Article by Madeline Osberger of the Aspen Daily News:
Town council will consider next steps for Base Village project
The Snowmass Base Village has been in an unfinished state for so long that it’s possible to overlook the magnitude of a project first approved in 2004 for around 1 million square feet.
The subject of multiple revisions over the past decade — including two amendments just this month — the Base Village final PUD plan that the Snowmass Village Town Council will evaluate today during a public hearing and second reading of Ordinance 9 now tips the scale at 1.1. million square feet.
Because applicant Related Colorado (through Snowmass Acquisition Company, LLC) has requested variances and additional square-footage, the approval can only be granted by a super majority vote of council, or four of five seated members, during the meeting that begins at 3 p.m. in town hall.
The vote could have significant ramifications on the long stalled project’s timing — what, if any buildings will break ground in 2016, and whether Aspen Skiing Co.’s purchase of Lot 2 from Related is completed by both parties’ self-imposed, end-of-year deadline.
Elected officials must also decide about their comfort level with changes that have been made to the plan since it received a unanimous preliminary approval in September. The final phase of review is normally a crossing of the T’s and dotting the i’s of an application, rather than a time to consider new amendments.
The 2004 planned-unit development allowed for 610 lodging units in Base Village and just 243 have been built to date in the Viceroy Hotel, Capitol Peak and Hayden Lodge.
When computed as “unit equivalents,” the final buildout that council will review proposes increasing from 394.35 (roughly the 610 units referenced above) to 416.75 UE. Overall floor area on the 19.1-acre developable site rises by 75,544 square feet, to 1,092,040 square feet.
The final plan application that’s under consideration today by Snowmass Village elected officials contains a look at where the project now stands:
— Building 13B: Phase 2 of the Viceroy hotel. Once approved for up to 72 units, the second Viceroy building has been pushed back to a later phase (2019 or 2020) and will now have 49 wholly-owned condos with one lock-off unit, seven employee units and a kids play space.
— Building 12: Approved for 20 total residential units (57,445 square feet allowed), a minimum of 37 parking stalls are required.
— Building 11: Approved for 25 total residential units (64,247 square feet allowed), with five lock-off units, two employee units and at least 32 parking spaces included.
— Building 10AB: Combining two previously assigned development lots has paved the way for 187,850 feet of development in two buildings that could allow 110 condo units with 27 lock-offs and five employee units.
Also permitted would be 6,081 square feet of commercial space and one-and-one-half grades of parking to accommodate 141 parking spaces, including 23 contingency spots.
Courtesy Town of Snowmass Village
— Building 8: One of the two fake-front buildings on Wood Road, this front stage building was originally envisioned as the Residences at Little Nell. Now, fractional and whole ownership usage totals 103,002 square feet and up to 30 condo units are approved. Having just received permission to add between 4-10 feet in height, the building maxes out at 117 feet above prior existing grade or 93 feet above existing grade.
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Connected to building 7 in terms of operations and some developer requirements, building 8 is important to town interests because of Related’s obligation to provide space for a medical clinic that’s been uprooted by Base Village construction for more than seven years.
— Building 7: The second of two false front buildings on Wood Road. Central check-in location at this “arrival center” for condos in this building and next-door neighbor, building 8. Eleven condo units, and four employee units total 36,530 square feet.
Between the development in buildings 7 and 8, a minimum of 11 fractional units must be provided, as per the ordinance. This structure at Snowmass’ front door could be 11 feet higher than previously approved, to 99 feet above the prior existing grade.
— Building 6: Mix of units and commercial space totaling 9,775 square feet. Offered by the developer as an unfinished shell as part of its community purposes obligation (along with $500,000 in cash and free common area maintenance fees for 14 years), the town will later name the tenants and building usage, one of which will be a food and beverage operation.
— Building 5: SkiCo proposal for 102-unit Limelight hotel, 15 condos, 12 lock-off units and two employee units housing seven seasonal employees. Snowmass Mountain Club component, capped at maximum 228 members. SkiCo has been upfront about its desire to begin construction in spring of 2016, otherwise the project could be in jeopardy.
— Building 4AB: Part of the Limelight project, allows 12,150 feet of commercial space and three wholly-owned condo units.
— Building 9ABC: The building site is now an open plaza that will host ice skating, concerts and small events. For granting the developer some variations to the original plan, town is offered this as “community purpose” as a component of mitigation, as well as waived common area maintenance fees.
— Fanny Hill townhomes: 10 townhomes and one restricted housing unit totaling 24,425 square feet. Planning commission is scheduled to hear this separate application beginning Jan. 6.
What was finished in Base Village between 2005-09
The economic downturn completely stopped construction in Base Village with the Viceroy being the last completed project. What was finished between 2005-2009 includes:
— Building 13A: Viceroy Snowmass. 150 free market units with 17 lock-off units and three employee units. Parking facility beneath the hotel and future second phase of Viceroy can accommodate 206 spaces.
— Building 3DE: 8,322 square feet of commercial space. Iconic red barn structure houses Slice and was original home to The Sweet Life candy store and ice cream parlor.
— Building 3ABC: Commercial, retail and ski-related facilities include Base Camp restaurant and bar. Total is 16,347 square feet.
— Building 2C: Includes 23 residential units. Total of 36,911 square feet.
— Building 2B: Mixed use with 25 units and restaurant space for a total 41,914 square feet in Capitol Peak complex.
— Building 2A: Ricard restaurant, 29 residential units and conference space included in 70,052-square-foot Capitol Peak complex.
— Building 1: Treehouse children’s center and 14 units of residential in Hayden Lodge. Total of 48,843 square feet.
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