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HomeMy WebLinkAboutminutes.apz.20070724 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - Julv 24. 2007 John Rowland opened the special Planning & Zoning Commission Meeting at 4:30 pm in Sister Cities Meeting Room. Commissioners present included: David Guthrie, LJ Erspamer, Brian Speck and John Rowland. Dylan Johns was excused. Staff in attendance: Joyce Allgaier, Jennifer Phelan, Community Development; Jim True, Special Counsel; Jackie Lothian, Deputy City Clerk. COMMENTS LJ Erspamer suggested following Ruth Kruger's suggestion oftaping these meetings and placing them on the website. Brian Speck said that it was easy to do with MP3s and play them back on the computer. Erspamer said it would be good to record the P&Z meetings digitally with a camera and put them onto the web. The commissioners supported researching this idea. MINUTES MOTION: LJ Erspamer moved to approve the minutes from the July 1 (fh meeting with a correction of to for; seconded by David Guthrie. John Rowland abstained. APPROVED 3-0. CONTINUED PUBLIC HEARING (6/19; 7/10; 7/19) LIFT ONE CONCEPTUAL TIMESHARE/PUD John Rowland opened the continued public hearing for Lift One Conceptual Timeshare/PUD. Joyce Allgaier distributed a letter from Austin, Pierce & Smith, PC signed by Thomas Smith representing the Caribou Condominium owners. Allgaier noted they were taking this significant project step by step with applicants presenting a great deal of information about their project. Bob Daniel walked through the handout that he distributed regarding the right-of- way of South Aspen Street; the existing improvements were on Exhibit #1. Daniel said Exhibit #3 hopefully answers LJ's question about the amount of space at the pinch points. Daniel utilized a Google Earth map, Exhibit #4, showing the distances in width at the pinch points that were the narrowest at 75' where access to the lift from Norway would run up the hill and under the chairs; 245' just before the lift between the trees and the Mountain Queen Condominiums and 275' at the first constriction point for the majority of runs. Joyce Allgaier utilized the applicant's power point slide of the site plan and the applicant's conceptual diagrams of 07/17/07 page 4 (color rendering of the site plan). Allgaier explained the conceptual process with P&Z and Council; it was important the commission find comfort with the project during the conceptual review phase meeting the basic intent of the PUD and Timeshare Development 1 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - Julv 24. 2007 requirements (page 3 of the staff memo). Allgaier said the property began at Dean Street with the opportunity for a historic museum and open space, that will be embellished by the fact that a museum would be an attraction; to the linear historic strand that slices through the property, which was the beginning of Aspen's skiing history; to old lodges; to a new lodge that reinforces goals for lodging units; to the ski through and the ski slope. Along with this was an enhanced and improved South Aspen Street with sidewalks, trees, snowmelt with much safer conditions. Staff said there was a lot of opportunity on this site, which would enforce the best place it could be for the city of Aspen. Allgaier noted that there was a project overview in a nutshell on page 1 and 2 of the staff memo. Overall staff was in favor this application moving forward with conditions that will address concerns of staff and the commission. The PUD purpose statement (page 3 of staff memo) addresses the Aspen Area Community Plan; achieving a desirable development pattern that was compatible with the existing and future surrounding land uses; preserves natural and man-made site features of historic, cultural or scenic value; the PUD promotes more efficient uses ofland, public facilities and governmental services; incorporates an appropriate level of public input into the planning process. Allgaier's memo dated 07/24/07 pages 3-4 discussed the overall site plan with the attraction (the museum) on Dean Street at the bottom of the parcel. Stafffelt the space should be anchored by the museum and park next to the building; people would move in and around the green space and the lift, where skiing began in Aspen. Staff finds the new lodge takes advantage of the ski slope and should be as public as possible. Allgaier asked the applicant to look at the private aspects and possibly make them more public. Allgaier said the overall positioning of the buildings was so that the historic ski way was improved by increased widths. Allgaier stated the architecture was left to the architects and developers. The development should celebrate the environment by embracing the old lift into the new structure in some way. Whether through large glazed areas in the new lodge (above the ski through) or an adjustment to the building alignment so the viewer from the bottom or within the space should feel the integrity of the old lift alignment. Staff said they were concerned about the new lodge structure relationship to the existing residential uses/buildings to the east in terms of height. Allgaier said the applicants should look at the possibility of greater inflection. Allgaier said that overall lodges and timeshares can increase vitality and provide new hotbeds, access to visitors and increase new visitors that raise occupancy levels. The second characteristic was to preserve and enhance the lodging inventory with physical and operational features of a traditional lodge, non- 2 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - July 24. 2007 exclusive and access to visitors. Another goal was to update the quality of accommodations by maintaining high quality and staying competitive in resort economy. Maintaining community character by maintaining a high quality resort and preserving neighborhoods was the last goal. Allgaier said the applicants' proposal for time share aligns with the purpose of the city's time share development regulations. At final review minimum provisions for guaranteeing short term rentals, the use of ownership units by non-owner visitors, rental pool usage at competitive rates, walk-in rentals, calendar/timing ofreservations by owners, lodge service operations such as concierge and front desk commercial food service were addressed. Allgaier said the rezoning was not uncommon for the conservation area to be ski slopes and above the 8040 Greenline. Allgaier stated rezonings were confirmed at final; staff felt these were appropriate designations. The volleyball courts need to be planned with the Parks Department for relocation; these were a public resource that share concern with the community, which needed to be addressed as a condition of approval. Allgaier stated that Lift One should be a showpiece and stand out and take advantage ofthat linear park and the hard edges of the building. Allgaier said they wanted the area to be people orientated instead of crowded with trees; people enhancements of picnic tables, seating, walk-out doors from those units to use this space. Allgaier said the parking and affordable housing meets the requirements for the program elements proposed. South Aspen Street streetscape was a major component of this development as well as the one across the street. Allgaier noted that when the Lodge at Aspen Mountain first came in South Aspen was a very dangerous street; the applicants will pay for the maintenance of South Aspen Street; the applicants will pay the City of Aspen for additional maintenance during the winter months; snowmelt was the only way to handle the capacity and trips with the new activity that was being contemplated. LJ Erspamer asked if creating a club had the same vitality as a timeshare. Allgaier responded that it was critical as to how the club operates; if it operates like a fractional unit it should act like a lodge unit then there shouldn't be a problem. Daniel said they were required to operate under the timeshare requirements. Erspamer asked if the Deep Powder Cabins were forced on the applicant. Daniel replied they were forced on Willoughby Park; there was a recommendation with HPC review of Limelight HPC that Deep Powder Cabins be preserved. 3 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - July 24. 2007 John Rowland asked the alignment of the old lift and what was in the building that you look down on from the old tramway. Daniel replied lodging; the depths of the parcels were limited to where they could build a lodge or hotel with corridor with rooms on both sides. Daniel said the Holland House parcel was limited. Rowland asked who accessed the pool. Daniel replied guests of the lodge. Erspamer said that the staff wanted more museum than a park. Allgaier responded that in terms of reuse of the historic building anchoring this end of Dean Street and staff felt the museum was an attraction. Erspamer asked how they plan to increase the lift usage more than the current 3%. Vann replied there were public spaces next to the hotel. Daniel said that was a good question and they hoped that these amenities would reinvigorate interest in this side of the mountain greater than 3%. Daniel said that currently the closest restroom was at Bonnie's. Vann said that the higher speed lift, accommodations and enhanced facilities at the base of the mountain with the ability to return ski would attract more people to Lift One. Public Comments: I. Tom Smith, lawyer for the Caribou Condominiums, distributed diagrams to explain what their concerns were with the proximity of the east wing of the building to the Caribou. Smith provided his letter of concern for the Caribou owners. There was skier access for the 7 Caribou owners that was part of the historic skier access; the 12 foot access wasn't adequate for skier access. Smith said that if they can reach accommodations by shifting the plan over 5 feet. Brian Speck asked about a prescriptive easement for the Caribou. Jim True replied that a prescriptive easement could be seasonal. 2. Leon Fell appreciates staff recommendation to relocate the sand volleyball courts; he said that there was a place in the city limits to relocate these courts. Fell requested a stipulation that the applicant relocate the courts in a timely manner. 3. David Myler, attorney for the applicant, addressed the issue of ski in and ski out access for the Caribou owners and they don't agree that the Caribou could obtain a prescriptive easement. 4. Vince Galluccio said that he has been playing on the those volleyball courts for 30 years and the courts do get regular usage by 10 to 20 people 3 times a week 3 hours a night. Galluccio said that many other people do use the courts and there was the MotherLode Tournament. Galluccio stated this park was very active and Aspen doesn't need another passive park. 4 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - July 24. 2007 LJ Erspamer voiced concern for the goals and objectives of the Aspen Area Community Plan. Erspamer was concerned about changing the conservation zoning to lodge; there should be a trade-off for up zoning. Erspamer asked for a composite sketch from the bottom of the lift 1 looking up the mountain. Erspamer said they have done a good job. Erspamer asked the elevation of the round about and the pool. Daniel replied 8024 was the elevation of the cul-de-sac. Erspamer asked if there was another solution rather than another rubber tire parking in the middle of streets. Daniel replied that they have explored cog rail, trolley, something like the ski cab; every time you go above ground the tramway board gets involved. Erspamer asked how could this area be more inviting to go up. David Guthrie asked where all the people were going to park; the rubber tire shuttle was the most flexible. Guthrie said that he wanted to see more affordable housing on site, the museum has to have a coffee shop, how can the City discourage car traffic, a "sketch up" model would be great to see looking to the east and up the mountain, the old lift will get diminished by the buildings, the volleyball courts have to be relocated, keep the park enhancements out of the middle of the runs, setback to the east widened, push the Skiers Chalet back 5 to 10 feet, this was a good place for the museum, is the west end of the round about at zero property line, the shuttle needs to an open hybrid. Brian Speck commended the applicants for working with the neighbors and making it a good project. Speck agreed with David on a vital park and it was important to have respect for the volleyball courts and they need to be taken care of somewhere; he liked the idea of environmentally friendly rubber tire transportation. Speck said it was important to work with the Caribou. Speck wanted to see a perspective from the historical lift up so that it wasn't getting dwarfed; he recommended that wall on the museum being glass so that people could see out at the lift. Speck said that if the museum would be set back a little it would be a better people place. Speck encouraged a public area. Rowland stated this project hit a lot of great things; he appreciated the different locations of the museum and at final the placement would be accomplished. Rowland hoped the placement of the museum wouldn't create more shading. Rowland asked about the placement of the elevator lift right next to the museum and it was separated from the building; does HPC require this separation. Holly replied initially HPC asked to have the lift combine with the building and it was decided that it was better separated, which caused access problems; attached to the building made it too close to the street. Rowland asked what their thoughts about using the Deep Powder Cabins were. Daniel replied that there were 2 schools of thought; the historical society wanted to use the cabins as employee housing for intern programs; this became a challenge for the placement of the cabins. Rowland 5 Aspen Planninl!: & Zoninl!: Commission Meetinl!: Minutes - July 24. 2007 asked how volleyball courts could be retained on the site, maybe only one court to remain on site. Rowland said that visual of the old lift line held something to be said. Rowland said the park needed to be studied; he requested sections for the setbacks on the Caribou side to understand the value. Rowland was comfortable with the timeshare and the rezoning would work out in the public's interest to revitalize this side of town. Rowland said that there was access through by the Caribou and would love to see that used; he asked how the snowy slope would work at night. Rowland wanted the volleyball courts in the final resolution. The more flexible rubber tire shuttle that did not pollute the environment with easy getting on and off would be preferable. Rowland asked about a physical model. Daniel replied that they were waiting until final for a model. Daniel said that they would provide graphic or otherwise of the special relationship of the site as it goes up to the lift from Willoughby Park and Gilbert showing the relationship of the upper lift tower to the building; information on the people movers; move the volleyball court around on the spaces; Caribou setbacks in the current stage and look at being on the property line. Daniel stated that they have Dave Hauton with Resource Engineering scheduled on August ih to talk about to ground source systems. Guthrie said that he encouraged the conversion of the Deep Powder Cabins to deed restricted affordable housing. Erspamer suggested changing the placement of the Deep Powder Cabins and moving the museum back, which helps egress off the mountain. Guthrie said that the museum would be a great place right there with a deck and opening up the back. Daniel said that HPC asked them to maintain the exact integrity of the exterior of the Skier Chalet Lodge. MOTION: LJ Erspamer moved to continue the public hearingfor the Lift One Conceptual PUD/Timeshare to August 7th; seconded by David Guthrie. All in favor, APPROVED. \. ckie LothIan, Deputy City Clerk 6