Potential five-star hotel gets strong support from city planning commission

Artist rendering of the proposed Thunderhead project

A recent article in the Steamboat Today shows the artist rendering for the proposed five-star hotel at the base of the Steamboat Ski Area. With strong support from the city planning commission the project will be reviewed by the Steamboat Springs City Council. See below for more details.

January 23, 2009 article in the Steamboat Today:

The proposed Thunderhead project at the base of the Steamboat Ski Area will proceed to the Steamboat Springs City Council with a strong positive recommendation from the city Planning Commission.
Commissioners voted, 5-1, to support the 390,000-square-foot project requesting substantial height variances from the city in exchange for a variety of public benefits. In explaining their support, some of the commissioners said they believe that the city’s height limitations in the Community Development Code are outdated and inconsistent with subsequent area plans that have called for increased density at the ski base.
“Precedent has already been set,” Commissioner Karen Dixon said, noting other approved base area projects of similar heights. “ We are obligated to respond to context.”
Commissioner Rich Levy cast the dissenting vote.
“Because of the height, I would be looking for extraordinary public benefit,” he said, “and I’m not seeing that.”
People packed Centennial Hall on Thursday night for Planning Commission’s review, which stretched late into the night. The height variances, aesthetic issues, economic impacts and more were among the items that drew the large crowd of supporters and critics.
The Atira Group is redeveloping the former Ski Time Square and Thunderhead Lodge properties that it demolished last year. Atira has decided to submit separate development applications for the projects, with the 390,000-foot Thunderhead site coming first. The application anticipates 100 residential units averaging about 2,300 square feet, along with two restaurants and shops.
Atira requested several variances for the project including overall heights about 30 feet above the 73-foot maximum prescribed in the Community Development Code for the gondola two zone district. Atira also is requesting a five-year grace period instead of the standard three years before it must pull a building permit, and plans to build a turnaround driveway in the city’s Ski Time Square Drive right of way.
City planners recommended approval of the project, believing the project’s public benefits are commensurate with its requested variances. Proposed benefits include a commitment to earn a silver certification from Leadership in Energy and Environmental Design, or LEED, for green building practices in the construction of the two eight-story buildings; public amenities such as seating areas, restrooms and outdoor fireplaces; the gifting of space to Yampa Valley Medical Center to relocate its injured skier transport center; and economic sustainability in the form of short-term rentals.
Several in the audience and others who wrote letters, however, disagreed with city staff’s recommendation.
“I haven’t heard anything about why this height is necessary to achieve these goals,” said local attorney Ron Smith, who is representing homeowners in the Bronze Tree condominium building north of the proposed project. “Where is the public benefit that large?”
Bill Jameson was strongly opposed to allowing Atira to construct a driveway in the public right of way.
“Scale the building appropriately, and it doesn’t have to be in the public right of way. Move it back,” he said. “Don’t just give away public property. This is valuable property up there.”
City planner Jonathan Spence said the width of the city’s right of way on Ski Time Square Drive is excessive.
“The idea was that we were going to vacate portions of that right of way to allow for more interesting streetscapes,” Spence said.
While most residents who own condominiums near the proposed project wrote or spoke out against it, others were supportive. Thunderhead also received endorsements from business owners, other developers, a Ski Corp. executive and others.
“The project is a critical component for the overall plan for a renaissance at the base area,” said Chuck Porter, former general manager at the Sheraton Steamboat Resort. “It’s important to remember that high density was desired at the base.”
Planning Commission postponed a review of Thunderhead’s community housing plan to Feb. 8 due to the late hour.