HomeMy WebLinkAboutminutes.apz.19960409PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Aspen .¥lountain PUD, Lot 5 / Conceptual Review ................................................. 1
PLANNING ,& ZONING COMMISSION . APRIL 9. 1996
SPECIAL MEETING
Chairperson Sara Garton called the meeting to order at 4:45p.m. with members
Jasmine Tygre, Roger Hunt, Timothy Mooney, Robert Blaich, Steve Buettow.
Excused was Marta Chaikovska.
Aspen Mountain PUD, Lot 5 / Conceptual Review i~l~l" ~
Grand Aspen Site i
Dave Michaelson, Staff said this is a very complex project and is an important site
in terms of the downtown core. He said, the issues staff has addressed
conceptually include proposed use, mass and scale, the general relationship of the
proposal to the neighborhood as well as the sensitivity 0f linking this site With the
Little Nell Gondola area. Michaelson stated that the lot is approximately 86,000
sq.ft, and after taking out the vacated right-of-way of Dean St. the net lot area for
FAR is reduced to approximately 73,000 sq.ft., the applicant is proposing 30
multi-family units on lot 5, 22 units are located within a single multi-family
structure that faces the vacated Dean Street, (Dean St. Bldg.) South of the Dean St.
Bldg. eight townhomes are being proposed fronting on both Mill and Galena
Street. Michaelson said that Dean Street is proposed t° be clOSed to vehicular
traffic to be converted into a landscaped pedestrian mall that is intended to link the
Ritz, through lot 5 to the gondola. Michaels°n said that staff contracted with Alan
Richman (Planning Director at the time of the original PUD) to assist them in
understanding the history of this Project, Mr. Richman noted in his memo that
there were seven employee units included inside the Grand Aspen and any
approval regarding lot 5 wOUld have to reflect a resolution in terms of where these
units would end up. Michaelson said staff has addressed Conceptual Review
standards from a broad base, the first standard deals with consistency with the
AACP (Aspen Area Comprehensive Plan) and although the AACP did not
specifically address lot5 of the Aspen Mtn. PUD, several PoliCies appear to be
relevant, for. example, the "Design Quality and Historic PreserVation" deals with
attracting social activity in specific places.. Michaelson said that staff suggests
there should be some discussion regarding trading out the 50 lodge units for the
possibility of using some of the first floor space for commercial use, staff felt the
integration of a mall in the link between the Ritz and the gondola would benefit
from public space, they currently do not haVe GMQS allocations for commercial
sq.ft, requiring them to go through the competitiOn process. Michaelson stated
that it would need approval from P&Z, Growth Management and CitY Council.
Michaelson said the neighborhoOd development inCludes the Ritz-Carlton,
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
numerous multi family condominiums, as well as commercial and public uses, the
Dean Street building is located directly across from those uses, staff addressed
three design level issues, 1) height, applicant is proposing 55ft. to the top of the
mansard roof exceeding the maximum height by approximately 27ft., 2) the Dean
Street structure will encroach into the Wheeler Opera Viewplane and, 3) The
Mill/Galena Townhomes are proposed for 29.5 ft in height. Michaelson stated
that staff has asked the applicant to superimpose some photographs of areas to
show what the facade would look like and what will be screened out, staffhas also
included exerpts from the Neighborhood Character Design Guidelines: "Goals for
the Aspen Mountain Neighborhood, include the need to enhance the pedestrian
experience at the street level, protect views of Aspen Mountain, and promote a
sense of visual integration in the neighborliood while also encouraging a diversity
of building types". Michaelson said that if the building is that high, what will that
do to other structures that wou!d redevelop in and around that area, staffs concern
is that P&Z would be setting precedents for more height variances compensating
for the new facade. Michaelson noted that 39 of the 47 residential units proposed
for lot 3 and 5 were developed utilizing reconstruction credits which were
previously approved by the City, he said that does not mean P&Z is obligated to
approve 47 units on that site, if the project won't work within the PUD guidelines,
staff would suggest the City is not held to the 47 units, he did say that the City is
under an obligation to look at it from a good faith perspective, to see if all 47 units
can go on the sites. Staff recommends that the applicant re-study the following
conceptual issues:
1 ) Consider reducing the height of the Dean Street Building to
reduce the imposing mass of the front facade;
2) That the applicant, in cooperation with the Community
Development Departmem, investigate the possibility of
integrating street-level commercial uses to animate the plaza
and the pedestrian experience along Dean Street pathway
towards the gondola;
3) Provide the Planning and Zoning Commission with a series of
photographs from important sites around the City with the
Dean Street Building facade superimposed to illustrate the
potential visual impact of the proposal;
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PLANNING & ZONING COMMISSION APRIL 9, 19.96
SPECIAL MEETING
4) Recognize the linking function of the Dean Street corridor and
seek to integrate the proposed structure, the ice rink, the
gondola, and development to the west (such as the Ritz)
through the careful design of corridor elements.
Roger Hunt disclosed what could be a possible conflict of interest, the Savannah
Corporation has obligated a substantial donation to the Aspen Street Railway of
which Hunt is Secretary. Hunt stated that he was not £arty to any negotiations
and the donation will in no way influence fiim in this matter.
Smmy Vann, representing applicant stated that there is no objection from the '
applicant, in fact Hunts participation will be beneficial given his long history of
association with this PUD.
David Hoefer, Assistant City Attorney stated that from the City's perspective he
did not feel it is a conflict unless someone raises an objection. Hoefer said he
feels it is appropriate for Hunt to participate.
John Sarpa, representing Savanah Corporation said that Savanah's position on the
number of units is very important, the 47 units v(ere a long part of the original
negotiations, dedication of the ice rink, reducing the number of lodge units, and
extensive infrastructure work, were all part ~of keeping these 47 residential units.
Sarpa stated that if there is any way they can work with P&Z to design and build
47 residential units, they believe they have negotiated the right to do so. Sarpa
said they feel it is more important to be more dense on LOt 5, Grand Aspen and
less dense on Lot 3, Top of Mill.
Bob Hughes, Counsel for Savanah Corporation stated that when the negotiations
for the 47 units were completed, we in good faith said that we would shrink the
hotel (The Ritz-Carlton) in exchange for the 47 residential units. Hughes said that
now it is there turn to reap the benefit of those negotiations.
John Worcester, City Attorney stated this is a PUD agreement the City entered
into, it says 47, it doesn't say approximately 47, and he thinks it is incumbent
upon the City to start at 47 and see if it works, but that doesn't mean we throw out
our Land Use Code to make it work. Worcester said the agreement is that
Savanah can have 47 units betWeen Lots 3 and 5.
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Hoefer said that it also means P&Z does not have to accept the proposed
configuration before them.
Garton said she did some research in the Land Use Code, a PUD is approved at a
point in time and Savanah has had extensions, however, the community changes
and the Land Use Code has changed. Garton stated that even though we know
what has generally been approved for the base of Aspen Mountain, we did not
approve height, numbers or dimensions when the original PUD went through.
Garton asked if general building envelopes had been approved.
Worcester responded that he did not think the applicant is asking that the Land
Use Code be ignored, they recognize the areas they need a variance or a change
and are prepared to make their case.
Hughes stated that Savanah, to preserve their numbers grandfather inconsistent
provisions of a new code.
Vann said that some flexibility needed to be provided within the PUD agreement
to address what was going to occur over time and he thinks that we should all
make a reasonable effort to try and accommodate the spirit 0fthat agreement.
Vann said that as part of the original approval, the Dean Street right-of-way was
vacated by the city and is a private street that provides on street parking for the ice
rink. Vann stated the LTR Zone Permits both lodge and residential uses, the
zoning on vacated Dean St. is irrelevant since our Code does not allow us to
include it in determining allowable density or FAR, the only easement is utility
which encumbers the rear of the property, a trail easement was granted on the
original plat and Savanah's proposal provides that the trail be constructed as part
of this project. Vann said that in exchange for developing the ice rink, the ice rink
could be used as open space for Lot 5, however the applicant is not requesting a
credit against that, but is allowing sufficient open space on Lot 5. Vann said the
applicant has elected not to pursue the 50 lodge rooms on Lot 5, and no
commercial use is presented in this application. Vann said that the development
proposed on Lot 5 complies with all the pa~:ameters of the PUD agreement entered
into by the City and Savanah, it also complies with all of the dimensional
requirements of the LTR Zone district other than height. Van stated that the PUD
regulations provide P&Z to vary the dimensional requirements and the applicant
has specifically asked for a height variance to accommodate the Dean Street
Building and the townhouses developed at the rear of the site.
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Bill Poss, architect gave an overview of the proPOsed buildings. Poss stated that
he looked at this site from an urban design standpoint, in urban design you have
several factors that we call the grain or context of the city, you have city blocks
and Aspen is very grid like, as you get up to the base of the mountain it starts to
break down and follow the contours of the mountain. Poss said the other feature
we used is the town slopes up, all the buildings are raised and are going up at
about 6' - 10' between blocks as the city rises up the mountain. Poss said that
.~there are strong pedestrian links on Mill Street, going from the Hotel Jerome, up to
the Ritz-Carlton and across town to the Little Nell, and by putting in a parking
garage, with access offofMill Street, we were able to develop a garden/park area
that would develop a cross block link through Lot 5, from the Ritz-Carlton to the
gondola area. Poss said that by going to the concept of one building, a
condominium market was opened rather than just having townhomes, he said that
Savanah asked if it would be possible to incorporate some commercial space.
Sarpa responded that after hiring an economist and looking at the options,
Savanah decided that the numbers were so far off and because of the mitigation it
was not close enough to consider it, however with Staff's suggestions we would
be happy to look at commercial, because it makes sense there, if the city could
work with us to come up with a different economic result than the current
regulations require.
Poss said the style of architecture chosen at the conceptual level demonstrates that
1) Aspen Spent a lot of time reviewing their design guidelines, discussing the
historic nature of this town and who the town wanted to be. Poss said he chose the
Romanesc Victorian style that was brought to Aspen a hundred years ago by the
developers from Chicago, this architecture was brought here by the people who
developed Aspen, they chose this style as they did with the Wheeler Opera House,
The Hotel Jerome, and The Sardy House. Poss said it is reminiscent, quiet, and
gives us the ability to be very articulated. Poss said that by raising the center, we
broke down the building, and thought we could bring more trees in between the
Dean St. Building and the townhomes to create a gathering area for the public.
Poss explained that ordinance 30 says if you are above a certain pitch (angle of the
roof) you can measure to the third point, so when measured, 29 1/2 is the height to
the third point.
PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Blaich asked if Savanah indicated that they wanted to visually connect this project
to the Ritz-Carlton. Poss responded that is was not discussed, he said he was hired
by the City to help the Ritz develop their style and he simply went back into the
historical records to see what Aspen's Victorian style is, to develop this building.
Buettow asked if the 55' flat roof was measured from the third point or natural
grade. Poss responded it is 55' from grad~:
Mooney stated that he liked the idea of the garage underground and he liked the
style of the building however he is stuck on a variance for the height, if the garage
is going to be excavated anyway, couldn't the building be lowered to get the
height and have the grade in front of the lower level slope in so there is still light
from street level. Poss responded that there is a level of living space down below
and he did not want to lower it any more than it needs to be because they will need
daylight.
Andy Wisnoski, with the architect, stated that ord. 30 tried to discourage the type
of development where you look down into a lower level from the street.
Mooney said he liked eliminating the light ~vellsin neighborhoods in'the West
end, and thinks the building becomes more attractive if it is consistent along
walking corridors, and he thinks ord. 30 focused on the holes that were in front of
windows in the West end. Mooney said that if the garage Will be excavated,
maybe the back of the building could slope down. Wisnoski stated that the more
you push the building down in the back the more it will be pushed down in the
front.
Vann asked if it made sense to give up some visual impact on the mountain in a
specific location as a trade offfor achieving other design objectives which are
considered desirable. Vann said that very subjective issue varies from individual
to individual, but our position is, we feel that we have struck a balance between
preserving those viewplanes, which the city has gone to considerable lengths to
designate and preserve, and accomplished a more exciting architecture with more
usable open space. Vann said in this case, if you stand in front of the center
portion of the building we are proposing, you will not see portions of Aspen
Mountain, but you will have a better architectural design, more open space and a
more ~nterest~n~, street facade.
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Blaich said it appears the height variance is the "penthouse", and the potential for
reducing the height basically lies within the "penthouse". Vann said it would
force them into looking at how do we recapture those two units elsewhere.
Hunt commented that he is concerned about the equipment that will end up on the
fiat roofs.
Garton said her main concern is the height, she studied it from the gondola and
from Smuggler Mountain, she said she appreciates the breakup in the roof lines
and, if far away, it will meld into the rest of the backdrop, however the AACP also
addresses the community experience and to her the building is 'very, very big, the
center section implies so much mass and the fact that it is married in some way to
the Ritz architecture, it loses some vitality when connected to the big red brick
building down the block. Garton said she liked the sketches with two buildings
and a green space up the middle from the ice rink. Garton stated that to grant a
height variance the following standards should be met; 1) recognizing a restriction
on the parcel; 2) be generally consistent with the purpose, goals, objectives, and
policies of the Aspen Area Community Plan; 3) to minimize the variance that will
make possible the reasonable use of the parcel, building or structure. Garton said
she thinks the applicant is getting reasonable use from this, and it may not include
all 47 units, but the community needs, need to be recognized in the development
of the base of Aspen Mountain.
Maclyn Parker, public stated that he is a 35 year vacationer in Aspen and a 20 year
property owner at 202 Durant and his comments concern the height, when the
Ritz-Carlton was built almost all views of the West end were obstructed, from his
viewplane today he can see downtown to the park and almost all the downtown
buildings. Parker said with the story poles up, all they can see is the roof of the
Wheeler Opera House, he is concerned with what will be on the roof of the
building, and is also concerned that someday the Durants will be torndown and
will be in front of P&Z asking for a height variance to get their view back.
Steve Falender, public said he lives at 712 S. Galena Street and his concern is that
the townhouses as shown with the story poles, will not block his view into the
West end or the view into town, it would block their view of anything other than
the sky, he is concerned about the setback off of Galena Street which will have an
affect on what you feel as you walk down the street and he stated that he
PLANNING & ZONING COMMISSION ,, APR!L 9, 1996
SPECIAL MEETING
appreciates good design but nothing is as beautiful as the mountains here.
Falender stated that he did not feel that the open space between the new
townhouses and the Dean St. building will be used and he doesn't see it as a
gathering spot, he would rather see the open space reduced to reduce the height of
the buildings, and the view from that corridor is not going to be very exciting all
you will see is the Ritz-Carlton.
Fred Pierce, representing Alpenblick Condominiums said they share the concern
with the height of the Dean Street building, the concern in granting even a 1 1/2
foot variance makes a 1 1/2 foot difference'in view to these units. Pierce said the
residents of Alpenblick have no objections to the project, they think it is thought
out, and are happy with it, they are just concerned about the height.
Mervyn Mandelbaum, public said he lives at 618 S. Galena and his concern is the
height from two aspects, the height towards the West and the height towards his
North side because the 55', will in all probability, block out any view they have
towards that side.
Ann Merkasen, public is a long time resident in town and lives at the Fifth Avenue
Condominiums, she said she has several objections to the height and if this is
allowed the way it is, we will end up with a row 0f compact buildings that are too
tall. Merkasen said all the heights are too tall, looking at the story poles, everyone
was astonished at how big they are, and the open space will be of no benefit to the
public only to those who own the units, she feels that they can get there units by
squashing the buildings and filling some of the open space, she also feels the
applicant should be held to a strict interpretation of the code.
Jerry Monkarsh, public asked if the open space between the townhomes and the
Dean Street building will be managed by the homeowners association, Sarpa
stated that he did not know, it is possible. Monkarsh stated that whomever owns
the open space will have a liability by allowing the public to use the space and he
feels the people who own the units will adamantly oppose the public use.
Monkarsh feels the height is too high and he echoes the comments concerning it.
Jack Crawford, public stated that he ~s concerned about the parking spaces. Sarpa
responded that the garage has 72 spaces and the legal requirement is 60.
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Garton said it is difficult to understand the rational for a variance other than for
design concerns, the design is terrific but as for~hardships for the parcel it is very
difficult to listen to an argument for a variance.
Buettow stated that overall he compliments the architects he likes the building, the
site plan is well thought out and it fits in well, but it is too tall particularly the two
units on the very top.
Tygre said she is not opposed to the density, she agrees with the applicants
decision to place the major density on Lot 5 with less density toward the Top of
Mill. Tygre said the base of Aspen Mountain particularly with Durant is very key
to the pedestrian experience along Durant especially in the winter it is the "main
drag" of Aspen because of the mountain. Tygre said the design along Dean Street,
as far as the landscaping and the walk through will be a great help to that, she does
have a problem with the height and the cumulative affect of tall buildings will
gradually wall off the key view of Aspen Mountain and the average persons
perception of Aspen Mountain will be blocked by an exclusive residential enclave
that is off limits to "regular" people. Tygre said this really interferes with what we
perceive as the community character of Aspen Mountain and Aspen the town, she
does like the design, she has always heard that pointy roofs don't look as big but
once they get up they look just as big as every other roof no matter where it is
measured from, the green space between the buildings will be a problem, she feels
that the owners of the condominium units are going to do everything in their
power to prevent public access to that site, and she agrees with Garton about the
red brick.
Blaich Stated that it would be beneficial for the applicant to talk with the new
"Downtown Pedestrian and Enhancement Committee", he feels that the building is
too tall and if it hadn't been for that and the open space in between he would look
at this plan and feel very comfortable with it~
Sarpa said that the ice rink itself provides opportunities for commercial uses or
something to enhance this area.
Tygre stated that if this has short term usage it would bring a lot of vitality to the
area, within the building it would be nice to have a lobby/lounge to add a
commercial activity that is base lodge oriented, it Would add to the Apres' Ski
experience and stretch out the base area of the gondola.
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PLANNING & ZONING COMMISSION APRIL 9, 1996
SPECIAL MEETING
Hunt said Tygre brings up a very good idea and he is neutral about the Commercial
aspect.
Mooney stated that he hoped there were no commercial aspirations for this site,
and that he hopes people will re-focus on reusing the downtown core.
Meeting adjourned at 7:05p.m.
Amy G. ~hmid, Deputy Clerk
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