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HomeMy WebLinkAboutminutes.apz.19841211 RECORD OF PRQCEEDINGB Special Meetiaq. Planning and anina Commission December Chairman. Ilcrry Harvey called the special meating to order at 5:05 p.rm. with comr.,Assioners Jasmine Tygre (arrived at 5 : OC, p.m. ) , Pat Fallin, Welton Anderson (arrived at 5 : 06 p. m. ) , David 'White , Roger Hunt, and II'lari Peyton present. ASPEN MOUNTAIN LODGE PRELIMINARY PUD CONTINUED PUBLIC HEARING 131arvey opened the continued public hearing on the Aspen !fountain Lodge preliminary PUD. For the benefit of the commissioners, Jay Hammond, engineering department, is present this evening to go over some of the construction impacts of phasing. Phasing and PUD concerns will be completed tonight. Design and landscaping will be addressed also . The planning office representative encourages some discussion on vinwplanc, condomini UMi7ation, and 700 South Galena. (T-v'elton Anderson and Jasmine Tygre arrive in the chambers at 5: 06 P.M. ) Aunt expressed problems with the design of the service areas. The applicant and Hunt have not yet worked together on the service area . Now ca n the design elzments be addressed this evening? Alan Richman , planning office , commented that on,- purpose for this evening is to step back and look at the entire project. Construction Phasing John Doremus , representative for the applicant, had asked Ron Norbie of Ansel Phelps Construction Company, the proposed contrac- tor , to be here tonight . Norbie could not make his flight. Norbie can be r)resent next week to address issues Doremus cannot handle. Norbie gave Doremus the following information. Norbic broke the schoduling into five major phases . E,-.1.ch phase is composed of four months . These durations are an-oroXimatc . A-,)ril , 19Q5 to July, 1905 . is LhQ first coj2strugtign I�hgnse, This phase will consist of demolition, shoring, and e.,:cavation . It 17' 11 certain underground utilities ' i also include the re-routing of on TIonarch, Dean, and gill. Doremus referred to a site plan. He indicated on the map the location of overhead utilities. Tho overheads will be eliminated . The re-routing of underground utilities will be done during the first 'Lour month phase which leads into the summer season, July. Norbie has proposed the coordination of the fencing of the project site (the w ?st wing) and developing and utilizing a comprehensive traffic plan withA the city. The contractor will work most directly with TTammond. They plan needs to be acceptable to all parties. hake that a condition if the Commission so chooses. The applicant has great confidence in Ansel Phelps. Phelps Construction has just -finished the Tabor Center and 1999 Broadway, a forty story high rise built- over a "nows how to Catholic Church, both in D 5--!!c7! r . Thi.-I company " handle th2sc problems . Th!�_-r­ is more IC r I-a f f i c conqcst- ion in. 1 RECORD OF PROCEEDINGS Special Meetina Planning and Zoning,Commission December 11. .9m. th-- downtown Denver area than Aspen. The construction company is a highly rccogniz •d professional company. The comprehensivc- traffic plan involving the city will include an agreed upon plan for parking for the workers. The plan will include rc-routing of pedestrian and vehicular traffic. The plan will include the flow of truclk- traffic, to and from the site. One proposal is to circulate the truck traffic down Aspen Street to the intersection at 117ain Street . During heavy periods of trucking the city may either pay for a city police officer or engage someone to manually operate the stop light at Aspen and Main. This will solve the problems of trucks stopping, sitting, gearing d o g-Jn, and aggravating the attendant noise , s-moke, and diesel fumes. The traffic control system. will run manually when the heavy trucks are operating. That is one proposal . The third coordinated program is the development of a dust prevention program. This program includes dust, mud, and general distribution of debris. The S i t C .will have to be watered down during dry periods. The dust will be under control at all times. The scc.Qnd nrliase i.s Auau-st, .- 1935 , through,-Royprarber, 1985 , th2- be—lane{, Qf the summer into lat,p- fall ._ The proposed work includes foundation work , below grade structural work , back filling , reconstruction of Calena Street , the continuation of the re- routing of underground utilitics and storm, sewers. The storm sewer down Galena will be re—routed to '!ill and to Cooper where the storm sew-r is enlarged. This involves tearing up the streets . This work will be done during the off season. The, now paving will be done by the ski season. The additional coordination matter is the change in traffic re-routing, implemented -,s necessary for the, Summer season. Ns the excavation is completed a I and the concrete is poured further traffic re-routing changes will occur. Z This third phase is from December. 1985 , to 1`11arch, Q phase will consist of above grade structural j,,7ork. The structural material is steel . One coordination matter involves a commitment to open up all streets of the project except for a limited portion of Mill Street . Norbie would like to commit to opening up all streets of the project area, but he cannot. Harvey asked how the --losing of trill Street will affect the Aspen SJ-11A Club. l'iloremus noted as 11-1ill Strcct is partially closed traffic will be detoured through Juliana . Access is provided on Calc. na and Juliana. -TTarvcy remembered a discussion at conceptual about the r;p e r; S,',,i Club. The club was to be relocated. Is that relocation not goin-,, to occur as part of the 19925 summer -nnd fall worl!.? What is the status of the relocation of the ski club? Dore-mus r,--Pli,--("' that has not been determined. T'7hen and where the ski club is is determined by the ski club. The applicant ' s commitment is to pay for the relocation. The annlicant has to work this out for stage two of th_ prolimi.nary submission, the residential component of preliminary. n RECORD OF. PROCEEDINU, Special Meeting Planning and ZoningCgmmiasio_n - ecember 11, 198 The aurt. _ ; j 193L, , The entire - -to July,,, 12 . _ L e:fterior envelope, the skin an6 the roof, will be completed. The second stc-n is the initiation of the interior work. Late in this -,phase, Site wor". and landscaping will comtmencc. There ar_ no nel.-7 coor6inating c1cmClits. Ti au 9'6 , to NQvember. U'G76. ,a.c, f i f t h a n d f i n a I s t a Q e iz A u LLl lhis Zltagc involves thc com,,pletion of thc site worl: and lanC"Alscaping, and complction of the interior work of the building. T12rl, coordi- n=ation arca of concern is Clr.a_ nUl? Dr thc site Jt ;elf and of'f Si Lo str,'ets, landscLap:'Jl arcas, 2tc. "'hare a r _-- 3D os i °v - -,-,1 E, ;fit tr.r-, pro o e n . F i r Is t , t-h-�r i 11 bo m o r s:� a r c o, ,,�1p c,n c d a- im, Second, thcre- will bo half the half thle �_Iirt trucks, a n d half the ma te r 4 a-1 s, bring t ransported to the sitc . Trucl. Z, traff=ic -,7o u 1 di be: reduced one half. There will not be as many -workers either . 7.7hether the number is 'DO". less or 100',D Dore-alus does not know M. 1herc, will be significantly less worlecrs on the site . That mitigates parking and housing for workers. TTorbie al so plans to find, an off site loading area for trucks . This 4 11 ncqI te the necessity of half dozen steel trucks arriving at the site at the same time. That would tie up neighborhood traffic. The ABC is being considered. Only when the steel is ready to be unloaded, will the trucks be allowed one at a time to deposit their load on site. Rich-man directed the Commission to answer the question what happens if the applicant does not begin work ir. 211pril. Now does that affect the ability of the lodge to function? That present goal is extremely ambitious given the past history of Council and the review process. Flarvey commented if everything is pushed back then the primary concern is foundation work before November 1 . The applicant has to re-route the utilities at the time of e;,cavaltion. There is the possibility streets will be -torn up and not put back together . Dorcmus replied that is a valid point. It is fruitless to speculate about the initial construction date . Harvey again asked what happens if the schedule is not adhered to. D. oremu_s, rc-plicd if the schedule is not adhAcrod to the projr-,clE is in big trouble. Richman asked if the city can rcc,uire from the applicant to insure the streets be paved one torn up. -Jay Hamiiiond, engineering department, responded that the city has on occasion required bonding to repair the strr-,ct-1. Pichman suggested that be a minimum requirement . Doremus rcmind-a- dl the Commission time is critical. The applicant hoped at the induction of the preliminary stage he had left the adversarial position and moved into a cooncrative spirit. Lets make this project work in the best possible way for everyone.. T including the community. Lets all Work toward keeping this project on its time track. Nove ahead as :quickly as possible without overlooking anything. 'Tnrvr'y sail there is no clue stion about the disruption "about RECORD OF PROCEEDINGS Special Meet;ng Planning and Zoning Commission December 11, 1984 cranes pouring concrete and unloading steel. The sit:, is tight. There will have to be great cooperation on the city' s part. Th-:� applicant' s schedule makes sense. But there is no alternative proposal if the desired time schedule is not met . Pouring concrete r,.iay have to be delayed until spring. Larry Yaw, architect for the applicant, remarked that the contractor does not have to stop pouring becausc, of the temperature. The contractor will -! use e ca too many dollars ar lost in probably decide to pour because: delaying the pouring. - .!%sk, the- contractor-. - Harvoy asked TIammond' s opinion on stopping traffic in both directions on Main Street. Hammond first responded' - that much -of what - Doremus has brought forward tonight is new. Much of the new information does address many of his concerns raised during his reading of the preliminary application. That application was filled with vague details. Hammond preferred at preliminary a condition that the applicant Wor% 7eith the city through the construction management team, Ansel Phelps to determine traffic re-routing , to determine staging of materials, etc. The suggestion the applicant controls the light at Aspen and Lain is not necessarily what the city wants. The city may agree to let the applicant use that route, but the applicant will have to accommodate the e.:,isting synchronized traffic signals. Interference Uith that light, might destroy this?? estabisheO traffic flo�%,. Hammond asked -when is the surface parking , adjacent to the Continental, planned in the phasing program. Doremus replied he has not given that any consideration. Hammond suggested that the parking adjacent to and the lots to the north of the Continental be used as staging areas and for material storage during construc- tion of the first phase. Doremus cited the Continental will be open during the first phase . Harvey emphasized parking must provided for the guests of the Continental. That parking provision for Continental guests will affect the staging areas. hunt sai(:, the above grade steel structural construction occurs in thrr wintor months. It appears long bridge steel will be moved to the site during tne worst driving and traffic conditions. Ilea preferred the steel be on site sooner to prevent Hain Street from being closed for the manuevering of one hundred foot semis. That size structural steel is being used? Steel needs to be on site before the hazardous road conditions occur . This is not addressed in the phasing. Street curves are not V7011 designed for semis. For eXample, the corner of Hallam and Seventh, will experience a fair amount of road damage- . What provisions ara there for repairing the: street damage? Concrete trucks and demolition dump trucks .rill do 411 significant. road damage. Trucks W.1. be travel ing on the roads during the -sum.nicr months when the asphalt is more liquira than solid. Restoration on those routes is a problem. ITO�q will t h-c damage be identified and ho,.-j will the Adaitiag.-_ bc, repaired? The spccif ic corners are Aspen and Ilain, and Aspen anr] Durant . H a.rvLy asked TIunt if the developer should pay. N o rm,a 11 11 7 that cost is absorbed by the co-mr-lunity in returr. for the increase in A RECORD OF PROCEEDINGS Special Meeting Planning and Zoning. C_ mmission - December 11, 1984 taXes that project pays at completion. Hunt requested a survey of the community costs . Get the damages and costs upfront. Large vehicles damage roads. Richrizan replied it is difficult to identify what traffic inflicts road damage. Hunt is reaching for construction iiapacts that are not attributable t-o) this project. Hunt continued to argue that the -applicant has some responsibility for road diamage, corrugatn-C ruts around curves. E aitirmond remark'ed the presumption here is that the streets are Inadequatle to handle the traffic. He cited the Castle Creek Road. The county claimed that work associated with city at Castle— I'lidge was responsible for the deterioration of the road. The fact is there were more buses running on Castle Creck Road on a daily basis than construc- tion vehicles. That is probably the case with this the present application; there are as many buses as construction vehicles on these routes. The assumption is the rou-IL--c is adequate to handle the public traffic. Hunt argued that buses do not have tandem rear wheels and heavy loads. The tandem wheels will tear up the corners. yaw suggested considering an increase in tax revenues, Y taking last year ' s pro rata share of highway department , then making a value judgement. Fallin noted Main Street is - aintaincd by the state highway department. Doremus said the underground parking facility for the first phase will bo disrupted for some time. Ilarvey said that is a real concern. The combination of visitors of the Continental, residents of the area, construction worker.-,, construction vehicles , and snO T.•7 W i 11 exacerbate the parking and traffic. Perhaps during December through 17arch take steps to restrict the traffic. The only staging aroa will be the current parking lot In front of t-I Continental . Staging I g areas are n- ,cessary. There will b � con- struction trailers. There will be heavy equipment on th,,, r.7 1i c r�! will that e uipment be stored? apparently, tile C o n t i n rn t a will be operational without parking. What about the existing parking for the T'loodston-e Lodge? The applicant has no right to close that parking lot (sixteen spaces'/ or use that parlking lot for staging. "'T here is the applicant going to stage the Oquipment on site ? Doremus responded the construction contractor can address this issue- nc.,-- w 2- ck. Possibly the site at 700 South Galena can be a staging area. That site will not be built during the first season. The site can be used either for parking or construction staging . Ho does not know how the Continental management will fcel about the Durant frontage being used as construction site . White approved of the staging concept as pr_escnted. He p r C f c r r C,1-1, the 700 South Galena site and the Durant site in front of the Continental be used for parking not for staging. Staging in front of the Continental during the winter :will ma],c the area look worsc than it is. 'Ile preferred staging at the parking lot on the west side. Hc would be hardprnsscd` to accept staging at 700 South CnIlcna. Harvey a0kcd the commissioncrs for other cfucstions about construc- tion. On,-2 concern is to cont_inu= �.­or!7 engineering on staging r_ RECORD, _JQF MCEEDINGS SP-ecial Meeting , Planning and Zoning,CoMiagion Dgcember 11, 1984 and traffic control . Another concern is surface parking . A condition needs to address the cooperation between engineering and the applicant. Peyton asked where will the dirt be deposited. . Richman replied the dump. Doremus replied there is a commitment from the clump. There are dumping areas within reasonable hauling distance from thMa site : 11lighway 32 cast of town, a trail site, the dump, etc. Joe Wells , representative for the applicant , commented that lorbie initially was concerne�d about the deposition of the excavatcd material . Investigation relieved 'Norbic of any concerns. DDesian Richman directed the Commission to initially discuss site design circulation questions ; then discuss FAR and visual questions. Doremus asked if loading docks are an issue. Hunt interjected service entrances are the �Droblcm. Harvey said the Commission has been through the pcdcstrian circulation and is happy with ".t. Richman commented that one issue that Tlammon(f raised in his memo has not been ddressed : Summit Street. llami-niond is concerned a about the --extent of the rigInt-of-way and the narrowness of the street . Doremus suggested dealing with this issue since the architect, Chris Glaister, is Present this evening. 4 t- Street c-).pla_Lncd that the concern with the _�:tcnion of -,u mit- S,4 Street through the residential portion : there is an :Yisting structure which virtually abuts against the property and the .4 sidewalk. There is an tremely narrow right-of-%,,,ay. Physical space is ncc,2ssary. The plan is to croate a trail alignment aand not a through street. The city needs to bo froc in the --T:utur--, if need be, to creatc a street through Summit as a secondary access to the upper portion of south rionarch. That access is the only alternative emergency route to south Nonarch. It is important to get that access as a secondary two-way route. The solution may be as sinple as creating an additional setback for the structures. The problem is the lack of right-of-way.. There is no room for plowing snow, for setbacks, or for trash facilities for the multi family structures. The design leaves little physical room to deal with the roadway. The circulation c.uestion here is associated with the residential component. He 1.?7as initially unclear about the status of Dean Street. It appears now that the lodge will control Dean Street ; the applicant will have the authority to close Dean Street— Ale is less concerned -about T)e.-'r, than the alternative routing between Mill and Tionarch. Chris Glaister , architect for the project, said the second part of the PUT), Top of trill, is schedule,-] for discussion during the second part of January . in response to HaImmond ' s comments about Summit, Glaister ha.-s a drawing on his board that he can show Hammond tomorrow morning. The site plan is being blo,,-.7n up to a much llarg­r scale to makc sen se of these concerns. He Suggested RECORD OF j!RQC9MUNU special Meetin-ci ad Zoning COMMissign PegMgh the issue of Summit Street be part of the Top of "dill discussion. The Top of 'fill building is the only building that has the e-,1 I)il i t17 e Afe d address this on January to be moved. Ii pr to addrc 15-th. 77- z.Z_1MTP,Ond understood at the outset that the vacation would occur ,ait-h the reservation of surface circulation usaqi� and of an effe!ctivc public street. As he understood Council ' s discussion of the vacation, Dean is fully being vacated in change partial- ly for the .,-,och Luinbcr site. 7.1o,W the inclination is toward a full vacation of Dean Street. 15P aware that the full vacation gives the lodge the freedom to do as they wish with Dean Street. If the applicant were to determine the street be a private access, the applicant could do so . If the applicant were to ultimately chose to gate the street, they could do so. Harvey still had questions about the automobile circulation. ITO is uncomfortable with the automobile circulation Plan. t'_ n^ , taxis, private cars , guests , visitors to guests , residents , sightsc� rs, all will have to be contended with. Hunt had concerns about bout the circulation of the delivery vehicles and the use of Nonarch Street, for delivery vehicic-Z to the Chart 11-1 o Lis e, with the total vacation of Dean Street. Doug Craybeal, architect for the project, met and discussed with the manager of the Chart House the operation of the delivery trucks. Currently, their trucks pull along side the Chart House on Monarch Street. The trucks stop on 11onarch, service the Chart House off rlonarch, and exit left onto Dean Street. The reason for the left turn onto Dean Street is that there are parked cars south of the Chart House on ')can Street which make thl-_ corner too tight for a. right turn. The manager did talk the truck drivcrs. The drivers do not have problems with making the right turn provided that the corner of Dcan and Nonarch is controllelfl. Cars cannot be parked close to that corner. The normal solution is s- gnage_ There is also a need to control parking that occurs further west on Dean Street near the volleyball courts. If Dean Street were controlled the truck drivers would not have problems turning right. 2 L s far as ' the hotel ' s service vehicles, he will present at the next session a large scale drawing of the delivery loading area located at the corner of 11ionarch and Dean. Hunt raised another problem with those corners, the butterfly extensions off the corners. Those butterflies make it impractical for trucks to negotiate the corner without swinging into the oncoming lane. That has to be corrected. (7,ravbeal assured the commissioners he is working with traffic consultants to provide prop-2r turning radii. T.-I u n t disapproved of all the butterflies. How can the city street crew plow to the curve without hitting a butterfly? The stroct needs to bo cleared for true!; traf-JEic. A butterfly at the street corner interferes wit' proper s=,,, plowing. ast 1:10 am- o n('� r cj.-)l i eu that Clcsign dcl- ail. is not c. in s t o n c;7 I shares similar concerns. Streets cannot be plov.,ed to t h C e d g 0 of -+-r-r-Fly. That -lesig, wJ11 1- b t n -1 the curvrn with t h c bu 4- RECORD QF. RROCEEDINGS Spegial Id Zoning Commission December 11. URI severly to work at all. There is no commitment to that specific design . Doremus argued for the 71T.7A proposal . The proposal protects pedestrians. At one time the concern was the pedestrian. "Tow the concern is semis . Hunt responded what good is a hotel without toilets. Wells remembered at one time there �-.,,as :1 plan, adopted by the community, that defined the neck downs in the strect patterns with moveable planters. Those moveable -elements could be pulled out for the summer . He does not know if that is the current sentiment. Harvey asked for a traffic flow plan. What is the format for controlling traffic to the hotel entrance? Doremus replied the I main entrance for the hotel and for both phases is 1.,ill O"t-re-It. For phase one, the west ring, cars will turn right from riili onto Dc an into the porter cocIlere. For :.,?hcase two, thc-., cast 6,7ing, cars ! will turn left from !"ill onto Dean into the i.-ortc, coch,.:-ro. Tali" I regulation of one way traffic to the Continental has not been deter- .Aned. _i-,erc is thought to create narrow two way traffic and to create a very slow rate of speed. This area includes a tremendous o u P t L prc, rr,_-,ncr, is to shut D-an Strent .I- of pedcstrian flow. The .1 k- - - down os, a public str-.,-, t. The PrefOrcrice is to control tr�;E'77_fic. I:o- pc��cstrians. Tho l0tcst cit Thc., pr­fr,:rcncr� is 1--y stucl- on Dc, , Strect concludcc] that th.: rc -.rc ctlrrently less, th.an 1C_1,,,,o huil�-Irnr_l ca�rs 'scan Str-_ct r {lay d u r 4 n g, --p -­n son. Th:­r;-, 4 .1. - - - LZ- . �-.� 1-10 rcsoi to c n cc!�- - tnccrc, 1-h , fo-1nel 7 . -al or the Aspen Inn. Dorcr,.,.us rcmarr":cd thcrl-: will 1--ic little or no traffic in th,-, western portion of Dean Street near _71onarch. There will 'b!, n looping system. Traffic will travel south on "dill to the hotel , right onto Dean, left into the portc cochere, and than exit right n-o y I _)ean and north to rcconnect with Mill Street . Harvr expressed concern about the narrowness of the streets to handle two way traffic, especially, since traffic Twill not be regulated or closed off to two hundred vehicles per day. White suggested the movement of traffic south on rionarch during phase one instead of south on "sill. Let the people use Nill and Calena . flake the main entrance on I-11onarch. Doremus explained many choices are available. The applicant approachec."s+ the best planner in the country about this dilemma. The expert advised directing the traffic to the focus of the eventual, fully, built out project, directing the traffic south on Mllill . ThQ strl-ents around the hotel will be paved with enriched paving. Mill Strer_,t will look likc,, a driveway. The street will be signed. r1ill will demur.': the :entrance to the -project and be the form.al entrance to the hotel . This cannot be done on all three ,-tr-ets, 'lonarch, and Galena. There is a beautiful pc2rzpcctivc of the hotel from the "fill entrance . Crantcd rionarch is in direct alignment to the traffic signal at the cc-,rn :, 11 r of lionarch an;d Tlain, but , the Lladz- his 'Oroposal , to uze and ­1�aklc Ilill ,- Str _�t a into I- grani."', TDrivat.,-_ _---ntrancc,. "antic:. th-_,rr. il S77 no par'r-,ing on 11-ill . n RECORD OF PRQCEEDIB Special Meet'nq2j, ing and_jQnjng.CQmm'sajiqMjj Dggemi2er 11, 1984. There is p-narking on 'Ionarch and Galena. Looks and beauty are I important. '-"he intent is to enhance the sense of arrival at !!ill for the first time gu.�-F,'Cs InInd taxis. Yaw commented that I.-Ic traffic consultant very carefully set the design up for operational flexibility. The design will accommodate the entrance of taxis, for e�,ample, by another route . The route for buses, cars,, taxis may shift from year to year. The main point is the design can handle several options- for arrival and departure. 17hite, supported the concept of a beautiful entrance. But, he encouraged cars away from the pedestrians. Yaw argued there is very little incentive to use a car once the guest has arrived at the lodge . One soon finds out that the best way to commute to Snowmass is via the bus system. Whitc suggested directing the taxis south on iIonarch. Harvey asked if the corner of Nill and Dean is the parking garage access. Doremus indicated on the site plan the location of the garage, a short distance south of th:c corner. He indicated the access for phase one and for phase two. He indicated on the site- plan the route for five and ',-on minute parking. The vacation of ?scan will allow the applicant to control the traffic. 17^ ind- -c -,c T the route �',,hich the valet take, to move cars to the garage. 5.1 e indicated the route for departing cars. The plan provides for mix of dispersp-.ment. People will either c,.-,,.-it from the hotel and travel northeast to '1111 and 'Dean and do • n 'till , or travel northwest to illonarch. People, are encouraged to travel to the mall and to use the intersections. The main pedestrian egress and igrcss from the hotel are the northeast, to the corner of !Iill and Dcan , and then north on Bill . From the Continental the pe ,. ,-destrian flog,,, is not across the park and not through the middle of Durant . Doremus indicated on the site plan the pedestrian traffic flow from the Continental. Landscaping and paving will]. encourage pedestrians to cross Durant at intersections. askccl Vherc peoplo will pick u-? sk.iis- T7hcre is the ski storago? is it one level below the lobby? Doremus indicated on the site plan, located at the southw-csIC corner of Dcan and "dill, the sk., storage . There is a special stairway to access the ski storagO. -lie indicated how skiers exiting the mountain will access tha storage facility and how skiers exiting the buses at Rubey Parl, 4,7ill access. Harvey asked if the ski storage is or. the same level as the parking garage: . Doremus answcred no. Harvey encouraged cars and skiis not be in close pro.,11mity to one another . Dorcr.ius corrected that the ski storage is located on the first parking level. Peyton did not understand the nuiribering system, on the plans. T7 Ii a t 1)' cvcl 34? Craybe explained the numbers tie is level -'-, or 1 cal c 'contour lines) on a ILopographical into the city ' s clevations I -foot J_� Th' s map. Level 3�1 , main lobby level, is the IC, 03-1 numb,L!ring system enables the coi,,,t.rac'CoL r to tie into grade and clevation . RECORD OF PROCEEDINGS Special r eating Planning and zonia9..CgmmissiQn December 11., 1284 7,4 "1 dchmian advisc-,", the discusslon movc towa.r-, the dIc-sign c,,ucstions to thc, Continental, to its phasing, and to its rcifurbishing program. Harcy g4D, I— for 1-:� c0 n2t ruct io? table. Dorc.a u rep zc d the co.-strucEion of thy; Conti nerital will be done in the spring. The intcnt is to remodel th_- Continental in the spring , 1-1,051 mullion 4 i,-L 1M oul I a t c 1 y. The comrpitmcnt in dollars is in c-ercess of one -Lon -) to dollars. That amount ,'Till be spent o n thy: renovation. Up l_ twenty-cight substandard rooms will be eliminated. There will be new management. The major renovation involvcs the rooms and the public areas . Renovation will include major new furnishings. The public areas, the hotel operational areas , the equipment and mechanical areas, and the guest rooms will be remodeled. The proposed changes are to be made in the lobby, the hallways, the meeting spaces, the front desk, the retail space, the recreational facilities, and the -food and beverage areas. The lighting, the painting, carpets, furnishings, plants, and other accents will be improved. The hotel offices for the general manager, controllerr, a and the other administrative function will be. located at the ba.-cment of the cast Wing. The guest rooms in the east wing earn considered unrentable . 1_,,11ew sales offices will be established. E_vterior work will include changes to the --Facade and balconies. Therc Till be fresh paint and now landscInaping. There- will be a ,- I insulation. Ec�uipment and mechanical lelij roof I7_ithl additional insula rnnairs -­7ill include : cleaning ocluipmcnt for houseke ping, front office: eqfuip-ment, a new hot- water heat-,r , ice machines , and banquet ,equipment. The major e-z-pendituro is on gu.---,7,t rooms : neW door locking systems, peep holes, security signage, smoke detectors, new carpeting, new vinyl wall coverings, bed spreads, drapes, now lighting, art work, new bathroom, floor covering , new bathroom lighting , and shower heads . The c.:pected date of complction July, 1955. Harvey suggested there may be trouble opening the Continental Inn with torn up streets. Doreiyius reiterated the opening date is riot June but July. Fie does not know if that is a fix,ed date. I H a ry c -,y said next week during tho discussion on p-arking the opening of the Contin-ontal the summer of 1985 will need to be discussed. Tfle Continontal will have no parking and the proposed staging area is the Continental lot. Anderson coi-ilrilcntod, there is no indication of the location of the Continental parking. 1-lar170y co;mmented on the second four month phase, foundation and structural work, and the third phase, above grade structural I -e below grade parking 1.,7ill be done by thc.� 1--ho, work. It appears till 1% ski season. There- may be staging area availablz:, on tho, north to south lot on the ucst part of the, Continental property. Dorcmus agrcec] that i.,- IT all possible. _'I thir':s llorbie ' s idle a i ss to havc an on grade slab that totally scals the below grade space for that period. Steel erection will be the focus for that period. Harvey said that would help solve t-1.1c concerns about pa.-;:inc. The concerns are intc'nsifiea when the- Continc-ntal is o-,ocrational in the winter . Parking is necessary for the Contincnt�-,I . Richman rccuestcd a. dra-iing at zom,�' point illustrating what 119 RECORD QE PROCEEDINGS Special Meeting Planning and LQning Sommissig D e grjj_,J.M t1,,7cnty-eight rooms are bring --liriiinatod , prinn-arily for growth management . Doremus listed the rooms to be eliminated. Th c� first s rooms G i i 11 be a dn i i r i i, s IL r a t i v 0 office s p a c e; t h C- s 0 c o n d si.. rooms will b-c! maid ' s) rooms , linen closets, and vcndi.ng 7.iiachinc rooms; the noxt nin-- rooms .call be temporary employee and/or more administrative office space ; and possibly seven more rooms will be adjoined and converted into suites with other rooms, living rooms without lock. offs. Richman noted that that level of elimination is beyond what is required of the applicant for growth management allotment. The recluirem-C,nt is sixteen or eighteen units for the 447 room count. Doremus requested the flexibility to place the additional units in the new hotel . The goal is to upgrade the Continental by eliminating the substandard rooms . The applicant cannot afford to throw those rooms away for five years. The point is negotiable. The plan is to eliminate.: suites in the viest- T.-.,ing and replace those suites with rooms eliminated from the Continental. The square footage remains thc. same, but there are five additional rooms located 1111 the new hotel for an- total of 290 rooms. Harvey responder-! that the applicant is already over the Filll!, approved for the hotel site. p Doremus emphasized the square footag,--- remains the s time. It is possible the future operator will prefer to convert several of the presidential suites into individual rooms. This is just a detail . The applicant wants the opportunity to alter SLlitC-- 4-0 rooms. Richman noted some d,=iy there will have to be some adjustment through the growth management amendment process. Richman noted in his memo to the commissioners there: were comments from Jim Holland about the landscaping plan and about eight spruce trees to lbc> removed from the site . Th,-. applicant has committed that no trees ,-iill be removed that will not be relocat^d to a park area in front of the Continental . All significant spruce trees will be preserved. The trees will be moved again without damage when the ice rink is installed . The landsc-OApe plan is quite sa- tisf-actory. I'lichman not^d T4 iT .1.1son had also raised -a nuestion on the refurbishing U -in - -i applicant going ��lz ., to � hat dcare( - i s t h c� a, 1 to meet li- ea 1 t h., and safety concerns. -Did the applicant have the opportunity to r1iscuss thesel issues with the people programming the improve- ments? Doremus replied there has been no contact with them as yet . They could not be here today bocause of the weather . z Richman c_xplain:�d the Continental will not be condominiumize-d. Therefore, the light, health, and safety requirements of --ondomi- niumziatlon do not strictly apply. Smoke detectors arc, desi- rable. Electrical wiring in the walls is desirable. H.i vacation arvey asked the status of the vac tion of T.Dcan Street before Council . Doremus - recruested the Commission ' s sup�.,ort of the i nronosed changes . Propose the changes to Council . It is to everyone' s advantage to vacate DQan Street. The applicant wants to manage Dean Stre=et not the city. Dc an is really for hotel Use. !Ianagcmcnt, maintenance, and looks are more important to the hotel than the city, The public has rights to the strect 11 RECORD OF PROCEEDINGS Special„Meeting Planning arsd Zoning,Commission December 1. 1 84 bt'C 1 1SC Of Jt'bliC mat 1. V4 acate t�2? :itrer---,t tr, t'iC p711C !r and then tho n p ?Ii car,t ,rill convey to the city a permanent ten foot ,ride public casement. Richman. commented that Council has agreed to the vacation conditioned upon public use of the streets. Control is the issue. Harvicy read the original condition seven : "trig' vaca.tion of Dusan Street bcing conditions-d upon thcG retention of all utility rights, public use of the street for circulation purposes, and submission by the applicant of an acceptable maintenance and use agreement between the hotel and the Mountain Chalet. " Do.remus rcmindcd the Commission that the utilities cannot stay on Dean Street That point is moot. Harve17 reriuested clarification of public use of th^ street for circulation purposes. ?'e undcr- sta.nds that the applicant ' s ultimate goal is to create a ten foot wide :red^striae path and close the street to use by public vehicles . This items becomes discretionary. Obviously, th- guests with cars, taxis, and hotel shuttle vans have to use the street . There is a built-in ability to restrict any through traffic by any vehicle. He is unco,nfort blc with this solution. The condition it vague. The issue has not been r.osolved. T-Thite= said Summit StrA^* is not big. There are only three stroets for traversing cast to w e-,st . Council may be concerned about this. White agreed with the concept. T)urant and Main Trill be, the only :streets for traveling east and west . Harvey rectuested the language for vacation be more specific. Hunt wished Council to be informed of the attend=ant cost for using Dean Street to the' wrest writ! th4 total vacation of Dcs,.n. That cost involves police activity to keep parking normal , the loss of spaccs, for lift ltd behind South P oin1 , anc' cl-_a. r in g . AdI vise Council of th;r' ramifications of keeping Dean wrest of *1onarch open. Richman :assured Hunt that a resolution will include this as a "T;rheroas. " Peyton asked if the vacation gives the hotel title to the land at- Dean Street. Harvey clarified that thorn is an agreement about this bctwreen the hotel and Mountain Chalet in the submission. Peyton asked if the hotel closes Dean for some special occasion, dons the agreement with the fiountain Chalet and the hotel al low, th^ hotel that ability. LTarvc.l7 cq)lained the .agre�emcnt iv tilt hotel ,rill r,anagK th :: street. F7arvcy preferred not to write a preliminary r—olution that (hoc s not help the applicant achieve what he wants. T* also .rant, to ma!;� sure the resolution handles Council ' s concern.. Harvey said he is unhappy with the parking. No ono has addressed parking for years, now evcryore has to make an extra tiffort to address it. TT,? is concerned about the Continental b:^ing open during construction. Hlow%7 is the city to be insured it will get all the parking expressed in conditions of conceptual approval, especially if phase two is not completcd. Doremus said that the RECORD OF PROCEEDINGS Special Meeting Planning and Zonin .,Commission December 11, 1984 applicant would, agree to remedly any d�-,ficiency in par!-7inq d-_t•�,rmined by a city-designated study. -For c,,ariple, the ar,,-,_,a blot�,,7een Durant 'a - for a parking lot. T is nd Dean can be torn u,.-) Richman hoped for T C; a better solution. T)oremus -aid there no more land T! thought J the parking study proved there is ample par1k.lng. 9,lrv,y did not argue with the study and the experts. But, the parking situation is so pathetic in this town. It is riot the applicant ' s fault . T i- TJ- _ is everyone ' s fault. . - wants a solution. A condition of conceptual approval for a 4,17 room hotel is the provision of 353 parking spaces. the city code requires. That is 1,.,!s- than what 4- Ile does not favor granting preliminary approval without some definitive solution to parking spaces. The solution may be a lease agreement at the city golf course parking lot. He does not favor trading the landscaped areas for parking, especially ..,,ith the remodeling and reopening date of the Continental. n T-larviff.,Y cited the ex tea 25 , 000 square feet . "It some time a decision needs to be made on how to handle that squarc, footage in terms of the FAR. Richman suggested use nc,,-t v.,cc!--, to identify conditions. Viewi)lane• Richman said the viewplane questions emerged from comments by the engineering at conceptual review of the lodge. The viewplanc:, had not been addressed and appeared to be an issue. The applicant addresscC. the viewplane during conceptual review of the residenti'al component . T111,,_ applicant made statements about the corlc,-_,Dt whc,thc,r the lodge' structure .4o actually :within tho vie ..7,Dlanc. The vic,vlplancn, concept hddrt ssrss fore-ground and background. Viewplane review is to protect Public places, to Protect the foreground of public places. something that falls up against tlh(", bacl.cjrop OE the mountain is not a concern. Ile has talked about viewpl,a.—C, tie t:. __ zrl:..onc. nand Vann. Hc clannot conc,2iT7r% '") ­) �n c V 1 eT,? l ,Iro'blcm with the_ hotel proj�,�ct. Tllvc project does not obstruc-t the ba.-ic view of the mouintain from public plac-c-s . T 1',0 - . 4- 4 4 inJic-te th,,.� viCwp-lanC nd e to stor c e w 11,-:r c C 1 tai' s T,-,-.Lis L 2 W-L br2forc th- mmourit,ain . io notL_ I P, .0 -fir, thr_� Oeyr- mmt,i s ic n a p,;pro: ,, �7 i c -D 1 Z7,.n c, *a ,--),rv, if sonnon�'! standing nt 2�7 t I-, T'7 I I .1hCclCr and, wc-rl- v i c w i n 9 t h city -Lr r oi-,i a c o r IE -3 i n a n g 1 C� nothing w o u 1 JA b_' built '7 'io�'.7 t h, t soot . richman -.,:plained the real concern is the foreground. Consider a third story addition to the building wherc Think Toys is now located. That is the real concern. Thcr^ J 71 was a vLew-olan,�, concern when the Hub Building was constructcd. That building height was reduced to preserve the viewplane. Again the Commission should grant approval for 'the hotel. Harvcy asked if the approval is made in a separate motion. Richr..ian re-oliod the approval will be ctated in the general resolution. Peyton asked if the T-7hceler VieWplane is the only vieuplanc that is cver concifIered. llarvov replies' no. T.Richman list--61 the ot'I'ler 1*7 vieti,plancs : Glory TT01C, I ra - - - heelcr, Tyotr�l icrome, and the. courth.ousf�. 1 ? RECORD OF PROCEEDINGO Special Meeting Planning a ad Zoning Commission December 11, 1984. Th-_ !'.'he-ulcr vic-v7plane- is t-he only vicn-.7 Ala ne that is to considered in this application. Hai,,'uMond has confirms- di call the- calcul.-al-A 0 n-s'. Ha-m,­,iond di O, not fins.:: the viewpl-anti-, a probl'cr:). If the vicnV-Aane were calculatp-d to its ultimate limitation the viewplane would T-Thecler 2�.T"1�a n- terminate bcloTv.7 st-re-et- level. Wells noted the I� V i. 7, n slams into the mountain half way up the lodge district ; that- suggests 'that any building abovc that point should not c.1:ist. The Commission concurc ;,?i.l-h ti.c staff recommendation. Condominium' tign; Richman talked with Doremus , Chuck '-Brandt , and Jim Curtis this afternoon. They identified several issues that need to be addressed . The proposed lodge is to be condom ini umized; thr� e v X ..isting Aspen Inn and c�,'isting the Continental Tnn are not be condominiumized ; and the future construction will be condomi- niumized. Residential units within the new hotel will also be considered for condominiumization. The residential components have different condominium requirement-- than the hotel. The lodge is improving upon all the service levels . Review the appendix in preliminary submission. The applicant took the lodge condominiumization ordinance and followed the list step by step. The applicant has committed to the requirements in terms of services , management , maintenance , etc. He is comfortable -h the improvqui red with this. He is comfortable with f-m(.-,nts re in lodge condominiumization. One requirement is a concern, a segment of Section 2023 - the requirement of a promissory note in the amount of the upgrad- ing . That is $50 , 000 , 000 . He discussed this with Brandt and Doremus this afternoon . They indicated that such a note is required of the contractor. To require a second note is econom- ically burdensome. Prandt and Richman reviewed action taken with other lodges, lodges involving total demolition and reconstruction. ".e cited tho Hotel Lenado. The Commission required a promissory note. The code required that. The cods,, also says that Council may waive the promissory note if other altornatives are provid..�.,'.d. The Council waived th- promissory -note for thir-, Hotel Lenado. They city attorney did advise in the case of this application that the ' Commission require the promissory note. Thon Irl t the Council take tlj(-,, final action on the ,promissory. This question is not moot, especially dealing With a phasing program. A promissory note will guarantee the construction of the entire hotel project . Council may not require the note because of the e,:nense to the a pp 1 i c a ,t. Tjunt rem ar',,-,ed he is not disposed toi°v, rd the condoniniumi -tion of lodges. One Way he can accept condominiumization of the lodge i_^ for the applicant to be proc,,2ssod. through a _F ull SCC pproval . The condo'P.Riniumizat4on acgree-mcnt needs to include that there is Oil r' .L - U t'7 Richman note r, that is a code requirement . Harvey clarified the code re-uires a singlr_ entity for the management, I A RECORD OF PROCEEDINGS SP-ccial Meeting Planning and Zonina Commission December 11, 1984. propc,rty but not -a 7i:gl'ra clltity for rental manw gem, wnt . Taunt emphasi-zed there be one: entity for t1le management, rental manage- ment, and management for the operations of the facility. If this is not included in the condominiumization agreement he will oppose condomi ni umization. "ichman respond d that the applicant has followed the code. Harvey said there is no re uirement that rental management of the unit be in the hands of one entity. There is a requirement for on site management of the premises. Hunt is re uesting a coh wive on site structure , including on site management and rental it=:::na9C2 i aent. Richma ~ replied t 1-t he cannot rovic�, t1nat statement it is not rc--uirc] in the codes TirVQ ? a : � ; i i cQnQiini urluatiQn proposcd: 'during pha7o one or Curing p iasn two . Richman answered the Commission is looking at the ulti-mate nUD. Tlarve as?:ed if ,oh t of wcr not constructee? would the Continental units not be condominiuraizcd. Richirian, replic - th , applicant will not be, condominiumizing the Continental . '?arvey askcd if there; will b e centralized management for the entire project or for the two separate entitirys , tho Continental and the new west wing. Richman repeated condorli- niurAzation is for the end product. Harvey asked how can central management be re(, uiree? for the entire project. Richman clarified central management will be applied to the condominiumized units. Harvey asked the applicant if he accepts this. Doremus replied no. Then aTDL-licant does not know if the eventual second ?phase will involve one or two operations. Hunt asked when phase two is completed hoer much separation would there be between the two facilities. Would. there ultimately be one garage? Doremus replied the-re .•,ould be two separate garages. Taunt asked if the units are identifiable as two separate faci li- ties. Doremus re.nlied there would be two snparat^ facilities ; two senarate lobbies, two separate entrances, etc. Hunt did not have a problem with two individual lodge operations. T1c did have a problem with two operations ,.7ithin one facility. zarvey re 1,ucsted the applicant r^solve this . Dorell:r re pe:atcd them is no intention to condominiumize the Continental . The request is for approval of condo-Aniumization of both phases of the I project, both the west and east wing, when and if phase two is completed. There may be one or two operations. Harvey requested language to handle this situation. Richman sugcerted that at a minimum each wing is within a single entity. It is rc-1crable that both wings be under a single entity. Harvey did not know if that is preferable . ?remember the public favors smaller hotels. Tygrc argued the original concept of this hotel has really changed. That is her conc`rn. All along she has been concerned about the shear size: of the ovwrall proicct. The Cil li;liscion strug Jlrs�! With rood numbers, both in terms of FAIR, and in terms of imp ct on thrd tov7n. Shea acc ,,-,)tcd thco possibility of more units is \ RECORD OF PROCEEDINGS SRecial Meeting. Planning and Zoning Commission December 11. 1984 because of the concept of a single, luxury, hotel entity with maximum first class services. The applicant did argue a need for a certain level of revenue producing units to provide the level of proposed first class service. Now there is dialogue about splitting the project into two phases. The present discussion is about a completely different project. That is extremely disturbing. She is not satisfied with the idea of two separate hotels on that site. That was not the original concept. The original concept involved one facility. Harvey responded. One public concern during the conceptual review by Council was the preference for the breaking up architec- ture and management and the opposition to one mega hotel. Tygre said this new concept may be right but the original concept was presented differently. She made many of her earlier decisions on a single hotel entity. There is before the commissioners now a completely different project. She is not happy with this. She is also uncomfortable discussing condominiumization at this point in the process. Peyton agreed with Tygre. The 447 unit hotel was sold to the city because the city was sold the idea that the only way the hotel could be a first cl ass hotel was by being a 447 unit hotel. The city was told if the project were phased the project would be inferior . The applicant originally argued phasing was not possible. Now, the Commission is being told the project will be just as good with a phasing proposal. Harvey remarked that the people associated with the Hotel Jerome are trying to amend the PUD to allow remodeling within phasing program. The goal is to remodel the existing hotel. When John Gilmore first applied for approval a need for a certain number of rooms was assumed. Look at the lodging industry now. The market now demands bed and breakfast, small hotels, and personalized service. There is a certain truth to small versus big. Harvey agreed the original presentation assumed that without a certain number of rooms a first class hotel was not possible. That does not negate the new thinking. The market is different. Tygre remembered initially the applicant did not respond to comments that many people like a first class atmosphere and do not like crowds. The luxury of personal space (not being surrounded by crowds ) was presented to the applicant. The applicant did not consider that. She wants to see a reduction in the number of units with the phased proposal. Richie Cohen, consultant for the applicant, noted this dialogue is not considering the history of the original proposal. The original proposal included two separate wings, a conference wing (the west wing) and the super luxury wing (the east wing) . At that time the proposed financial scheme was a condo-tel . The success of that financial scheme allowed a sufficient number of rooms to justify the cost. The two wings were always presented as an east wing and an west wing. Each wing would have its own operational centers. The market place does not accept the condo- tel concept. Now the applicant has to pursue a more conventional financial scheme: a construction loan, a take out loan, and an I RECORI) QF PROCEEDINGS SrD)eci 1 Meeting lanning and Zoning,,Cgmmissign December 11. 1984 op�-rations loan. it Is now financially very difficult to build thc entire project in a single phase . It is not possible to get a _- •rviceablo lo,an which ,,7ill cover the construction and the take out. Two phasings are necessatry. . Timesharing is not The solution of 2n5 rooms is -conomically viable. It is possible that the operator for the new hotel will want to operate the Continc.-tal . The applicant cannot anticipate that today. The applicant does not 17no T.7 Ti7hat the market place, will be in three years. 11.1arvey as1.cd, 7?7h1, is the Commission r vic­.,7ing condomin-lumi-zation now if condominium-4zation it not gain- to worl-k as _- condo hotel j right . DoreTus replied because the process requires review now. Chuck Brandt , attorney, responded to a concern about condomi- niumizatlon of a future project. Until lodge conversions appeared, it was the norm to condo-,-,AniumjJ_.z-_ lodges curing thce, ap-l?,roval process, bt2fore th e, buil,,._ing1s construction. Ty-re repeated hor confusion. There: is an apparent flip flop toward! two separate entities. L''any concessions and negotiations during conceptual review wer • base--' on the idea of one over-all project. lllich,mzan saic: t-11-- Commission has not aClsdrcs_­ryd wh2the-r it buys the current co kept. In response to a concern expressed by T-7hit_-, Richman replied the Commission does not approve a condominium doctrine until the building is built. The Commission can approve the condominiumiz- ation of a non e.-istinq building. But documents cannot be subTlitted until the building is built. Condominiumization is only done as a condition. The, Commission has done this with the 'Iol-cl Lc,naclo and every other building that is unhuilt. CondominiuM, docum!_nts arc-, submitted aft--,r the building is built, t-h:gin the cond-lininiuMiZation is platted. In this process the building h1as no status except for the city' S, approval . T,711i te c..prcssed his concern about the potential of things falling f - through for this project . There is discussion about d!o 1.n g p h-a s e two five y7ears down the road, not two years down th-� road like the -T-Totel Lenado. TTc does not like approving something so . J_ar in a,-1v rtnce. Mint dicl '-Islk the Commission how it f-els about the phasing concel:)t. The original concert inv OJVC:] 4-T 7o wings, '-he confrrence wing and the hotel wing. t-,Till there be enough con-11"orcnco_ space' aCCO-MTP,odated in the phasing -program? T7o confQrp-ncc facilities end two hot Is might be inadequate. IT arvluy focused on the figures of the meeting areas in the phasing prog r The applicant will phase 14 ,000 sruar!_­ fee in the w e s t 7 5 r o om e wing, 7 ,000 s-Luare f-_,et in -11_- h�� lint:: by 14 , 000 squ-are f,-�f,7� Ir) C rooms by 7 ,000 scuaro c,e t. The community loses the abili tW to accor I - '1 rive_ or 1 '7 RECQRD_ OF- PROCEEDINGS Special Meeting p1 ,2nning and Zoning.CQmmisaign _December 11, 199-4 si-I hundrcC pereSon mocting. Hunt notnd ir� the originn' -,,Dro-)- _ l I - J_ , ;:o- sn thcre T,1.Ta).s �a totE,,.l o-.Lr 22 ,50111 Ifect of conferenco. space for n '110 rooms. How Many PcOple do _s that space -.-)C c om-ni o d a t c? Doe c-m u P, rcplic�2 five or sip' hundred . llu.nt said thc� ph_­'--'inr_j prograr, oroposcs two conference sp,-?c-- s, onc*-, 14 ,000 S'=;uarf.-, feet th;-� other 7 ,060 scuare feet, and two separate operations. Tlow will five or si7- hundred conferees be handled? Dorcmus said no one has stated the conference facilities be two separate operations. A 285 room hotel can handle- a five or six hundred person conference in the main ball room. The main ballroom MEIV stay the same size as the original main 'ballroom. Thera now fewer small rooms for confc,rences, perhaps there will only be five rooms not ten. The meetings can be accommodated by both conference facilities . A possible operator finds this all acceptable. Operators had concluded that 22 , 500 s( Darr, feet of conf(7,rence space was too much. There is a rangc of Square footage that will work to nlccommodatcn a lar;--T(, meeting. The applicant will not build a con-P-- rend, hotel that (Ioes not have adequatc conference facilities. T'70 o've'r {nor hot-1- that is def ic.' 1---1,t in con-f n--renc c sp'­.cc . The applic:,int is confident that the 14 ,000 scuar• feet is workable. Tat is the minimal re-uest. Thn pp-1 i cant may that figure . The applicant cannot go below the GTIP regulated figure. T - -y T for tb,� Commission what it is reviewing . ,ja r v,- sunimariz-d - First, the commission is looking at an approval of a situation that ,-Lai i� cxisft -forever, a 235 room 11otel and the Continental Inn, with surface parking and landscaping. On the other hand , the applicant has plans for a second phase . Is the Commission comfortable with phase two? Is it comfortable with phase t,'17 o under separate management from phase one (the .west wing? ? ! thc Commission even comfortnblc with phasing? 211ndcrson di,.--1 not Lave, answers . Dut , he dons not share the concerns ox, . pressed by Ty g rc. IT-- und^rstatnds how the economic changes have influenced the changes in the proposal . The present proposal -is more practical, it may even be more p a to the community. He - is not concerned about condominiumiz-ation. He understands that condoi-Aniumization will not happen unless both wings are built . 11 a r v ey argued it may happen in phase one. it could happen to the west ',wing but not to the Continental inn during the first phase. Anderson said it do.7!s not really mat.-ter if th_�rc, is one hotel and 'I- '_ I� 0 4- s C a rLmoc -1�d Continental Inn, or one larg ho-el , or two -,mnll hotels . x:11 an 17 o V a,,I- —oplicant, cc-, mcnl--d -that- at the vf_--,ry li7'nst t h r -PaCi14 -)ccu, Ly million dollar on ground c pic "lill and by the current decrepit Blue Spruce, Asp,;-:!n Inn, L -1�_4 ........ and a ronova,_�,j Continental Inn with a park . The max-E-ilum nroduct is thrU rc-olacerucnt of the Contincl tal and the construction of west- thc n­.7 w 1 n ,v,7 i n b r c p-1 c­3 ice .Ti­.� Can t t a I . 'L I-- �_ - ­_� -�,?r ov ,frov-_,s ls sun',e th,,�, wcst wing not to br­ a C, f-4 :l? c C,S S,. '1'hr_,T-,. not to !,:)uil*-', -A.A_7 room hotel is a soune. .-on. The I i , i,j.4 -1 r­ r i;o r)r, 4:� 1)u z 11-1 t-') 4!7 u �-C' c7 u lr i an rj c 0 c t u_'�-1 c I-A us,­ o f t h,­ v C 1 1 n 7D 1 �­ f J'. c RE O OF X—EQUEM_N __W no Plan-2— and one n COMissiOD PeCWb9X-12.A_ 1984 -vaila,blc. It- is too ris,ky to build the lr=n t 4 rc 4A7 room7, at once . The no-ighborhood will bc, drcosedl up during th phasing. The *0 m-_1 U�1 11 benf2,fit from all the improvements. Therc� ,.jill be nitV -,q4 4- LIC�-CSS * vcr, strong, new hotel with th�, rr�novatcd Contine=al . S .III det-ri.-tinc the rcplacemcnt of the Co nt i nn n ta I . In eith,!_!:r case , thore is no short fall to the town. The applicant ha: or',�4 SC_ fits would orkc11 hard to make surn the pr of ancillary benc- be forthcoming during the 'first phase, except wh,­re, it di u-1 not Sonsc!. It did not mak-'? so-ns,,a to install -nn ice ririk, th,-n (jiSMI]ntlC it is a COUI ,D I C1 0 of 17C.1,rs, particularly wh(�,n a nice rc!cn Par", can be built. ?'hits c .-,j?resscd cori,-.fortability with breaking u -) tho facility into two entities. That may be more palatable to the town. Tie iS conccrnf--,d about cmployrie housing . TJ',,I rl will that housing be d on L,? llow �-,,111 r e,s i dle n t-i a 1 co-mpo ne nt be m: na 9 e'? F a 11 i n d., J, ,got f n v o r t1l.c: Cont i nc-1­1 1 i 4-1` ng 4-hr2 re a s c'v 1-1 rcf ur�Dish d.. o 'r.Q a t t-e r 1-i o :Lily pa r'-4 n g St t s t c s -n,r _, .,rc at.0 s1hr-, cnvisionz-,, 0 0 M�'.-j r'17 a r z elocs- nof- sharc, th�-, problcmc Tygrc a s gc_::p r e s s ed Hunt is not conc.,.rrcd, about two sWTparate entities long as his p)ram., ,'Acrs- for con dominiunAzation ar is paranieters e 7, et. T_-.0 L iii: wcro not mkt 1-1c, would be oppos,2:0 to OithL^r one of the facilitieS. 'ts facility Jn its c­t-ir-ty E"Cach ,_�ntlty ner_,ds -to oper��lt�,, I- 1 -.1 �1,- '�.'L..Y . P,�,17+-on said her has always bo,::n that the project w.­,s, too big and had too many units. The conceptual Arlan was approvedl because last year it was impossible to build a three hundreat room hotel th--t could be first class . Now this year , suddenl�.,, magically it is possible . The applicant has i7­,plaincd t-Ine- c i n g t , tha t doc s not e xpl ai n t0 h='r ,,7h,,7 1.1 threc hundr,--d room hotel can operate at a proffit now whran last year it could. not have. Doremu-s" repeated th,�,, project is r) �-47 roo:n facility in every phase, in every condition, under evr-,rV circumst anc^. i io v a-A c a r, city 1,-7,-2r-r2 to only allow threc hundred rooms on the 'i;ued if the than the project 11oulO, not be economical . The reason thr' project 9Jorks is bcc`iusc, the land cost can be cover-2d by the cash flow of the renovated Continental Inn. Peyton asked if the applicant can call the Continental Inn a first class operation. Iflovak replied that Tacis not the issue. Parvey replied the refur- bishing the Continental Inn is a temporary phasing proposal . Pf�yton replied :nay y be- Novak repcatcd it would not be economical to site a� total of thr^e hundred rooms. The progra­-i now is to lca�'7 e- a very profitable facility , that cov,,rs its ground cost , and to build a 225 rocm. hotol . The diff°�renco is $15 , 000 , 000 to $210 , 0(10 ,000 . Richman said the npplicant i1s, prrys,­nting worthwhile IS the? town Cap abln of absorbing � �k7 Lin, _t,- -at thr., vcry top r�nc7? Thr, community n9.,'!V lfincl th.,t- a of hotryl RECORD OF PROCEEDINGS Special Meeting and Zoning-Commission . December 11. 1984 can ',_)c handled' b77 the Cortinrntal thzan by th,� ­ ost waig. Poth i �_ 1,�_ 17 11 ,1 segments are ,-.­, ually v-a aid'.(9, The other 162 u.nits mav nl!n�ver be J - - absorbed. �Tl-,�,, 's701,11.1 a nv o n c., nut A.A.7 units on the site in first 4- nlace? Do not create al white 1 cp ha n t- Peyton r)r,,f rr 11h 2 5 -arvey nskcc7 JI -E che supports th�� �-11:11-irguou_- conccpt : _inii hol Li - _L the Cont_in{cntal st=ays or the Continr�ntal does not St:-N7. Pcy t 0- predicted phase one will bc the fin-al , ultimat,:, situation. 97 h- is not curd~ • bc-)ut reviewing a 21-97 first class hotel facility and a remodeled Continental Inn. Tvgrc rernar,kcd the phasing -program is closer to what she, onvisi-o ri!-:,d in the beginning. She prefers 285 rooms. Anything that i7, dono to the Continental has to bc an improvi�ment . The project has involved complicated transfers of IFAILR, narking, ctc. Therefor-, it is critical to track what happens with amenities, parkino'. etc. It is possible that cventu,_,,11,Y7 there will be various types of ownership and separate managements. She advised the Commission to loo!: at these projects as twm. projects for t-1he trac".ing iproc�,_dure. L,-al sure, phase one conforms wit-In what is allowed for phase one. Do not allow transfers fro-,,,-, phasc one to phase taro. he o. 0 - wants to review the FAR for each parcel separately. Flake suro that each project can stand by itself if the rest of the PUD is not accomplished. Tra_-!�: S-z.,parat-cl�., each individual --n t I t-y Dirandt ref crred to thle PUT.) agrccment Txritten by Art Daley. T h(2 agrooment- discusse-- the on Sit- and off site imT)rov Ont3 of :phase ono, tha on sit, ' and off sitc-, improvemf:2nts of pha3c, t—lo, etc. Tygre ex1pressed concern about density and FAR. 21.1 c hm n n said t1-1c progr ai-.z f or th.e east and we s tt Vy ing 'hav-o bccn pre scnted. The Co •misslon what it is approjing. !-!Drv,-,y saidl th- preliminary ap,:)roval will b.,-, voluminous. It 7:gill sp,-211 out everything for 7 c r y r n a t i%7 o. a ry�-'Y said the c o n d om i n i um d a,c 1 a r a t i o n r c f.-_r s to a n h ib i t- "la .A-lich breal,.s out all the dilEfe-r-ant units. That 7)r,?1 imLi na ry 17,,,ap has not b,den seen. it is important_ in the conrlominiumizatioln, of lo-:Iges that tlic aLim,_,ni tic s rcmain in the o5_7ncr5171p of thc condominiu-111 ciation ass This policy is Circctcd .1 - - to�%,ard smaller lodges, for e::amp,le, the lHotel Lenado. Co-1dominlum owners should not pay c:,tra for the amenities . The present application is filled Edith many com:-,iercial spaces. Poes the policy really a,,-)PJ'7 to a condominiumization pro-Ject of this size? It may not be practical in this case' for all owners to own everything , for c.-.ample, a restaurant or retail space . nceds to see how tnC is con doiniumized .condomin Lization - um com- plel-I -A will operel�::�- once the I-T i 11 the confierencc facility be owned by one owner , and the restaurant by Some One else. 111ovauk rcplied he dooU not know. Tlarvey said the intent of condo-mi 11 4 ..Lumization is to achieve a smooth, operating, unified lodgi.­ with am.-nitic,,s not closcd! off to o,.•T n e r ri RECQRD QF -MQ=INGS Special. Meeting Planning- and Zoning Commission December 11, 19814 Ricla-,ian revi-�,7, the C ,nclaration point by point against thf' poi, t. T70 codes rnhc declaration -,,i-c ets eL ach w i 11 r-:,v i cw th by TT specific co corn f,-�J�-,Dre-sscj amcni t- ics bci ng in oT..7n(,.,rshil,- of the-� association. TI.randt replied the declaration is set up so that evcry owner is undwr the control of one ,,,ianag('.n-,icnt that operates the lodge . fllarvcy asked what is a commercial unit. Is it a r--staur-ant or :.,. retail spaco? Does the managei-Pient lea--e the restaurant and thou rotail space? grand t answered by agr-em. pnt. Doromus said T,,,ar,y purchasers of units do not want the burden of op�:,rall---ing a restQZur-:znt . Others owners prefer the control. Earvry continued then Public hearing until Tuesday, j-Decombcr 10f if)CA , at 5: 00 p.,,1. llarvcy adjourned '[--he meeting at 7 : 22 p.iii. TE',�,rbar:--, Norri6, Dcputy City Clcrk ni