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HomeMy WebLinkAboutagenda.apz.20110607 AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, June 07, 2011 4:30 p.m. Sister Cities CITY HALL I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES IV. PUBLIC HEARINGS — A. Lift One Lodge Final PUD & Timeshare Review V. OTHER BUSINESS VI. BOARD REPORTS VII. ADJOURN Next Resolution Number: 12 r iA P1 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Chris Bendon, Community Development Director I 1Y f Drew Alexander, Planner RE: Lift One Lodge Final PUD & Timeshare Review — Public Hearing DATE: June 7, 2011 Note — The application was distributed with the April 5` packet. If you don't still have it, please contact Drew or Chris for an additional copy. SUMMARY: Tonight's hearing is the first in a series of meetings to review the final application for the Lift One Lodge. This project has been in the planning process since 2006 and has undergone several changes. The project was granted conceptual approval by City Council in late 2009. Tonight's hearing will provide an orientation to the project. The presentation will cover the history of the project, the changes the project has undergone, details on the uses, program and architectural character of the proposal, and an overview of the reviews necessary. The Commission will have a chance to ask questions about the project, its history, the conceptual approval, why certain changes were made, etc. The public hearing portion of tonight's meeting can be used to permit members of the public to likewise orient themselves to the project and indentify items that they would like to know more about. At the end of the meeting, the Commission should be familiar with the project and have identified aspects of the proposal that need to be clarified and questions that need to be answered. At the conclusion of tonight's review, staff will propose the public hearing be continued to June 14 On the 14 a more detailed presentation of the project will be provided — getting into the details of the architecture, massing, heights, parking, street vacations, zoning changes, etc. This should also provide staff and the applicant time to follow -up on questions from the first meeting. Staff will present findings on review criteria and comments provided by referral agencies as well as a recommendation. At the conclusion of the meeting on the 14 staff will propose continuation of the hearing to June 21“. If a further meeting is necessary, June 28 has been reserved. BACKGROUND: This neighborhood has had multiple development applications proceeding through development review in the past few years. The owners of the Lodge at Aspen Mountain project, the Lift One Lodge project, the Aspen Skiing Company, and the City of Aspen Page 1 of 4 P2 jointly initiated a master planning process in early 2008 — the Lift One Neighborhood Master Plan COWOP. That process incorporated a citizen task force and developed a master plan for the entire neighborhood. The master plan was not adopted and that process was eventually terminated. Prior to entering into the neighborhood master planning process, the Lift One Lodge project had received positive recommendations for the Planning and Zoning Commission and the Historic Preservation Commission for their Conceptual PUD application. The Conceptual application was not forwarded to City Council, but rather tolled for the term of the master planning effort. After the neighborhood master planning effort was terminated, the Lift One Lodge PUD application was re- activated and forwarded to City Council. Obviously, the 2006 PUD application did not incorporate the newer ideas of the master planning exercise as it was prepared prior to that effort. Some of the new ideas were off - property items and could not be accommodated on the smaller land area. Some of the ideas were still valid and were integrated into the PUD application. The Conceptual application for the Lift One Lodge was approved by City Council through the adoption of Resolution No. 52, Series of 2009. LAND USE REQUESTS AND REVIEW PROCEDURES: This application is subject to the Land Use Code in effect at the date of initial submission — November, 2006. The P &Z reviews have been combined with City Council review. The Code provides this option to ensure clarity of entitlements and minimize conflicting approvals. The project remains subject to all review criteria and public noticing requirements. This project requires the following reviews: Final Planned Unit Development: An application for Final PUD, pursuant to Land Use Code Section 26.445.030 (B)2, requires the City Council, at a public hearing, to approve, approve with conditions or disapprove of the PUD after receiving a recommendation by the Planning Zoning Commission. The City Council is the final decision - making body. Timeshare: An application for Final PUD, pursuant to Land Use Code Section 26.590.040, requires the City Council, at a public hearing, to approve, approve with conditions or disapprove of the Timeshare use plan after receiving a recommendation by the Planning Zoning Commission. The City Council is the final decision - making body. Subdivision: An application for Subdivision, pursuant to Land Use Code Section 26.480.040(C)1, requires the City Council, at a public hearing, to approve, approve with conditions or disapprove of the Subdivision after receiving a recommendation by the Planning Zoning Commission. The City Council is the final decision - making body. Amendment to the Zone District Map [Rezoning]: An application for Amendment to the Zone District Map, pursuant to Land Use Code Section 26.310.020, requires the City Council, at a public hearing, to determine if the application meets the standards for an Page 2 of 4 P3 amendment to the Zone District Map after receiving a recommendation by the Planning Zoning Commission. The City Council is the final decision - making body. Growth Management Review — Incentive Lodge Development: An application for the development of new lodge units, commercial space, and associated free - market residential pursuant to Land Use Code Section Sec. 26.470.040.C.3. The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Growth Management Review — Essential Public Facility: An application for the development of an essential public facility (the museum) pursuant to Land Use Code Section 26.470.040.D.3. The City Council is the final review authority, who may approve, approve with conditions, or deny the proposal. Growth Management Review — Affordable Housing: An application for the development of new affordable residences pursuant to Land Use Code Section 26.470.040.C.7. The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Special Review for Average Lodge Unit Size: An application for Special Review to consider the average lodge unit size, pursuant to Land Use Code Section 26.710.190.E. The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Conditional Use for Restaurant and Bar: A conditional use application to consider the restaurant and bar (within the lodge) pursuant to Land Use Code Section 26.425.050. The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Conditional Use for Dormitory Units: A conditional use application to consider dormitory style housing units pursuant to Land Use Code Section 26.425.050. The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Mountain View Plane Review: An application to the effects of the project on the Wheeler Opera House designated view plane Land Use Code Section 26.435.050. The Planning and Page 3 of 4 P4 Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority after a recommendation from the Planning and Zoning Commission. Condominiumization: An application for condominiumization, pursuant to Land Use Code Section 26.480.090, requires the Community Development Director approve a plat for recordation to affect a condominium form of ownership. This review has been combined pursuant to Section 26.304.060.B.1. City Council is the final review authority. The plat will be presented for administrative approval and recordation upon substantial completion of the improvements. Right -of -Way Vacations: Pursuant to C.R.S. 43 -2 -303 the City Council may vacate a public right -of -way upon adoption of an Ordinance. City Council is the final review authority. Extended Vested Rights: Pursuant to Land Use Code Section 26.308.010, City Council may grant a period of statutory vested rights in excess of the minimum three -year period. City Council is the final review authority. RECOMMENDATION: Staff recommends the Commission receive the presentation and become familiar with the application. And, then continue the hearing. RECOMMENDED MOTION: "I move to continue the public hearing on Lift One Lodge to June 14 ATTACHMENTS: A — Lift One Lodge Application (provided in the April 5 packet) A2 — Application Supplement — June 7, 2011 — Revised traffic study, revised street plans and profiles. B — Lift One Lodge Application Appendix — by reference only. The City Clerk has a copy and there's a copy in ComDev. A table of contents for the appendix is in the main application. C — Project Summary — June 7th D — Conceptual and Final Review Comparison Chart — June 7 E — Neighbor letters — June 7th Page 4 of 4 P5 Exhibit C LIFT 1 LODGE: FINAL PUD /TIMESHARE APPLICATION SUMMARY Introduction and Required Reviews pg. 2 The Project Site pg. 3 • Parcel A pg. 3 • Parcel B pg• 3 • Parcel C pg. 3 • Parcel D pg. 3 • Parcel E pg. 4 • Existing Utilities pg. 4 Proposed Development pg. 5 • Lot 1 (Timeshare Lodge) pg. 5 • Lot 2 (Skiers Chalet Steak House /Affordable Housing) pg. 6 • Lot 3 (Ski Corridor) pg. 6 • Lot 4 (Willoughby Park/Skiers Chalet Lodge and Ski Museum) pg. 6 • Growth Management Allotments pg. 7 Affordable Housing pg. 7 June 7, 2011 Page 1 P 6 Applicant: Roaring Fork Mountain Lodge — Aspen, LLC Represented by: Vann Associates, LLC City Council is the fmal review authority for all requests and the June 2005 printing of Title 26 shall be the reference Land Use Code. REQUIRED REVIEWS: • Final PUD • Final Timeshare • Growth Management • Amendment to the Official Zone District Map • Subdivision • Condominiumization • Conditional Use • Commercial Design Review • Special Review • Mountain Viewplane ESA • Street and Alley Vacations • Extension of Vested Property Rights *Note: Some of the more detailed information typically submitted at final PUD (e.g., the PUD agreement, subdivision plat, final grading and drainage plan, construction management plan, etc.) will be submitted on a certain date following City Council approval. The final PUD /timeshare approval ordinance will specify the various additional documents, plans, engineering drawings, etc. to be submitted for subsequent review and staff approval. It is also anticipated that the Applicant's fmal PUD /timeshare approval, and all associated approvals, will vest upon adoption of the City Council approval ordinance June 7, 2011 Page 2 P7 THE PROJECT SITE: The Lift 1 site consists of three privately owned parcels of land, referenced in the application as Parcels A, B, and C. The site also includes two City owned parcels of land that include portions of Hill Street, Gilbert Street and South Aspen Street right -of -ways, and are known as Parcels D and E. • Parcel A: o Contains 7,700 square feet of land, inclusive of the vacated alley, and is owned by the applicant. o Legally described as Lots 1, 2, 13, and 14, Block 9, and the portion of the vacated alley between Lots 1 and 14 and the west twenty feet of Lots 2 and 13, Block 9, of the Eames Addition. o Parcel A is the former site of the Holland House Lodge which was demolished by the Applicant in 2008. The Holland House contained twenty lodge units and a one bedroom dwelling unit which at one time was occupied by the lodge's owner. • The demolition of the Holland House's dwelling unit is subject to the affordable housing mitigation requirements of the City's Resident Multi- Family Replacement Program. • Parcel B: o Contains approximately 9,756 square feet of land area, inclusive of the vacated alley. o Legally described as Lots 4 and 11, less the west twenty -two feet thereof, and Lots 5 through 10, Block 9, of the Eames Addition. o Parcel B currently contains the former Skiers Chalet Lodge, a small outdoor pool and patio, and a paved parking area. • Parcel C: o Contains approximately 5,383 square feet of land area and is owned by the Applicant. o Legally described as Lots 12, 13, and 14, Block 8, or the Eames Addition. o Parcel C currently contains the former Skiers Chalet Steak House restaurant building, and outdoor patio, one of the original Lift 1 towers, a portion of the lift's cable system, and an old outhouse. • The former restaurant contains approximately 2,429 square feet of net leasable commercial area and eight lodge units. • The restaurant building is a designated property on the Aspen Inventory of Historic Landmark Sites and Structures. • Parcel D: o Contains approximately 6,823 square feet of land area inclusive of the alley. o Legally described as Lots 3 and 12, and the west twenty -two feet of Lots 4 and 11, Block 9, of the Eames Addition. o Commonly referred to as "Lift 1 Park" o Owned by the City. June 7, 2011 Page 3 P8 o Parcel D currently contains one of the original Lift 1 towers, portions of the old lift's cable system, and a piece of the rock retaining wall which surrounds the adjacent Skiers Chalet Lodge's parking area. o Parcel D is listed on the National Register of Historic Places. • Parcel E: o Contains approximately 35,810 square feet of land area, inclusive of the Juan Street right -of -way and the alleys in Blocks 7 and 8. o Legally described as Lots 1 through 14, Block 7, and Lots 1 through 3, Block 8, of the Eames Addition. o Also known as Willoughby Park o Owned by the City o Currently, Parcel E contains the old Lift 1 base tower„ and old outhouse, two sand volleyball courts, and a parking lot with space for approximately 40 cars. o Also a designated landmark • Through a long -term lease, granted in 1995, the Historical Society is permitted to construct "a building to be used primarily as a community museum related to the history of the Aspen area, including the theme of skiing and/or facility to support the skiing related activities of the Aspen Valley Ski Club." • The current deadline for obtaining a building permit for the museum is December 1, 2015. • Existing Utilities: o South Aspen Street: • Six inch waterline • Twelve inch waterline which tums east above the project site in the unimproved Hill Street right -of -way. • Eight inch sanitary sewer (upper street) • Twelve inch sewer (lower street) o Other: • Natural gas lines • Electric • Telephone • Cable TV • Fire hydrants June 7, 2011 Page 4 P9 PROPOSED DEVELOPMENT: The Applicant proposed to combine Parcels A, B, C, D, and E into four separate lots. Parcels A, B and C; the vacated portions of the Hill Street and Gilbert Street right -of -ways; a portion of the vacated South Aspen Street right -or -way; and the vacated alley in Block 9 will be platted at Lot 1 of the Lift One Lodge Subdivision/PUD. The remaining portion of the proposed South Aspen Street vacation will be platted Lot 2. Parcels D and E, and a portion of the existing Juan Street right -of- way located adjacent to Parcel E and the Dolinsek property, will be platted as Lots 3 and 4 respectively. • Lot 1 (Applicant owned): o Contains 40,508 square feet inclusive of the vacated right -of -ways square feet of land, inclusive of the vacated alley. o Proposed zoning is Lodge PUD o Will contain the timeshare lodge with 176 fractional ownerships, or roughly 8 interests per lodge unit • Two connected, mutli -level structures • The lodge and subgrade parking areas will consist of nine separate levels • Twenty -two lodge units with a range in size from 1,790 — 2,548 sq. ft. of livable area, and will contain 84 separate keys • Fifteen 3- bedroom suites • Seven 4- bedroom suites o Average lock -off or "key" size is 537 sq. ft. • Five free - market residential units • Will be condominiumized and sold • Size varies from 2,030 — 3,673 sq. ft. of livable area o Total floor area of free - market is 13,013 sq. ft. • Business center • Ski storage and tuning area • Rooftop garden • Pool and deck • Restaurant and bar • Open to lodge guests, unit owners, and general public o Parking garage (provides parking for majority of development) • Total of 155 off - street parking spaces • 42 spaces for the lodge units, or 0.5 per key • 6 spaces for the 5,989 sq. ft. of net leasable • 13 spaces for the 5 free - market and 8 affordable housing units (on Lot 2) • 50 spaces for general public for replacement of lost parking along the street • 44 additional spaces will be made available to lodge members o Architectural Character and Dimensions • Using "mountain architecture" • Low stone base June 7, 2011 Page 5 P10 o Wood, synthetic, cementitious materials make most of the building's body o Top is mostly timber columns and trellises o Roof structure will be utilizing green • Building Heights o 32% of structure ranges in height from 42 feet or less o 47% of structure ranges in height from 42 feet — 48 feet o 20% is greater than 48 but less than 55 feet o Less than 1% is greater than 55 ft. with the max height being at 57, which is at a chimney on the buildings east wing. • Lot 2 (Applicant owned): o Contains approximately 3,562 square feet (consists entirely of a portion of the vacated South Aspen Street right -of -way) o Proposed zoning is AH(PUD) o Will be the site of the relocated Skiers Chalet Steak House. • The Steak House will be converted to affordable housing for the project. • This will include eight dormitory units with shared bathrooms and a common kitchen/dining area. • The eight units will contain approximately 2,697 square feet of net livable area. • 16 employees will be housed in the converted steak house/ • Each employee will have approximately 168 square feet of net livable area, which exceeds APCHA's requirement of 150 sq. ft. per employee. • Lot 3 (City owned): o Contains approximately 6,823 square feet o Proposed zoning is PUB(H)(PUD) — Public, Historic, Planned Unit Development o Primarily serves as the ski corridor between the two timeshare lodge wings. o The Applicant is also committing $600,000 for the installation of a platter lift that will run through the ski corridor (the base will be on Lot 4, adjacent to the ski museum). o Underground • A subsurface easement will be required on Lot 4 for the construction of the parking facility. • A subsurface easement will be required for construction and operating of well for a ground source heat systems • Lot 4 (City owned): o Contains approximately 38,356 square feet, which is inclusive of the Juan Street right -of -way which has historically been used as volleyball courts. o Proposed zoning is PUB(H)(PUD) o Will be the site of the relocated Skiers Chalet Lodge and adjacent pool house. • The relocated Skiers Chalet Lodge, a three story structure will be converted to a museum and operated by the Aspen Historical Society June 7, 2011 Page 6 P11 • The Applicant will request historic designation of this structure after relocation. o The surface parking lot is intended to be removed, along with the volleyball courts • The applicant has pledged $150,000 for the purposes of relocating the volleyball courts. GROWTH MANAGEMENT ALLOTMENTS: The Lift 1 proposal is requesting allotments for lodging units, free - market residential, and commercial/net leasable square footage. Although the 2005 Land Use Code is the applicable review document, the applicant has chosen to structure the allotment requests using currant code language (primary difference is for lodge allotments). • The following is a summary of the Growth Management Quota System allotments being requested: o Lodge: 92 pillows • 84 lodge new keys - 38 key reconstruction credit (from Holland House) = 46 keys • Each key must receive allotments for two "pillows," therefore 92 pillows are required. o Free - market residential: 4 units (one credit from the Holland House) o Commercial: 3,560 sq. ft. of net leasable area (2,429 sq. ft. credit from the Skiers Chalet Steak House) AFFORDABLE HOUSING: The Applicant agreed in the Conceptual PUD/Timeshare approval to house 100 percent of the net new employees generated by the proposed lodge rather than the 30% required for new lodging under the code in effect at the time of application submission. The applicant is also not proposing to take advantage of the typical methodology for satisfying multiple affordable housing requirements concurrently when affordable housing is provided on -site. Also, the Applicant agreed to house 40 percent of the employees on -site, and to locate the remainder of the housing within the Aspen Urban Growth Boundary. The following is a breakdown of the project's commitment to 100% affordable housing: • Commercial/lodge requirement: 34.27 employees • Four free - market residential units: 3.35 employees • Total employee generation: 37.62 employees 16 of the employees will be housing in the converted Skiers Steak House affordable housing building. The remainder of the employees (21.62) will be provided housing within the Urban Growth Boundary. The specifics of this mitigation will be submitted prior to the recordation of the proposed development's find PUD/Timeshare documents. On March 2, 2011 the Housing Board recommended approval of the affordable housing plan proposed by the applicant. June 7,2011 Page 7 P12 D Lift One Lodge Conceptual Final Submission Approval Lodge Units /Keys 27 Units / 107 Keys 22 Units / 84 Keys Affordable Housing- % mitigated 100% Mitigation 100% Mitigation on - site Min. of 40 % On Site Min. of 40 % On Site Commercial SkiCo Ticketing and Restaurant Restaurant Dining Public Restaurant w/ Public Restaurant w/ Apres Ski Deck, Apres Ski Deck, Beer /Boots /Brats, Member Dining Member Dining Free Market 5 units, 20,395 sf 5 units, 13,013 sf Museum Historical Society Historical Society Museum reusing Skiers Museum reusing Skiers Chalet Lodge Chalet Lodge Floor Area Total Museum: 4,320 sf Museum: 4,320 sf Steak House: 2,594 sf Steak House: 3,184 sf Lodge: 116,779 sf Lodge: 77,010 sf Total 123,693 sf Total 84,514 sf Room Size Average Key: 612 sf Average Key: 537 sf Average Parking Spaces- 200 / 50 105/50 Lodge /Public Snowmelt Yes, sidewalks and Yes, sidewalks street No, street Ski Lifts New Lift 1A Funding for Surface Lift New Surface Lift June 7, 2011 Law Offices of Eben P. Clark, PC P 13 0133 Prospector Rd. Suite 4102D Aspen, CO 81611 Phone: 970-389-0394 eben.p.clark(d gmail.com June 1, 2011 '1 , _ . Th todif Via Email /Vt( �[• Aspen Planning & Zoning Commission c/o Community Development Department 130 S. Galena St., 3 Floor Aspen, Colorado 81611 drew.alexander @ci.aspen.co.us Re: Lift One Lodge Final PUD & Timeshare Review Ladies and Gentlemen: This firm represents the Silver Shadow Condominium Association, Inc. (the "Association ") with regard to the Lift One Lodge development (the "Project "). We understand the hearing scheduled for June 7, 2011 is quite preliminary, however the Association wanted the Commission and the applicant, Roaring Fork Mountain Lodge — Aspen, LLC (the "Developer "), to be aware of its concerns regarding the Project from the outset of the deliberations. The Association's primary concern with Project is the impact of the new configuration, revised massing and increased height on light and views in the surrounding area. In addition, the new configuration moves greater heights and massing to an area closer to the easterly boundary of the lot and directly across from the Silver Shadow. This increases the Project's impacts on Silver Shadow and other properties directly to the east of the Project. This new configuration was not approved in the previous conceptual approval. Therefore, the Commission should review the height and massing as a new project. Furthermore, there are public policy and local governance questions regarding these approvals. These questions require further research and evaluation at this time, but the Association reserves the right to raise these questions later in the process. In short, the current plan is a dramatic change from the earlier plan. There has been an increase of more than twelve feet in the height. The magnitude of this change is shown most clearly in Developer's own documents. Attached hereto as Exhibit A is a depiction, provided by the Developer, of the new Project in relation to Silver Shadow. The inset picture shows the relative heights. As the Commissioners can see, the height increase is dramatic. This increase will have a significant effect on the sun light and views of Shadow Mountain for Silver Shadow and the neighboring properties to the east of the Project. The new configuration will create a deep alley between the Project and the properties to its east, darkening lower floors and creating a cold, shaded atmosphere in those units. Therefore, the new configuration dramatically increases the impacts of the Project. P 14 Aspen Planning & Zoning Commission June1,2011 In the past, the Association and the Developer have worked together on the Association's concerns, and in fact the parties reached a compromise with regard to the prior plans. In this latest application, the Association and the Developer have had positive conversations, but as of yet, nothing has been resolved. The Association looks forward to continued, good -faith dialogue with the Developer, if the Developer is willing to make changes. Nevertheless, in fairness to all involved, the Association wanted to state its objections to the Commission as early in the review process as possible. Thank you for considering my client's position in this matter, and please let me know if there is any additional information that we can supply. Sincerely, LAW OFFICES OF EBEN P. CLARK, PC -- a By: Eben Clark, Esq. c: client Roaring Fork Mountain Lodge Aspen, LLC Drew Alexander, Planner — City of Aspen Page 2 of 2 1 I c �� 1 1 . 1 IV _ '4:1.1, - Y I I'_.0 I i- � . 1 ffi m, is I _ ._ i.1 � 3NI1 UM3dONd % i p 4: 1: ■ — .� — Ill i . &.9E _( . i v I 4.;:.,,,';1,,l',. 4 I r I - fl �' • Sri I 11 < 'a , d '2 • 1 • L ' , .. r I 1 1 I 1 I . I I 1 1 I I I I / I / I I I I 1 1 I 9ld I I 6J7/2011 Lift One . . 4. Honoring Aspen's Past Embracing Aspen's Future Lift One Lodge Final PUD 06.07.11 poss • Meeting Goals Meeting One: What is the vision? Where did the vision come from? How has it changed? Meeting Two: How do you get there? What do you do there? How does it fit there? Meeting Three: Respond to P & Z Information Requests How does the community benefit? How does it meet PUD standards? 06.07.11 p05S Lift One Lodge Final PUD I g 1 6/7/2011 Where We Have Been 1 Where We Are Going • City Council Final Approval • P & Z Final Recommendation • HPC Final Approval Nov. 2010 • City Council Conceptual Approval Nov. 2009 • P & Z Conceptual Recommendation Aug. 2007 • HPC Conceptual Approval Aug. 2006 • Initial Submission 2006 -_ _ _ _ _ __ 06.07.11 JOSS Lift One Lodge Final PUD lit Planning Process Discovery: Learn about the social, physical, and planning environment. Identify Master Plan Goals: Establish desired outcomes to assess options. Build Up Site Plan: Balance physical, social, and development needs in plan and test for economic viability. 06.07.11 P Lift One Lodge Final PUD 141 2 6/7/2011 Discover Influences e f = . : . : ` :,. s i • Lodging Pattern: N om: `,r � # '4 .' t t_ t � , '� r '' Hot Beds at Base of the �� r. » .1t x" 1 - 4 ,1 «. Mountain. "c !'��, , ,� • History � 1, 3� .f �.i, ■ ti • • Economic Sustainability • _t , :- a '' ' � , � / ) Report i . It -,,, ,,-..,„ - • AACP r r . 4 I� k.. _ • Transit 4''f' - • Pedestrian - tom , ' . 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I t _._,, .__ . ` I i : , .,,-- --, i.... • jjj t iii # - 0 i,1 ? r is 1 .4 ___ 06.07.11 JOSS El Lift One Lodge Final PUD II I Final Plan — Honoring Aspen's Past, Embracing Aspen's Future , i - Ilf Is p ! t__ FT. I *'. , w 1_ 1 ;� � ��� °{ x fir. • '�T ,,, , ,,,,,:ii ) _____ _ ,... _ 4 ,,. g — — - . :i ,. 4 ,-- , a .., r ___. - !, ,..i) ,.., 4 4 - , - ;L , J } . i (2) c ...._. _ i tacEE u rnru • • t I ®\� raw - - ,..,.- . _ . 4 r _ _ ujml�x r I r 7l I,,,. — r — — 30 06 07.11 puss Lift One Lodge Final PUD 6 6/7/2011 Lift One Master Plan Goals o 9c °�0,r __ ` 5ti si a ,," 6 i / A. RESORT IIII1■ , j +' t. C P III 06.07.11 1.ESS Lift One Lodge Final PUD 73 History: Existing Conditions ` ' - • Lack of Museum Funding . .< ft' .� • Lift 1 and Historic Assets * k in Disrepair y -;�.1- _ „,, l ' Parking and Orphan _ -- Buildings Dominate Site c4,.....;'";,11,4 r I't ; • Minimal Volleyball use `, (Except Motherlode) � .f.„, ” -* 9 g . .. • " ' iii"" , • 1 ''% ' h . 06 07.11 (Joss Lift One Lodge Final PUD [4 7 6/7/2011 Master Plan Goals: History • Changes will Honor the Ski Heritage and # - - Reinforce the Role of Skiing in the Future • ___ _ 06.07.11 POSS p Lift One Lodge Final PUD tI 1 Accessibility: Existing Conditions • Icy, Dangerous Road - Y l ? • No Pedestrian Access '►;,,� • Difficult Mountain Access ' • No Dedicated Ski Corridor • No Sense of Destination Y or Arrival -- r 06.07.11 pO SS ED Lift One Lodge Final PUD 6 8 6/7/2011 Master Plan Goals: Accessibility • Changes will Lead to P , Increased Safety, Better j e� — Connectivity, and more Mobility .', i1 a .� - iii IMMO M . • IW "— e iefigoiL eP Perswit Anon, $ . ' 1 ' /lc PEAt T. 06 07.11 pOSS iiID Lift One Lodge Final PUD 17 Vitality: Existing Conditions _ -- • Lost Vitality: 3% of _. .: Aspen Mountain Skiers _ ---- -- - ., • No Gathering Place R - . -,: ..� . 1, . ,. -, 06 07.11 { 'CS`_ Lift One Lodge Final PUD al 9 Master Plan Goals: Vitality 6/7/2011 • Changes will Increase the Activities and Use of ,�..� the Area for more Residents and Visitors ..,, i...,7'---1-1 _ • Changes will Lead to _- _ - more Hot Beds at Base ° of Ski Area *4' ,"f i g — I s' A r ' ' ' '° ' '414 ' ;'4111 ,‘ A 8.•ViC SNAP... MI0ti7 eCA•.•S _ _ 06.07.11 POSS QH Lift One Lodge Final PUD la Sustainability: Existing Conditions • Skiers Chalet Steak House and Lodge Not Viable • Former Holland House • Total of 38 Keys j - a i : I k , i o,1 v ` b p ..i 1 � .. ' � a _ _ 06.07.11 G U s s Lift One Lodge Final PUD la 10 6/7/2011 Master Plan Goals: Sustainability • Changes will Create a eN $0 �, Lights On mix of 9; ' f o ` Lodging and On -Site SOCIAL Affordable Housing with an Economically Viable N C Project that does not Atli Impose Burdens on the Community ENVIRONMENT ECONOMIC • The New Lodge will be an Environmental Showcase that Ground source heat pump 100% Employee Housing Responsibly uses LEED Gold High Occupancy Beds Energy Green Roofs Transportation Demand Mgmt Reuse of Existing Buildings 06.07.11 POSS El Lift One Lodge Final PUD O Lift One Lodge . _ _ ________ __ _______ _______ . „. ,, , ,.. . 41 04,7_?w:i ... b _ - -..., , ,,::,41-: --, , 44 - ' :',.....-'.....,:--- 1 ! t JF • , I s1.- ^ 1 111 J _ 11 : I/ Ter if ft tint ,AIrrgN vTP1PT 06.07.11 Lift One Lodge Final PUD ■ 11 6/7/2011 Lotting and Zoning Map ...._ ............. e� I L, LODGE i C, CONSERV! r cc u w I Z 1 L ' 77 C PUB IHI, (PUD) i ~ 1... ._.._ m I PUBLIC , HISTORIC , �' LL' PUNNED UNIT DEVELOPMENT 1 I W c W 7 N ! PUD, wl. cruet �' LOT 3 W N W PUBLIC, HISTORIC, -, I Z PLANNED UNIT OEVELOPMENT 1 41 J I W J O L. IPUDI = LODGE, LOT 4 l PLANNED UNIT DEVELOPMENT 1 co .. LOT 1 . LOT2 AH. IPUDI AFFORDABLE HOUSING, SOUTH ASPEN STREET PLANNED UNIT DEVELOPMENT 06.07.11 Fuss Lift One Lodge Final PUD 0 Program • 22 Lodge Units, 84 Separately Rentable Units (Keys) ; Fractional sold in 1/8 Shares y ' -� t i � Iffsi • 5 Free market Residences 7 t ; 11 On -Site Housing for 16 Employees : AIL it K n, ® Aspen Historical Society Museum •. ,f ASPEN Place. 44- , ' © Gathering Cam,. � ;� .. ,, _,, , ® Public and Lodge Subgrade Parking ® Lodge Related Spaces: Lobby, BOH, Storage 06.07.11 FOSS Lift One Lodge Final PUD 12 6/7/2011 What is High Occupancy Lodging? f � • Fractional Units ge' * l • Public Rentals When Not t., _4 l,_4 " P o . in Use at fir, • Lockable Configuration for Optimal Usage r. • Fractional Use Higher y than Lodge Units I_I f aw ' • "Similar projects have a 79% occupancy rate, higher than — traditional hotels" • Replenishes Lost Pillows • Long Term Buy In to Community 06.07.11 pDSS Lift One Lodge Final PUD Comparing Conceptual & Final Conceptual Approval Final Submission Units / Keys 27 Units / 107 Keys 22 Units / 84 Keys Free Market Units 5 units, total of 20,395 s.f. 5 units, total of 13,013 s.f. Affordable Housing: mitigated 100% 100% on -site Minimum of 40% Minimum of 40% # housed on -site 26.5 Employees 16 Employees Commercial SkiCo Ticketing and Restaurant Restaurant Dining Public Restaurant w/ Apres Ski Public Restaurant w/ Apres Deck, Beer /Boots /Brats Ski Deck I _ i 06.07.11 JOSS Lift One Lodge Final PUD • 13 6/7/2011 Comparing Conceptual & Final Conceptual Approval Final Submission Museum AHS Museum reusing Skiers AHS Museum reusing Skiers Chalet Lodge Chalet Lodge Floor Area- Total Museum: 4,320 s.f. Museum: 4,320 s.f. Steak House: 2,594 s.f. Steak House: 3,184 s.f. Lodge: 116,779 s.f. Lodge: 77,010 s.f. Total: 123,693 s.f. Total: 84,514 s.f. Room Size- Average Average Key: 612 s.f. Average Key: 537 s.f. Parking- Lodge /Public 200 / 50 105 / 50 Snowmelt Yes, sidewalks and street Yes, sidewalks No, streets- enhanced driving surface 1 and sanding with capture basins Ski Lifts New Lift 1A, New Surface Lift Fundi"ig for Surface Lift ,. Goals: History I r .; , . - .. 1 t 3,, ; Ilis'i ORI(,':11, - � ' i ,, ' A;.N4 .�, k ` ; r ' ! I r 6, 1 Nrr ere Ill 1 0 N 1 , V.= t7.› , _____ ) ) . "I t 47. - ;: . F . - 1 Nip`. . I ri t ivi--„,......_. _ ________ < : �'i : A ;4 a ,` n -. ,Y r a sf• /Oef_„ 0607.11 1 !MSS 1 Lift One Lodge Final PUD NI 14 6/7/2011 Goals: History Approved Final History Conceptual PUD Proposed PUD Stabilization of Lift One YES YES --- Relocate, Renovate, and Designate Skiers Chalet YES YES Lodge Aspen Historical Society Museum YES YES Relocate, Renovate, and Repurpose Skiers Chalet YES YES Steak House Stabilization of Other Resources YES YES 06.07.11 poss Lift One Lodge Final PUD Goals: Accessibility . re v r t,, • Dedicated Ski Access • Pedestrian Access ; • Surface Lift Funding , Cif 14-ka ! • Neighbor Ski Access i ff. I P` •*.twiiit" 11 - 06 07.11 pess Lift One Lodge Final PUD 15 6/7/2011 Goals: Accessibility Accessibility Approved Final Conceptual PUD Proposed PUD Pedestrian Improvements to Deane Street YES YES Pedestrian Improvements to South Aspen Street YES YES Remove Parking from South Aspen Street YES YES 1 Underground Public Parking YES YES Snowmelt South Aspen Street YES NO Connectivity Corridor: Willoughby Park to Mountain YES YES Platter Lift from Willoughby Park to Lift YES YES (Funding) Ski Easements Through Property YES YES Relocate and Replace Lift 1A YES NO 06.07.11 r Lift One Lodge Final PUD 31 1 Goals: Vitality , , r, _� ... - k ... .� �. r 34 .rt r ; t T , ' ' ,, _ ' j AK — 1 .is' p _, L: :1 j: E C Y ; .:._ .may ....... 06.07.11 Lift One Lodge Final PUD 32 16 6/7/2011 Goals: Vitality Approved Final Vitality Conceptual PUD Proposed PUD AHS Museum YES YES — - High Occupancy Beds YES YES Public Restaurant with Apres Ski Deck YES YES Beer, Boots & Brats YES NO _ — Park Improvements YES YES 0607.11 poss Lift One Lodge Final PUD 0 Goals: Suita • Redevelopment Within trf liV.•-4/iY Walking Distance to Transit 4_\." • Adaptive Reuse of Existing 40 Structures Ene rgy Offic_e t ,.. -4 tilt: • Below: • Using the Earth's Natural System to Help Heat and Cool the Lodge • Middle COT OF ASPEN CANARY INTRAMI • LEED Gold Building Design .„. • Above - : _ • - - ill - 7,- , `- - - ,.. _ • Green Roofs to Absorb Stormwater, 1 'i . , Help Cool the Building, and Reduce ., 11:11 1 - -- the Heat Island Effect 06 07.11 poss - . Elrit Lift One Lodge Final PUD133 17 6/7/2011 Goals: Sustainability Sustainability Approved Final Conceptual PUD Proposed PUD LEED Gold YES YES Ground Source Heat Pump System YES YES ■ High Occupancy Lodging YES YES Snowmelt YES NO 100% Affordable Housing YES YES 40% on Site Affordable Housing YES YES 06 07.11 POSS. Lift One Lodge Anal PUD S Neighbor Issues - North r • Deane St. Drainage, .' l '', 4: 'i- 1 :' aesthetics of Willoughby � A' Park, skiing, location of Qancing t ;t r ( ` museum, Motherlode ` ' volleyball Bear ._ ' . i .uth :11.-4. .' • Fix drainage and improve : &' ' g surface on Deane St. � , °. - , L r L 4,, _ • Clean up park and t$'` r improve ski access x `M$ • Worked with HPC on -_ _ - . ;' a museum location .' • Funding court c U i `' :i replacement 06.07.11 Lift One Lodge Final PUD 18 6/7/2011 Neighbor Issues - East If ' �. . • East- Ski access, Gilbert �' a St. access and m ��, \ � q.)' L, encroachment, building height, physical separation , ;; « � I � � �� ,�` m � ' r'w < ,. t yl- ; Donn ek `� ._ • Retained ski access ;I .- _• Eliminated Gilbert St exit ' . _ , k t and encroachment ' • Maintained physical . a � � . i ' 41 ' � separation- P & Z variance 1, -, o r 06.07, pOSS m Lift One Lodge Final PUD Neighbor Issues - South �; � F • South- Ski Access, iii 1 ' _ -i " ... access to mountain, lack = ' - '1 of gathering lace, Mtn. .fin 9 g P ,<< ..*G,. , J 7 ^'� - . ; - - n ' Queen access, Shadow ._ s . i Mtn. access A spe n • . SkiC ; - Improved ski corridor, ■ z - 4 1 .. ski easements .. "d , ° "' in • Funding for surface lift ;1 - in ■ Pedestrian .;i _ .o•,4- r improvements fi t] , ! 4 t �` 4 S - ___ y „ , P • Public restaurant & apres �1 -- 'v. 1 4 ski f it y 1 Y ' 't 1._ .E L � I 10 ',. 1 - • • _.-� No change to Lift lA 06.07.11 JOSS m Lift One Lodge Final PUD :?, I 19 6/7/201'1 Neighbor Issues - West a il ' _ 1 ■ West- Access to Shadow pl! Mtn TH, Emergency turn . .1 -"r- i. - 1 " -- i T -_. _ . r- i around, Ski -in /Ski -out Niro -.4.,V),4, 1 lot7 *,r r , 4, , s - access, parking in ROW, � street parking 4 3 t , � r Lt I � , l ' N Fx - Al • New turn around at top i ;� of S. Aspen St. `' , ; - :� i • No change to Lift 1A i a .' "Y , l I . } 1 ; • • Relocate parking in ROW Underground public d" - .F� parking, pedestrian h a improvements �'f'�F I .1 • 7 P - ..+ - s f .w 06.07.11 1OSS El Lift One Lodge Final PUD is Realization of Goals History Accessibility Vitality Sustainability Park Improvements Pedestrian Apres Ski Gathering Adaptive Reuse Improvements Place Reuse and Designate Connect to Transit Public Restaurant Ground Source Heat Skiers Chalet Lodge Street Improvements Public Ski Lockers LEED Gold as AHS Museum Renovate Steak House Safe Public Parking Lodging: Hot Beds Green Roofs Dedicated Ski Access Historical Society TDM Museum Stabilize Historic Assets - - -- — Lift One Deane Street Ski Walk On -Site Affordable Onsite AH Towers Housing Outhouses Improved Emergency Park Improvements Pedestrian Access Access 06.07.11 pOSS 03 Lift One Lodge Final PUD OD 20 6/7/2011 ▪ Same Goals: HAVS History, Accessibility, Vitality, Sustainability ® Responds to Council Direction ® Next Meeting: How do you get there? What do you do there? How does it fit there? 06 07.11 r`S Lift One Lodge Final PUD 4 Honoring Aspen's Past Embracing Aspen's Future Lift One Lodge Final PUD 06.07.11 Fss 21