HomeMy WebLinkAboutbocc.min.spec.08241995 __ _��� , ...�.v
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THURSDAY AUGUST 24. 1995 ���'
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(Mick Ireland not available at 10 am) Y r��.
- � ✓ 3:00 PM SPECIAL MEETING �' %
Location: Pitldn County Library
Agenda: Aspen Highlands Base Village PUD General Submission, Rezoning, s:
1041 Hazard Review, Code Amendments,Tiro Malloy �f
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— 4:30-530 PM COLORADO DEPT.OF TRANSPORTATION t
Public Presentation on Entrance to Aspen
Location: Aspen Institute Kresge Room
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�� AUGUST 25. 1995 ��
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10:00 AM Rural Resort Region Restructuring Comn►ittee
Location Garfield County Courthouse -Mick Ireland
2:00 PM AclJourn
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QOARD OF COUNTY COMIVf[SSIONERS OF PITKItV CQUNTY,COLORADO �f�A���� �'fi
$PECIAL DIEGTING �r �/ " '
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� Anbntet 24�1995 � t'� ":�';'
Presc�LL and votuigt Mick Irelaud,C6nirperaa�,Bob Child, Bill Tuile,end Jim Trua �� ._
Chairman Ireland called the meeting to order at �•oo r-� !�
_ ASPEIV IIIGIIWNDS VTLi.AGE: Begnning of txpe is damaged but cailains the applicanPs presentalion m l6e Doanl.
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Clenn Horn intmcluced Lisa xnd nskeJ Ler lo make a few comments regwRling t6e Aspen Higldanda project. S6e spoke ebout
?,a hiatoric preservation and her expertiae. SLe looked nt the project as i(a developer had called Imr up and esketl her to get a patticular ��f
; 6uildiug l�istorically desigiwt«l. S6e looked lhrougla l6e arc6ivea!n get�Le hisrory of 16e buildinb,lalked with Amy Amidon al lrnsth, � �r
' " visited tLe site and looked thmugh tlie building itselL Lisa esplei�ied d�et 6y any stretch she w�dd not Gnd e cese to mnke i[hisloric.
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'� She offered a distinction between sou�etGing that is historically sigiificaut versus kceping sometl�ing aivand for aentiroental r�sons. In �.
���-��-� � ��-���-3 orsler to fit the historic deaig�atiou you hnve[o Gt under ceAain criteria. It is�w[done on a w6im,or beceuse ceAain people who don't �':�.
� heve U�e ezpertise Ihink so,tatLey it must fit inlo esteblisLed criterie. Lise submit a niemo which indicatea thnt tGe buiWing dces not '
�A atnnd�ip to any of tl�e crileria to be eligible!or desiymatiai. 1;
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' If there is a desire by d�e citizens end t6e applicnnt[o retein a coom in the building,Cl�ild asked Lisa for s[rucmral and 6isloricaUy
� ; su�es[ions es to how that cnn be done. �
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� �� I Lisw explained Ihet sLe would be 6xppy to give ndvice to asaist in such e respect. � �.;
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�� , � Dxniel's explained d�at the applicant 6ae commilteJ to preserve tLe bnr aren w6ic6 seems to 6nve d�e grentest amount of sen[imental value.
Tl�ey hope to dismantle lhal nnd mCOmoMte Iliat inlo the base vilinge iu nreas designatecl for apres-ski.
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. '��' Ireland retamed to t6e topic of CMQS convetsimi. �
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� 7 Cidew�KaeLnw�explained l6nt t6e applicant expected[o get feedbnek from d�e Boarcl on t6e project and on convetsion. �
Tim Malloy explained tl�a[he would like to offer severnl eommen[s rvith respect to tLe pmsentation msde by We appJicant at t6e last
' meeting. Mnlloy expleined t6nt in Honi s discussion he pointed out tLe purposes of �owth management Listorically and Low t6e[Las
. � evolved over[ime. Malloy explained tl�at the applicant 6as accused staRof fxusing,ped�aps,to the exclusion oCell od�ers,ou N�e issue .-
. �- � o('community balence between aRortlable I�ousing and second Lomes for seasonal�idents. Malloy expleined that lhia is stafl's primary
- �� concern wil6 respect to Wis issue and i[6as been a primary conceru of the community,as evidenced in the Aspen Aree Community Plan
�- � �- � m�d in tlee documents w1�icL rvere prepared in svpport o(ILat documenL There was quile a bit of work done by James Duneq in teons
• . � of analysis,providins staff with t6e numbers end so foAh telative to w6at I�as liappeaed in ILe community wi[h mspect to aRo[dable housins
. versus second 4omea. Matloy contends tl�at one of d�e morc impotiant steps ia thet process is tLat t6e infom�ation wna provided lo a
. 6ousing commil[ee which synd�esized 16a infomintion into some primery objec[ives tha[were eventually included in lLe code creeting a �
' sig�iGcant policy. He quoted(mm the Executive Suounary of the Appea�dix relative to l6e work done by tl�e Housing Committce. This
. qunle is fmm U�e P4ase I repor[nnd t6e balanced 6rowt6 issue paper. T6e Housing Cammit[ee seid that it detern�ined llmt the Iotal �
, � housiog produclion needed!or 16e Aspr.n arrn shonld he cxlenlnled bnsed ou tliree components. One is lhe need for e('fonlable housing �
� �- . fo inemase tl�e pe'centage of�I�e work force whicL is housed in tl�e Aspen area.Tl�e second is tLe demand For housing for ne}v commercial, �
��{� � • � lodge,residential and cecrentionxl development and from gmwl6 in the public seetor employtnenL He ezpleined 16a1�wt only is Ihere e �
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� � need to increase l6e worl:force,but Ihere is also a desire to mnke sure that rnmmerciai development pays its wny with rcspec[to housing.
T6e thiRl is t6e need to teplace free med:et 6ousing from wl�ich resido�ts are displaced w6en unils are converted lo second home anJ
� . . seasonnl occupancy. This evidences l6nt 16e coromm�ity is also coymiznnt tl�at wl�ile building new effordeble Lousing,it is e►so loosin5 �
�--_ some housing wltic6 has been livcd iu by residenls by convenion ILmu�teenlowns and so foA6.111alloy deaeribed die summery statement
' � � M of tLe Housing Committce to indicnle U�n[it agreed lhat meeting t6e 60 percent target was easential beenuse it fepresents the crilicel mass .�
� o(residenls to sustein a pennanent community. It is 6nsically that stetement wLiclt is induded in tl�e AACP and wl�icL becanu a policy
under whic6 Ihe Aspen Higlilands project is being reviewed. Malloy expinined lhal lhis 6as been e(ocus of stali�s concem and diswssion
' � � relative to t6e issue of l6e growlL mnnagement system because one of its primary broals is not ouly pacing,es Itas heen indicat«I in IUe .
' � � applicant's presenlaliai,but it's t6e bnluuce betwee��Ihe vnrious ce[egories of ll�e gmwth mwnegement syslem.Tl�e balance 6etween tourist
� - 4 accommodetimt unils end residenlinl units. The bulm�ce be[ween msidenlial units and commereiel space. Stn[f wnlends llis[it does not �
� � � serve x public purpose to tnke 100 pemeu[of Nie fum'c plenned[ourist eccommal»tia�units and sl�iII t6em into Ilie second Lome marke6 •�.�
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.- 111alloy explaincvl dial l6e eleerest point tl�nt came oul of Almi Ric6man's presentntion,whie6 was very inCormative,was l6al tl�e geowth
j mnnagement system.ves modified iu the pnsl,it was donc lo CuAher some community goal or benefiL He asked lhe Boa�d to think briefly
� about ezacdy w1�at commurtity benefit conversion,�in tl�ia padicalar reques[,would nccomplisL. 119aUoy contends lLa[it would lake tourisl
� accommalation units away(rom d�is si�e end tmnsfer t6ose into secm�d homes e[tlie base of e ski ama. He reminded�he Bonnl d�et Ihere
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Board oC Comuy Couunieeimiore Augaet 24�1995 �"ti�
. � Pitkin Co�mtY�Cobrado rnga Z 7 >I'.`
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... is alreedy an im6nlence in d�e coemmnity of aemnd Iwmes. Melloy expleined tl�n[ns an aff-shoot of tlm[,d�e applicent hna infommd etaff i.
l6at,in fact,the epplicnnt needs Ilie second homes in onlcr lo mnke up�rndes lo U�e mountain. Steff Ima been provided no evidm�ce as ` :y
_ l0 16e finenciel link between llie secood liomes xnd 16e up�rndes lo lhe moanlein. •'�
_ Irelend suggested thet(eedbeck from the Boeni be aolicited. Ne noted that conversion is a t6reshold quealion end tha[this pmject could t'',�.:j�
' �o foewertl on a smaller acale withoot the benefit of conversion. Irelaud an�es[ed t6at t6is issue be discusaed. � ,, `
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t C6iW explained that I�e hes been thinkiug¢lot about this proposel,carvefsion nnd el1 lhe facto�s. He I�xa difficultywilh convereion.
_� Child explained thnt 6e hae 6enrtf fmm tl�e pub(ic who hxve pmblems with Ute proposal. T'f�ese people 6eve mainly expressed e pm6fem '�:�`- r�
..� wilh convemion. Il is exptessed partly in lhe Plmming&Zoning Commiasion minority report. He ezpinined t6n1 Ihe ren)basic isaue O�nt �
everylwdy seems to gel back to all N�e time is ca�vening lo(ree mxrke[miits on!he ma�mtein wherc lLey do not 6elong. He hes a p�oblent �
willi at least some of ILose jesidences on t6c mowuein wbere 16ey mny inlerfere�vit6 tLe skiing operntion and wLelher lbey havc high � �•�
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' - � Tuile asked Child if he is saying he wuld live wilh conversion but he is not comfortable wiUi what is before tLe Boart1 currenUy by way '
of tl�e homea. � :
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� � C6ild explainecl that Ite ia nol seying he cnn live with cottversion. 77�is is slill e problem iu 6is mind. � �q
. . s Tuite explained tLnt thc oWer nigl�t he hod snid thnt a 300 room hotel is not goiug to get built on this site. He noted that neigl�6ora seid `
� ILnt t6ey did not expect lhat eitGeo This is uot reali'stic but w6at they do expect is somet6ing more in line witB wf�et wes going to heppen �� .
_r4, down nl the base and nol spread up d�e I�ills. Tuite expleine�that whelher t4is is done d�rou�i conversion and made to work,or d�rough �
. � X an AH zone,he would like to get to the Aspen Area Community Plan numbers. He thinks lhe Baurcl hes to meke an eRort to 6ave lhia P
- .� project confonn with d�ose numbers. Tliis is the first nud probably U�e lest mnjor projec[tLn[is guing to be unJemeeth l6at pinn. He � .
�mted tlial dtere ia cancern the[t6ere are cale amendments,including Q�e conversiw�reques[,before t6e Iioard t6a[assists l6e appliwnt
� tn getting Uie proJect epprovals. Tuite 6elieveg tf�a[the liomes are creeping ta 6igl�up on dee hill and he d�inks d�etc aie too a�any homes. ,,
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Q He elso thinks more daisity can be included et the base but he would like lo see i[tlirou�l�some TDR pro�am. Tuite dcesn'[see any �
3 otl�er arcas of land development in 16e metmpolitan area. Taite still hesn't figured out the numbers l6e[he would(ind lo be accepteble �
. � or unaccepteble. i
j �� . . ._ � Tuite bel ieves d�at d�e applicen[Las offered more in tem�s of lransportation tLan al,nast any o[ber project developer. He ques[ions wl�ere
� to bro wiUi t6e Cuwre if t6e trend is away from buses. He asked I�mv this would be struc[ufed.Tuite ezplained tl�s[d�ere will be something .��Y'
.;� in�he entrance to Aspen--someday. 6nprovemen[s ore needed now, More cm�sWCtion is going fo occur on tfie Maroo��Creek Valley t6an �
4 lhe entiie lown has seen in Qie last decade. He is includin N�e Ritz in tl�is calculation. This is a
6 grave rnncem. Tuite esked lhe
- applicant end sta(f to come up witL some solution as to how do we make d�is t6e lexst intrusive and invasive to everyone living up O�efe. ',� �
. 7'he employea liousing proposel on this project is t6e best and mos[superior employee I�ousing p�oject ever offeced[o lhis community. j�
He is detem�ined to keep thxt in rnet.
� Tuite links t6e ski area improvements wilh xny approvnl. He remembers asking t6e applicent when tl�ey came in at tl�e beginnins o!d�e � �
master lan on Hi Jands that iC tl�e As en Hi �lands dcesn`t ( �
�� � P b'� P 6� gee improved,whxt was�he applicent going to do. He noted the applicn�t � , ' �
....,_____.. had no comment et t6a[lime. Tuite explained that no one is being kidded,the two p�ojects are linked. Any app�oval that Tuite gives on € �
� / � [6is Boercl 6as[o be linked to a commitment to d�ose impfovanents es the 17uster Plan is being oudined now. He dces not lLink tl�ic is �
! a p�oblem hut he would like t6at assotance. V
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��- . � Tme tends to agree with Tuite on most of Ihe points d�nt I�e mede. His feeling about tlie project ns e wi�ofe is certnin(y releted lo the
crucial quution es►reland presenled it,in the conversion. He nlso asreea with Child in lhet a lo[of t6e argument ebout conversion is
- . ,; im[so muc6 d�e t6eory of conversimi but the�mmbers o(cm�version. True bronglit up t6e issue of��wnbers. He believes tl�e nnmbe�s � � 1
� are too hig6, Tme Les problema wit6 Ilie nnmber of free-market lota d�at xre being discussed anJ Le Ibiuka 1Lis needs lo be worF.al on, '
� ; He also hes pmblems wid�d�e locatiw�of some o(the lots.True explained thn[lhete is one lot that he recalls fmm tlie si[e visit Iha[dces �;
� �� � � appear to have high visibi�ity fmm the aten,fmm the neigliborhood,etc.,end constraius N�e skiing and crowds wlie[will be IeR of N�e
� ' Tlmnderbowl mns.This ia only an esmuple nnd may no[be tLc only exnmple. He believes t6xt this needs to be looked a[cereful{y.True ��
� is concemed about t6e number o(tmvnhomes thnt nrc going to be second home toxnliomes and t6is relates also to t6e number ot AH u�its, �
; whicl�ullimalely relate lo t6e issuc l6et hes been poinled out time aud xgain and that is the Aspen Aree Community Plen. T�ve believes -
. � U�el l6e numbers necd to be at U�e 60:40 rate thnt d�e Aspen Aiea Community Plnn eddresses. Conversion may worl;in getting t1�¢Ie. � �
' ? True is not wi!lir�g,at lhis poinl,to say lhnt Il�at is tlie 1luesf�old issue. He pointcv!out t1�at AH mny also worl•. 1'!�e key is that,es has i� l` ��
becn said exdicy lf�e G0:40 iuue�vil6 tLe Cmnmunily Plm�. Tme lil-es tLc Weory of TDRs nt this Iocalion. He t4inks a win/win si�mtion .,�. ,
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l3onrd of Co�u�ly Commieeionere Aaguat 24�1995 _.;�:�-
�� Pillciu Cotmty�Colorado Pngo 3 :� Y'
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. can be accotnplished w6ero Wia projecl is give�i wme inerensed'deusily for d�e TDR progrnm w6ich xddressea ot6er issuca wLich ane going --�
on Ihro�ighou�lbe valley. He encourngecl wntinuing to look at TDRs na something tl�at wori:s for d�e npplicnnt xnd works for Ihe County �n_ -;
as e whole. True agrees witL Tuite's commenls an lmasporintion.Therc nre sane ol6er minor isaues lhn[nced lo be add�eased iucluding - ?�
il�e basway that gocs d�e becl:way. This is of cmmem toTruc. Somcdey t6al mey be everybaly's back entrnnce fmm t6e Higldanda to y-I'• ::�.:{,
tlie Hospital or tliat paH of town end he daes not think t6e[is something ILc commwiity wents to see. As a pedeslrian way and bike path y
i[is e good eolution. True noted[his is just a�e iasue that needs to be addressed of concern Yo Lim. L ��
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lrcland expinined Ibat Le lias spent a bt of time Ihinking ebout l6is projec[and 6e 6as skied Aspen Higldands on pnd off for 26 yeata S'�' -� y
-': smRing in 1968. He tl�inl:s it is n goncl ski nwunmin and 6e is concemed that it eoalinue to be a goal ski mountain and not 6ecome sud� "�<��:� �-`
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g •svod ski nmimtain thnt it is innecessible!o tLe ortlin»ry skier. Ireland's Ihres6old issue is Ihe second homes. He wes on the Aspen Arcs '-;_:��:�;,.
i Community Plan subcommittee and on lha[conm�it[ee tl�ey concluded,among od�er l4ings,that to the extent t6at this community wants �=r:•
lo preaerve ils iden[ify es morc then a resort,lGe collectimi af secoad homes end tl�e trelfic catnstropLe,will hxve to be worked on together �i`� �
to pmvide opporiunilies Cor worlcers lo become n pemiauent paN of the social status. Part of Iha[is io pmviding adequate housing. Part
�! of d�at is to prevent ll�e crenlion of a culWre t6al is domittated by die inleresls,needs and desires of peaple who don't live Irere. RigL[
now,in this communily we are going to see,no mnUer what tLis 8oard does,wit6in the nexl ten to Gfteen yean,probebly Ihe creation of '
�� an additionat 150 or 200 second hnmes. They wip be crent.�l in neigl�hod�oals tLnt nre,rigl�t now,largely occupied by residents. lf you 4 �
� ( look at lhe[ax ro(Is in Cemetery Lw�e,l�eland contends Il�nt you will see U�et the pmpeRies are probebly under-valued at$800,000 to
, � i $12 million. T6ose homea will no�pass from Uie i�anda of Iceul businesa ownets into!he]�m�ds o!other local business owners or Gom �Y? .
� O�e Lmids of long-[ime fnmilies inlo otLer middle-clnss familiea. 1'hose liomes wiil go into the I�nnds of second Lomeowners eud very ,
� i wealtl�y people. Those wexld�y people may worl:,may coutribute to d�e cotnmuuily,migGt 6uy tickets to N�e MM,ba[lLey are t�ot pari 4�'
I af the wori:Fo`ce in any real sense. Irelnnd conlends thel every lime one oC dwae Lomes clianges hends from t6e hands of somebody wLo 4'� -
. � wori:s and owns a business in Aspen or simply is an employee and il becotnes a second hotne,that is one more family lhat has to commute _ w��:
�i up end down tLe valley. Hight now Qie City of Aspen is pmposing wLst appears to be a solwion to t6e Entrnnce to Aspen tliat will cost ��
� appmximately 8100 miflion. T6x[kind of solutim�nnd d�e need for�6n1 kind oF solution is driven by tlie displacw�ent o(lLe worF:force `� , ,
� - by second 6omes and by t6e need for second homes to Imve service workers keep diem going. He wntends t6a[it is simply a fact thal
if you own a 6000,5000,or 5000 s.0$2 million 6ome,you will not spend your week clenuing d�e Iwuce. it is simply a fact tl�at second
� � � homes genernte t6e need for a lnrse number o!employees. Irelm�d contends tMet e lot of Ilie arbnuneut herc centets on how mauy employces .
. _ e�c generated by second Imnees and the numbers used ere under tl�c old code and Ireland contends�t6ey a�e obsolele. '[7�e ofd cale wxs � -
. written at e time when second I�onies were 3000 or 2500 s.f.nnd d�ey were not supervluxury homes and were oftm rented out to locala.
Ireland coulends t6a[t6is is nol 6nppening any n�ore nud w6at we l�ave is de factor mini-Lotcls d�at require,for d�e mos[part,large �'�
� mm�bers of service workers. Irelnnd eontends lliat t(iis project simply creates Ihe need for more service worlcers l6en i[liousw employees.
- � If Ihe project 6ouses 100 or 200 em�loyces,and brings in 4A0 m service it,is a net loss to tl�e wmnmaity of 200. [relnnd cwitends ILat
� . tl�e project ia too big and ennversim�is the wrong tool(or balnncing the ptoject. He contends tl�ere are weys to balance Hie projec[to make
. it so thet it daesn't create a net employee deGcit to t6e conunw�ity t6at dou't invotve setting a plecedent. Ireland 6elieves it ia unfair to
' . award poiuts to a project d�a[hasn I campe[ed in a ccrtain event na 16oug6 it hnd competed.Ireland said thet if llie Hig6lenda lind ,�_, � -
. compeled for residential m�its,they would 6ave either won them by outbidding people wl�o had eemed them end lhe community would .
6eve gotten more benefits t4an it did,or the Higldands would not have p�evailed,in wLicl�cnse,tl�e Board would not be sitting Lere
Iool:ing at tLe conversion p�oblem. !� :
.� �'
�� [reluud d�inks tl�at the contmunity is Les pnssed tLe point where il can ebsor6 mme i�npacts like lhat w6ich occurred in the ofd days. In -
the old deys there waa excess cepacity in the transpoAation system,the l�ousing system,end t6e county sociel services pro6lem,where
. a development d�al miglit have pralucal oiore impacts U�eu were mi[iga[ed would be tolerable,because you wouldu't notice. Right now �
� the community is lookiug at a$100 million so(ution to trnnsportetion problems.Ireland contends tlmt a couple ot bundred more cers added
' � Io 16e rond cnnnol be tolereted. Hum�n Services and Sociel Services budgets are overbutelened by serving people who am in Qte bottom
Send of tl�e income syaten�in this Comuy end wl�o are working in�he service industty,the ski inJustry,and serving those lerge homes. � -
' ? Irelnnd Gkes Tuile's proposal for TDfts.He believes U�ere is an opponunity for t6e developer I�ere tather lhnn en aAificial coiiversion ,
��' ;. system. He ngrees witli Melloy dml Ihe conversion produces no other benefit tlean tl�e cres[iuu of more second homea. The TDR syslem ' �
� ellows l6e Bonrd to solve e couple of problems,d�et being,limiting back cowitry development and allo�ving a devdopmenl a[t6e bese '
� . �; village to go(orwnrd wi1L a Inrger second liome componenL Allhough ll�is project proposes to do e bt in terms o�[rnnsportatia�,lmland �
- contends t6ere is a net shor!fall of 9A0 ar so pnrking spaces. Irelm.d will not vote to epprove t6is project wilhout a definite plan in plece.
� - Ne contends that the con�o�unity cauuul lenvc 400 fwrkiug spaoes out there flonting nrom�d looking for a place to land wl�en tLe City of
_ {, pspen nlready snys it ueeds 3000 part:ing spaces just Cor ihe enttance to Aspen. Theie is not going to�e a lot oC open spece waiting for '��'`_i
parl:ing lots that can be snapped up end shce-hom in 400 or 500 spaces. This is a renl problem arid a snlution needs lo be(ound 6elore �
approval. . � .:��1
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Iloard of Comdy Commieaioncro Augoat 24�1995 �tip.�
Pitkin Com��y�Co►ora<lo P c 4 , Y''F
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IrelanJ explained tl�at it is fundamentat lo him that tl�ere ore fiscal impncts from lLis project U�a[are deacribed in Ihe sludy l6et tell Lim '-
that i(thia projecl ia built as desis�ed,d�e board will linve to do one oF two tl�ingt--eitl�er rnise taxes to keep 16e service levcl in tLc i�'-�y ,
�- County ns it now,or c�rt aervicea lo meke t6is work. This is not eutirely[he developers fau1L It ia partty a praluct of Amendment 1�d�e --.�.�
Tabor Amendmeut. Ireland�Links it is w�ecceptaUle m build a project t4nt mey grosa$100 or$200 mitlim�in resideu�ial(ot salce and �,t: -_
� '�'i 'C'y
' [hen tum to die people of t4e County and aey I Lnd to raise your caxes b7 a mil►or 6e1(a mill so I could keep t6e services going 6eceusc
� lhia pmjecl�aceotdiii�lo the enxiysie is genemtiug more io�pseta,uioie dentanda for secvices,�6an i[is puying in toxes. t :.
1 �. �
Irelnnd esked lhe Boanl to decide if it desires to reech e decision on 16e convenion issue a��d telk abou[wl+at appears!o be 1Le mnin s '- �Y�
;. � interest,d�e overnll size end impacts,or Io mix nll of t6osc things loged�eo [reland[hinks d�at conversion should be diepoaed of now and i�.,;s.�. �.i
� �'�— �--�' take i1 off of t6e Ia61e. He dces not ll�iuk it is vix6le and it is not l6e tool nealed. He thinks everyb«ly can get to w6em tf�ey want to ��%r`--«�--�
get without Leving to create n precedent t6a[rewarcls a competitor�vho did not compete in eny event as t6oush he or she did. ?;';Y=:"�.
� True is not p�epared to meke a motion on tlmt issue right now. He prefe(s to go back aixl take t6e ot6er issues t6at we�e discussed and t�:-,',
i hond 4�em b the applican[nnd see what response they have. He exptained that size and numbers 1�eve beer+discuseed as a concem and
ped�ope lLis�ceds to be handed to l6e applicent(or a reac[ion. True is not prepared 10 vote on conversion xs a d�rcs6old issue et this �:%.'`�
� mee[iug. :�� � -
� � � � C6itd explained d�a[he has been on 4�e Bonrd for 15 yenrs nnd wns on Ibe Plnnning and Zoning Commission for thtec yeara anJ he hns �7? �.
never seen e project where(he will of tLe Boald or the Cootmission was lo le!somelhing I�appen somehow,hut yet tliere was e feeling o(
w�ense about it,iather tLan just pw lhe stake tl�rough tlie t�eart of the project. it is a real effort to try to make it happen in some way or
� �-� fasl�ion and to try to find el[emetives. This is hnppening willi d�is Boertl beceuse i[recognizes lhet Niglilands needs an up6rede. T6nt :,� "
is n very basic premise t6nt everyone sLares. He noted that 6eving Gerald Hines end t6e team gives the community en oppodunity to wodc .��
with outstnnding people and tLe Bonrd is 6opeful d�nl tl�is cnn be nccomplislied, Howeveq tlie Board dces have to work ite wey 16roug6 �
. � j [6e issues nnd every elfoR wil!be made to tty to find n way�o do t6at. , ,
7
. Irelend believes there is a pmjec[for d�is momLLain tiint accomplished wLat d�e applicant desires and i[csn be accomplisLed witliout
. conversion.
� Gidea�Kaufman explained diat d�e npplicnn[spen[e long lime in t6e P&Z process end hxd nn opportunily to respond to concems n�d �� .
questions reised by P&Z. 17�is is tl�e first opportunity that�l�e epplicant 6as I.ad to liear commenta and feedback(rom the BOCC. He �
� ' .� suggested fhet since a nteeting is scheduled for August 31,1995,that ILe applicnn[have an opportunity[o U»nk about t6e[hing lk�et lmve ��
_ ,- been vo�ced et loday's meeting and to come back wit6 su�estions nnd thougLts end have Curiher discussion at d�a[poin[in tim�.
� CLild explained tLe[he looked at lhe mnpping earlier today in temu of visibility. I[sttucl-him d�at w6at is being proposed is tLlee
, developments,tl�e Base Village,w6ich seems to be an etement tl�ot can nlmost stand on its o�m,end t6e o[6er two areas w6ich are ectually �
- �- � two subdivisions. Cftild suggested t6at if the base village eould be processed as part oC this consideration and the lwo subdivisions went � �
� . tl�rongl�die�nowt4 menngement quota system,en honPSt app+aisal miglrt be made of die project .
'�- . \ _ A membcr of the public spoke about We housing intedering with the skiing. He expleined the[he has doubts that t6e Aspen Skiing �` .
..� Couipany would pu[a Imuse where it would impair tfie skiing. This mem6er o(tLe publie also explained lhat ell of tAese Lomes will no[ f .
. be second Hames. ]us[becnnse ILey nre[ree-morket units does no[mean they have to be a secand 6ome. �
Child spoke about s specifie cluster of i�omes,in Tlwnderbowl,end questioned whet6er�6ey will iu�pect tLe possibility of egfesc. Tliis
�. . � will 6ebin lo tunnel everybody and 6ecome e serious concem.
� � � Anod�er member o(tLe public asked die Bonrtl to speculate es to whnt would liappen i(tl�is project were Wmed awey end Il�is developer • , �
� aem to sell off ll�is property.
i:
� � (reland explained d�al the marl:et would respond. �
1 This member of the public{possibly Richie Cummins)explained t6at I�is fear is dmt somethingsimilar to w(ie[heppened with Hans Centrup '
could oecun He asked d�e SOCC[o look at w6at is now in place on t6at property. He hosn't Leenl any obyections to tGe core villa�ne ilselL �5'�
_ He doea not see how dec resedenls�s[tl�e base vellage will be able to pey the costs of improveroenls proposed in the development as a � ����?
whole. This pro}ect must be paid!or somehow,and Le thinks dee eubdivisions are d�e only way. He does not t6ink lhe homesitea on t6e �
6illside amowLL to a hill of beuns when ca�pered to the scope of t6e entire project. It mey,lwwever,be a niake it or break it issue for ��.
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� Board of Com�ty Conunieeioncro � Auguet 24�1995 - "�'�
";il:,,� Pilkin Cwv�ly�Colorado Pago 5 „:�
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"-- lUe devclopec If the developer is going lo lose$10 million an tl�is project,lie is yroing ro diseppeao He contende t6at 1l�e pmject crestca ��'
`� 90 tcent more housin uni[s Q�an nte in Wa[nei 6lwdiood now,and i[ia far nGove the 60:40 miz. Tl�is -'�.
. Pe B g gendemen,exp2ained H�et dee �
_ "z 60:40 mix is expected down t6e roed. Not all at one time, t;-•�a
� i,' �.,,
Ma.Cotttieb explained ticat the number oI people t6at have come m ski Aspen Hig6lm�ds hna incrensal jusc es a resal[of dw�wo new 6ig6 `'�y '
speed lifls. Impmving tl�e mountein and improving the base will bring more akieis. �;'��
S
� . . A member of lhe public(poasibly D4r.Co[dieb)urged l6e QOCC not lo impacl d�e neigl�bod�oai wilh l6e high end I�omes. He eleo thinks - Y
t6at ILe ownern of tLese liomes will drive cars downtown end not teke t6e[rnusportntion alternntives olTered in d�e pmposel.7Y�is r,enUemen � :J .
-- indicated lhat wLile Mr.Aines is a good develope,others cen develop tl�is p�operty.
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� � � Severnl membe�s o(We publie offered eiuourneemenl ro d�e BOCC[o support the projecL �.:-�,:��:.;- :
Mic6ael Convisor explained tl�at it Las been Gustreting to hear tl�nt t{�e devebper must 6ave tf�e free market lots in artter to mnke the � '
� . � davelopment tvork wil6out the Guaucinl infonnntion lo snpport these clnims. He urgeel[he BOCC to ask(or this infomintim�. {��'�'
"; �
- �� : jim True moved to wntinue N�e meeting to A�+gust 31,1996 nt 10:00 AM. Second by Tuite. He nsl•ed t6e xpplicant for commente. ��
�� - CiJeon Kuufinen explained t6at the applicaut would like[o d�ink about U�at ivhich wns voiced et toclay's meeling. Jim Tme esked that w -
� . lhe molion be chenged to meet nl 1:30 PM. T6is chauge wus acceptxLle to the entire Board. � � �� �����
� -- �� Irelnnd indicated t6nt he dces not tl�ink concerns about second homes,ltsnsportation,aee o(any surprise lo anyone. Irelnnd seid he �
�.�.j� wouldn't support more cnntinunnces.
. . I Tuite explained that it has tnka�n long timc to get to this point bui t6is is wl�at it is ull about. Tuite will not acknowledge lhet the 31st �p'• �
_ -�,;I will be die lest meeting. [f We group cen make progmsa end get issues out oC tlie way end resolve items,and it may possibly 6e the homes,
tLis is the appropriate process.
��.;� Ireland is willing to Iake tLe time tbat it tekes[o get new progress but I�e believes d�at tlie Bonrd needs to atxrt makin6 decisione. It ia �
not a consensus process and sit until everyone ngre�on everytbing. i .
. � A mem6er of U�e public indicated he is a second 6omeowneo He rents his place to employeen. Tlie second 4omn ore not necessarily �
_ � vecant all of t6e time. In ilie mega-4ouses,this mey be tn�e. He lives in Hunier Creek and he rents it out to employcea w6en Le is noC _
Le�e. He is here iu t6e summer. Second I�ome owners ere a visble peA of die community. He suggrsted tl�e size of some of d�e hanes
� migl�t be res[ricted. � �
� � . Iroland exp(eined d�at the rcatity in luxury I�omes Senelute employenenl,caigeation,tramc and all of tlie things tl�e community likes to �
u
. � complain abouL He cmitenda thx[addins more to that mix will be a mistake. - �
i
_;`{�-. ��� A member of the pu6lic(possibly Mr.Gotdieb)spoke n6out development end t6e mounlain improvements regonling economic ties. He ..
,-�—.� conlenda tLa!a complete and tolal disclosnre sl�ould be mnde so t6at everybaly can see what tLey am looking at. He contends t6et it is �
not fxir to the community or[o d�eplxn or to land use to Lave 16e intonations all o(tlie time Ihat t6e developer mus[I�ave this or else,
��� . wil6out en understanding otwho owns d�e Aspeu Higldands,whet!He re{atiaisl�ipsare,wbal the e�eements ere,end what du financu �
. _� � �� � are. He�vants t6e whole picture. He hns lived in tBst area since 1973. He explained that ecortomics is no[what lnnd nse is aboul.This -
, member oC d�e public feels 4�et it is not(air l6al l6e developer 6as to have 6is plan or else the cownwni[y ia goins to sufter. He dcea
- .. ' not believe tha[t6e Aspen Skiing Corpo�atimi is going to�valk awey fmm t6e Hig6lands and feeve it neked and tLrow out the base area �
� � . for sale.
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� Qoard of Coun�y Cmnmiaeionere f Angaet 24�1995 �,
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�,,.�+ Pitltin Cmmty�Colorado
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. - Child explaincd l6a[if d�e Board dces it�s job U�ey will be loq�cing et Innd uae and not beyond t6et. ]n C6ild'e mind,if it is good for d�o '� ,,
" lend,it's sood,and if it ia bad for die lond;it's bad and 6e dcesn't care wLat all d�e little side tl�inga em. He will look at Ixnd uae and ��
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t6et elone.
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CaU lhe question. All in favon
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Respectfully submilted, .�
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;'! RACZAK INC. �'`
_ .; ,I , � 215 S.Mrnareh.Suite 104 . � � .
Aspen,CO 81611
(970)925-4869
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