HomeMy WebLinkAboutresolution.apz.018-85RESOLUTION OF THE ASPEN PLANNING AND ZONING ~OMMISSION
RECOF~NDING CONCEPTUAL APPROVAL OF THE
L1TTLE NELL BASE REDEVELOPMENT SPA
Resolution No. 85-18
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 pedestrian
gateways to the mountain from Hunter and Dean Streets, new base lifts
and an expansion of the area designated with an SPA overlay; and
WREREAS, 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
WHEREAS, at the conclusion of its deliberations the Commission
did make the following findings:
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 provides 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) the Code due to the unique
location of the parcel as the su~er and winter gateway to
Aspen Mountain and the potential year-round recreational
benefits to the community which can be provided on this
site.
The Planning and Zoning Commission 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, therefore, is willing to entertain
the applicant's request for a multi-year allocation. The
formal consideration of this issue will occur following the
scoring of the applicant's growth management application at
the precise plan review stage.
The resolution approving the Aspen Mountain Ski Area Master
Plan contains commitments by the applicant to provide 46
parking spaces to mitigate the skiing capacity increase at
Aspen Mountain and to accomplish various other parking/-
transit/circulation impact mitigation measures. The
Planning Commission encourages the City Council to work
cooperatively with the applicant to insure that the ~rking
spaces can be provided in a timely manner and in an appro-
priate location.
NOW, THEREFORE, BE IT RESOLVED by the Commission that it does
hereby recommend that the Aspen City Council grant conceptual SPA
approval to the Little Nell Base Redevelopment Plan, subject to the
following
1.
conditions:
The applicant shall work with the Zoning Official to
determine whether the open space provided on the site meets
the requirements of Section 24-3.7 of the Code.
The applicant shall, in the Precise Plan submission, request
a variance 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 adjust the
parking plans accordingly.
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. As the
Commission is concerned about maintaining adequate traffic
flows on Durant Avenue, it is expected that the applicant
will creatively address the proper location for this
facility within the Durant Avenue right-of-way, within the
property boundary, or through some combination thereof.
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.
9. 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.
10. 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.
11. The applicant shall provide a solution to the pumphouse
relocation problem and shall agree to implement said
solution at the applicant's cost.
12. 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.
13. 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, and
will show the location of all lifts proposed for the base
ar ea.
14.
15.
16.
17.
18.
19.
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.
The applicant shall provide a shadow study of the effects of
the building along Durant Avenue, and mitigate the problems
caused by the building's shadows for pedestrians crossing
the street.
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.
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 trail facilities in their site
plan at the precise plan stage. The applicant will also
examine the potential for creating a pedestrian 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.
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 that all questions as
3
21.
22.
to the ownership of the Hunter Street right-of-way have
been resolved, and shall work with the City of Aspen to
insure that permanent guarantees of the availability of
Hunter and Dean Streets for pedestrian access have been
provided. 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.
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.
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 Mountain as it affects the site and
drainage from the development site itself.
23.
The applicant shall take into account in the precise plan
the historic access pattern of skiers using the land between
the Copper Kettle and the Tipple Lodge as a means of getting
to the Little Nell base area.
24.
Final approval of the proposed SPA boundary change shall
only occur in conjunction with final approval of the precise
plan for the project.
25.
In the event that the growth allocations for the project
shall expire, the boundary of the SPA shall revert to its
prior configuration.
APPROVED by the Planning and Zoning Commission of the City of
Aspen, Colorado, at their regular meeting on September 3, 1985.
ASPEN PLANNING AND ~ONING C0~ISSION
ATTEST:
Klm W~lhoit,
By
Deputy City Cl%rk
C. Welton A~zson, Chairperson