the St. Regis. Haneman inquired as to how t~e numbers that were presented and how were they generated. He requested the gaily use and spending numbers. Tygre stated she wanted to see a comparison of other very seasonal areas to be more relevant to our area. Eri :kson suggested obtaining the numbers from Beaver Creek and Tahoe from the H,'att. Meeting adjourned at 7:35 p.m. ~at~kie Lothian, Deputy City C:lerk 9