HomeMy WebLinkAboutresolution.council.033-85RECORD OF PROCEEDINGS
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RESOLUTION NO. ~
(Series of 1985)
A RESOLUTION GRANTING OONCEI~UAL APPROVAL TO
THE L1TTLE NELL BASE REDEVELOPMENT SPA
WHEREAS, pursuant to Ordinance 20, Series of 1985, the Aspen
Skiing Company (hereinafter, the "Applicant") did submit a proposal
for the redevelopment of the Little Nell base area; and
WHEREAS, aspects of the development proposal include a 96
unit hotel, replacement of the existing commercial space, new pedes-
trian gateways to the mountain from Hunter and Dean Streets,. new base
lifts and an expansion of the area designated with an SPA overlay; and
WHEREAS, the Aspen Planning and Zoning Commission (hereinafter.~
the "Commission") did hold a public hearing on August 20, 1985 to
consider the applicant's SPA boundary change proposal, and did also
hold meetings to consider the base area redevelopment plan on August 6
and August 27, 1985, and did adopt Resolution 85-18 recommer, ding that
the conceptual SPA be approved; and
WHEREAS, the Aspen City Council (hereinafter "Council") did hold
public hearings to consider the Little Nell Base Redevelopment
Conceptual SPA on September 23, October 15, November 4 and November 5,
1985, and a work session on October 7; and
WHEREAS, at the conclusion of its deliberations the Council did
make the following findings:
1. The proposed mix of uses for this site is an appropriate one
and meets the intent of its original designation with an SPA
overlay.
The requested extension of the boundary of the SPA overlay
into the Conservation zone provi¢~es public benefit by
integrating the planning for the lifts with the remainder of
the base area redevelopment plan. The redesignation meets
the test of Section 24-7.2 (C) of the Code due to the unique
location of the parcel as the summer and winter gateway to
Aspen r.~ountain and the potential year-round recreational
benefits to the community which can be provided on this
site.
The Council supports the policy stated in Section 24-11.3
(b) of the Municipal Code that "City Council may (but need
not) grant a development allotment for an entire project to
be constructed over a period of years "and, there-
fore, expresses its willingness to consider granting a
multi-year allocation to the project upon approval of the
applicant's precise plan, if submitted. The formal con-
sideration of this issue will occur following the scoring of
the applicant's growth management application at the precise
plan review stage.
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NOW, THEREFORE, BE 1T RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ASPEN, COLORADO:
That Council does hereby grant conceptual SPA approval to the
Little Nell Base Redevelopment Plan, subject to the following condi-
tions:
The applicant shall amend the site plan to provide open
space along the length of the Durant Street frontage of the
hotel, so as to create a courtyard of at least 10 feet in
depth. The open space requirement shall be considered in
coordination with rather than in addition to the area to be
set aside for the on-site drop-off facility required in
condition #7 below.
The applicant shall, in the Precise Plan submission, request
a variation of the project's FAR if it is above 1.5:1,
since the land zoned Conservation does not count toward the
overall project FAR. The applicant may also request special
review approval to increase the allowable commercial FAR of
the property to 1.7:1 by providing employee housing in the
appropriate ratio on or off site.
The applicant shall provide a detailed, technical study of
the parking needs of the facility to meet the demands from
the lodge rooms, skiers, administrative offices, commercial
spaces and skier support facilities, and shall increase the
number of spaces to be provided at the Precise Plan stage.
The applicant shall continue to evaluate the impact of the
hotel on the views of Aspen Mountain from Hunter Street, and
propose any design changes which will reduce obstructions of
the mountain from the corner of Cooper or Hyman Avenues on
Hunter Street. Detailed architectural renderings and
elevations shall be provided at the Precise Plan stage.
The applicant shall provide detailed grading plans for the
earth work which is proposed to occur at the base area,
including any activity associated with the base of the new
lifts which may fall outside of the SPA boundary, and shall
identify the locations for any material deposition which is
to occur.
The applicant shall evaluate the applicability of the City's
8040 greenline and mountain viewplane review procedures to
the proposed development. Should it be found that either
review procedure applies, the applicant will submit the
necessary materials at the Precise Plan stage demonstrating
compliance with the review criteria of the Code.
The applicant shall revise the site plan to indicate an
auto-taxi-limo drop-off facility of adequate size for the
needs of the ski area, which is in addition to any drop off
area for hotel guests. As the Council is concerned about
maintaining adequate traffic flows on Durant Avenue, it is
expected that the applicant will address the proper location
for this facility within the project's property boundary.
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10.
11.
12.
13.
14.
The applicant shall provide a detailed analysis of the
proposed service yards on Spring Street and Dean Street,
demonstrating that adequate space has been provided for
truck stacking and that proper turning movements can be
accomplished within these streets. The applicant shall also
confer with the Environmental Health Department as to any
air and water quality devices which may need to be installed
in these areas (and in the parking facility for cars). The
applicant shall work with the North of Nell and Tippler
management entities and shall try to accommodate the service
delivery needs of these buildings in a single location
off Dean Street. Finally, the applicant shall demonstrate
that the service delivery area on Dean Street will not cause
safety problems for pedestrians on Dean Street or nuisance
problems for the residents of the North of Nell, and that
the needs of the facility could not practically otherwise be
met by a single facility on Spring Street.
The applicant shall provide a detailed, technical study
of the adequacy of Durant, Spring and Dean Streets to
handle the vehicle traffic volumes associated with skiers,
hotel guests, employees, service vehicles, and visitors to
the commercial uses and shall propose appropriate mitigation
measures to address any traffic problems which will result
from the project. The applicant shall also take into
account the access needs of emergency vehicles, including,
but not limited to ambulances and fire trucks.
The applicant shall provide a detailed, technical study
of the geologic hazard on Aspen Mountain as it affects
this site and shall demonstrate that any hazard posed
to the property can and will be fully mitigated. The
applicant shall also investigate the soils hydrology in
the area to demonstrate the suitability of the site for
development purposes.
The applicant shall provide a solution to the pumphouse
relocation problem and shall agree to implement said
solution at the applicant's cost.
The applicant shall provide detailed drawings of the
new base lifts, demonstrating that these buildings are
visually compatible with the base area and that the
principal storage area for either chairs or gondolas will
not be above grade at the base area.
The applicant shall reiterate the commitment as to how lift
service will be provided on Little Nell for special events,
ski instructions and for secondary access to Lift 5. The
applicant will show the location of all lifts proposed for
the base area and will provide a commitment that their
installation will be initiated in 1987. The applicant shall
be required to specify to the City which lift system is
intended to be installed prior to review of the Precise Plan
by the City Council, also giving the Planning Office approx-
imately two (2) weeks to review the proposal and obtain
referral comments from other agencies prior to the initial
presentation of the Precise Plan to Council.
The applicant shall provide housing for employees of
the project in a manner acceptable to the Housing Author-
ity and Planning Commission. The number of employees to be
housed will be determined at the Precise Plan stage, based
on the applicant's commitments as part of the growth manage-
ment plan application.
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15. The applicant shall provide a shadow study of the effects of
the building along Durant Avenue and Spring Street, and
mitigate the problems caused by the building's shadows for
pedestrians crossing the street.
16. The applicant shall demonstrate the techniques to be
employed on the roof of the hotel to manage snow shedding to
insure that it does not interfere with or endanger pedes-
trians below.
17.
18.
The applicant shall demonstrate that the proposed buildings
do not encroach into the land within the Park zone near the
Aspen Alps.
The applicant shall provide a trail easement through
the property connecting the trail near the Aspen Alps with
the Dean Street trail and will include any required ramps
for bicycles or other year-round trail facilities in their
site plan at the precise plan stage. The applicant will
also examine the potential for creating a [~destrian trail
connecting to the Aspen Mountain Road within the context of
the base area regrading and provide an alignment for said
trail if it is found to be feasible.
19. The applicant shall make every effort, including working
with the City of Aspen, to increase the extent of the
pedestrian gateway to the mountain so as to make it a
more"grand" entrance in the winter and summer.
20. The applicant shall demonstrate in the Precise Plan submis-
sion that all questions as to the ownership of the Hunter
Street right-of-way are in the process of being resolved, to
insure that permanent guarantees of the availability of
Hunter and Dean Streets for pedestrian access will be
provided. The Precise Plan shall not be approved until the
pedestrian access issue has been resolved to the City's
satisfaction. The applicant will also demonstrate that the
boundary questions adjacent to the Tippler have been
resolved, and the SPA boundary designation shall be adjusted
accordingly.
21. The applicant shall provide the Environmental Health
Department with detailed information on any fireplaces
which will be included in the project, demonstrating
their compliance with applicable Code provisions.
22. The applicant shall provide a drainage plan at the Precise
Plan stage which meets the standards of the Engineering
Department concerning the 100 year storm and which addresses
drainage from Aspen r.~ountain as it affects the site and
drainage from the development site itself.
23.
24.
The applicant shall disclose at the Precise Plan stage all
plans related to the Dean Street right-of-way, including any
requests for encroachments as may be necessary.
Final approval of the proposed SPA boundary change shall
only occur in conjunction with final approval of the Precise
Plan for the project.
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25. In the event that the growth allocations for the prcject
shall expire, the boundary of the SPA shall revert to its
prior configuration.
Dated: ~.~/~-~t%/ ~ 1 985.
William L. Stirling, ~ay
I, Kathryn S. Koch, duly appointed and acting City Clerk do
certify that the foregoing is a true and accurate copy of that
resolution adopted by the City Council of the City of Aspen, Colorado,
at a meeting held ~' ~-> , 1985.
Kathryn S. F~'ch, City Clerk
AR.81