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05-09-02 Town Council MinutesMayor T. Michael Manchester called to order the Commercial Core Workshop of the Snowmass Village Town Council on Thursday, May 9, 2002 at 8:30 a.m. COUNCIL MEMBERS PRESENT: Mayor T. Michael Manchester, Douglas Mercatoris, Robert Purvis, Richard Virtue and Arnold Mordkin COUNCIL MEMBERS ABSENT: STAFF PRESENT: PLANNING COMMISSION: PUBLIC PRESENT: WELCOME AND INTRODUCTIONS: SNOWMASS VILLAGE TOWN COUNCIL SPECIAL MEETING COMMERCIAL CORE CONCEPTS MAY 09, 2002 All Council Members were present. Hunt Walker, Acting Town Manager and Public Works Director; Carey Shanks, Assistant to the Town Manager; Jim Wahlstrom, Senior Planner; Chris Conrad, Planning Director; David Peckler, Transportation Manager; Marianne Rakowski, Finance Director; Walter Keiser, Town Consultant; Dan Guimond, Assistant to Town Consultant; Robert Voigt, Senior Planner; Nick Tucker, Information Systems Manager; and Donna J. Garcia Spaulding, Secretary /Records Clerk; Doug Faurer, Mark Stout, Jim Gustafson, Bob Fridstein and Bill Boineau Madeleine Osberger, Brent Gardner Smith, Gary Suiter, Pat Leto, Bill Burwell, Jeffrey Server, Phyllis McPhillin, Michael Adams, Mary T. Brown, John Francis, Mel Blumenthal, Mike Brance, Paul Shepherd, Rick Griffin, Lance Burwell, Don Schuster, Dave Bellack, Chris Blacklove, Jim Horn, Kevin Kelly, Chris Hiner, Bill Kane, David Kleinkopf, Patty Xenos, Isabelle Gosselin, and other members of the public interested in Agenda items for this Meeting. Mayor Manchester welcomed attendees and introduced the Town Economics Consultants, Walter Keiser and Dan Guimond. He stated that today's workshop 05- 09 -02tc Page 2of6 entitled "Creating a Vital, Vibrant Commercial Core in Snowmass Village," would include three commercial core nodes: 1) Snowmass Center, 2) Base Village and 3) West Village. SUMMARY OF WORKSHOP OBJECTIVES: Walter Keiser gave a brief summary of the workshop objectives and stated that their goal is to attain clarity and direction from those in attendance and move forward with a cumulative plan. Keiser defined the three nodes in the Commercial Core specifically as resort lodging, retail and commercial facilities, and services and activities. He explained that connectivity with the pedestrian and transit linkage are all elements which need to adapt to a changing market and requested that the audience keep the vital issues in mind preferences and trends, and visitor attraction in order to hold visitors. PRESENTATION FROM ECONOMIC ALALYSIS: Dan Guimond provided a Power Point presentation depicting the history involved with the economic analysis of the community scale and linkages, hypothetical scenarios, and market relationships. Guimond defined the economic database, relation of lodging and occupancy, retail expenditures, retail space and sales level, and the interaction between them. He outlined management scenarios, fiscal components and highlighted the Town's major developments at Base Village, Snowmass Center, Conoco, and the Timbers locations. He reported numbers for residential units, permanent residents, seasonal visitors and overnight guests. Guimond provided Council with a report of square footage involved at the commercial core including food and beverage, day skiers /visitors, existing utilization of lodging, and seasonal residents, along with a graph depicting the occupancy pattern on a monthly basis. He also presented a model of Pipeline Scenario Utilization on up- coming development. He presented visuals highlighting Cumulative Development Impacts and Vibrant Commercial Core Utilization, and confirmed a need for increased sales at Village businesses. PRESENTATIONS FROM INTRAWEST: Paul Shepherd, representing Intrawest, provided a Power -Point presentation outlining comparable commercial developments, success factors of a resort village, the Commercial Development Analysis the backbone of a commercial development, and "Mont Tremblant an evolved resort case study He provided a comparative analysis of commercial development case studies, including Mont Tremblant, Lake Las Vegas, Sandestin, Copper Mountain, Les Arcs and Whistler Creekside; all successful Intrawest redevelopment projects where existing commercial proved to remain competitive. Shepherd identified the key focus to success in other resorts as a non- competitive attitude between existing and commercial nodes, providing a one- 05- 09 -02tc Page 3 of 6 stop shopping experience (much like a casino provides all needs in one casino, thereby keeping their guests), skiing, exciting night life, food and beverage in one spot, unique restaurant experience, convenience goods, big -box retailers with linkage to the core areas and creating long- lasting memories for the guests. He reported that according to the Travel Industry Association of America (T.I.A.), studies indicated that shopping is the most popular activity among United States travelers: Thirty -three percent (33 from shopping, seventeen percent (17 from outdoor activity and fifteen percent (15 for historical activity. Shepherd further stated that eighty -five percent of the decision to chose one destination over another is related to shopping, eating and nightlife. Patty Xenos and Isabelle Gosselin, representing Patty Xenos Design (PXD) and Intrawest, presented visuals of Commercial Development Analysis and a Tenant Mix Matrix. Xenos stated that the nodes outlined in Snowmass Village contain very common demographics, and reported a positive feature that the Snowmass Village nodes are within close proximity. She stated that creating a synergy with Brush Creek Village and the Mall businesses is a key focus and explained the logic and magic of the plan in correlation with traffic flow, neighborhood layout, retail development, and the mall. She stated that the Commercial Master Plan, calculated with community offerings to the resort, are important considerations that need to be in harmony with the strengths and weaknesses of the community. Xenos presented redevelopment visuals featuring traffic flow, site line studies where activities will be occurring, traffic linking to the gondola, neighborhood loops, linkage from the gondola to main stream shops, an events plaza, mountain festival base area, skiing, arts and specialty lanes, and a water park family play area. Xenos presented examples of the mall area layout at Elbert Lane, on the ski slopes, at the clock tower and transit plaza, with drop -off areas at Daly Lane and Lower Snowmelt Road. Referring to a map of the proposed development, she stated that at Elbert Lane they would like to maximize diversity of quantity and refined shops at building 43A and introduce a higher -end experience with the restaurants in this area. She outlined the layout at the ski slopes areas and stated that they are concentrating on circulation of services from prime buildings surrounding building 54, as they are destinations, animate the plaza (centrally located between buildings 71 and 61) and the clock tower area with terraces and live entertainment; improved circulation, maximize the apras ski terrace on grade access around building 68 (the link to the pedestrian stroll area); and minimize visibility of the basement area around building 68. She outlined the layout of the transit plaza and stated that they would like to take advantage of the proximity to parking at buildings 26 and 25 for provisions and diversify shops located in this area; restaurants should be dispersed as to create a ping pong effect beginning at building 39- to- 31 -to -22 and ending up at building 24. She outlined an impulse area centrally located between buildings 12, 10, 6, 3, and 11 (directly behind the Daly Lane bus drop -off) and stated that they would like to concentrate services in 05- 09 -02tc Page 4 of 6 the apres area from prime circulation at buildings 12 and 12A, as they are destinations. DISCUSSION FROM THE ATTENDEES: Keiser stated that the questions and discussion from the attendees would be focused upon the potential integration of the three commercial core nodes, the prerequisites for such integration and the specific commitments from interested parties necessary to initiate a cooperative approach to creating the "Vital Vibrant Commercial Core Keiser, Shepherd and Council discussed the need for participation in investment in the existing retail in order to be successful. Shepherd stated that factors that have influenced the growth of leisure /entertainment activities are increased wealth, a larger and older population with more leisure time and money, the fall of political barriers and technology. John Francis and Dan Guimond discussed increased activity during off season from April 15 May 15 and a drop in occupancy during June, July, August and the first two weeks of September. Council Members, the Consultants and several Snowmass Village business owners discussed leakage to Aspen. They specifically addressed the questions of why guests travel 50 minutes in traffic and bad weather to spend time in Aspen. It was determined that two thirds of the guests stay in Aspen but travel to Snowmass to ski, due to the variety of restaurants available, variety of retail shops and nightlife experience in Aspen. Bill Burwell and Paul Shepherd discussed commercial core matters and factors involved such as skiing, hotels and spas and how to create a "wow" affect for guests. Bill Burwell stated concerns with the need to invest in the resort as a whole, not just as a retirement community. Burwell suggested that some concentration be placed upon enhancing the entrance to Snowmass Village in addition to marketing. Mayor Manchester and Mary Brown discussed ways to generate revenue by increasing bed -base occupancy and sufficiency, and how to proceed with marketing and financing prospects and investments. Keiser stated that they are seeking a clear commitment from the mall owners, the Town and intrawest to work toward a common interest! Patty Xenos stated that Intrawest is not trying to compete with Aspen. She further stated that they are focusing on creation of a unique entertainment experience during down time and prime resort management. 05- 09 -02tc Page 5 of 6 Doug Faurer stated concerns with the mix of tenant and retail and questioned how to gain cooperation between the tenant and landlord. Keiser assured Faurer that there is a way to figure out how to proceed and share the risks, and stated that he would be happy to provide a central management model. Manchester stated that a tenant -mix agreement is vital, a financial investment would be required, and a balance of bedrooms and commercial square footage is necessary. He stated that time is of the essence and that the community is suffering and businesses are having a difficult time. David Kleinkopf, representing Intrawest, stated that they are not prepared to step in and purchase the mall, although they are prepared to discuss central management. Mercatoris addressed the importance of combining Brush Creek Village, Snowmass Center and the Mall. He stated that now is the time to do it and requested input from the properties and business owners. Mary T. Brown, representing Shell Properties and Gateway Parcel C, stated that redevelopment of the mall needs to be compatible to the proposed Base Village Sketch Plan. She commended Intrawest for their participation and stated that she is interested in a further discussion with the other stakeholders. Brown stated that if the numbers work out, the Town Council would have her support. She addressed concerns with the debt financing, questioned an increase in sales tax revenue as a solution and stated that the community needs to be involved in order to understand and embrace this plan. NEXT STEPS: Council, the Consultants, Intrawest, Mall business owners, and others in attendance agreed that a cooperative agreement is achievable and would promote future success. They also discussed ideas for a central management plan of the tenant mix and who would be in charge of management. Keiser stated that there are risks involved, which need to be balanced and that he has a design for a Commercial Master Plan. After further discussion, it was determined that if nothing is done, retail will suffer and Snowmass Village would die without implementation of redevelopment. Jeffrey Server, representing Shell Properties, stated concerns with the meeting forum, inaccurate press representation and a need to speak freely without negative repercussions from the press. Sever stated that he is willing to participate in closed -door commercial discussions with other stakeholders. Brent Gardner -Smith inquired of Council's intention to hold private meetings. Keiser stated that this type of Work Session is perfectly legal and appropriate to conduct Meetings with stakeholders outside a public forum. Mayor Manchester 05- 09 -02tc Page 6 of 6 stated that neither Council nor Planning Commission members would be present at the stakeholders meetings and reported that Council is very aware of the legal boundaries for conducting meetings. After further discussion, it was determined that Walter Keiser and Mary Brown would formulate a core group of stakeholders, schedule work sessions, prepare meeting agendas, and arrange meeting timelines and objectives to be discussed. The work sessions will address unanswered questions and provide discussion of commercial scenarios, rationale of change, transit/pedestrian design, and promote a plan to move forward. ADJOURNMENT There being no further discussion, the Meeting adjourned at 12:20 p.m. APPROVAL OF MINUTES FOR THIS MEETING Minutes were approved as amended, at the June 10, 2002 Regular Town Council Meeting with a motion made by Council Member Mercatoris, seconded by Council Member Virtue, and upon a vote of 4 in favor to 0 opposed. Council Member Purvis was absent. rcia- 'Spaulding, Second Deputy