HomeMy WebLinkAboutCouncil Minutes 11.24.08Regular Meeting Aspen City Council November 24, 2008
Councilman Romero moved to adopt Ordinance #30, Series of 2008, on second reading;
seconded by Councilwoman Kasabach. Roll call vote; Councilmembers Romero, yes;
Skadron, yes; Johnson, yes; Kasabach, yes; Mayor Ireland, yes. Motion carried.
ORDINANCE #34. SERIES OF 2008 -Lift One Neighborhood COWOP
Councilman Johnson left due to a conflict of interest. Chris Bendon, community
development department, told Council this is a continued public hearing; two more public
hearings are scheduled. Council has a binder of presentation material, there is a decision
packet, exhibit B is the project binder. Exhibit C is a copy of the project web site and
exhibit D a copy of the power point; exhibit E is public comments.
Steve Holly, representing the COWOP task force, presented a slide show which
demonstrated how the building design was a result of the master plan process. Holly
showed the site plan, showed the bottom of the ski mountain and its relation to town, how
it connects to the gondola and the other properties along the base of the mountain. Holly
said the COWOP looked at a list ofpriorities, the buildable area, the program and how to
realize the priorities and goals of the master plan. Holly showed the surrounding
properties which define the periphery of the site and the physical assets on the site, like
the Skiers Chalet and the Skiers steakhouse, which will be moved, the Skiers Chalet will
become the historical museum located where the volleyball courts are located. Holly told
Council the COWOP is working with the parks department to find another location for
the volleyball courts. The proposed moves have been given HPC conceptual approval.
These relocations, including the steakhouse to become a beer and brats restaurant will
add a historic section of the site.
Holly showed the South Aspen street which is 600' from Dean and South Aspen to the
steps to Lift lA and a 75' vertical rise. From that point it is another 120' and 12' vertical
to get to the lift. Holy said one priority is to rejuvenate the lift one core, returning it to
skiing, which entails moving the new quad ski lift another 230' up the mountain. There
is a plan to bring down a poma lift 440' closer to town, returning it to the historic point of
lift service on Aspen mountain.
Holly pointed out a circular area of accessibility around the site bounded by the lift
corridor, South Aspen street, high speed quad, the poma lift. From the 600' vertical and
75' and the 120' and 12' vertical, down to 150' from Dean street and a 14' vertical to the
poma lift and 170' and 27' vertical from the upper drop off to the quad lift. Holly said
this is improved accessibility around the site, not just street maintenance but return
skiing, better pedestrian ways, there will be a maintained sidewalk. There is elevator
access to provide access to the poma lift and to the quad lift.
Holly showed the area that if left after all the above are taken out. There is an area for
affordable housing which will be at the north edge of the site, close to the affordable
housing at Juan street and Trainor's Landing. Holly demonstrated the developable area
left for the Lodge at Aspen Mountain and Lift One Lodge. The development is a result of
the master plan.
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Regular Meeting Aspen City Council November 24, 2008
Holly pointed out the site is on the slope and showed a cut section of the slope and the cut
vertical in sections. Holly showed a midpoint plan of the entire project, the program
elements and the above grade and below grade of the development. Holly started at the
lowest point showing the subgrade parking and back of house uses and storage. Holly
noted the affordable housing, which is subgrade at the south side and exposed on the
north side. Holly showed how each level integrates with the entire project, what each
level is made up of, what is above grade as it moves up the hill. Holly pointed out the
Lodge at Aspen Mountain lobby, then the above grade spaces, the commercial, the
restaurants. Holly showed the roof plan pointing out the Lift One Lodge, the Lodge at
Aspen Mountain and the affordable housing, the green roof areas, the pool deck for each
lodge, the apras ski deck which will be open to the public, and the high speed quad.
John Sarpa, Lodge at Aspen Mountain, went over the affordable housing requirements
and proposed mitigation for the Lodge at Aspen Mountain. Sarpa told Council according
to the code, the project will generate 168 employees and the proposed mitigation at 75%
is housing 126 employees with 56 employees housed on site and 70 employees housed
off site. Sarpa said the proposal is 15 dormitories of 330 square feet for 30 employees on
site; the other employees are housed in one and two bedroom units at the building on the
west side of the project. Sarpa noted this proposal is 56 employees housed on site; the
previous project was 26 people on site or a 112% increase of affordable housing on site.
Bob Daniel, Lift One Lodge, presented their affordable housing calculations. There are
38 existing lodge rooms and they can have a credit for those units with a credit for 19
employees on site and 56 employees to be mitigated for at 75% is 42 employees, housing
27 employees on site and 15 employees to be housed off site. Daniel said these will be
exclusively rentals on site for employees of the Lift One lodge and there will be dorm
units, studios and two-bedroom units on site.
Bendon said floor azea and floor area ratio are the way in which the city measures the
size of buildings. Floor area is described in square feet and floor area ratio is the ratio of
the size of the building to the size of the land. Bendon noted below grade is not counted
in floor area and floor azea ratio. Holly noted the above grade for the museum is 4,104
square feet, the historic ticket booth 480 square feet, accessory structures 50 square feet,
Skier's Chalet Steak house 3,998 square feet; Lift One Lodge 113,036 square feet; Lodge
at Aspen Mountain 167,849 square Feet and Dean Street condominiums, affordable
housing 5,653 squaze feet totaling 295,170 square feet above grade area on the site.
Holly said the allowable FAR for Lodge zone is 2.5:1; the proposed FAR for this project
is .84:1 over the entire 8 acres. The commercial core allowable FAR is 2.75:1.
Councilman Romero asked the FAR for the private land, not using the public lands.
Holly said he will have that answer at the next meeting.
Holly presented through sectionals outlining the height and mass of the project. Holly
showed the footprint for each lodge project and where the sectional cut would be. Holly
said the sections show the profile of the buildings and how these buildings step down the
site. Holly said the design of these lodges attempts to reduce the mass and be in a scale
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Regular Meeting Aspen City Council November 24, 2008
appropriate for the area. The massing and higher portions are laid against the mountain
to reduce the perception of buildings.
Holly pointed out the heights of buildings; at the north end of the site, the museum is 26',
the lift is 24'; the Lodge at Aspen Mountain is 46' stepping up to 54' and 59' on the back
of the building. Holly showed comparison slides with the Hotel Jerome. The section
through the Skiers Chalet Steakhouse at 33' with 122' between the Lodge at Aspen
Mountain where the height is 37' from Aspen street and 42' on the back side and 52' to
the Juan street buildings. The comparison slide was the St. Regis from Wagner Park.
Holly pointed out 62' between the two lodges is the narrowest point between the two
buildings. Holly said the plan is that the higher portions of the building are out of view
from a pedestrian walking along the street. Holly showed where the Grand Hyatt is 42'.
The width of the mall is 56' for a perspective. Holly said the St. Regis is 67' to the entry
point of the diagonal entry, there is a point of 72' of the St. Regis 10' back from the
entry. Holly noted the existing Lift lA structure is 46'.
Bendon told Council the city measures pitched roofs in a way to encourage roofs to be
pitched by measuring at a 1/3 point, not to the absolute peak. Bendon said he asked the
applicants to detail the absolute height, not the 1/3 point, which will make the height
numbers larger. Holly showed the roof plan detailing levels of height. Holly said 40% of
the roofs are below 42'; 75% of the project is below 48'; 85% of the project is below 55'
and all of the project is below 60'. Holly noted all roof between 55' and 60' are against
the mountain.
Holly went over the architectural character trying to incorporate historic nature of the
area, residences and lodge. Holly showed renderings of the museum, lodges, and Skier's
Chalet buildings.
Dave Corbin, Aspen Skiing Company, told Council during the COWOP task force
meetings, goals were articulated regarding skiing and Aspen mountain, one of which was
improved access to the mountain and the ability to readily move from town to skiing.
Another goal was to preserve and enhance the race events, particularly Winternational.
Corbin assured Council this plan will achieve that goal. Corbin showed the site plan, the
corridor for the poma between the Lift One Lodge, the primary lift higher up the
mountain. Corbin pointed out where the street access is, the stairs and elevators where
one can reach the mountain and the race event. Corbin pointed out the bottom of Aspen
street where back of house for races take place. Corbin said back of house has mobilized
at the parking lot; this plan contemplates using the pedestrian way and the street for
television, offices and mobile trucks.
Jimmy Hancock, Aspen Skiing Company, said his initial concern was there be room to
put on ski race events. Hancock noted the finish line, bleacher area is unchanged.
Hancock said the television compound pays for racing and a place for all TV equipment
is a necessity. Hancock said there appears to be space for the television equipment.
Hancock said a new lift will be a big advantage inputting on races and skiing in general.
Mayor Ireland asked if any skiing acreage will be lost. Hancock said it is minimal, 230'
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Regular Meeting Aspen City Council November 24, 2008
from the existing loading point to the new loading point. Hancock said Norway slope
will not be lost.
Peter King, Aspen Skiing Company, told Council from their perspective there are no
drawbacks from the site plan. Councilman Romero asked if the Ski Company will be
staffing the poma. King said yes. Councilman Romero asked if that is built into the
business plan for the Ski Company. King said they will have a ticket facility inside the
Lift One Lodge. Corbin said they may also put an automated ticket kiosk at the bottom
of the poma.
Councilwoman Kasabach asked when the lift would be constructed with regard to the
entire construction. Corbin said moving and installing a replacement lift should happen
with the initial excavation of the site. Corbin said the poma cannot be installed until the
site is restored and there is surface all the way uphill.
Councilman Skadron asked who Centurion Partners are. John Sarpa said it is himself,
Mike Smith and Scott Madison are the main partners. Councilman Skadron asked the
average size of the Dean street units. Sarpa said studios are 400 square feet; one-
bedroom, 600 square feet; two-bedroom, 850 square feet; three-bedroom, 1000 square
feet. Councilman Skadron asked the square footage of the approved townhouse project.
Sarpa said it is in the 90,000 square foot range. Councilman Skadron asked the total
squaze footage of this development compared to the previous lodge application. Sarpa
said the new proposal is 173,000 square feet and the previous proposal was 127,000
square feet. The 46,000 square foot increase is due to the increased affordable housing,
the increased square footage to pay for the extra costs. Sarpa pointed out one of the
directives of the COWOP was for the two lodge projects to pay for the benefits.
Bob Daniel told Council the financial advisor who worked with the COWOP had the
proposed program and sellable space within the buildings, the affordable housing, the
parking, in order to make an assessment of the financial viability of the project. Sarpa
said the financial advisor will be at the next public hearing to answer questions like this.
Councilman Skadron asked how many keys the new project has versus the old project.
Sarpa said there were 73 hotel units; the current proposal has 75 units; there were 25
fractional units in the old proposal, the current proposal has 26 fractional. This project
proposes 5 whole ownership units versus none in the prior project.
Councilman Skadron asked if the Lodge at Aspen Mountain could be broken up into
smaller buildings. Sarpa said that mandate came from the COWOP and what evolved
were the indents in design plus the pedestrian corridor. Sarpa said the lower parcel was
broken up into two buildings; there aze a total of 3 buildings. Councilman Skadron said
this area was historically a collection of small lodges and if this area is to represent
Aspen's history, smaller buildings would come closer to that representation.
Councilman Skadron asked if this project will abide by an earlier commitment to give
prior residents a priority in the new project. Sarpa said there was that commitment and
this proposal acknowledges that right for residents. Councilman Skadron asked how
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Regular Meeting Aspen City Council November 24, 2008
much support each task force member had from the bodies they were representing.
Bendon told Council the task force members representing homeowners' associations kept
in touch with their ownership as well as they could. Bendon said there were often
multiple representation at task force meetings. Bendon said he felt good about the pursuit
of reporting back and making sure the task force understood what was going on. Sarpa
told Council he and Bob Daniel have on-going discussions with neighbors.
Councilman Skadron asked if the ski lift being next to a lodge adds to the value of the
properties and the units and would that increased value produce a smaller building.
Daniel said the current Lift One Lodge proposal looks nothing like the previous iteration
and there is a ski run right through the property. Daniel said the high speed quad above is
the ski in/ski out of the property. The surface lift is a community benefit but is not a
bonus to the Lift One Lodge property. Daniel said the creation of the surface lift corridor
has necessitated going from two to four buildings and created inefficiencies.
Councilman Skadron asked how many task force members represented the community at
large. Bendon told Council the notion was to balance the neighborhood with the general
public. Ordinance #34, page 3, lists all COWOP members and who they represent.
Councilman Skadron asked how the applicants define "vitality"; does not vitality mean a
critical mass and how many people does this envision. Holly said the opportunities
provided for vitality in this area are the daily museum visits, diners at the Steakhouse and
the 2 restaurants, skiers or hikers. Holly said there are no "hot beds" in this area, creating
a lack of vitality. Councilman Skadron said new rooms are a form of growth. Holly said
the proposal is returning "hot beds" to an area where they have been lost. Holly said he
does not know if that is growth. Holly said lodging was historically at the base of Aspen
Mountain and the historic nature of the site is skiing. Bendon noted lodges that were
located here have gone out of business because of the lack of vitality and people. Holly
said the affordable housing residents will also add vitality. Councilman Skadron said he
does not think the proposal for town houses in this area satisfies the goals of the Aspen
Area Community Plan in terms of inclusiveness and accessibility.
Councilman Romero said he would like to know the phasing plan; the linkages between
public improvements and private developments and the pacing between the two; vesting;
construction management plan; logistics and service plans -how the neighborhood will
operate effectively. Councilman Romero said one of the goals from the COWOP is
provide easy and welcoming access to all users that integrates the neighborhood and town
while minimizing traffic and pavements. Councilman Romero said implicit in that
statement is how well the site manages itself, the services, the logistics, the impacts and
how those will all be minimized, demonstrating specifics and assurances that this is a
well organized plan, when each part of construction will happen, when the community
benefits will occur. Sarpa said the construction management plan, phasing and service
will be discussed at the December 1 S` meeting.
Councilman Romero asked what criteria staff used to get to the 15 year vesting period.
Bendon said this figure was arrived at looking at the current economy, the magnitude of
the project should be more than 3 years. The development team asked for 15 years
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Regular Meeting Aspen City Council November 24, 2008
looking at all the steps and phases the project has to go through. Councilman Romero
stated he would like a shorter vesting time and still give the developers some reasonable
assurance.
Mayor Ireland said his issues are the statement about maximizing on-site energy, which
has not been addressed. Mayor Ireland stated he does not want this project to create a
burden on the community at large. Mayor Ireland said he has difficulty with projects that
create housing burdens that cannot be met. Mayor Ireland questioned the figure that off
site employees will be housed at $130,000/employee and he would like to know the basis
for that number. Mayor Ireland said there is a short fall of employee housing in Aspen
right now. Mayor Ireland said he would like to be assured that the city is protected no
matter which project goes first. Mayor Ireland said he feels this is a better project than
the town homes and than the prior lodge project. Mayor Ireland said the community has
a lot of beautiful empty buildings and he does not think dead space at this location is in
the best interest of the community.
Bendon told Council the $130,000 was generated by the city's asset management
department, looking at all the costs at Burlingame divided by the number of employees
housed. Bendon said the COWOP members encouraged the developers to go beyond the
60% affordable housing mitigation and the city committed to looking at their fees.
Bendon reminded Council the technical consultants to COWOP will be present at the
December ls` meeting.
Mayor Ireland opened the public hearing.
Les Hoist said he likes that there was a master plan group. Hoist said the citizens expect
predictability and this project was previously turned down and it is an insult this project
has come back again. This project should be in compliance with the land use regulations.
Hoist said for a project this big, there has to be community benefits. The community
already respects Aspen's history. Integrating architecture and design is not a community
benefit. Showcasing and promoting Aspen's ski historic is not a community benefit and
Aspen already does that. Listed as a community benefit is integrating the museum and
the community can do that. Hoist said providing a welcoming access to the mountain is
not a community benefit. Hoist said the community does not need a people mover.
Developing an economically viable project is not a community benefit and creating
vitality does not mean anything. Hoist said this project is taking away one of Aspen's
last neighborhoods and it does not benefit the community.
Eban Clark, representing Silver Shadow, told Council they have worked with the
developers and are satisfied with the site plan and the 29' between the buildings and that
the building is 18' off the property line. Clark said they are concerned that this distance
be maintained. Clark noted this project will terminate ski out access for the Silver
Shadow but will allow ski in access. Clark stated they object to the overall height and
have not seen definite numbers. They have asked for story poles and have not seen them.
Clark said with a project this size, these details should not be left to chance.
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Regular Meeting Aspen City Council November 24 2008
Bob Hoover, representing the Mountain Queen, said his clients are concerned ovex the
height of the east side of the building and the canyon effect. Hoover said they are pleased
with communications with the developers but have not seen details. Hoover said they
have not seen the height of the east building. Hoover said they would like to know how
the 15 year vesting period was determined. The homeowners would like to know the
construction schedule and how long this will go on. Hoover asked if there have been
changes to the ordinance since first seen by Council. Bendon told Council there have
been language clean ups. Councilman Skadron asked how the owners feel about the
project, do they support it, and do they want it smaller. Clark said his owners are mixed
about their feelings and realize something will happen in this area. Hoover said his
owners in general support the project; do not support the poma lift because they will not
have walk onto the ski slope access. Hoover said another concern is the top portion of
the east building, how tall it will be. Hoover said the Mountain Queen is concerned about
the drainage and lack of light.
Junee Kirk thanked the applicants for preserving the historic Skiers' chalet. Ms. Kirk
said she is concerned about the way in which PUDs have been approved and areaway to
circumvent the land use codes and allow for greater density. Ms. Kirk said there are 85'
heights in the lodge and it will be 3 times as wide as a Wal-Mart. Ms. Kirk said this
91,000 square feet will be empty most of the year and will not contribute to vitality. Ms.
Kirk said this project should go through the normal land use process.
Jessie Boyce asked if the area for the television trucks for World Cup will become the
new community parking with no public access. Boyce questioned how the Ski Company
will get snow to the land under the poma lift. Boyce said getting toboggans in this area is
a concern. Boyce said the public properties should be deducted from the FAR
calculation. Boyce asked abut the room sizes for the lodges and that people are warn out
by the ostentatious size of hotel rooms.
Emily Sarpa said this project is not a conservation versus developer issue but the
possibility of a cutting edge and exciting project for Aspen. Ms. Sarpa said it is an
economic necessity for this town. Ms. Sarpa said without new projects, younger people
will look at Aspen as a town their parents thought was great and this project is a step
forward for the future of Aspen. Allyn Harvey, COWOP member, said the buildings are
large because there is a lot of green space. Harvey said there is a lot great in this site plan
and Council's job is to find a way to make it work. Harvey said there have been
compromises from the developer. Harvey said the 15 year vesting takes away economic
uncertainty. Harvey said for him as a task force member, vitality was creating an area
that was useful, not bringing in more rooms but thinking of a way to use the Skier's
Chalet building and Willoughby Park.
Phyllis Bronson said this project is overwhelming. Ms. Bronson told Council she would
like to feel good about this project but is not there yet. Ms. Bronson said she is
concerned about the depth of the excavation and the impact on the environment and the
large amounts of dirt. Ms. Bronson told Council smaller more inviting buildings would
make this area more comfortable. Toni Kronberg said this project needs tweaking;
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Regular Meeting Aspen City Council November 24, 2008
people are concerned about the height, mass, scale and density. Ms. Kronberg said she
would like to see story poles. This building will block the views of Aspen mountain.
Ms. Kronberg said there will be 900 people/day in this area not including skiers,
residents, service workers, delivery trucks. Ms. Kronberg said her main concern is
transportation and traffic on the area and on the entire community. Ms. Kronberg said
the platter lift does not meet the goal of access of the COWOP. Ms. Kronberg
recommended a pulse gondola.
Councilwoman Kasabach asked why the COWOP did not consider a pulse gondola.
Bendon said the COWOP considered gondolas, quad lifts to Dean street. The issues were
the costs and the amount of space a gondola takes up and building a system that has a
capacity that fits the number of people it will be serving, not over building it. Bendon
said the area in which the pulse gondola would operate cannot be crossed by pedestrians
and would create a sterile zone between the two lodges and would isolate people into
their respective lodges.
Andrew Kole said this neighborhood is desolate and dark and not a 12 month a year
lighted community. The COWOP was charged with putting out the best product with
many, many factors involved. Kole told Counci190% of the COWOP thought this was a
pretty good plan. Mary Janss, COWOP member, told Council she came to this process
with a lot of skepticism and concerns and by the end of the process, the project is exciting
and the architecture is thrilling. Ms. Janss said the old days are gone and will not come
back. Ms. Janss told Council after considering many forms of transportation for this area,
the COWOP felt the platter lift is the one that works.
Councilman Romero moved to continue Ordinance #34, Series of 2008, to December 1,
2008; seconded by Councilman Skadron. All in favor, motion carried.
Councilwoman Kasabach moved to adjourn at 11:15 p.m.; seconded by Councilman
Romero. All in favor, motion carried.
Kathry .Koch, City Clerk
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