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HomeMy WebLinkAboutminutes.council.19880816Continued Meeting Aspen City Council Auaust_16, 1988 Councilman Isaac called the meeting to order at 5:10 p.m. with Councilmembers Tuite and Gassman present. Councilman Isaac said there is a question about the ballot language regarding the Marolt property. Jim Adamski, housing office, said this issue will take some time and recommended a work session or scheduled at the next Council meeting. (Mayor Stirling came into the Council meeting). Fred Gannett, city attorney's office, told Council the M.A.A. in conjunction with the housing office, has a project they would like to build on an area that may not have been included in the specific description. Gannett said the question is whether the way the description is written can be interpreted in such a way to give the Council the authority to use the most southeast portion of the Marolt property. If this is not permissible, does this need to go back to a vote of the people. Councilman Isaac said he would prefer to discuss this at the August 22 agenda. Jim Adamski said he has proposed a southeast portion of the property from the beginning. This did not coincide with the ballot question. Gannett told Council his office drafted the question that a 10 acre parcel was to be considered. The only 10 acre parcel that has a metes and bounds description is that parcel that Opal Marolt gave to the city free and clear of any sixth penny restrictions. Gannett said that was the parcel that the engineering department used as the legal description as a generic metes and bounds description for the question. Gannett told Council there was a reference to a book and page in the ballot question, which is essentially the description of the entire Marolt parcel. Gannett said an argument can be made that what was approved was the southeast portion of the Marolt parcel. There is an description that is at odds with that. Mayor Stirling said he does not have an interest in going to another election. There is a general understanding of what the intention of Council was. Councilman Gassman said it was clear what was approved and what the proposal was. Councilman Isaac said the city may have some liability. Councilman Tuite said as far as he is concerned, the housing is on the southeast parcel and he does not want to go to another election. ASPEN MOUNTAIN LODGE PUD Mayor Stirling suggested Council take th work through them and vote on them each. are employee housing; 6 is parking, and and construction issues. e P & Z conditions and Conditions 1 though 5 the rest are technical 1 Continued Meeting Aspen City Council August 16_, 1988 Alan Richman, planning director, is told Council condition #7 is the request of putting the language regarding the Galena street improvement district into the PUD agreement. The prior PUD agreement contained a lot of language about the improvement district. Staff is suggesting the participation language be revised to indicate commitment to provide improvements on the frontage of the project corresponding to the Galena street improvement district. Richman told Council there is one specific improvement which the district intended to construct; however, because of timing considerations, the city is discussing trans- ferring district money to the applicant to allow the applicant to construct this improvement. Jay Hammond, city engineer, told Council the plan for the improvement district included areas that were near and adjacent to the f rontages of the Ritz project . Hammond told Council because the way the construction fence is put up, the city cannot get in there to do the work. Hammond recommended this be deleted from the district work, transfer the funds to the applicant and have them complete this work as part of the Ritz construction. Perry Harvey, representing the applicant, said this makes more sense. Hammond suggested the condition be clear that the city is asking the applicant to complete the improvements. Hammond said the city is working from a contract that has square footage unit prices. Hammond said if their contract comes in higher, the applicants obligations should be to complete the improvements as opposed to doing the improvements at the money given. Councilman Isaac moved condition #7 amended to reflect that the allocation of district monies available to the applicant on a pro rata basis, and that there is an obligation to complete these improvements; seconded by Councilman Tuite All in favor, motion carried. Richman told Council condition #8 deals with storm work reten- tion. There is a major storm work retention facility being designed as part of the project. The concern is avoiding any utility conflicts and making sure there is adequate separation from the city water mains to prevent freezing. Hammond reminded Council in the earlier process, there was granting of underground easements in the Mill street area, expecting there would be parking constructed under the street. This is no longer part of the plan, but there is a plan for storm retention facilities in that area. Hammond said this is to protect the city from conflicts with that facility. Harvey said this is a requirement to retain water and to release it at a later date so the storm sewer system is not overloaded. A. J. Zabbia, Rea Cassens, told Council originally this was inside the parking garage. Now this will be a structure buried under Mill street. This will be two parallel pipes, 6 feet in diameter by 100 feet long. 2 Continued Meeting Aspen City Council August 16, 1988 Councilman Tuite moved to approve condition #8; seconded by Councilman Isaac. All in favor, motion carried. Richman told Council condition #9 has to do with the storm drainage requirements placed in the PUD, which resulted for substantial detention on the top of Mill site. Richman said the applicant is proposing a series of amendments to the drainage program, including a commitment to fund an Aspen mountain drainage study and to implement the results of this study. Richman said there is feeling there needs to be additional work done to determine how best to retain off site drainage that comes on to this site as opposed to detaining on the top of Mill site. The applicant is suggesting they will be willing to spend a similar amount of money that they were planning to spend on the top of Mill, estimated at $250,000. The applicants are committ- ing to provide drainage improvement to the city in addition to those required for their on-site facilities. These are commit- ments associated with their growth management scoring. Richman said this proposal is to fund a study the city believes is necessary and to provide monies towards the implementation of that study. This might be drainage easements or actual faciliti- es. Harvey said the top of Mill was given conceptual approval and then held off pending the drainage resolution. The applicants have agreed the way to do this is to examine the problem on a city-wide basis and analyze the runoff and to try and get a system that diverts this around the main part of town rather than have the solution piecemeal. Councilman Isaac moved to approve condition #9; seconded by Councilman Tuite. All in favor, motion carried. Councilman Tuite asked if this is a continuation of the study being worked on by the city, county and Ski Company. Harvey said it is. Richman told Council condition #10 is a request by the city water department to relocate one of the fire hydrants to the city's satisfaction. Councilman Gassman moved to accept condition #10; seconded by Councilman Isaac. All in favor, motion carried. Richman said condition #11 deals with the truck turning radii. Harvey told Council P & Z felt one tower was too far out from the building and wanted it moved closer to the main part of the building for greater turning radius. Richman said the condition also requires a certain amount of clearance across the entire 3 Continued Meeting Aspen City Council August 16, 1988 span. The applicants have a 15 foot stretch right across the middle. Staff felt comfortable with 14-1/2 feet. Mayor Stirling asked if the applicants will prohibit throscusseda access to the street. Harvey said the applicants have d hotel on Dean. Harvey said their goal is to ffaic on DeanstrThe way and access and not to encourage through tra applicants would like to create a mall feeling with an enriched paving treatment. Councilman Tuite moved to approve condition #11; seconded by Councilman Isaac. All in favor, motion carried. Richman told Council condition #12 is related to the landscape plan, which has not changed a lot since the prior review. Richman said an issue of concern is that the size was not called out on the Norway maples nor was underground water called. Richman told Council P & Z spent considerable time debating whether to require a variety of trees to be planted or just Norway maples and whether to get into internal planting of the hotel. P & Z settled on this as their condition. Richman told Council Norway maples are being used at Little Nell and through- out the district and will create a sense of continuity. Councilman Isaac moved to approve condition #12; seconded by Councilman Tuite. All in favor, motion carried. Richman brought up the question of the electrical service. Richman said staff recommended that provision of electrical service should be by the city. This condition was not accepted by P & Z. Mayor Stirling asked why staff is requiring this condition. Hammond told Council it is a big load and the city would like to have this customer. Hammond told Council when he suggested this condition, he understood there were no arrange- ments between the project and Holy Cross electric. Hammond told Council there is an arrangement with Holy Cross that the appli- cants would be subject to a rebate of certain capital expenses over a period of time. Hammond told Council there is no preclu- sion in the Holy Cross franchise for the city competing for customers. Hammond said the city will look at the arrangement the applicant has with Holy Cross and determine if it is som e- thing the city is able to compete with. Hammond requested to be able to see if the city can offer a comparable arrangement. John Sarpa, representing the applicant, said they felt it was inappropriate, which they expressed to P & Z, that they would be mandated to pick one electric company over another. Mayor Stirling asked if the city has generally respected Holy Cross's domain. Hammond said generally the city has. Mayor Stirling asked if Holy Cross has competed outside their areas. Hammond said they are arguably inside the city as they are providing 4 Continued Meeting Aspen City Council August 16, 1988 service to the Little Nell hotel. Hammond told Council because of logistics, the city left Little Nell to Holy Cross. Harvey told Council when the previous owner did undergrounding, there is an agreement with Holy Cross for $163,000 that is refundable over a 10 year period based upon usage. Harvey showed Council where the transformers are located up the site and that the city's lines do not extend up there. Harvey told Council the applicants did their electrical siting based on access to Holy Cross. Harvey said there is not room for them to put a trans- former lower down on the site. Councilman Gassman said if the city electric department wants to compete for the business and make a better deal, that is fine. Councilman Gassman said this should not be a requirement. Council agreed. Richman said condition 13 is related to coordinating the various aspects of the PUD, like redevelopment of the Grand Aspen and the development of the Ritz Carlton. When Council was dealing with resolution #11 in May 1988, they were looking at the development of the Ritz, the park and the Grand Aspen as close together as possible. Richman said because of the complexity of putting together an application for the park and for the Grand Aspen site, the hotel is almost through and the city has not seen a development application for the other two portions of the PUD. Richman said the staff was looking for general design com- patibility, comfort that the number of units could actually be accommodated on site, understanding the program for the ice rink. Richman said there is nothing in the resolution stating when the redevelopment for the Grand Aspen needs to occur. Richman pointed out when the Grand Aspen comes down, this goes from a 447 unit to a 342 unit-complex. There will be 105 less rooms. Richman reminded Council the Grand will be 155 rooms at the time the Ritz is initiated, and Council only allowed 50 rooms in phase two. Richman said there are benefits the city will get by having the Grand Aspen come down and by getting phase two initiated. This includes street utility improvements, the elimination of a building which is not up to code, the develop- ment of facilities that will be more consistent with the entire PUD, as well as a reduction of 105 units. Richman said the Grand Aspen is the largest hotel in Aspen and is providing benefits to the community like Winternational and conference facilities. Richman said the trade off is whether Council wants the Grand Aspen to come down immediately or 5 years after the c/o is issued for the Ritz Carlton, which is what the applicant wants. Richman recommended 2 years after c/o; the applicant requested 5 years, and P & Z recommended 3 years. Condition #13 is that demolition of the Grand Aspen should occur within 3 years of date of issuance of a c/o for the Ritz and there be plans presented for that lot that the city would need to approve. Richman said 5 Continued Meeting Aspen City Council August 16, 1988 if the city has not approved plans because ofttoh extend the process, Council could hnveoint dooptrif nthe 3 year deadline demolition deadline. Richma p occurs during the ski season, it is automaticallyintoethedCouncil end of the ski seasonaidC the lissueanis awhen Council wants to see meeting) . Richman s phase two get underway. Councilman Isaac said staff did not put any cause for the deadline to be extended. Richman said this is a different type of deadline from the growth management deadline. Harvey reminded Council in the discussion about Resolution #11, the applicants committed to a numerical program and to getting this into the pipeline before the Ritz was completed. Harvey said the appli- cants have not had enough time to do the architectural detail- ing. Harvey said in order to refine the architecture on phase two will delay this too long getting into the process. Harvey said they are having trouble getting the setbackica t are stila basic planning for this. Harvey said the appl looking at whether these units should be two-beCouncilman Isaac units, whether there should be a restaurant. said the only reason he can see to grant an extension is if the city's process takes too long. Harvey said the condition states the applicants are permitted to request an extension. Mayor Stirling said if this is not a formal GMP deadline, the appli- cants can request an extension. Councilman Tuite moved to approve condition #13; seconded by Councilman Isaac. All in favor, motion carried. Mayor Stirling asked what happens if the c/o for the Ritz is a lot later than 1989. Jim Curtis asked if the resolution speci- fies the permitted FARs on phase two. Curtis said one concern is the impact of the overall project. Richman said the FAR was established in Resolution #11. The city has not received a specific development plan to review how the Folut~ ons ~st115,000 site. The maximum established in the res square feet. Richman said this project will go through the PUD review process. Richman said condition #14 is a coordination issue of bring the ice rink/park into this resolution. Richman suggested adding specifics about rezoning of the parcel into this condition. Richman said the subdivision to create lot 6 cannot be done without a growth management allotment. Richman said without the park rezoning he does not feel comfortable having a lot with no development approval. Richman said the city should be through the foundation permit review and issuance of a building permit within 60 days of September 12. Richman said the applicant should have a building permit by November 15. Richman said the 6 Continued__Meeting Aspen City Council August 16, 1988 applicants want to have uninterrupted construction underway or unencumbered by any potential lawsuits. Councilman Tuite asked if a date specific is what the city wants out of this. The applicant has told the city they will give the city the park as soon as they know they have the hotel. Richman said he wants to avoid the hotel getting near completion and having the park issue up in the air. John Sarpa said that is not a problem. Richman suggested a certain number of days beyond a full building permit, foundation and building permit. Councilman Isaac moved to approve condition #14 with the addition of setting a date for rezoning of approximately 90 days after issuance of a building permit and to instruct that language to be added to the agreement; seconded by Councilwoman Fallin. All in favor, motion carried. Richman said condition #15 is a statement by P & Z that approvals have not been given for the ice rink and its associated facil- ities. The city needs to look at growth management allotment or exemption, there are conditional use questions for the res- taurant, and the park zone requires the area and bulk be set by PUD approval. P & Z made a point that in the analysis that have been done for employee housing and parking and other impact analysis, the ice rink has not been considered. The impact analysis will be done at a later date. Councilman Tuite moved to approve condition #15; seconded by Councilman Isaac. All in favor, motion carried. Hammond told Council when the excavation permit approval was granted, there was a schedule for anticipated construction. Hammond said this schedule has been on hold and staff is inter- ested in re-establishing a schedule for construction. Hammond told Council the bulk excavation was one of the most disruptive activities for this project; however, there are other construc- tion activities that will be very disruptive to adjacent neigh- bors. Hammond said it is not desirable to be pouring huge quantities of concrete through winter. H ammond said the city does not have a specific revised schedule but this should be carried forward as a condition. Hammond said there are para- meters he will be looking at for the schedule. Hammond told Council he and the contractor will seek to use the off season to the best advantage. Hammond suggested most of the activity will be disruptive, and it would not seem reasonable to shut the project down during the height of the summer but to minimize the impacts as best as possible. Harvey said the applicants do not have problems with this condition. 7 Continued Meeting Aspen City Counci_1 August 16. 1988 Richman pointed out in his memorandum there are 9 specific areas discussed and the first 8 of these were identified in the prior PUD agreement. The staff and contractor would need to come to agreement on the form of the construction activities. Richman said the timing on these issues has changed but the basic parameters have not. Richman told Council P & Z did not have a lot of changes but added that all staging areas be screened, the applicant asked for an opportunity to do internal construction beyond the 10 p.m. deadline of the noise ordinance. Richman said the agreement was the only activity allowed after the 10 p.m. deadline would be something like painting or non-noise generat- ing. Richman brought up the provision of housing to deal with con- struction worker impacts. Richman said the current regulations do not address this. The staff is working with the applicant on this. Richman told Council staff asked the applicant to look at the impacts that could be expected when the crew would be at its maximum size and where they would be coming from. Richman told Council for the period of construction, the Alpina Haus and Copper Horse are not expected to be deed restricted until there is a c/o on the hotel The applicant would expect to house the crew at these places. Harvey told Council the applicants have housed music students at these places. Harvey said when he came up with this program it was bef ore what happened with the M.A.A. this summer. Harvey told Council the applicants have had 128 music students this past summer. Harvey said housing workers is really the contractor's problem. Harvey said if the applicants can help to accommodate the contractor, they will. Harvey said it might be better for the M.A.A, to have the housing next summer as they cannot commute. Harvey told Council the contrac- tor will provide busing and tool storage on site. Harvey told Council he would be willing to work on this with the staff. Richman told Council when staff looked at this issue, there was the potential for 4 hotel projects going on at the same time. Richman said Little Nell and this project have become naturally phased, and the projects at the Highlands are not happening. The housing situation is different because of this. Richman pointed out P & Z is supportive of construction workers being housed at the Meadows when the Meadows is not operating. Mayor Stirling asked why the 9 construction impacts are not listed specifically in condition #16. Richman said 1 through 8 are addressed in the current PUD agreement and will be addressed in the new one. Richman said there is nothing in the code that sets 9 as a specific requirement. Councilman Tuite said he is concerned about the statement that most of the employees are expected to be recruited from outside the valley. Harvey told Council at that time, this project was 8 Continued Meeting Aspen Citv Council Auaust 16. 1988 on track with Little Nell. Harvey said the construction season was looking so busy in this town that most local employees would rather work f or someone who is here year round rather than work for a one-time project. Harvey said another point is that this is a huge project and there are not that many subs that can handl e it. Harvey told Council PCL contractors is taking bids from local electric and plumbing contractors. Harvey told Council this was not a conscious effort. Sarpa told Council the applicants have asked PCL to do what they can to involve the local community in this process. Harvey said he feels local contractors can be competitive because they do not have to build in housing and transportation factors. Councilman Tuite said he would like see the contractors try and get employees from the valley. Mayor Stirling said he would like to see this articu- lated in the condition. Mayor Stirling asked about extra cleaning of Mill, Monarch and Durant streets as part of this project, and whether this is the city's responsibility or that of the contractor. Hammond told Council during the bulk excavation process, the contractor brought in his own flushing equipment. The city provided some assistance with sweeping at the expense of the contractor. Hammond told Council the city would like to keep that kind of cleaning an obligation of the developer. The excavation is the major problem when a lot of mud is being tracked. Hammond said this can be addressed through the construction scheduling. Mayor Stirling said he would like this added in the conditions. Councilman Isaac moved to approve condition #16 as amended with a new (e) and (f) as above; seconded by Councilman Tuite. All in favor, motion carried. Richman told Council condition #17 is the environmental health department concerns, which the applicants have been put on notice about and which they have no problems with. Councilman Tuite moved to approve condition #17; seconded by Councilman Isaac. All in favor, motion carried. Richman said condition #18 is a concern with the commercial proposal on the first floor of the Blue Spruce building, there is a potential for commercial uses to creep into the lodge district. The applicant intended to propose these uses by accessory, but there was nothing specific to regulate that. Richman said the staff wanted something so that when the uses turn over in time, there is something in the agreement that will help to limit this. Richman said P & Z and the applicant came up with a series of uses, which are standard for a major hotel facility. Richman said this is a 4300 square foot commercial space. There are 4 spaces shown, and these will not be allowed to be combined. This 9 Continued Meeting Aspen Citv Council August 16, 1.988 will keep a major ski shop or clothing store from being located there. Richman said the city did not want to draw stores from the other side of the commercial district to this area. Harvey said there will probably be an accessory ski shop-type uses. Harvey said the applicant and staff agreed these will be 4 different shops and put in some specific uses for these shops. Councilwoman Fallin moved to approve condition #18; seconded by Councilman Tuite. All in favor, motion carried. Richman said condition #19 is the requirement that the documents be updated, both the agreement and the set of drawings, the elevations and floor plans so there will be a specific FAR. Richman said this condition can specify the countable FAR is not to exceed 190,000 square feet. Councilman Isaac moved to approve condition #19 amending (a) and (e); seconded by Councilman Tuite. All in favor, motion carried. Richman said condition #20 makes sure that all the representa- tions made by the applicant during the process are included as requirements. The city's commitments are also requirements in this. Councilman Tuite moved to approved condition #20; seconded by Councilman Isaac. All in favor, motion carried. Mayor Stirling brought up the paragraph from the P & Z recommend- ing that Council grant an extension to the project to the extent necessary to permit the completion of the processing of these amendments but not limited to the recordation of the plat and the amendments. Harvey told Council the applicants have some Ritz Carlton people present to discuss employee housing and would prefer to do that before discussing this paragraph. Ed Staros, regional vice president Ritz Carlton, told Council Ritz has 6 operating hotels and 2 that will be opening this year. Staros told Council Ritz normally opens a sales and marketing office in the community 12 to 14 months prior to the opening of the hotel. This office becomes an office where people drop their resumes. From these resumes, Ritz can look at who is in the community and can hire key management personnel. The employees are trained in the corporate office and placed back in the community. Staros told Council Ritz has hiring clinics in the communities. Staros told Council Ritz also works with community colleges. Horst Schulze, Ritz Carlton, has been working with Colorado Mountain College on vocational training. Staros said Ritz also brings in some employees. Ritz has an executive committee consisting of a general manager and 7 division heads. 10 Continued Meeting Aspen City Council_____ August 16. 1988 This executive committee is the key to continuity from hotel to hotel. These 8 people will possibly be brought into the com- munity. Staros told Council training is Ritz's number one criteria and they have an extensive training program in every single level in the hotel. Every employee has a minimum of 40 hours training before they greet a guest. Mayor Stirling asked h ow many employees are expected to be generated. Staros said the standard in their hotels is one employee per guest room. This has a variance of 5 percent in either direction. Councilman Tuite said if Ritz trains all their employees, they are more valuable. It should follow these employees should be paid well because Ritz does not want turn over of employees. Staros said Ritz looks at what the market will bear as far as salaries and adjusts these according to the community. Councilman Isaac asked what percent of the employees will come from outside the community. Staros said he is not sure, but Ritz hopes to hire as many from the valley as possible. Staros said the most recent Ritz opening was Rancho Mirage and they brought in 44 people out of 255 employees. Harvey said the concern is new housing for people that will be coming in. Harvey said the Alpina Haus and Copper Horse were both short- termed this past winter. These will house 89 employees. The Grand Aspen will house 4 employees. Harvey told Council in the Hunter Longhouse agreement, there was a commitment by the housing authority to use the money and interest earned from it to provide housing for 13 new employees. As a result of this project, new housing will be created at the Hunter Longhouse site for 13 people. Jim Adamski, housing director, said the money for these units will come out of the $250,000 loan. Adamski told Council the Hunter Longhouse is paying the Aspen Mountain Lodge back f or their loan. Harvey told Council at the last meeting they brought up Ute City Place and requested future credits for these units. Harvey said Council's concern was that these housing units would be needed for the Ritz. Harvey pointed out there is a provision in the P & Z resolution calling f or an audit at the end of the second year to see if the Ritz is housing 60 percent of their employees. Harvey told Council the applicants intend to build Ute City Place in conjunction with the Ritz and have it available for housing. The audit will determine whether these units are needed for Ritz Carlton employees or whether they will be available f or f uture credits. Harvey said the housing will come first, and the determination whether this is a future credit will come out of the audit. 11 Continued Meeting Aspen City Council August 16, 1988 Councilman Tuite said until 3 years from c/o of the Ritz, the applicants cannot look at this as future credits. Harvey said correct. Councilman Tuite said if the audit shows the Ritz does not have enough employee housing, the Ute City Place units will be used as credit against that, or if they have allowable credit they can use these units for future projects. Mayor Stirling said the conditions should specify the numbers of employees to be housed, the number of units and a completion date, and the fact that these will be restricted to the city's guidelines. Councilman Isaac moved to approve condition #2 as amended to include Ute City Place for 37 employees, 22 units, ready for occupancy at the same time as the c/o for the Ritz; seconded by Councilman Tuite. All in favor, with the exception of Councilman Gassman. Motion carried. (Councilman Tuite left Council Chambers) . Richman told Council condition #1 is necessary so that there will be no more than 447 units in operation, which is the maximum lodge allocation available to the applicants; 155 at the Grande Aspen and 292 at the Ritz. Councilman Isaac moved to approve condition #l; seconded by Mayor Stirling. All in favor, motion carried. Richman told Council condition #3 is a recommendation by the housing authority. The numbers are the basis f or the employee generations of the Ritz. One concern is the restaurant inside the hotel. If it grows, the employee generation could also grow. Richman told Council the city does not normally obtain employee housing for outside dining in open space. This was discussed at the P & Z, and they agreed. Richman pointed out when restaurants do outside dining, it is not necessarily an expansion. Councilman Isaac moved to approve condition #3; seconded by Councilwoman Fallin. All in favor, motion carried. Councilman Isaac asked if two years is adequate for the audit and is it going to be averaging or the employees at that time. Harvey said the audit is for the second year of operation so there is an entire 12 month picture. The audit will take the factor of a full time equivalent employee, will convert part time and seasonal and come up with the number of full time equivalent employees. Harvey said the applicants have discussed an audit after 1, 2 or 3 years. Three years would probably be more stable but it was felt to be too long. Councilman Isaac suggested an audit two years and four years after the c/o. Mayor Stirling asked about the date for bringing in the audit. Harvey said he does not know how long an audit 12 Continued Meeting Aspen City Council August 16, 1988 will take. Harvey suggested the audit should begin within 30 days after the end of the second year and be completed and have the results available no longer than 90 days. Council requested this be added to the condition #4. Councilwoman Fallin moved to approve condition #4 as amended; seconded by Councilman Isaac. Councilman Isaac asked if Council was interested in having an audit after 4 years. Harvey said there will probably be f ewer employees as a business goes along because efficiencies will be developed. Staros agreed the peak number of employees is in the beginning. All in favor, with the exception of Councilman Gassman. Motion carried. Richman told Council condition #5 is the applicable ratios for employee housing. Richman said the 56/44 comes from the original approval and maintains that is the required mix of 56 percent low, 44 percent moderate. Exhibit A is the formula of how employees are generated minus the credits. Richman said the formula also approximates 1 employee per bedroom. Councilwoman Fallin moved to approved condition #5; seconded by Councilman Isaac. Councilman Isaac said he is not happy how the applicants got the credits and debits. All in favor, with the exception of Councilman Gassman. Motion carried. Mayor Stirling said he has uncertainty about condition #2. Mayor Stirling asked the proposed square footage of Ute City Place. Harvey said the total is just under 17,000 square feet of FAR. The studio units are 450 square feet; one bedroom 650 square feet and two bedrooms are 900 with a couple just over 1,000 square feet. Mayor Stirling asked what the applicants are factoring as a cost of construction. Harvey told Council it is between S70 and $85 per square foot. Mayor Stirling said if the construction costs are $70 per foot, that is $1,390,000 plus $700,000 for the cost of the ground for a total of $2,100,000. Mayor Stirling pointed out two members of the P & Z talked about a cash-in-lieu payment for 69 housing credits, which would be $1,725,000. Mayor Stirling said he is trying to balance the cash-in-lieu with the housing commitment. Councilman Isaac said the city would have to do something with the cash-in-lieu money. Fred Gannett, city attorney's office, said he has prepared an ordinance to approve these amendments for the August 22nd agenda. Council 13 Continued Meeting Aspen City Council August 16, 1988 requested that ordinance be added to the agenda. Council scheduled a continued meeting to August 24 at 5:00 p.m. This meeting will cover parking and the extension. Council left Council Chambers at 7:10 p.m. _,~~~l~ Kathryn S Koch, City Clerk 14