HomeMy WebLinkAboutCouncil Minutes 11.10.08Regular Meeting Aspen City Council November 10, 2008
Councilman Johnson asked what positive refinements have been made to this plan.
Curtis said the main changes are the location for the geothermal pond; the area in the rear
of the building for mechanical equipment and air intake has been moved away from a
large pine tree and outside the drip line, and a variation in the angle of the back walls so
that the glass windows will better echo the existing slotted windows. Amy Margerum,
Aspen Institute, told Council there was a citizen task force that worked with the Institute
on the proposed improvements.
Councilman Johnson stated he appreciates how big a role the Institute plays in town and
its relationship with town. Councilman Johnson said he has issues with the original SPA
which stated"minimal disturbance will occur to the Bayer Benedict architecture".
Councilman Johnson said he understands the need for upgrading the HVAC system and
to meet ADA requirements; however, this disturbance is not minimal. Curtis said the
majority of the work is bringing the building up to code and interior work. Curtis said the
SPA requires a finding that this amendment is consistent with the whole SPA context.
Ms. Margerum told Council the Institute Board is very careful to preserve all aspects of
Bayer, the art, the grounds and the buildings. Ms. Margerum said the Board feels 671
square foot addition is very minimal. Councilman Johnson stated although he wants to
support this project, he cannot get past the sentence about minimal disturbance.
Roll call vote; Councilmembers Romero, yes; Kasabach, yes; Skadron, yes; Johnson, no;
Mayor Ireland, yes. Motion carried.
ORDINANCE #34, SERIES OF 2008 -Lift One Master Plan
Chris Bendon, community development department, told Council this is the overview of
the project. Today at noon, staff and Councilman Skadron conducted a site visit. Bendon
said the goal is to report on the task force and to understand goals of the COWOP effort
and how the site plan fits in with town. Bendon reminded Council there are 4 public
hearings scheduled; tonight, November 24; December 1St with the technical experts; and
December 8th. Bendon presented the notice of public hearing and told Council staff will
continue to notice residents of the continued public hearings. Council has decision
notebooks and informational binders with all COWOP minutes and information. Bendon
said Council has a binder with public comment and with HPC and P&Z minutes.
Bendon told Council originally Lift One was the base of skiing operations and the base of
lodging. The area has been neglected after lift one closed in the 1970's. The area has
diminished in importance and is in need of significant improvements. The area is
disconnected from the downtown core and lacks basic improvements. There are slope
constraints, deteriorating historic resources with no source of prominence for those
resources. The bed base has evaporated from this side of Aspen mountain. Of the skiers,
3% ski on this side of the mountain and the lack of usage reflects the lack of attraction
and accessibility to the area.
Bendon pointed out there has been a loss of pillow count of 2500 to 3000 in town. The
Lodge at Aspen Mountain was denied last-year after a long debate. The townhome
Regular Meeting Aspen City Council November 10, 2008
alternative does not serve the community or the resort. There was no cohesive vision for
this area. Bendon went over the ownership of this area; Aspen Ski Company, Centurion
partners, Lift One Lodge and the City of Aspen. The city approved a COWOP task force
to look at a different review process for this area. A COWOP allows members of the task
force to talk and listen and understand all compromises and vision for a certain area.
Bendon said this was a 27 member COWOP to try and get all points'of view in the
community. Bendon said the task force set out goals and tried to understand the vision
before they started. Bendon showed the goals adopted by the COWOP:
The task force also brought in technical experts in various fields, including energy,
historic, financing and transportation. Bendon showed a slide of the area needed for a
lift, the queuing area and ski back corridor and how it fits into this site. The COWOP
task force then worked with bubble diagrams to see how all the elements would lay out
on the site. Bendon showed an example of a bubble diagram, laying out the site and
respecting the constraints and trying to achieve the goals. The idea of energizing the old
surface lift started to get support along with re-using the Skier's Chalet/Steak House,
including parking and ski lockers, caused redesign for Lift One Lodge and Aspen
Mountain Lodge.
Steven Holly, support team for the COWOP, told Council in doing the site design, the
COWOP focused on their priorities and how to make this site a vital component of the
town. The historic asset Lift One became the primary focus for the COWOP and on
which the task force aligned. Holly said the group looked at how the site is entered, the
key transition points, linking the site with town and with the resort. Holly showed the
site plan approved by the task force with the footprints of development, the ski corridor,
and the pedestrian pathways.
Holly pointed out Willoughby park, which is messy with parking and a small green
space. Holly showed the proposal to bring skiing into the area with a surface platter lift
along the historic lift one alignment, which will give the lift and historic area prominence.
The Skier's Chalet building will be moved down onto the site and will contain the
historic museum. The plan includes local ski lockers, restaurants, affordable housing on
the upper level of the Skier's Chalet, public parking and an improved park.
Georgia Hanson, Aspen Historical Society, explained the concept of an interactive ski
museum and that stories connect the past and present of the community. Ms. Hanson
said they will have a year round presence on the site.
Bob Daniel, Lift One Lodge property owners on the east side of South Aspen street, said
the ski corridor is one of the most impactive things to their site. Daniel said this was a
cooperative process with the property owners, Ski Company, and citizens on the task
force, when they looked at what is possible in this area by creating a ski corridor. Daniel
said with this redesign, return skiing to where skiing originated became possible as well
as going to the relocated Skier's Chalet for a meal. This will create vitality at Lift One.
Daniel said HPC was open to the relocation of the Skier's Chalet to the benefit of many.
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Regular Meeting Aspen City Council November 10, 2008
Daniel said this enabled breaking up the mass of buildings so that it is more in scale with
the neighborhood. It also allowed for a cooperative service entrance with the Lodge at
Aspen Mountain. A green belt of parks and a white belt extending to the mountain will
be created. Daniel said the lodge uses remain much the same, lodge uses, commercial,
restaurant, ski company ticketing. Daniel said how these uses integrate into the
neighborhood is important. The lodge will be shared ownership with non-specific
ownership, which provides flexibility in the program. The 35-units can be turned into
101 separate keys and these keys will be part of the bed base of Aspen when not occupied
by owners. Daniel told Council fractional ownership provides the capital for the rest of
the project and funding for the community benefits. This meets the city goal of hot beds.
John Sarpa, Centurion Partners, said this process created a statement about what can
happen. Sarpa showed the site plan for the Lodge at Aspen Mountain with a larger
setback on the south, better emergency access, a corridor between Juan street houses,
Sarpa noted they maintained open corridors for site lines around the building. There is a
restrictive covenant at the northwest edge of the property and a height restriction for the
building to the south of that corner. Parking on site and the surrounding projects was
important and the master plan enabled everyone to look at the big picture. Sarpa said the
COWOP and planning for the entire area allowed everything to be pulled west to open up
land for the surface lift.
Sarpa presented the footprint for the Lodge at Aspen Mountain, including 75 hotel units,
26 fractional units, 5 free market units added to help finance the project, commercial
space which includes 3400 square feet of meeting rooms. Sarpa said the task force felt
strongly this area should be made a housing component. The affordable housing was
redistributed to put the on-site employees, 15 rental units, closer to the hotel, and 15 for
sale units on the west edge of the site.
Dave Corbin, Aspen Skiing Company, agreed this ski portal is underused. Corbin said
one of the Ski Company's goals in this COWOP process was not to sacrifice any terrain
or its functionality. Corbin said they need to keep the ski functions, like the mountain
access road, emergency service vehicle access. Corbin said this process will enable new
ski infrastructure and a high speed lift. Convenient access to the lift and the mountain is
important. Corbin said the site restraints with a lift are considerable, modern ski
infrastructure takes up a large space. The 150' of horizontal dimension is a substantial
impact. Corbin said there is a proposed surface lift to take one up to the new ski lift. The
terrain is preserved, the road access is preserved, and the area for ski racing is preserved.
This plan balances the Ski Company's needs with those of the community.
Steve Holly noted the key of this is the cooperative nature of the process and
unprecedented amount of community benefits being provided. Some of those are a new
high speed quad, an improved south Aspen street, surface lift, public parking subgrade,
local ski lockers, park improvements, the shared service entry of the two lodges and
removing service trucks off South Aspen street, the museum, apres ski and vitality to this
side of the mountain.
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Regular Meeting Aspen City Council November 10, 2008
Bendon said Council will need to make decisions for this master plan. Bendon outlined
the current zoning for the area and the parcels in this area. Bendon noted the most
southern parcel is zoned conservation, which allows large houses, cemeteries, big barns
and agricultural uses. This is proposed to be rezoned to L, lodge, the two city owned
parcels are proposed to be rezoned from P, park, to PUB, public, to accommodate the
museum and ski operations. A parcel for the Skier's Chalet/Steak House is proposed to
be zoned NC, neighborhood commercial to accommodate the apras ski operations and the
affordable housing. There is also a parcel to be zoned affordable housing for the for sale
units. This would all have a PUD overlay to regulate the size of the buildings. Bendon
pointed out the proposed street vacations. There are platted streets that have not been
open; there are alleys that have never been opened. All these streets and South Aspen
will be vacated and there will be a dedication of a new South Aspen street. There will be
pedestrian/ski access corridors.
Bendon noted they are requesting two changes in the master plan boundary; the Barbee
notch on the west and land to the south needed for regrading. Bendon said there will be
no buildings proposed for these areas but they will be useful for drainage purposes.
Allyn Harvey, COWOP member, said the enthusiasm for retaining history and for
moving the Skier's Chalet/Steak House to the lower portion of the site was exciting.
Harvey said this master plan restores history of this site, including moving the lift back
down towards Dean street. The Skier's Chalet lodge is being converted into a ski
museum. The HPC wanted to keep as many of these buildings in tact as possible. Mark
Cole, Aspen Valley Ski Club, noted one of the goals was improved and welcoming
accessibility. Cole said the combination of the museum, the historic lift, the poma lift
and the brew pub is inviting. Cole noted the green space, too, is welcoming. There are
pedestrian ways throughout the project.
Derek Johnson, COWOP member Juan street neighbor, said the COWOP focused on the
goals and their tasks all had to do with the goals. Johnson said the task force looked at a
lights on" community, at hot beds, at getting excitement back to the area, and at
including more year round residents and families. Johnson he feels this was a good
process and resulted in a good plan.
Andrew Kole, COWOP member, said sustainability covers structures and financial, the
mix of uses funding the community benefits which are products of building the two
hotels. Sustainability includes more "hot beds". Kole said the task force looked at using
50% less fossil fuel than other buildings. Kole said the proposal is mitigating affordable
housing at 75%; the code requires 60% mitigation. Kole said this process was initiated
by City Council and this was the largest group of citizens to work on a COWOP, which
resulted in a 90% buy-in. Kole said the COWOP members, not including the consultants,
put in over 2,000 hours.
Bendon said the task force recommended 19 to 1 to 1 adoption of this master plan. The
P&Z voted unanimously in favor of this process. HPC looked at the overall plan as well
as some of the historic aspects and recommended 4 to 0 in favor of the plan. Bendon
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Regular Meeting Aspen City Council November 10, 2008
said the next meeting will focus on the architecture, height and mass of the structure,
floor plans, the historic assets, the affordable housing, and the existing volleyball courts.
Councilwoman Kasabach asked how long construction is anticipated. Daniel said for the
lodges is it 36 months. Councilman Skadron asked how much commercial space is in the
commercial core. Bendon said 1.6 million in the core. Councilman Skadron said this
project will add 27,000 square feet of commercial. Bendon said that commercial will be
associated with lodge operations, restaurants, and ski rentals. Councilman Skadron asked
the project total floor area of the Lodge at Aspen Mountain of the hotel and how has it
changed from the previous application.
Councilman Skadron asked about the aesthetic improvements contemplated and the
existing Lift lA is raw and organic. Councilman Skadron asked if the lift will come with
additional infrastructure improvements beyond the lift or will some of the organic feel be
maintained. Corbin said they anticipate some of their services being included in Lift One
Lodge, like ski ticketing. The Ski Company does not have plans for the lift housing; it
has not been looked at.
Councilman Romero said there was critical feedback from the COWOP about ADA
access, and he would like staff to review that in more detail. Councilman Romero
suggested time be spent on the architecture, height and mass. Councilman Romero said
he would like an analysis of affordable housing with sufficient review of the mitigation
and the configuration both on- and off-site. Councilman Romero said he would like
discussions and logistics of a detailed service plan.
Mayor Ireland thanked the task force for all the work they have done and the
presentations. Mayor Ireland thanked the applicants for being willing to take part in an
alternative process and the ACRA for supporting this process. Mayor Ireland said he
hopes the process will result in more public dialogue.
Mayor Ireland suggested questions on the project from the public be asked first before
public hearing statements.
Mary Barbee asked about the proposed vacations and the location of Sought Aspen street.
Holly said the vacated portion becomes a pedestrian right-of--way and wide enough for
fire trucks to pass through. Ms. Barbee asked the location of the street. Bendon said it
will be in the same place. Toni Kronberg said Council is being asked to decide if the
COWOP is in the best interest of the city. Council can approve this, approve it with
conditions or disapprove this. Ms. Kronberg asked what criteria and standards of review
will be used. Ms. Kronberg asked if standards were set out in the original COWOP
resolution. Ms. Kronberg asked if all the components of the master plan will be available
for the public. Mayor Ireland said the height, mass, FAR will be part of the November
24th public hearing. Ms. Kronberg asked if Council will measure this project against the
goals of the task force, the standards, the AACP and the criteria. Ms. Kronberg brought
up the 15 years vesting requested by the applicants and does that mean there will be
construction going on for 15 years and will Willoughby Park be a construction staging
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Regular Meeting Aspen City Council November 10, 2008
site for 15 years. Ms. Kronberg asked if engineering studies have been done to show that
the lift can be moved uphill. Ms. Kronberg asked if the platter lift is the base access to
the proposed quad lift. Ms. Kronberg noted there is a restrictive easement on the platter
lift stating the easement is fora "ski chair lift" easement and asked how a platter lift fits
the goals of easy and welcoming use for all users and how will this be used when there is
no snow, how will people access the quad lift. Ms. Kronberg asked what if the tramway
board does not give a variance for the platter lift to run between the two buildings. Ms.
Kronberg said this area is not wide enough for both uphill and downhill ski traffic.
Ms. Kronberg brought up the 75% mitigation for affordable housing and how can the Lift
One employee needs be met if these units go into the housing lottery. Ms. Kronberg
asked about transportation impacts and the number of cars going through the Dean and
Durant intersection. Bendon said criteria is set forth in Resolutions #13 and 80 adopted
by Council. Council will be receiving staff comments on those criteria, including the
Aspen Area Community Plan. This does not require Council use the master plan goals to
measure the project. The goals were a way to guide the process through the task force.
Bendon said if the tramway board does not approve a variance, there will be an
amendment to the project. Bendon noted regardless of whether the affordable housing
units are to serve the project or are sold through the lottery, these are all mitigation units.
Mayor Ireland stated he is assuming a performance bond so that there is not an open
construction site for 15 years and a completion date and a completion bond, enforceable
by the city, seems reasonable.
Bob Hoover, Mountain Queen, asked about drainage and the 2000 flood plan and will
that be given to Council for consideration in light of the size of this project. Bendon said
Council does not typically review drainage plans. The engineering department reviews
drainage plans and they are working with the project engineer to develop scope and
criteria and ways to address drainage.
Mayor Ireland opened the public comment.
Toni Kronberg said this is an exciting project and she hopes that Council exercises their
discretion and allows some room in the development application. Once the project is
built it will be there for years. Ms. Kronberg said the town needs something that will not
become a dead space. Ms. Kronberg said she is concerned about the proposed platter lift
access to Lift One; there is a better alternative than the platter lift. Ms. Kronberg said this
will be an exciting entrance to the mountain; however, the platter lift is a surface lift,
people cannot go up and come down it; it will be shut down at 12:30 and then how do
people get to the lift. Ms. Kronberg asked how this project can be justified when the
prior application was denied by Council because it was too big, transportation impacts on
town were not dealt with, and the lift was moved further uphill. Ms. Kronberg noted this
proposal has less affordable housing, the project is bigger, the transportation has not been
dealt with and the lift is further up the hill.
Bob Hoover, Mountain Queen, said this is the largest COWOP the city has had; it is the
largest project in town. Hoover said the scope and mass of the two hotel projects are
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Regular Meeting Aspen City Council November 10, 2008
immense. Hoover said his concerns are the platter lift; it cuts off access from the
Mountain Queen to the new lift and will cause residents of the Mountain Queen to go
uphill. Hoover said other issues are grading and drainage. Hoover said the elevations for
the new chair lift will require massive amounts of grading, one reason for the request to
expand the master plan area. Hoover said this grading and the large structures will
negatively effect the drainage in front of the Mountain Queen and Council should look at
this carefully. Hoover said the perception is that the COWOP may be a way for the
applicants to circumvent the regular planning process. This project is very large and a lot
of planning controls have not been dealt with, like the excavations, the changes to the
neighborhood. Hoover said there is a site plan showing building footprints and a
realignment of streets; no grades are addressed. Hoover urged Council to look at the
effect of this project on the neighborhood and to the east and the entire town.
Glenn Monigle, Gilbert street, told Council this project has been professionally handled.
Monigle said the resident of Gilbert street support the project except for Gilbert street
being used as a service road. Monigle asked Council and the task force to re-look at
using Gilbert street as a service access. Gilbert is only 15' wide and does not support
two-way traffic. Bob Daniel noted Gilbert is a one-way street heading west to east and
the plan proposes to maintain that one-way nature. The applicants are working on a
solution to figure out how the 6 residents will access their property off Gilbert. The
principle service access will be at the corner of Dean and South Aspen street, a subgrade
access up to Life One Lodge. Daniel said he does not foresee a problem requesting
service exit through the same corridor, onto South Aspen and Dean street and the only
thing exiting on Gilbert street would be private vehicles.
Mayor Ireland said the final approval will address the construction management issues,
like Gilbert street access, park use, and length of construction. Andrew Kole noted there
are 5 elements to this project, 2 hotels, a lift, a museum, a steak/pub, and this project is
large because everyone worked together and by working together, the project should be
smart. Jesse Boyce pointed out there is a reason this part of town is quiet - it is called
Shadow Mountain and the mountain sends a shadow over town and it will be cold out in
the area, which may inhibit vitality and activity.
Councilman Romero moved to continue Ordinance #34, Series of 2008, to November 24,
2008; seconded by Councilwoman Kasabach. All in favor, motion carried.
Councilman Romero moved to continue 210 West Francis to November 24; seconded by
Councilwoman Kasabach. All in favor, motion carried.
Councilman Romero moved to adjourn at 9:45 p.m.; seconded by Councilwoman
Kasabach. All in favor, motion carried.
r
Kat S. I , ch, City Clerk
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