Condo-hotel project eyed for Shock Hill
BRECKENRIDGE A proposal to up density and shrink the development footprint on a pair of tracts in the Shock Hill subdivision near Cucumber Gulch got a mixed reception at the town council work session earlier this week.Some council members said they had concerns about adding density in the area around the gondola turn station, while others said more density might be acceptable if the buildings are scaled to avoid significant visual impacts to nearby Cucumber Gulch.At issue is a preliminary proposal by a company called AZCO II LLC to build a condominum-hotel consisting of two lodge-type buildings with underground parking instead of the townhome complex currently included in the Shock Hill master plan.To make the project work financially, the developers want to add 33 single-family-equivalency (SFEs) units on Tract C and 14.3 SFEs on Tract E, using density from the towns transfer of development rights (TDR) bank. Both parcels together total 9.56 acres. Overall the density would increase from 84.7 to 132 residential units.At the same time, AZCO proposed dedicating 2.25 acres of land as open space as a public benefit. Scrunching the density into two taller buildings could also shrink the overall building footprint and enable bigger buffers and more trees to remain on the property, said AZCOs John Niemi.Developing the lodge facility with underground parking involves more of an up-front financial commitment, as well as increased financial risk, Niemi said, fingering those factors as driving the requested increase in density.Density concernsI dont understand the need for the increased density, said Breckenridge Mayor Ernie Blake, at the same time thanking the developers for approaching the council with an eye toward what is in the best interest of the town.Town Councilmember Jennifer McAtamney said the open space dedication would fill in a key spot near the treasured Cucumber Gulch wetlands, but said she also had concerns with the proposed 50 percent density increase.Open space and trails director Heide Andersen said the 2.25 acres would provide a valuable buffer for a key pond in Cucumber Gulch.The straight-up density was less of a concern for Eric Mamula, who said hed like to try and minimize any additional visual intrusions to Cucumber Gulch through site-sensitive design.The important question is, how many people youre adding to the mix, Mamula said. Coming in anticipating negative points for height is a problem for me, Mamula said, referring to the height of the proposed condo-hotel project. After hearing feedback, the developers decided to go back to the drawing board and revise the condo-hotel plan to address some of those concerns.Muggins GulchThe town council also discussed a subdivision plan for Muggins Gulch thats up for review at a Jan. 25 meeting of the Upper Blue Planning Commission. Up to eight units could be built on the 160-acre parcel under standard zoning, with a bonus unit of density permitted for clustered development and site-sensitive design.The property is located north of Tiger Road, about two miles east of the Dredge parking lot.Town planners questioned whether the site qualifies for increased density since it is not identified as a receiving area for transferred development rights. Town planners would like to see development steered toward the lower meadows on the parcel. Impacts to the high-quality wetlands on the property could fragment habitat and potentially disrupt wildlife movement, according to a planning memo.The council also reviewed a proposed ordinance that would boost the towns ability to enforce leash laws, with an eye toward reducing wildlife impacts in Cucumber Gulch.Bob Berwyn can be reached at (970) 331-5996, or at email@example.com.
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