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HomeMy WebLinkAboutminutes.apz.19831129 RECORD OF PROCEEDINGS 100 Leaves FORM ~O C. F. HOECKEl 6, 8. 11: L. ~ 0, Regular Meeting Planning and Zoning Commission November 29, 1983 vice Chairman Welton Anderson called the meeting to order with members David White, Jasmine Tygre, Lee Pardee, Paul Sheldon and Rogert Hunt present. L-l/L-2 LODGE GMP COMPETITION - Aspen Mountain Lodge Additional Review Requirements Sunny Vann, planning director, said this meeting it to review other requirement in the application and to make a decision on the quota, if possible. Vann presented a scoring summary. The GMP process for the Aspen Mountain Lodge is only the first step for this project. All the steps will be reviewed by P & Z and/or by Council. Vann said other reviews are conceptual PUD/ subdivision review, two rezonings, exemption from GMP for employee housing, two change in use exemptions, two street vacations, a possible view plane review and a possible amendment to a previous application on this site. The Commission scheduled a site visit for 4 p.m. Tuesday, December 6th. Vann said the site is a composite of parcels and presented a chart showing these. The applicant proposes to build a 480 unit hotel on the northern portion of the site, 30 to 35 residential units on the southern portion, and a 12 unit project at the 700 South Galena. This applicant has competed for the lodge portion of the project. The residential competition will take place in January. The applicants want a restaurant association with the which will have to go through the commercial competition in the spring. P & Z is looking at conceptual PUD for the lodge portion of the overall hotel The site. To be eligible for PUD, the applicant has to demonstrate reasonableness of the proposal, conformity to design requirements, lack of adverse impacts on the community, and consistency with the planning regulation. These regulations were designed to encourage flexibility; these regulations enable the P & Z to vary the area and bulk requirements except for density and uses. Vann said the hotel and residential uses can be accommodated without rezoning. Vann said where the applicant is taking advantage of PUD regulations is in the overall external FAR and the heighth regulations. L-2 zone has a 28 foot height restriction. Vann told P & Z the planning office feels that this project is consistent with the intents, purposes and design parameters of the PUD process. Vann said, generally, successful competition in GMP indicates the majority of impacts or mitigated or an applicant would not score high enough in the categories to win the competition. The planning office feels, in this project, under the conceptual PUD process there are a number of concerns that should be addressed. The major area of concern has to do with Architectural design/visual impact of this project. This concern is echoed in the planning office scores and also those of P & z. The planning office thinks the project is innovative and the applicant has tried to reduce the bulk associated with a project of this size. A substantial portion of the project is subgrade, all parking is subgrade. Vann said in several of the elevations, the scale of the project is inconsis- tent with adjacent uses with a substantial impact from a visual point of view. Vann said a major concern is the facades of the building that are visual from town as a whole. The applicant asked this be addressed later to see if the architect will arrive. Vann said the applicant scored highly in traffic, parking and circulation; however, the planning office is concerned about the implications of the impact on parking and traffic associated with a project this size. Vann said he would like specific proposals the applicant intends to implement to mitigate parking and circulation before preliminary PUD. Another area of concern is the requested street vacations and a number of encroachments into public rights. of way. The applicant is requesting the vacation of Dean street between Galena and Monarch and Lawn street from Monarch to the interior of the site. ."^'.~""-+---.......- ...... Regular Meeting Planning and Zoning Commission November 29, 1983 The applicant is requesting an encroachment on Mill street for the pedestrian bridge, and encroachments for the parking garage. Jay Hammond, engineering department, pointed out the vacations on the map. Lawn street is a dead end, two full blocks of Dean street. Hammond said the engineering department views Lawn street as relatively unimportant for circulation; it dead ends within the site. Lawn street services properties all owned by the applicant. The westerly block of Dean, the circulation impacts would be minimal if vacated because it would remain a street through the site. Hammond recommended if the street is vacated, public use be maintained. Hunt questioned if this plan would allow semi-trucks access. Hammond said both bridges should be of a height to allow semis to pass under. Hammond said the other block of Dean would be eradicated by the site plan and would be lost to circulation. Hammond said in the cases where the rights-of- way are lost, he is suggesting it should be made clear that the city can have contact with those utilities in the rights-of-way. These utilities should either not be impacted and that any routing needs that may be impacted are accommodated by the site plan in another fashion. Hammond said the site plan will improve circulation significantly. There are currently a number of conflicts in that area; this site plan will reduce these conflicts to only four points, as opposed to existing 12 points of conflict. Hammond said the engineering department view the trade offs as positively. Hammond said in any vacation the city is giving up certain rights. The site plan should be evaluated so that the off site improvements proposed by the applicant would compensate the city for the rights-of-way through the project. Hammond said the encroachments include a bridge, the underground structure that will connect the two underground parking structures, loop access to the underground parking, and a grease trap extending into the sidewalk. On Mill street there is a pedestrian structure that will connect the two main hotel structures. Hammond supports this request as it will allow guests to access either side without getting to the street level. In the case of the under- ground encroachment, it will allow the site plan to work more efficiently. Sheldon asked if the overpass would only be pedestrian access. Vann said there will be a lounge there. Hammond said another encroachment is a loop structure for parking on Durant, and the grease trap on Monarch. The engineering depart- ment support the Mill street request but does not support either Durant or Monarch encroachments at this time. Hammond has asked the applicant for more details for these two. Hammond said he felt the grease trap should be accommodated on site. John Doremus said the loop onto Durant is because the site is constrained due to the number of parking spaces requires. There will be two levels of parking. Doremus proposed to have a revocable license for this encroachment should the city need it in the future. Doremus said the grease trap may not be important and they will try and find another solution. Doremus said the applicant is willing to discuss the rights the city wants on Dean, it should be a shared use. Doremus said as far as payment in-kind for the rights-of-way, he would like to be able to prove the applicant is going beyond normal expectations as far as improvements for the whole neighborhood. Hammond said what he is asking is that it be clear the developer is doing alot of off site improvements which will be of value to the neighborhood and the city. Hunt said on west Dean street the Mountain Chalet has visitor parking there, and what rights will the Mountain Chalet have. Hammond said in the vacation, the entire street would be vacated to the applicant with the exception of the frontage of the Mountain Chalet. If the city vacates this street, the Mountain Chalet would have to pick up the other half. Pardee said he is uncomfortable with the licensing approach. The P & Z should either allow the encroachment or not. Pardee said he feels very strongly against the bridge across Mill street. Pardee said he feels the city needs the project but is should be kept as invisible as possible and fit into the other structures as possible. '"'" RECORD OF PROCEEDINGS 100 Leaves FORM," C.F.HOECKELB.B.I.tL.LO. Continued Meeting Planning and Zoning Commission -3- November 29, 1983 White suggested if the city vacates the street, there should be an exchange for an overpass pedestrian walkway to Rubey park. This area of the city is very dangerous for pedestrian. This could be underground rather than an overpass just some way of transporting pedestrians to Wagner and Rubey park. Pardee said if the applicant is going to improve the intersections, maybe they would heat the intersections and sidewalks to make it safer. White said he feels strongly something should be done for people crossing Durant street. White said he also would like the arrival of buses at this site addressed by the architect. Ms. Tygre said she is not thrilled with the overpasses, this adds to the visual impact. Ms. Tygre suggested the bridge be lowered to still allow vehicular access but lessen the visual impact. Ms. Tygre said she like the idea of heated sidewalks because Durant street is very icy and the facade of the hotel will exacerbate the problem. Hunt agreed the Mill street bridge should be kept to a minimum height. Hunt would like to see some access to Rubey park for pedestrians. Hunt said he would rather see an underpass to Rubey park than surface or an overpass. The applicant told P & Z the traffic consultant did not feel an overpass over Durant street was practical or productive. The applicant said they will go back to the traffic consultant for suggestions and ideas. Vann said the P & Z could add their concerns to the review over circulation or Rubey park, the issue of reimbursement and what the applicant is proposing to do off site, and have the applicant come back with additional information at the preliminary plat stage. Pardee said the vacations could be acceptable if there are sufficient reimbursements in-kind to the neighboring community, the traffic flow, access to Rubey park. Vann said this project is a subdivision to separate the lodge portion of the PUD from the residential portion. This is not referenced in the conceptual PUD and the plat should be submitted at preliminary PUD. Vann said an area of concern is the ownership of the property. The city attorney said after reviewing this, ownership is sufficient to allow competition under GMP as well as PUD review. There needs to be a survey of the area as a condition of conceptual PUD. Ms. Tygre brought up the Woodstone application and that several units at the Alpina Haus were deed restricted for employee housing for the Woodstone. With the change in ownership, these units seem to have disappeared. Ms. Tygre said when the ownership is straigtened out, she would like these units to stay on the books as deed restrictied units. City Attorney Taddune said his policy is that any deed restrictions that benefit the city be placed first priority over any encumbrances. Taddune said the problem is that deed restrictions are placed on record after prior liens. Taddune suggested that any deed restrictions with this project be established first in priority. Taddune said his opinion is that these deed restrictions were put in after the mortgages on the property, that the foreclosure has voided those restrictions. Taddune said this might not affect this project, but the Woodstone is being noticed this might jeopardize their approval. Vann said these units will not be lost from the inventory; however, the Woodstone will have to provide some units. Taddune said the solution may be money in lieu. Ms. Tygre said generally over the years units have been deed restricted and then disappear. Taddune agreed he is upset that approvals are granted based on providing employee units; the approvals are granted, but the city does not get employee units. Hunt agreed and stated he voted against the Woodstone approval because of the provision of employee units at the Alpina Haus and parking at the Continental. Taddune said the parking situatim is the same. Pardee asked what the letter of consent is consenting to. Vann said this is a request from the city attorney's office as part of the ownership documents. Continued Meeting Planning and Zoning Commission November 29, 1983 Taddune said his concerns have been satisfied. Vann told P & Z the health department, in its referral, has noted specific concerns dealing with the operations proposed. These are not appropriate to conditions for conceptual approval. These have been provided to the applicant. Anderson said because of the effect of the Cantrup bankruptcy on the general economy of Aspen, he would like a requirement to use local contractors as much as practical and possible. Taddune said that may be the inclination of an applicant, but to impose that as a condition would be irregular. Anderson said there is a precedent for doing this legislatively. Taddune said there is precedent for this in public projects. Pardee said he feels this is not part of the P & Z venue. The contractors here will bid like the rest of people in business. Doremus told P & Z they are of the same mind themselves, and want to use locals wherever possible. Sheldon said the are where this is germaine is in in-kind concessions to the city of Aspen in exchange for the street rights-of-way. Pardee said this is the biggest project ever for Aspen, and this will take up allocations for future years. No one can be sure the project will be built, there are a number of contingencies, etc. Pardee said he felt any future allocations should be contingent upon absolute starting of the project and keeping to schedule. Pardee said he is uncomfortable about giving future allocations to this project and having it sit around like all the others. Vann said the architect cannot make it, and suggested taking up the design issues next week and continue through the issues in the memorandum. Vann said the applicant is requesting four rezonings, only two of which are germaine to the lodge portion of the project. One rezoning is on the hotel site, which is the L-l strip just south of Durant street which takes in the Blue Spruce, Chase duplex, Mountain Chalet, parking lot. The applicant is requesting it be rezoned to C-L. The second rezoning relates to the employee housing which is off site. The planning office requests this be postponed pending further information. Vann said CL is a zone district which allows commercial useage at street level and lodge uses above. This is a transition zone between the commercial core and pure lodge uses. Vann said private rezoning requests are heard in April and October. The code allows P & Z or Council, upon request, may sponsor a rezoning request. The rationale for this request at this time is that it may be heard at the same time as the PUD. The applicant's argument is the increased traffic on Durant street makes it no longer practical for construc- tion of lodge uses at ground level, and CL zoning is more appropriate. Vann said the planning office feels there is some truth in the statement. The architectural design does not provide the types of uses allowed under CL zoning and is inconsistent with the intent of the CL zone district. The street uses as proposed as accessory hotel operations, not street level commercial uses. Vann said the planning office feels the primary reason for this request is to take advantage of the greater FAR in the CL zone. The L-l, L-2 FAR is 1:1, the FAR in CL is 2:1. However, an application under PUD allows the variance of the FAR requirements of the underlying zone district if the project meets the criteria for PUD development. If this is zoned CL, the variance being requested is less than that in L-l district. Vann said the planning office feels a rezoning should not be gone through just to make the numbers look better but if the project makes sense as a project. Vann said he feels there is no benefit, even to the applicant, other than a statistical one, or to the city by rezoning this property. Vann said the Mountain Chalet is a co-applicant in the rezoning of their property to CL. This would provide an opportunity, under CL, for the recon- struction of the Mountain Chalet. This would allow a 32 foot height restriction in the CL, rather than 28 feet. Vann said it is not necessary to facilitate the uses proposed by the applicant. Vann told P & Z the one non- accessory use in the proposal is a restaurant where the Blue Spruce is located. Vann said an accessory commercial space may be constructed in conjunction with a lodge GMP application. This restaurant will require a commercial GMP allocation because there is no credit in the existing property. This is a conditional use in the L-l zone district. Vann said the CL is not required in order to allow the construction of this restaurant. v RECORD OF PROCEEDINGS 100 Leaves FORM 50 C.F.HOECKEL6,B.8c L. CO, Continued Meeting Planning and Zoning Commission -5- November 29, 1983 The planning office recommends P & Z deny the request to sponsor the rezoning and recommend to Council if they consider sponsorship, they also deny the request for rezoning. Doremus said there were some things the applicant did not know about the code when they proposed this rezoning. Doremus said he had not realized a restau- rant could be a use by special review in the L-l zone. Doremus said the applicant was not sure that a restaurant was the only commercial they wanted for that space. Doremus said if the park were not across the street, it would be zoned CC and this site would be a could CL transition zone. Doremus said rooms on the first floor at this site are totally unappropriate. Pardee said if this is not rezoned, the only thing the applicant would lose is the flexibility of the 8,000 square foot parcel. Pardee asked what the other conditional uses are. Vann said satellite dishes, time sharing and restaurant. Vann agreed if the park was not across the street it is possible this might have been zoned CC or CL, but the park is there and it is an amenity. The L-l and L-2 zones extend to the west and to the north and is a logical transition to the development patterns that have occurred. Vann said the staff is concerned about extending CL up to Monarch, and the ability to maintain an argument against further CL zoning. Hunt said from a land use point of view, he feels it inappropriate to allow buildings with store fronts facing on a park. Hunt said he is not disposed towards rezoning. Joe Wells told P & Z the applicant is filing this week the PUQ for the balance of the site, the residential GMP application. Wells said there has been a change in the residential program. Vann said the planning office is deferring comments until they have seen the new material. White said he is concerned if this goes to CL zoning, it has doubled the price of the Mountain Chalet. There will be pressure from other lodges to do the same thing. The P & Z recommended against CL zoning for the Buckhorn. White said the Commission should make variances for this project through other means other than rezoning. Anderson opened the public hearing for rezoning from L-l to CL. Don Crawford, citizen, is opposed to the rezoning and creating more commercial zones. The existing establishment need support not more competition. Vann gave a letter from Crawford for the record. Carol Fuller, resident, said she resented this being treated by some individuals as a public project. The amenities are meant for the hotel's guests. Ms. Fuller said she could not believe that this concrete corridor with this density up two main streets blocking the view of Aspen mountain can be considered. Ms. Fuller said there is nothing charming about this project. Vann gave a letter from Ms. Fuller for the record. Alan Shaffer asked if P & Z could approve a rezoning qualified by the appli- cant to restrict his FAR. Vann said it is difficult to condition rezonings. In this application, P & Z could rezone the site and achieve the same result through the PUD restrictions. The P & Z could rezone to give flexibility for the use but reduce the bulk through PUD. Vann said he did not feel rezoning should be used to permit uses at this site when the implications for the Mountain Chalet are so signficant. Taddune said if the applicant offers restrictions to induce the city to rezone, the restrictions become more legally enforceable. Richman said the concerns of the planning office go beyond the FAR; disbursement of commercial zones throughout the community is not desirable. Vann said the staff finds it difficult to support this request within the rezoning requirements. Marge Riley, representing the committee to preserve open space, stated the committee does not object to the hotel but does object to the extra commercial space proposed and the rezoning. The committee feels that l- ..___........__ "',.__....,".--~--. Continued Meeting Planning and Zoning Commission November 29, 1983 present zoning is sufficient. The committee would like to know how much commercial space would provided under existing zoning and how much would exist with the zoning change. The committee would like to know how many hotel rooms would be allowed under the existing zoning and how many with the change in zoning. Vann said this will be addressed at the next meeting under design discussions. With respect to the commercial question, the entire ground floor from Monarch to Galena could be commercial space. The construc- tion of that space would be submit to GMP review. The rezoning would not allow the construction of that space but would facilitate it. Barbara Sharp told P & Z she agrees with every word Ms. Fuller said and totall] opposes the zoning. Jeff Costly said if the planning office has reviewed the rezoning request and has denied it because there is no viable benefit to the city, the P & Z should follow this recommendation. Mary Peyton said if the only way the developer can have a commercial success is to build a 50 foot high way a block long, the Commission should question whether insuring a developers commercial success is more important than maintaining the scale and atmosphere. Anderson closed the public hearing. Sheldon moved to deny the applicant's request for sponsorship of a rezoning from L-l to CL for the Chase duplex apartments, Hillside lodge, and Blue Spruce and Mountain Chalet and that a resolution be drawn to send to City Council outlined the reasons for this denial; seconded by Hunt. All in favor motion carried. Vann said there is a second request for public hearing and rezoning, which is the applicant's request for 50 employee housing units on Ute avenue. There are some technical issues that need to be clarified. Vann asked the P & Z continue this hearing until they have the information. The rezoning is necessary to accommodate the mix of employee housing proposed for a 7~ acre site located where the Little Annie area is. The city Council has previously approved a similar rezoning for this site, which will lapse on December 31st in the event Little Annie is not under construction. This should be continued to another meeting and discussed in detail. Anderson opened the public hearing. Fred Pierce, attorney representing the Gant Condominiums, said he felt there are some issues to be resolved and is glad this is continued. The Gant is located close to these proposed 50 units for 101 employees. The Gant is a luxury condominium and would like to maintain the integrity of the surround- ing area. The Council did approve a rezoning for Little Annie, which expires in December. This was on-site employee housing for Little Annie on their property. This applicant is not putting the burden of employee housing on their site but off-site. pierce said he felt the applicant should bear the burden of employee housing on-site. The Gant condominium association opposes the rezoning at this time, with more information about the proposal perhaps some concerns could be alleviated. Don Crawford said a lot of people use Ute avenue for jogging and bicycling and he would not like to see this rezoned and become heavily congested with employee housing. Pierce said the Little Annie approval required them to widen Ute avenue for the additional traffic. Carol Fuller asked if the 400 cars in this proposal included cars for the employee housing. Doremus said the car count did not include employee cars. One of the requirements of employees is not to drive to work. Vann said the work for the GMP application addressed the traffic in the vicinity of the hotel for guests and also for employees. Joe Wells said the lodge district is designated for intense tourist use; using that area for employee housing seems to be in contradiction with the land use plan. There are stringent employee housing requirements in the city Code, and there are limited sites offerring potential for employee housing. Hunt moved to table action on the the public hearing to December 6, motion carried. rezoning of R-15 to R-6(RBO) and continue 1983; seconded by Ms. Tygre. All in favor ......., , I RECORD OF PROCEEDINGS 100 Leaves FORM SO C.F.HOECKELB.B.&L,CO. Continued Meeting Planning and Zoning Commission -7- November 29, 1983 Vann said the next area is exemptions from the Code in GMP. There is a change in use for the conversion of some existing units. Vann said the copper Horse and Alpina Haus, planned for employee units, will require change in use. This should be deferred to December 6th. Vann said the applicant is requesting 480 units in this lodge. These are not all units. The Code provides for the ability to tear down existing units and reconstruct them outside GMP, as there is no net impact on the growth rate associated with reconstruction. The applicants have conducted an inventory on existing lodge, commercial and residential structures on their property, verified it with the building department. The applicant submitted a request for 277 lodge units; the staff concluded they could verify 269 units. The difference is some units that appear to illegally constructed or demolished without a permit. The 269 units come from the Blue Spruce, Continental and Aspen Inn plus 36 units currently under construction at the Aspen Inn. Taddune said the 36 units are involved in litigation and are part of an on-going review. Vann told P & Z the applicant is requesting 211 units under the GMP process. The successful competing in the GMP process allows the applicant 35 units under the 1984 quota. The applicant is requesting a backlog of lodge units, not counting the 36 at the Aspen Inn, which is an additional 50 units. The applicant is also requesting 3~ years of future quota to construct this project. Alan Richman said there are 50 units remaining from previous years, 35 units for 1984, and a request for 126 units from future years. The applicant is requesting six years of quota plus one unit. Richman said on the pro side, the clearest reason for wanting to give the entire allocation is that it is a substantial upgrade to the community lodging inventory. Richman said reconstruction of 269 units is an upgrade of 25 per cent of units in the inventory. Richman said this would be the first addition to the lodge inventory, and there is some justification to doing something substantial for lodging in Aspen. Richman said the proposal is consistent with the 1973 Aspen land use plan, showing lodging accommodations at the base of Aspen mountain. Another pro is by allowing the project, it would allow the developer to build the whole project with amenities for tourists. Richman pointed out by allowing this project at the base of the mountain, right across from the transit center, this will help change Aspen's image. If P & Z gives the full allocation, it will minimize the construction impacts as opposed to phasing it. Richman said the P & Z must consider how they feel about a project of this magnitude and to question what benefit there would be in making the project compete in future years. Richman said it will take a two year construction period for this project and by the time the project is finished, another year of allocation would have taken place. Richman said there are numberous cons to such a large allocation. The most clearest con is the incompatibility with the basic growth rate and policy of the community. There would be a large growth rate in the city over the short term. Richman said there are other projects in review, Centennial, Hotel Jerome, and Highlands Inn. If they all go, there would be substantial growth rate. Another con of this allocation is that it would preclude any other L-l, L-2 project from increasing their lodge or building a new building. Richman said even if the P & Z allocates the entire request, in each of the next three year 12 units would be available on top of the quota. The Hotel Jerome's 65 units will also come out of future years quotas. Continued Meeting Planning and Zoning Commission November 29, 1983 Richman said the L-3 quota of 10 units per year would continue as a separate quota. If the Copper Horse is taken out of L-3 and made employee housing, that would bump up the L-3 quota. Richman said another con is if this project would be a sign to theprivate section that a new boom is on the way. Richman said if this does touch off some cyclical growth, the P & Z may experience some inability of the infrastructure to handle the growth rate. For instance, the transit center is undersized for the community now. Another con, this project might result in some attrition in smaller operation" in town due to competitiveness. The addition of 200 units at the base of the mountain will further concentrate lodging in Aspen with the skiing capacity located out of town. Richman said P & Z has been working on growth policies, and this policy suggests if P & Zsees a project that meets a substantial community priority and does something necessary for the community, the policy suggests that P & Z can use the quota flexibily, in terms of multi-year allocations, or adjusting the quota. If P & Z feels this project meets an important communit~ priority, it is reasonable to consider a multi-year allocation. Richman said the planning office feels the argument in terms of past years allocation is very persuasive; however, there are problems with a 3~ years future allocations with the bookkeeping and with the short term impact. Richman said P & Z should consider how important it is to them to get the tourist amenities the project is proposing. If P & Z can accept scaling down of the amenities, perhaps the project is too large. Vann pointed out it is important to consider that this applicant is upgrading 25 per cent of the existing lodge inventory, which may not happen if they do not get the multi year allocation. The present owners of these lodges may chose not to upgrade the lodges. This is a community priority in the growth management policies. This project would provide a caliber of lodging which does not exist in this community. Ms. Tygre said the existing 269 units to be reconstructed, this years quota of 35 and past years quota would be 354. Ms. Tygre asked the applicant if the project would be viable with 354 units and phasing the rest over years. Vann said he felt the number of units is probably driven by the cost of acquiring the parcel. Doremus told P & Z in the planning of this project, they used numbers that were feasible. The applicant took the numbers to consultants, who studied these and said the numbers were feasible. There are other projects to help support the hotel, like the residential projects. It was carefully worked out, not only to be acceptable, but to be a winner and to be feasible. Doremus said as a long time resident, he has resolved this project will be a benefit to the community. There is a need for this type of facility in this town. Alan Novak told the Commission, the applicants imposed limitation upon them- selves and took into account the accepted views of Aspen. The applicants were concerned to have a facility with amenities to make it viable for year round conference business and provide quality that is lacking on that site. It is a plus to take the existing facilities and upgrade them. Novak said they had discussed phasing the project, because Aspen likes to stick to the growth management plan. Novak said this project cannot be built in sections. The design attempted to make competitive facilities, and to take in the level of amenities to make the project competitive, they have to be put in all at once. They have excavated the project down two stories, there is variation in height of two to four stories. The applicants have tried to do everything within the rules and regulations and within the framework of the community. Sheldon raised another point with the increased competition in the lodging community and the attrition of smaller units, the Copper Horse would be taking off 50 units off the bottom of the lodging community. The project would be adding 211 units to the top. There would be a decrease of budget units available. Sheldon said the airplane traffic arriving on Saturdays for this project should be addressed. Pardee said he is hesitant to grant future allocations for this project unless they proceed as planned. Ms. Tygre moved to motion carried. adjourn at 7'45 p.m.; second~ IKathryn S KOCh'~y Clerk All in favor, '-