HomeMy WebLinkAboutminutes.council.20081110Regular Meeting Aspen City Council November 10, 2008
CITIZEN COMMENTS ..................................................................................................... 2
COUNCILMEMBER COMMENTS .................................................................................. 2
CONSENT CALENDAR ................................................................................................... 3
• Minutes -October 14, 27, 2008 .............................................................................. 3
• Resolution #107, 2008 -Colorado Climate Action Plan ........................................ 3
ORDINANCE #35, SERIES OF 2008 -Extension of Building Permit Moratorium in CC
zone and commercial Mix ................................................................................................... 3
ORDINANCE #36, SERIES OF 2008 -Code Amendment -Commercial Core
Moratorium/Historic Interiors Preservation ........................................................................ 3
ORDINANCE #33, SERIES OF 2008 -Supplemental Appropriations ............................ 6
ORDINANCE #32, SERIES OF 2008 - Paepcke Auditorium/Aspen Institute SPA
Amendment ......................................................................................................................... 6
ORDINANCE #34, SERIES OF 2008 -Lift One Master Plan .......................................... 8
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Regular Meeting Aspen City Council November 10, 2008
Mayor Ireland called the meeting to order at 5:05 p.m. with Councilmembers Romero,
Skadron, Kasabach and Johnson present.
CITIZEN COMMENTS
1. Toni Kronberg thanked Council and the voters for passing the ballot questions,
especially the RFTA tax question. Ms. Kronberg reminded everyone that there is a work
session November 17th on the aerial connection. Ms. Kronberg suggested there be a
COWOP on this issue.
2. Georgeanne Waggaman requested Council consider allowing dogs on city bus
routes as a trial. Ms. Waggaman said she would ride the bus to work if she could take her
dog. Ms. Waggaman suggested a "pooch pass" for dogs on city bus routes; this pass
could be sold. The rules would be that dogs go in the back of the bus, they have to get
off if the dogs cause trouble and if requested by the driver. Mayor Ireland said this needs
some staff thought and recommendations; it is worth discussing.
COUNCILMEMBER COMMENTS
1. Councilman Romero thanked all the candidates who ran for office and all the
groups who ran issues on the ballot. Councilman Romero said the passage of the RFTA
tax is a way for federal funding.
2. Councilman Romero noted tomorrow is Veteran's Day; there is a ceremony at the
Courthouse at 11 a.m.
3. Councilman Skadron noted there are significant variances in the September tax
report from budget numbers. Councilman Skadron asked if staff can determine whether
the lodging numbers are down because of volume, or of capacity, or of lower prices. Don
Taylor, finance director, said the lodging tax is lower in September; however year-to-date
the collections are still up 5%. Taylor said the 2008 budget numbers appear optimistic.
Taylor told Council staff has recalculated the end of year collections for this tax.
Councilman Skadron said there are large variations in the RETT, up to 50%. Taylor said
the Wheeler Opera House has large reserves in -their fund. The housing RETT fund will
present challenges and the budget is being reprogrammed to reduce expectations for both
2008 and 2009.
4. Mayor Ireland congratulated the voters of Pitkin County; it appears there were
more than 10,000 voters for the first time. Mayor Ireland congratulated Pitkin County
commissioner winners and also congratulated everyone who ran a clean campaign.
Mayor Ireland noted there was a lot of interest in the ballot questions. The issue of
Burlingame density was fairly close and the city will try and resolve it this year. The
positive RFTA vote makes them eligible for federal matching funds. Mayor Ireland
reported the CML policy committee voted unanimously to support the housing bill,
which will be sponsored by Kathleen Curry.
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Regular Meeting Aspen City Council November 10, 2008
5. Councilman Skadron told Council the Historic Preservation task force, a citizens
committee, has been meeting on a regular basis and has divided into Ssub-committees;
economic, criteria, districts, architecture and voluntary/involuntary designation. On
November 13 at noon, the full task force will have a presentation from the economics and
criteria sub-committees. November 20`" at noon, the full task force will hear a
presentation from the other 3sub-committees. Public participated is welcome at all these
meetings.
CONSENT CALENDAR
Councilman Romero moved to approve the consent calendar; seconded by . The consent
calendar is:
• Minutes -October 14, 27, 2008
• Resolution #107, 2008 -Colorado Climate Action Plan
Mayor Ireland noted the Climate Action Plan states the city will provide the Governor
with a plan outlining how the utilities will achieve the greenhouse gas reduction goals.
All in favor, motion carried.
ORDINANCE #35, SERIES OF 2008 -Extension of Building Permit Moratorium in
CC zone and commercial Mix
ORDINANCE #36, SERIES OF 2008 -Code Amendment -Commercial Core
Moratorium/Historic Interiors Preservation
Ben Gagnon, community development department, reminded Council there is a
moratorium on building permits in the commercial core. Sara Adams, community
development department, said only the Red Onion has applied for an agreement to fix
their bar area in exchange for an exemption from the moratorium. Ms. Adams said there
have been 3 work sessions with Council to review criteria and process. At the most
recent work session, Council directed staff and HPC to make recommendations to
Council on the issue. Ms. Adams said the historic preservation task force sub-committee
on historic interiors formed in September. The committee has several tasks and has not
been able to allocate time to this issue. The sub-committee is split on recommendations
to Council and would like more time to discuss this. Ms. Adams noted the interior issues
relate directly to what is going on on the exterior, criteria, involuntary/voluntary.
Ms. Adams presented 3 options; (1) adopt Ordinance #36, land use code amendments to
authorize the designation of interior landmarks. Ms. Adams said this will create a
framework for the task force to continue to work in as there is currently no authority to
designate interiors. This code amendment shows the criteria and the process reviewed
and approved by HPC and P&Z. (2) extend the moratorium 6 months to allow time for
Regular Meeting Aspen City Council November 10, 2008
the task force to discuss historic interiors while these interiors are still protected and (3)
take no action and allow the moratorium to expire.
Gagnon said the issue of preserving historic interiors and the potential for regulating
commercial mix are two different topics under the same moratorium of December 2006.
Gagnon said there are some exemptions to the building permit moratorium for minor
remodel but the basic idea was to freeze the uses in the core to allow staff time to study
preservation of the historic interiors as well as commercial mix. Gagnon noted Council
requested staff get feedback from the ACRA and 6 people from the chamber board are
working on a subcommittee reviewing the process and the research. Gagnon reminded
Council the community has identified the commercial profile as one that is of concern for
the past 15 years.
Gagnon said the chamber representatives said they would be interested in public/private
partnerships that could provide affordable commercial space but not in regulatory
solutions for this. Gagnon said staff, too, is losing interest on regulatory issues like
zoning, code amendments. Gagnon said staff would prefer outreach to core businesses
that provide service to locals and that the community would be disturbed if those
businesses disappeared, like a pharmacy. Gagnon told Council there are on-going public
processes to address both of these issues; the historic preservation task force and the
Aspen Area Community Plan update small group sessions. Gagnon said the AACP will
have a statement and goals about commercial mix. Gagnon said staff and Council need
to weigh extending the moratorium and regulatory changes. Gagnon said resolution to
commercial mix and to historic interiors is within the next 6 months. The existing
moratorium will expire December 12th. Ordinance #36 is actual code amendments.
Councilman Skadron asked how many interiors could potentially be historic. There is a
very limited number and the interiors have to be publicly accessible; the exterior has to
be designated. Councilman Skadron asked if a case existed where an exterior is not
historic but an interior could be. Ms. Adams said no. Councilman Skadron said he does
not want the work of the historic task force to be precluded.
Councilman Romero reiterated there are two public processes in place, the AACP update
and the HP task force, which includes work on the historic interiors. Councilman
Romero said he does not support extending moratoriums; however, with the work going
on, Council should allow time for these public groups to complete their work. Gagnon
said the moratorium holds uses in place in the commercial downtown. Gagnon said the
application of historic interiors will be very limited. The direction on commercial mix is
more in anon-regulatory direction; however, those should not be ruled out. The
resolutions of these two issues should be in front of Council within the next 6 months.
Councilman Skadron asked what interiors have been lost because there has not been
protection. Councilman Johnson said the Red Onion interior could have been lost
without this moratorium and the Hotel Jerome interior could have been lost but it was
covered by a PUD.
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Regular Meeting Aspen City Council November 10, 2008
Councilman Skadron moved to read Ordinance #35, Series of 2008; seconded by
Councilman Romero. All in favor, motion carried.
ORDINANCE NO.35
(Series of 2008)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
EXTENDING A TEMPORARY MORATORIUM ADOPTED PURSUANT TO
ORDINANCE NUMBER 51, SERIES OF 2006, AS AMENDED PURSUANT TO
ORDINANCE N0.2, SERIES OF 2007, AS AMENDED PURSUANT TO ORDINANCE
NUMBER 26, SERIES OF 2007, AS AMENDED PURSUANT TO ORDINANCE
NUMBER 37, SERIES OF 2007, AS AMENDED PURSUANT TO ORDINANCE 46,
SERIES OF 2007, AND AS AMENDED BY ORDINANCE NO. 15, SERIES OF 2008.
Councilman Skadron moved to adopt Ordinance #35, Series of 2008, on first.reading;
seconded by Councilman Romero.
Mayor Ireland stated the underlying predicate towards resolution for the moratorium is
not there. It has been two years. Mayor Ireland agreed progress will be made with
proactive ownership or partnership, planning efforts with the owners. Councilman
Johnson agreed it is time to do something and he will learn more during the update to the
AACP. Councilman Johnson said he thinks the solution for commercial will include
zoning, code amendments, as well as working with ownership and public/private
partnerships. Councilman Johnson said there are challenges to the preservation of
commercial mix and each instance may take a different tool..
Roll call vote; Councilmembers Skadron, yes; Kasabach, yes; Johnson, yes; Romero,
yes; Mayor Ireland, no. Motion carried.
Councilman Johnson moved to read ordinance #36, Series of 2008; seconded by
Councilwoman Kasabach. All in favor, motion carried.
ORDINANCE #36
(Series of 2008)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, APPROVING AMENDMENTS CHAPTER 26.415 "DEVELOPMENT
INVOLVING THE ASPEN INVENTORY OF HISORIC LANDMARK SITES AND
STRUCTURES OR DEVELOPMENT IN AN `H' HISTORIC OVERLAY DISTRICT"
OF THE CITY OF ASPEN LAND USE CODE OF THE CITY OF ASPEN
MUNICII'AL CODE
Mayor Ireland said having extended the moratorium, it might be better to let the task
force review this issue before Council adopts amendments to the code. Council agreed.
Ordinance DIES for lack of a motion.
Regular MeetinE Aspen City Council November 10, 2008
ORDINANCE #33, SERIES OF 2008 -Supplemental Appropriations
Don Taylor, finance director, told Council this ordinance makes additions to the 2008
budget, items not contemplated in the original budget. There are additions, like roof
repairs, that cannot wait until the next budget cycle. Some of the items are Council
directed additions. Mayor Ireland noted that staff should make sure the $60,000 request
for TDP, transit development plan, should be called whatever the current vernacular is.
Councilman Johnson said one issue he would like addressed is getting bus service to the
west end, to which he cannot get an answer but there is a $60,000 request for a transit
development plan. Councilman Johnson asked how this TDP will be used for further the
city's goals. Mayor Ireland said a TDP is necessary to have west end shuttles; Council
needs to decide if a west end shuttle is necessary and worth the cost. A TDP is used to
obtain state or federal funding. Mayor Ireland said if Council wants to know what the
costs and uses of a west end shuttle is, the majority potential users should tell staff that.
Councilman Romero said there is already some service to the west end. Staff just needs
to develop costs to increase that service. Steve Barwick, city manager, told Council staff
will bring those costs back as soon as possible.
Councilman Romero moved to adopt Ordinance #33, Series of 2008, on second reading;
seconded by Councilman Skadron.
Mayor Ireland opened the public hearing. There were no comments. Mayor Ireland
closed the public hearing.
Roll call vote; Councilmembers Kasabach, yes; Johnson, yes; Romero, yes; Skadron, yes;
Mayor Ireland, yes. Motion carried.
ORDINANCE #32, SERIES OF 2008 -Paepcke Auditorium/Aspen Institute SPA
Amendment
Jason Lasser, community development department, told Council this is a request for an
amendment to an SPA to allow the Paepcke auditorium to add 614 square feet, 307 on
each side of the auditorium. Lasser said the GMQS review is to affirm that this is an
essential public facility and qualifies for a waiver for the affordable housing mitigation
under essential public facility exemption. HPC has reviewed the conceptual plans and
approved it by a vote of 4 to 2; P&Z reviewed and approved this by a vote of 5 to 0.
Councilman Skadron asked why the SPA needs to be amended fora 614 square foot
additional when over 3,800 square feet remains unbuilt from the original SPA. Lasser
said anytime an SPA is amended, the entire SPA is opened. Councilman Skadron asked
if there are concerns with this application contradicting the principles of an essential
public facility and it is reaching beyond a essential public facility. Chris Bendon,
community development department, said that is one purpose of reviewing amendments
to the SPA and the essential public facility designation.
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Regular Meeting Ashen City Council November 10, 2008
Jim Curtis, representing the applicant, told Council if this is approved, the project is
scheduled to go back to HPC for final review. Curtis said there are 3 components driving
this plan. The first is that the Aspen Institute does not want to touch the public entrance
or the front of the building. The applicants have been working with the HPC to look at
how the front windows can be changed and comply with the energy code. The second is
to bring the building up to ADA compliance. Up to 45 seats in the auditorium could be
lost in bringing this up to ADA compliance. The Institute has said they do not want to
raise $12 million for this renovation while losing 45 seats. The architects recommended
small additions on the sides of the auditorium so as not to lose existing seats. This will
also give the opportunity to open up the sides of the buildings to make it more
interconnected to the patio and to allow the patio to be used more effectively for overflow
and for summer outdoor events. This will bring the building up to the 21St century in
terms of energy efficiency, ADA compliance, and the possibility of using geothermal.
Curtis said the Institute is willing to share employee information with the city but would
like to delete "The applicant shall provide mitigation for any increase in employees
unless otherwise waived by City Council" from the ordinance. Curtis said in the original
1991 SPA approval, the Institute and the MAA were both deemed to be essential public
facilities and were exempt from the affordable housing mitigation requirement. Curtis
noted in all following SPA amendments, they have been found to be essential public
facilities and exempt from the affordable housing requirements.
Curtis said the Institute will raise $12 million for this renovation from donors. Curtis
noted it is difficult to raise money for an open-ended uncertain condition. Curtis
reiterated this is a modest renovation. Councilman Romero asked if the Doerr Hosier
project is subject to employee audits. Curtis said it was not. Councilman Romero said
this 671 square feet remodel will leave 3271 square feet unbuilt in the SPA
Mayor Ireland opened the public hearing. There were no comments. Mayor Ireland
closed the public hearing.
Mayor Ireland moved to approve Ordinance #32, Series of 2008, on second reading with
the deletion of the last sentence in Section 4; seconded by Councilman Romero.
Councilman Johnson asked for a visual of the changes from the existing building.
Michael, architect, noted this building is 46 years old and nothing has been done to it.
Michael presented the drawings, showing the stepped walls along the sides of the
auditorium, moving some of those walls and extending the auditorium out to the sides.
There will be changes to the administrative wing, there are accessibility changes, creating
an ADA toilet on the first floor and a way for people with disabilities to get onto the
stage. There will be a new roof, the basement space will be cleaned up and reorganized.
Michael showed the exterior, showed a section, the lobby and foyer, Michael said they
are adding a skylight in the foyer and are trying to maintain the interior look of the
auditorium. Michael showed the site elevation, the stepped and folded walls.
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Regular Meeting Aspen City Council November 10, 2008
Councilman Johnson asked what positive refinements have been made to this plan.
Curtis said the main changes are the location for the geothermal pond; the area in the rear
of the building for mechanical equipment and air intake has been moved away from a
large pine tree and outside the drip line, and a variation in the angle of the back walls so
that the glass windows will better echo the existing slotted windows. Amy Margerum,
Aspen Institute, told Council there was a citizen task force that worked with the Institute
on the proposed improvements.
Councilman Johnson stated he appreciates how big a role the Institute plays in town and
its relationship with town. Councilman Johnson said he has issues with the original SPA
which stated"minimal disturbance will occur to the Bayer Benedict architecture".
Councilman Johnson said he understands the need for upgrading the HVAC system and
to meet ADA requirements; however, this disturbance is not minimal. Curtis said the
majority of the work is bringing the building up to code and interior work. Curtis said the
SPA requires a finding that this amendment is consistent with the whole SPA context.
Ms. Margerum told Council the Institute Board is very careful to preserve all aspects of
Bayer, the art, the grounds and the buildings. Ms. Margerum said the Board feels 671
square foot addition is very minimal. Councilman Johnson stated although he wants to
support this project, he cannot get past the sentence about minimal disturbance.
Roll call vote; Councilmembers Romero, yes; Kasabach, yes; Skadron, yes; Johnson, no;
Mayor Ireland, yes. Motion carried.
ORDINANCE #34, SERIES OF 2008 -Lift One Master Plan
Chris Bendon, community development department, told Council this is the overview of
the project. Today at noon, staff and Councilman Skadron conducted a site visit. Bendon
said the goal is to report on the task force and to understand goals of the COWOP effort
and how the site plan fits in with town. Bendon reminded Council there are 4 public
hearings scheduled; tonight, November 24; December 1St with the technical experts; and
December 8th. Bendon presented the notice of public hearing and told Council staff will
continue to notice residents of the continued public hearings. Council has decision
notebooks and informational binders with all COWOP minutes and information. Bendon
said Council has a binder with public comment and with HPC and P&Z minutes.
Bendon told Council originally Lift One was the base of skiing operations and the base of
lodging. The area has been neglected after lift one closed in the 1970's. The area has
diminished in importance and is in need of significant improvements. The area is
disconnected from the downtown core and lacks basic improvements. There are slope
constraints, deteriorating historic resources with no source of prominence for those
resources. The bed base has evaporated from this side of Aspen mountain. Of the skiers,
3% ski on this side of the mountain and the lack of usage reflects the lack of attraction
and accessibility to the area.
Bendon pointed out there has been a loss of pillow count of 2500 to 3000 in town. The
Lodge at Aspen Mountain was denied last-year after a long debate. The townhome
Regular Meeting Aspen City Council November 10, 2008
alternative does not serve the community or the resort. There was no cohesive vision for
this area. Bendon went over the ownership of this area; Aspen Ski Company, Centurion
partners, Lift One Lodge and the City of Aspen. The city approved a COWOP task force
to look at a different review process for this area. A COWOP allows members of the task
force to talk and listen and understand all compromises and vision for a certain area.
Bendon said this was a 27 member COWOP to try and get all points'of view in the
community. Bendon said the task force set out goals and tried to understand the vision
before they started. Bendon showed the goals adopted by the COWOP:
The task force also brought in technical experts in various fields, including energy,
historic, financing and transportation. Bendon showed a slide of the area needed for a
lift, the queuing area and ski back corridor and how it fits into this site. The COWOP
task force then worked with bubble diagrams to see how all the elements would lay out
on the site. Bendon showed an example of a bubble diagram, laying out the site and
respecting the constraints and trying to achieve the goals. The idea of energizing the old
surface lift started to get support along with re-using the Skier's Chalet/Steak House,
including parking and ski lockers, caused redesign for Lift One Lodge and Aspen
Mountain Lodge.
Steven Holly, support team for the COWOP, told Council in doing the site design, the
COWOP focused on their priorities and how to make this site a vital component of the
town. The historic asset Lift One became the primary focus for the COWOP and on
which the task force aligned. Holly said the group looked at how the site is entered, the
key transition points, linking the site with town and with the resort. Holly showed the
site plan approved by the task force with the footprints of development, the ski corridor,
and the pedestrian pathways.
Holly pointed out Willoughby park, which is messy with parking and a small green
space. Holly showed the proposal to bring skiing into the area with a surface platter lift
along the historic lift one alignment, which will give the lift and historic area prominence.
The Skier's Chalet building will be moved down onto the site and will contain the
historic museum. The plan includes local ski lockers, restaurants, affordable housing on
the upper level of the Skier's Chalet, public parking and an improved park.
Georgia Hanson, Aspen Historical Society, explained the concept of an interactive ski
museum and that stories connect the past and present of the community. Ms. Hanson
said they will have a year round presence on the site.
Bob Daniel, Lift One Lodge property owners on the east side of South Aspen street, said
the ski corridor is one of the most impactive things to their site. Daniel said this was a
cooperative process with the property owners, Ski Company, and citizens on the task
force, when they looked at what is possible in this area by creating a ski corridor. Daniel
said with this redesign, return skiing to where skiing originated became possible as well
as going to the relocated Skier's Chalet for a meal. This will create vitality at Lift One.
Daniel said HPC was open to the relocation of the Skier's Chalet to the benefit of many.
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Regular Meeting Aspen City Council November 10, 2008
Daniel said this enabled breaking up the mass of buildings so that it is more in scale with
the neighborhood. It also allowed for a cooperative service entrance with the Lodge at
Aspen Mountain. A green belt of parks and a white belt extending to the mountain will
be created. Daniel said the lodge uses remain much the same, lodge uses, commercial,
restaurant, ski company ticketing. Daniel said how these uses integrate into the
neighborhood is important. The lodge will be shared ownership with non-specific
ownership, which provides flexibility in the program. The 35-units can be turned into
101 separate keys and these keys will be part of the bed base of Aspen when not occupied
by owners. Daniel told Council fractional ownership provides the capital for the rest of
the project and funding for the community benefits. This meets the city goal of hot beds.
John Sarpa, Centurion Partners, said this process created a statement about what can
happen. Sarpa showed the site plan for the Lodge at Aspen Mountain with a larger
setback on the south, better emergency access, a corridor between Juan street houses,
Sarpa noted they maintained open corridors for site lines around the building. There is a
restrictive covenant at the northwest edge of the property and a height restriction for the
building to the south of that corner. Parking on site and the surrounding projects was
important and the master plan enabled everyone to look at the big picture. Sarpa said the
COWOP and planning for the entire area allowed everything to be pulled west to open up
land for the surface lift.
Sarpa presented the footprint for the Lodge at Aspen Mountain, including 75 hotel units,
26 fractional units, 5 free market units added to help finance the project, commercial
space which includes 3400 square feet of meeting rooms. Sarpa said the task force felt
strongly this area should be made a housing component. The affordable housing was
redistributed to put the on-site employees, 15 rental units, closer to the hotel, and 15 for
sale units on the west edge of the site.
Dave Corbin, Aspen Skiing Company, agreed this ski portal is underused. Corbin said
one of the Ski Company's goals in this COWOP process was not to sacrifice any terrain
or its functionality. Corbin said they need to keep the ski functions, like the mountain
access road, emergency service vehicle access. Corbin said this process will enable new
ski infrastructure and a high speed lift. Convenient access to the lift and the mountain is
important. Corbin said the site restraints with a lift are considerable, modern ski
infrastructure takes up a large space. The 150' of horizontal dimension is a substantial
impact. Corbin said there is a proposed surface lift to take one up to the new ski lift. The
terrain is preserved, the road access is preserved, and the area for ski racing is preserved.
This plan balances the Ski Company's needs with those of the community.
Steve Holly noted the key of this is the cooperative nature of the process and
unprecedented amount of community benefits being provided. Some of those are a new
high speed quad, an improved south Aspen street, surface lift, public parking subgrade,
local ski lockers, park improvements, the shared service entry of the two lodges and
removing service trucks off South Aspen street, the museum, apres ski and vitality to this
side of the mountain.
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Regular Meeting Aspen City Council November 10, 2008
Bendon said Council will need to make decisions for this master plan. Bendon outlined
the current zoning for the area and the parcels in this area. Bendon noted the most
southern parcel is zoned conservation, which allows large houses, cemeteries, big barns
and agricultural uses. This is proposed to be rezoned to L, lodge, the two city owned
parcels are proposed to be rezoned from P, park, to PUB, public, to accommodate the
museum and ski operations. A parcel for the Skier's Chalet/Steak House is proposed to
be zoned NC, neighborhood commercial to accommodate the apras ski operations and the
affordable housing. There is also a parcel to be zoned affordable housing for the for sale
units. This would all have a PUD overlay to regulate the size of the buildings. Bendon
pointed out the proposed street vacations. There are platted streets that have not been
open; there are alleys that have never been opened. All these streets and South Aspen
will be vacated and there will be a dedication of a new South Aspen street. There will be
pedestrian/ski access corridors.
Bendon noted they are requesting two changes in the master plan boundary; the Barbee
notch on the west and land to the south needed for regrading. Bendon said there will be
no buildings proposed for these areas but they will be useful for drainage purposes.
Allyn Harvey, COWOP member, said the enthusiasm for retaining history and for
moving the Skier's Chalet/Steak House to the lower portion of the site was exciting.
Harvey said this master plan restores history of this site, including moving the lift back
down towards Dean street. The Skier's Chalet lodge is being converted into a ski
museum. The HPC wanted to keep as many of these buildings in tact as possible. Mark
Cole, Aspen Valley Ski Club, noted one of the goals was improved and welcoming
accessibility. Cole said the combination of the museum, the historic lift, the poma lift
and the brew pub is inviting. Cole noted the green space, too, is welcoming. There are
pedestrian ways throughout the project.
Derek Johnson, COWOP member Juan street neighbor, said the COWOP focused on the
goals and their tasks all had to do with the goals. Johnson said the task force looked at a
"lights on" community, at hot beds, at getting excitement back to the area, and at
including more year round residents and families. Johnson he feels this was a good
process and resulted in a good plan.
Andrew Kole, COWOP member, said sustainability covers structures and financial, the
mix of uses funding the community benefits which are products of building the two
hotels. Sustainability includes more "hot beds". Kole said the task force looked at using
50% less fossil fuel than other buildings. Kole said the proposal is mitigating affordable
housing at 75%; the code requires 60% mitigation. Kole said this process was initiated
by City Council and this was the largest group of citizens to work on a COWOP, which
resulted in a 90% buy-in. Kole said the COWOP members, not including the consultants,
put in over 2,000 hours.
Bendon said the task force recommended 19 to 1 to 1 adoption of this master plan. The
P&Z voted unanimously in favor of this process. HPC looked at the overall plan as well
as some of the historic aspects and recommended 4 to 0 in favor of the plan. Bendon
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Regular Meeting Aspen City Council November 10, 2008
said the next meeting will focus on the architecture, height and mass of the structure,
floor plans, the historic assets, the affordable housing, and the existing volleyball courts.
Councilwoman Kasabach asked how long construction is anticipated. Daniel said for the
lodges is it 36 months. Councilman Skadron asked how much commercial space is in the
commercial core. Bendon said 1.6 million in the core. Councilman Skadron said this
project will add 27,000 square feet of commercial. Bendon said that commercial will be
associated with lodge operations, restaurants, and ski rentals. Councilman Skadron asked
the project total floor area of the Lodge at Aspen Mountain of the hotel and how has it
changed from the previous application.
Councilman Skadron asked about the aesthetic improvements contemplated and the
existing Lift lA is raw and organic. Councilman Skadron asked if the lift will come with
additional infrastructure improvements beyond the lift or will some of the organic feel be
maintained. Corbin said they anticipate some of their services being included in Lift One
Lodge, like ski ticketing. The Ski Company does not have plans for the lift housing; it
has not been looked at.
Councilman Romero said there was critical feedback from the COWOP about ADA
access, and he would like staff to review that in more detail. Councilman Romero
suggested time be spent on the architecture, height and mass. Councilman Romero said
he would like an analysis of affordable housing with sufficient review of the mitigation
and the configuration both on- and off-site. Councilman Romero said he would like
discussions and logistics of a detailed service plan.
Mayor Ireland thanked the task force for all the work they have done and the
presentations. Mayor Ireland thanked the applicants for being willing to take part in an
alternative process and the ACRA for supporting this process. Mayor Ireland said he
hopes the process will result in more public dialogue.
Mayor Ireland suggested questions on the project from the public be asked first before
public hearing statements.
Mary Barbee asked about the proposed vacations and the location of Sought Aspen street.
Holly said the vacated portion becomes a pedestrian right-of--way and wide enough for
fire trucks to pass through. Ms. Barbee asked the location of the street. Bendon said it
will be in the same place. Toni Kronberg said Council is being asked to decide if the
COWOP is in the best interest of the city. Council can approve this, approve it with
conditions or disapprove this. Ms. Kronberg asked what criteria and standards of review
will be used. Ms. Kronberg asked if standards were set out in the original COWOP
resolution. Ms. Kronberg asked if all the components of the master plan will be available
for the public. Mayor Ireland said the height, mass, FAR will be part of the November
24th public hearing. Ms. Kronberg asked if Council will measure this project against the
goals of the task force, the standards, the AACP and the criteria. Ms. Kronberg brought
up the 15 years vesting requested by the applicants and does that mean there will be
construction going on for 15 years and will Willoughby Park be a construction staging
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Regular Meeting Aspen City Council November 10, 2008
site for 15 years. Ms. Kronberg asked if engineering studies have been done to show that
the lift can be moved uphill. Ms. Kronberg asked if the platter lift is the base access to
the proposed quad lift. Ms. Kronberg noted there is a restrictive easement on the platter
lift stating the easement is fora "ski chair lift" easement and asked how a platter lift fits
the goals of easy and welcoming use for all users and how will this be used when there is
no snow, how will people access the quad lift. Ms. Kronberg asked what if the tramway
board does not give a variance for the platter lift to run between the two buildings. Ms.
Kronberg said this area is not wide enough for both uphill and downhill ski traffic.
Ms. Kronberg brought up the 75% mitigation for affordable housing and how can the Lift
One employee needs be met if these units go into the housing lottery. Ms. Kronberg
asked about transportation impacts and the number of cars going through the Dean and
Durant intersection. Bendon said criteria is set forth in Resolutions #13 and 80 adopted
by Council. Council will be receiving staff comments on those criteria, including the
Aspen Area Community Plan. This does not require Council use the master plan goals to
measure the project. The goals were a way to guide the process through the task force.
Bendon said if the tramway board does not approve a variance, there will be an
amendment to the project. Bendon noted regardless of whether the affordable housing
units are to serve the project or are sold through the lottery, these are all mitigation units.
Mayor Ireland stated he is assuming a performance bond so that there is not an open
construction site for 15 years and a completion date and a completion bond, enforceable
by the city, seems reasonable.
Bob Hoover, Mountain Queen, asked about drainage and the 2000 flood plan and will
that be given to Council for consideration in light of the size of this project. Bendon said
Council does not typically review drainage plans. The engineering department reviews
drainage plans and they are working with the project engineer to develop scope and
criteria and ways to address drainage.
Mayor Ireland opened the public comment.
Toni Kronberg said this is an exciting project and she hopes that Council exercises their
discretion and allows some room in the development application. Once the project is
built it will be there for years. Ms. Kronberg said the town needs something that will not
become a dead space. Ms. Kronberg said she is concerned about the proposed platter lift
access to Lift One; there is a better alternative than the platter lift. Ms. Kronberg said this
will be an exciting entrance to the mountain; however, the platter lift is a surface lift,
people cannot go up and come down it; it will be shut down at 12:30 and then how do
people get to the lift. Ms. Kronberg asked how this project can be justified when the
prior application was denied by Council because it was too big, transportation impacts on
town were not dealt with, and the lift was moved further uphill. Ms. Kronberg noted this
proposal has less affordable housing, the project is bigger, the transportation has not been
dealt with and the lift is further up the hill.
Bob Hoover, Mountain Queen, said this is the largest COWOP the city has had; it is the
largest project in town. Hoover said the scope and mass of the two hotel projects are
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Regular Meeting Aspen City Council November 10, 2008
immense. Hoover said his concerns are the platter lift; it cuts off access from the
Mountain Queen to the new lift and will cause residents of the Mountain Queen to go
uphill. Hoover said other issues are grading and drainage. Hoover said the elevations for
the new chair lift will require massive amounts of grading, one reason for the request to
expand the master plan area. Hoover said this grading and the large structures will
negatively effect the drainage in front of the Mountain Queen and Council should look at
this carefully. Hoover said the perception is that the COWOP may be a way for the
applicants to circumvent the regular planning process. This project is very large and a lot
of planning controls have not been dealt with, like the excavations, the changes to the
neighborhood. Hoover said there is a site plan showing building footprints and a
realignment of streets; no grades are addressed. Hoover urged Council to look at the
effect of this project on the neighborhood and to the east and the entire town.
Glenn Monigle, Gilbert street, told Council this project has been professionally handled.
Monigle said the resident of Gilbert street support the project except for Gilbert street
being used as a service road. Monigle asked Council and the task force to re-look at
using Gilbert street as a service access. Gilbert is only 15' wide and does not support
two-way traffic. Bob Daniel noted Gilbert is a one-way street heading west to east and
the plan proposes to maintain that one-way nature. The applicants are working on a
solution to figure out how the 6 residents will access their property off Gilbert. The
principle service access will be at the corner of Dean and South Aspen street, a subgrade
access up to Life One Lodge. Daniel said he does not foresee a problem requesting
service exit through the same corridor, onto South Aspen and Dean street and the only
thing exiting on Gilbert street would be private vehicles.
Mayor Ireland said the final approval will address the construction management issues,
like Gilbert street access, park use, and length of construction. Andrew Kole noted there
are 5 elements to this project, 2 hotels, a lift, a museum, a steak/pub, and this project is
large because everyone worked together and by working together, the project should be
smart. Jesse Boyce pointed out there is a reason this part of town is quiet - it is called
Shadow Mountain and the mountain sends a shadow over town and it will be cold out in
the area, which may inhibit vitality and activity.
Councilman Romero moved to continue Ordinance #34, Series of 2008, to November 24,
2008; seconded by Councilwoman Kasabach. All in favor, motion carried.
Councilman Romero moved to continue 210 West Francis to November 24; seconded by
Councilwoman Kasabach. All in favor, motion carried.
Councilman Romero moved to adjourn at 9:45 p.m.; seconded by Councilwoman
Kasabach. All in favor, motion carried.
r
` Kat S. I , ch, City Clerk
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