HomeMy WebLinkAboutresolution.hpc.016-2018 RESOLUTION#16
(SERIES OF 2018)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING SUPPORT OF THE LIFT ONE CORRIDOR PROJECT AND
APPROVAL, WITH CONDITIONS, FOR A MAJOR AMENDMENT TO A PLANNED
DEVELOPMENT, CONCEPTUAL MAJOR DEVELOPMENT/COMMERCIAL DESIGN
AND RELOCATION OF HISTORIC RESOURCES FOR THE PROPERTY COMMONLY
KNOWN AS 710 S.ASPEN STREET,WILLOUGHBY PARK,AND LIFT ONE PARK,AND
LEGALLY DESCRIBED AS LOTS 1, 2, 3 AND 4 OF THE LIFT ONE LODGE
SUBDIVISION/PUD ACCORDING TO THE PLAT THEREOF RECORDED MARCH 5,
2013, AT BOOK 102, PAGE 1, RECEPTION NO. 597438, COUNTY OF PITKIN, CITY OF
ASPEN, STATE OF COLORADO.
Parcel ID:2735-131-01-001;2735-131-01-002;2735-131-01-800;2735-131-01-801
WHEREAS, the Community Development Department received an application for the
Lift One Lodge Subdivision and Planned Unit Development (the Application) from Lift One
Lodge Aspen, LLC (Applicant), represented by Stan Clauson Associates, Inc. for the following
land use review approvals:
• Planned Development, Major Amendment, Project Review(26.445)for proposed changes
to an approved planned development. While the project holds vested rights, changes of
this magnitude require that a project be reviewed under the current Land Use Code; and
• Conceptual Major Development Review, Commercial Design (26.415) for rehabilitation
and alterations affecting Skier's Chalet Lodge, Skier's Chalet Steakhouse, Lift 1,
Willoughby Park and Lift 1 Park.
• Relocation Review (26.415) for adjustments to the previously approved relocations of
Skier's Chalet Lodge and Skier's Chalet Steakhouse, and for relocation of Lift 1.
WHEREAS, the subject property is zoned Lodge (L) and Park (P) with a Planned
Development(PD) Overlay. Portions of the property are designated historic; and,
WHEREAS, Historic Preservation Commission Resolution No. 14, Series of 2010,
granted approval related to the relocation and designation of the Skiers' Chalet and Skiers' Chalet
Steakhouse; and,
WHEREAS,the original approval of the Lift One Lodge Subdivision/PUD was granted
through Ordinance No. 28, Series of 2011; and,
WHEREAS, an Amendment to the Planned Development was approved by Planning and
Zoning Commission in Resolution No. 2, Series of 2016; and,
WHEREAS,City Council,in Resolution No.41, Series of 2015,Resolution No. 90, Series
of 2017, and Resolution No. 71, Series of 2018 granted extensions of vested rights; and,
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Historic Preservation Commission
RECEPTION#: 652126, R: $33.00, D: $0.00 Resolution#16, Series of 2018
DOC CODE: RESOLUTION Lift One Lodge
Pg 1 of 5, 11/21/2018 at 03:43:12 PM Page 1 of 5
Janice K.Vos Caudill, Pitkin County, CO
WHEREAS,the Lift One Lodge Project has existing vested rights through November 28,
2021; and,
WHEREAS,as a consequence of the proposed changes constituting a Major Amendment,
all code citation references to the City of Aspen Land Use Code are in effect on the day of initial
application— September 4, 2018, as applicable to this Project; and,
WHEREAS, the proposed changes in the Application for the Lift One Lodge
Subdivision/PD are in response to a completed study of the Lift lA corridor and the proposed
relocation of the Lift 1 A lift station to Willoughby Park; and,
WHEREAS, the Aspen Community Development Department reviewed the proposed
Application and recommended approval with conditions; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at duly
noticed public hearings on October 10th and October 24th, 2018, during which the
recommendations of the Community Development Director and comments from the public were
requested and heard by the Historic Preservation Commission; and,
WHEREAS, the Historic Preservation Commission approved Resolution#16, Series of
2018, by a seven to zero (7-0) vote recommending approval, with conditions for a Major
Amendment to a Planned Development- Project Review, Conceptual Major
Development/Commercial Design Review, and Relocation as identified herein, with the
recommended conditions listed hereinafter.
NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN,COLORADO THAT:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby recommends Council approval of the Lift One Lodge
Aspen, LLC application for a Site Specific Development Plan for the Lift One Lodge Subdivision
/ PD that includes reviews for a Major Amendment to a Planned Development - Project Review,
Conceptual Major Development/Commercial Design Review and Relocation,with conditions. At
Final approval,unless otherwise noted,all conditions outlined in all previous approvals remain valid
and in effect.
The Commission specifically recommends the following new conditions to the application as the
project moves toward review with City Council:
The following information must be submitted for HPC review at Final Development Review:
1. A detailed relocation plan for the two chalets and Lift 1. The relocation plan must be
developed in consultation with a licensed structural engineer and a housemover with
demonstrated expertise in the moving of structures of this size. A financial security of
$30,000 per chalet and $30,000 for the Lift 1 bullwheel and first tower shall be provided
Historic Preservation Commission
Resolution#16, Series of 2018
Lift One Lodge
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by the applicant prior to submittal for building permit. The funds will be held by the City
until the structures are installed on their new foundations. Any temporary location for any
of the structures while their new foundations are prepared must be identified,reviewed and
approved by HPC, including a long-term storage site for the two upper towers which are
expected to be installed elsewhere on Aspen Mountain at a future date. An explanation of
how the structures will be braced and protected from damage during temporary storage and
during relocation must be provided.
2. Any elements of the buildings proposed to be temporarily dismantled or not salvaged must
be clearly labeled in plan and elevation drawings. It is understood that the ground floor
level of the Skier's Chalet Lodge will be entirely reconstructed and will be approximately
11' in height. The chimneys on both structures are to be dismantled and rebuilt to match
the existing exterior appearance.
3. Plans and elevations indicating all exterior materials for the historic structures and
sitework. The reconstructed ground level of the Skier's Chalet lodge should match the
original conditions (painted CMU) or be similarly modest in character as should any other
site walls, stairs or patios within the immediate vicinity of the historic structures. The
retaining wall at the bullwheel must match the existing material and finish.
4. An assessment and preservation solution for any wood elements of the Skier's Chalet
Steakhouse which might be considered to be in too close a proximity to the lift cable
relative to fire concerns.
5. Labeled photographs showing all sides of the chalet structures and indicating the condition
and proposed treatment for all exterior features.
6. Labeled photographs showing all sides of the Lift 1 structures and indicating their condition
and proposed treatment. The applicant shall reference the City's 2014 investigation of the
Lift structure and, in consultation with the metal scientist who co-authored the report,
propose an approach to either encapsulate or remove the lead paint on the structure. The
applicant shall also consult with the wood scientist who prepared the City's 2006 study that
examined the wood elements of the bullwheel and lift chairs to identify appropriate
treatments. The relocated and restored bullwheel and first tower must accommodate the
installation of a section of original cable and an original chair.
7. A maintenance plan to ensure the preservation of the historic structures until construction
of this project begins. All loose exterior materials and features must be secured in place
prior to Final Review, and documentation that this has been accomplished must be
submitted. All windows and doors must be weather-proof and secured.
8. Preliminarily location for any utility meters, ground mounted mechanical equipment,trash
storage or any similar features which may need to be located adjacent to the historic
resources. No mechanical units will be permitted on the roof of the historic structures. The
applicant it to study alternatives to the addition of elevator overruns on the roof of either
chalet.
Historic Preservation Commission
Resolution#16,Series of 2018
Lift One Lodge
Page 3 of 5
9. Plans and elevations indicating the proposed conversion of the Skier's Chalet Lodge pool
house into public restrooms, or other adaptive re-use.
10. Preliminary locations for interpretive signage related to the chalet buildings and lift
components.
11. No alterations to fenestration, materials, lighting, signage or any other exterior feature of
the chalet structures have been approved at this time, other than the concept that Skier's
Chalet Lodge will be placed on a newly constructed exposed ground floor. In addition,
HPC will allow the elimination of the two northernmost stair runs on the Lodge, but the
applicant is to retain the upper landing of this stair, to be presented at Final. Plans and
elevations showing all exterior changes must be submitted. The applicant must consult
with the Building Department prior to Final submittal and represent any code related
alterations to exterior features that are expected to be necessary in the HPC application.
12. No approval for location or plant selection for landscaping or trees for the area within
HPC's purview has been approved at this time. These elements will be reviewed at Final.
13. The original "Skiers Chalet" sign on the lodge is required to be preserved in place.
Preserving the"No Vacancy" sign is also advised, to help to communicate the original use
of the building and to clarify that the lodge is not operating.
14. The original "Skiers Chalet" sign on the north balcony of the Steakhouse is required to be
preserved in place. The "Skier's Chalet, Ski Lodge Steakhouse" sign is required to be
recreated on the west fagade of the Steakhouse using photo documentation. Remaining
elements of the sign exist on the property and must be salvaged and used as a template.
15. The existing/original exterior paint colors for the chalet buildings must be retained as part
of the project. The original paint color of the lift must be restored as part of the project.
16. Within 6 months of Final approval of the project,the applicant,in coordination with Aspen
Skiing Company, is to pursue approvals from Pitkin County and/or the Forest Service, if
any are required, to install the two towers that currently sit in Lift 1 Park, at an uphill
location which would appropriately represent the historic alignment of Lift 1.
17. Prior to Final Review, the applicant and Aspen Skiing Company will discuss and propose
architectural treatments to the new lift in consideration of the relationship to the historic
resources and Willoughby Park.
18. Study the proposed railing surrounding the north patio on the Skier's Chalet Steakhouse to
ensure that it is as transparent as possible.
Section 2•
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to obtain Planned Development—Detailed Review following approval of the
Historic Preservation Commission
Resolution#16, Series of 2018
Lift One Lodge
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reviews outlined herein(with it being acknowledged that City Council intends to refer the decision
of final approval to the voters pursuant to the applicable referendum provisions of the City of
Aspen Home Rule Charter). The application shall be made no later than one (1) year following of
the reviews outlined herein. The application will be reviewed by the Planning and Zoning
Commission and Historic Preservation Commission.
Section 3•
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Community Development Department, the Historic Preservation Commission, the
Planning and Zoning Commission,or the Aspen City Council are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by other specific conditions or an authorized authority.
Section 4•
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.
Section 5•
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.
FINALLY, adopted,passed and approved this 24th day of October, 2018.
Approved as Approved as to content:
Andrea Bryan,Assi nt City Attorney Grelciten Greenwood,Chair
Attest:
C
Nicole Henning,Deputy City Clerk
Historic Preservation Commission
Resolution#16, Series of 2018
Lift One Lodge
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