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10-03-05 Town Council Minutes Town of Snowmass Village Town Hall Ad-Hoc Advisory Committee Meeting Minutes October 3, 2005 Agenda I Review Previous Meeting II Point/Draw Design Concept (continued from 9/29) III Draw-Only Design Concept IV Preferred Town Hall Site Location V Finance Options and Ballot? VI Agreements & Council Recommendation VII Wrap- Up VIII Adjourn Previous Meeting The Committee agreed with the Agreements as drafted from the September 30 meeting with the amendments to #4 to state: Recognizing the absence of hard numbers or bids, the perceived cost savings of constructing Town Hall at the Entryway appears to be unlikely. And adding the word “vicinity” at the end of #8 to state “Mall vicinity.” Design Concepts Leah Moriarty In seeing all of the design work being presented today regarding the Point/Draw site, feels like the cart is coming before the horse. Leslie Lamont Intent of today’s Point/Draw presentation is to catch sub-committee up with where Council left off. Gus Gustafson In current design for Pt./Draw, the Council Chambers is approximately 1700 s.f., compared to 700 – 900 s.f. in the current Council Chambers. That space can be divided into 3 meeting rooms with a max-seating capacity of 150 seats. The space is envisioned to be used for other community meetings as well. TOWN HALL MEETING NOTES 10-03-05 Total square footage of the proposed building - 14,420 sq ft (excluding storage and support space). Gross s.f. – Approx. 17,500 sq ft (including underground parking). The council room is designed to provide the ability for everyone to view presentations all at once. 50 parking spaces are proposed, consistent with the Town’s code requirements. Draw Only Gus Gustafson and Jim Kehoe Presented conceptual layout showing the building that was designed for the Point/Draw shifted completely onto the Draw site (not a new building Design). Concept presented w/access easement across northern portion of Point site. Building orientation rotated 90 degrees, so Sam’s Knob alignment is lost – there may be other opportunities for visual connection to the mountain resort. Mike Segrest Town Council has concluded in the past that the Point/Draw is the best location. This committee has been convened to revisit that decision and conduct an independent review of work produced and presented to date. Stan Kornasiewicz Design seems to maximize capacity for housing up in the Draw, if the road were st pulled off the point and the 1 switchback was pushed further up, then it seems that parking could be located more behind the building. Gus & Mike Various configurations could be explored, but physical constraints (i.e., slope) and the desire to maximize affordable housing in the Draw must be factored. Mike Segrest Draw-only concept in packet shows result that housing is reduced from approximately 83 units to 75 units. Adding stories to the residential buildings, as well as an elevator could most likely make up that difference. Stan Kornasiewicz Asked if Comprehensive Plan recommended clustering employee housing at the lower portion of the Draw. Answer: It does. 2 TOWN HALL MEETING NOTES 10-03-05 Gus Gustafson Draw Site with 30’ easement on Point equals 75 units Draw-only equals 75 units Point only equals 80 units Point/Draw equals 82 units Upper Draw access equals 87 units Assumes 1 unit equals an 800 square foot module. Parking assumed at 1 space/800 square foot module. Some of the parking is envisioned to be tucked under the buildings. Ted Grenda Feel comfort that Draw can support both Town Hall and Employee Housing. From a pure design-oriented perspective, the Point/Draw is clearly the more attractive option. He has a strong feeling the 6.8 million is not an appropriate valuation of the Point Site. If designing the Draw to accommodate Town Hall and housing, it is important that the Town Hall takes precedent and is designed properly. The Committee agreed that both Town Hall and Affordable Housing have the feasibility to work together in the Draw. The Committee agreed that access to the Point is only practical through the Draw site due to steep slopes and the proximity to the proposed roundabout at the intersection of Kearns Rd. and Brush Creek Rd. Mike Segrest This committee may not have enough information on whether the road needs to encroach into Point to ensure a well-designed project on the Draw-only. Finance/Ballot Discussion of what happens to Point or what goes on the Point will take time and hold up development of Town Hall if waiting to use the Point to finance Town Hall on the Draw. Items that could slow the use of Point sale money:  Legal challenge of selling Point to developer while maximizing potential return, limiting development, and assuring avoidance of contract zoning.  Identifying what could/should go on Point Site from a practical, and community-oriented perspective. Barry Peters Suggests the Town look deeper into legal limitations and interpretations of how government can offer the land for occupancy (i.e., ground lease) by another 3 TOWN HALL MEETING NOTES 10-03-05 tenant while preserving Town ownership for potential future public use. Explore ways to utilize the Point as an asset for a fee while Town contemplates future public use of the land. Mike Segrest COP’s – Certificates of Participation, the cost of money is greater, better than pure lease/purchase because the lessor has no profit margin factored in, but the interest rate is higher than with municipal bonds because of higher risk associated with the only guarantee or assurance being the building that is built, not backed by the full faith and credit of the Town. The proposed Town Hall bond issue gives the Town the ability to repackage existing road bonds and the Operations and Maintenance Facility bonds and to pay them off without raising taxes, but would extend the life of the current tax. It is expected that, as assessed valuation rises throughout the Town, the mill levy will go down due to the expansion of the gross valuation contributing toward the fixed annual amount needed to service the debt. Ted Grenda Need to make it clear to town and committee that if the Point is sold, proceeds could be used to pay off the bonds under an early call provision that would be structured into the bond issue. Mike Segrest The old road bond and operations facility main bond will be refinanced. Of the total bond issuance described in ballot question 2B, $6.1 million is for Town Hall. The remaining $2.445 million would go toward the refinancing. Ted Grenda Actual construction costs are typically a minimum of 30% over the estimated costs – historically. Any other sites? Stan Kornasiewicz What about the Maintenance Facility on Owl Creek Road? Mike Segrest That site is maxed out. Ted Grenda Stated that the Committee had not taken the current location (i.e., Snowmass Center) off the table. 4 TOWN HALL MEETING NOTES 10-03-05 Mike Segrest Considering impending redevelopment of the Snowmass Center – only 6 month window with planning, need the ability to have a replacement facility - timeline is being pushed – not knowing the plan for the Center building, not knowing what rent will be, believes it is best that the Town continues to plan for a new building. The Committee discussed the possibility of continuing to maintain Town offices in current facility, but determined that development timelines, economic uncertainties, and the absence of financial clarification has led the sub-committee to determine that it is less desirable to stay in current space then take action to build its own space. Ted Grenda In agreement the Town Hall should be in the Draw but large percent of community thinks what is the “rush to judgment”? The Committee identified no other potential locations for for discussion or review. Bob Purvis Given the life expectancy of the Town Hall (more that 25 years) make sense to own versus lease. John Wilkinson What is Gus’ read on physical structure (life span) 50 years life for public buildings? Gus responded that there are many court houses and town halls well over 100 years old and still functioning. The building will last 50 years or more but it is technology that changes and buildings or programs sometimes have to adapt. Ben Niiler Understands the Point is a valuable asset, but believes that if it is sold for development the Town would lose control of what the community is trying to achieve by creating its own Town Hall (i.e., the ability to control the public space, to ensure a community serving and accessible Town center, and a vital and interactive town core). Stan Kornasiewicz Does Mike feel that a good plan could be identified for commercial development on the Point site - to maximize value and minimize impact? Mike Segrest Can’t do both but may find a compromise to achieve entitlement. It is still tricky and complicated, the key is to reduce the risk factor and still achieve community goals and preserve substantial value of the land. 5 TOWN HALL MEETING NOTES 10-03-05 Parking Lot Make sure Pitkin County ballot language is available - What does Comprehensive Plan say about the Draw? - What can be done to reestablish/preserve shepherd’s hut - Is this important, the shepherd’s hut, to incorporate language to Council? - Respectfully Submitted By: FOR: Jason Haber Economic Resource Director 6