HomeMy WebLinkAboutagenda.apz.20091020AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY, OCTOBER 20, 2009
SISTER CITIES MEETING ROOM
CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES
IV. DECLARATION OF CONFLICT OF INTEREST
V. CONTINUED PUBLIC HEARING:
A. 1450 Crystal Lake Road -Aspen Club Redevelopment, Final
Specially Planned Area and Associated Reviews
VI. OTHER BUSINESS
VII. BOARD REPORTS
VIII. ADJOURN
Next Resolution Number: 15
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Jennifer Phelan, Community Development Deputy Director
FROM: Jessica Garrow, Long Range Planner
RE: 1450 Crystal Lake Road -Final SPA, Final PUD, Final Timeshare,
Multi-Year Growth Management, Affordable Housing Growth
Management, Stream Margin, and Subdivision Reviews
Resolution N o. ~ ,Series of 2009
MEETING DATE: October 20, 2009
APPLICANT /OWNER:
Aspen Club and Spa, LLC
REPRESENTATIVE:
Sunny Vann, Vann Associates, LLC
LOCATION:
1450 Crvstal Lake Road -Lot 15 of the
Callahan Subdivision
CURRENT ZONING:
RR/PUD (Rural Residential) zone district with a
Planned Unit Development (PUD) Overlay
SUMMARY:
The Applicant requests final PUD, final SPA,
final Timeshare, Growth Management Reviews,
Stream Margin Review, and Subdivision
Review in order to develop 20 timeshare units,
12 affordable housing units, and 132 parking
spaces on Lots 15 and 14A (the existing 35
spaces on Lot 14A will not change as part of
this application) of the Callahan Subdivision.
STAFF RECOMMENDATION:
Staff recommends •that the applicant eliminate
or relocate units 5 & 6 prior to proceeding to
City Council.
STAFF NOTE: This memo only includes new
information. Please refer to the September
29, 2009 packet for the review criteria, and
other background materials. Please contact
Jessica Garrow if you need a new copy of
any materials.
1 Aspen Club P&Z 9.29.09
Photo: Aspen Club building and location.
SUMMARY OF OCTOBER 6. 2009 MEEETING: The Planning and Zoning Commission
began review of the Aspen Club application on September 29, 2009 and continued review on
October 6, 2009. The October 6`h meeting focused on the applicant's transportation plan as well
as the longevity of the project. The Commission proposed a number of items that could be added
to the applicant's TDM plan. The TDM Is attached to this memo as Exhibit N. City Planning
staff has reviewed these ideas with the City Transportation staff. Lynn Rumbaugh of the
Transportation Department will be at the October 20`h meeting to answer any further questions.
TDM Inens:
1. Require Shuttles to be run along Highway 82 instead of Ute Ave?
a. The Cross Town Shuttle operates along Ute Ave, and serves a number of
developments along the street, not just the Aspen Club. The route was created
after significant study of the usage and needs patterns in the area. Additionally,
there is City Service along Highway 82 in the Mountain Valley Shuttle. Staff
does not recommend any route changes be made to the Cross Town Shuttle.
b. Staff does not recommend changing the Aspen Club shuttle to Ute Avenue
without additional study. The schedule and route of the shuttle should best serve
the Aspen Club users, and the applicant is in the best position to state what their
users needs aze. Staff would be comfortable with considering it as a future option
in the monitoring section, but not with requiring it at this time.,
2. Add a gate to the Club entrance
a. Staff does not recommend the installation of a gate at the Club entrance. Staff
believes a gate would create a sense of the club being a "gated community" and a
place that does not welcome and serve locals. Additionally, no development of
this size has ever been required to provide a gate at their entrance to address
traffic concerns. This kind of solution was not used for the Jewish Community
Center of the Aspen Valley Hospital.
3. Require Paid Parking
a. Paid Pazking is included as an option if other transportation demand measures are
not working. Staff does not believe paid pazking is an effective tool to begin
with, but is an important tool to leave in the basket of tools available to implement
later, The applicant has included preferential pazking for carpools.
4. Have the Applicant pay for 100% of the bus passes
a. Staff does not recommend the applicant be required to pay 100% of the bus
passes. No development of this size has ever been required to provide this option.
Staff does believe this could be added to the monitoring aspect of the plan as a
"next step" if the zero traffic growth goal is not met.
S. Fund the Cross Town Shuttle instead of the Aspen Club Shuttle
a. Staff believes that the Club should be allowed to run their own shuttle, as long as
it is on a fixed schedule. The Cross Town shuttle does not run year round and has
limited hours (8am to 9pm). Staff believes this could be included as something
for City Council to consider. If this option is pursued, staff would recommend at
2 Aspen Club P&Z 9.29.09
a minimum that the Aspen Club be able to run their own shuttle when the Cross
Town Shuttle is not in operation.
CHANGES TO THE RESOLUTION:
The resolution has been redlined to reflect changes proposed by staff and to delete redundant
information. All of the changes proposed in the Resolution at the October 6`" meeting have been
incorporated. Additional changes have been made and are outlined below. All items to deleted
are in .,,a °'~'.~-tea ~g , and all items to add aze in green underline.
1. The Water Department Director has provided staff with additional conditions of approval
regarding water service, which were added to the Public Works section (Section 6). Staff
eliminated one of the options proposed in this section, as was discussed at the October 6`h
meeting. The now includes the following language:
2. Staff has added some language to the Exterior Lighting Section (Section 9) to allow the
applicant to use existing light fixtures that are in the stream margin area. Parks and
Planning staff does not believe this will negatively impact the stream margin area.
3. Staff has added some language to the Transportation section (Section 10) that requires the
applicant to provide an updated version of the TDM plan that incorporates all the changes
made at the P&Z level prior to meeting with City Council.
RECOMMENDATION: At this point and time, staff recommends the Planning and Zoning
Commission approve the Stream Margin Review and Affordable Housing Growth Management
Allotments. Staff also suggests that the applicant revise their plans prior to City Council review.
Specifically, staff recommends the applicant:
• Eliminate or relocate units 5 and 6 from the site plan.
• Revise the landscaping plan to consolidate the paved areas and eliminate the water
feature.
• Provide more detailed information on the programming elements of the proposal.
Overall, staff believes that the TDM Plan as proposed is more detailed than any other plan
submitted to the City by any other development. Staff believes the flexibility in the plan will
ensure its effectiveness over the long term.
PROPOSED MOTION: "I move to approve Resolution #~, Series 2009, approving 12
Affordable Housing Growth Management Allotments and Stream Margin, and recommending
City Council approval of a Final Specially Planned Area (SPA), Final Planned Unit
Development (PUD), Final Timeshaze, 124 Multi-Year Lodge Growth Management Allotments,
Rezoning, and Subdivision for the Aspen Club project."
Attachments:
Attachments in September 29, 2009 Packet:
Exhibit A -SPA Review Criteria, Staff Findings
Exhibit B - PUD Review Criteria, Staff Findings
Aspen Club P&Z 9.29.09
EXHIBIT C -Timeshare Review Criteria, Staff Findings
EXHIBIT D -Growth Management Review Criteria, Staff Findings
ExHtatT E - Rezoning Review Criteria, Staff Findings
EXHIBIT F -Stream Mazgin Review Criteria, Staff Findings
EXHIBIT G -Subdivision Review Criteria, Staff Findings
ExHtaiT H - DRC Comments
Exti[arr I -Housing Comments
Extitsrr J -Application (Bound)
EXHIBIT K -Application Appendix (Bound)
EXHIBIT L -Revised Transportation Demand Management (TDM) plan
Attachments in October 6, 2009 Packet:
EXHIBIT M -Cross Town Shuttle Ridership
Attachments in this Packet:
ExHte~T N -Cross Town Shuttle Ridership
Aspen Club P&Z 9.29.09
RESOLUTION N0. L,
(SERIES OF 2009)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION APPROVING AFFORDABLE HOUSING GROWTH
MANAGEMENT REVIEW, STREAM MARGIN REVIEW, AND
RECOMMENDING THE CITY COUNCIL APPROVE A FINAL SPECIALLY
PLANNED AREA (SPA), FINAL PLANNED UNIT DEVELOPMENT (PUD),
FINAL TIMESHARE, MULTI-YEAR LODGE DEVELOPMENT GROWTH
MANAGEMENT REVIEW, REZONING, AND SUBDIVISION, FOR THE
DEVELOPMENT OF SUB-GRADE PARKING, TWENTY TIMESHARE UNITS,
AND TWELVE AFFORDABLE HOUSING UNITS FOR THE PROPERTY
LOCATED AT 1450 CRYSTAL LAKE ROAD (THE ASPEN CLUB) CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID: 2737-181-32-019
WHEREAS, the Community Development Department received an application
from Aspen Club and Spa, LLC, represented by Sunny Vann of Vann Associates, LLC
requesting approval of final Specially Planned Area (SPA), final Planned Unit
Development (PUD), final Timeshare, Stream Margin, Affordable Housing Growth
Management Allotments, Multi-Yeaz Growth Management Lodge Allotments, Rezoning,
and Subdivision, to develop a subgrade garage, twenty (20) timeshaze units and twelve
(12) affordable housing units, and to redesign existing commercial spaces; and,
WHEREAS, the Applicant requests approval by the Planning and Zoning
Commission for Stream Mazgin, and Affordable Housing Growth Management
Allotments; and,
WHEREAS, the Applicant requests a recommendation by the Planning and
Zoning Commission to the City Council for final Specially Planned Area (SPA), final
Planned Unit Development (PUD), final Timeshare, Multi-Year Growth Lodge
Management Allotments, Rezoning, and Subdivision; and,
WHEREAS, the property is located in the Callahan Subdivision and is zoned
Rural Residential (RR) with a PUD Overlay; and,
WHEREAS, upon initial review of the application and the applicable code
standards, the Community Development Department recommended the Applicant amend
the proposal to better comply with the requirements of a Specially Planned Area (SPA), a
Planned Unit Development (PUD), and Timeshare; and,
WHEREAS, during a duly noticed public hearing on September 29, 2009,
continued to October 6, 2009, the Planning and Zoning Commission approved Resolution
No. _, Series of 2009, by a to ~ -~ vote, approving Stream Margin Review
and twelve (12) Affordable Housing Growth Management Allotments, and recommending
Resolution No ~ Series 2009
Page 1 of 7
the Aspen City Council approve a Final PUD, Final SPA, Final Timeshare, Rezoning, one-
hundred and twenty-four (124) Multi-Year Lodge Growth Management Allotments, and
Subdivision; and,
WHEREAS, the Planning and Zoning Commission has reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as
identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies, and has taken and considered public
comment; and,
WHEREAS, the Planning and Zoning Commission finds that the development
proposal meets or exceeds all applicable development standazds and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the
Aspen Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission finds that this resolution
furthers and is necessary for the promotion of public health, safety, and welfaze.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section I:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Planning and Zoning Commission hereby approves Stream Mazgin Review and
twelve (12) Affordable Housing Growth Management Allotments from the 2009 Growth
Management Year, subject to the following conditions.
The Planning and Zoning Commission hereby recommends City Council approval of
Final Specially Planned Area (SPA), Final Planned Unit Development (PUD), Final
Timeshare, Rezoning, one-hundred and twenty-four (124) Multi-Year Lodge Growth
Management Allotments [one-hundred and twelve (112) from the 2009 Growth
Management Year and twelve (12) from the 2010 Growth Management Year], and
Subdivision, subject to the following conditions.
Section 2: Rezonine to include SPA Overlay
Pursuant to the procedures and standards set forth in City of Aspen Land Use Code
Section 26.310, Amendments to the Land Use Code and Official Zone District Map, the
Planning and Zoning Commission hereby recommends that City Council rezone the
Aspen Club Property (Lot 15 of the Callahan Subdivision) to include an SPA Overlay.
Section 3: En¢ineerin~
The Applicant's design shall be compliant with all sections of the City of Aspen
Municipal Code, Title 21 and all construction and excavation standards published by the
Engineering Department. The Applicant shall be subject to the Stormwater System
Development Fee.
Resolution No ~ Jr, Series 2009
Page 2 of 7
The final application shall address how the construction management plan will address
construction while the Club remains open, and shall address how all construction
activities will not impact all trees that aze remaining on the site.
Prior to the final approval by City Council, the Applicant shall work with the Engineering
Department and the Streets Department to ensure that any proposed Right-of--Way
improvements, including speed bumps and crosswalks, meet all applicable standazds.
Prior to final approval by City Council, the applicant will work with the Engineering
Department to determine a proportionate share of any costs associated with required cul-
de-sac improvements.
Prior to City Council approval, the applicant shall work with the Engineering Department
to determine a proportionate shaze of any costs associated with the installation of the trail
across the Benedict Property.
Section 4: Affordable Housine
The 12 on-site, two-bedroom affordable housing units shall be deed restricted to Category
2, 3 and 4. The Certificate of Occupancy (CO) for the units shall be issued prior to or at the
same time as the proposed fractional ownership units.
The units shall be owned and managed by the Aspen Club and Spa. More detailed
information regarding the management and maintenance of the units shall be provided to
APCHA with the proposed deed restriction prior to CO.
The owner shall have the right to rent the units to qualified employees of the Club. If the
owner cannot provide a qualified tenant, the units shall be rented through APCHA's normal
advertising process. At no time shall the tenancy of the units during a lease period be tied
to continued employment by the owner. Tenant leases, however, may be terminated for
cause or at the end of the lease period upon temunation of employment.
Each tenant in the rental units shall be required to be requalified by APCHA on a yeazly
basis.
The owner shall convey an undivided 1/10`s of 1% ownership interest in the lot on which
the units aze situated to APCHA. The APCHA ownership interest shall be in perpetuity or
until such time as the units aze converted to ownership units.
The deed restriction shall allow the units to become ownership units at such time as the
owner (the Aspen Club and Spa) elects to condominiumize and sell the units, or at such
time as APCHA determines one or more units aze found to be out of compliance for one
year. If any of the units aze found to be out of compliance for one yeaz, or the owner elects
to sell the units, the units shall be listed for sale with APCHA at the categories specified in
the deed restriction. The sales price shall be as stated in the APCHA Guidelines in effect at
the time of recordation of the deed restriction plus appreciation calculated at three percent
(3%) per annum or the Consumer Price Index (simple appreciation not compounded),
whichever is less, as of the listing date of the units. If the units are being sold due to
Resolution No ~ Series 2009
Page 3 of 7
noncompliance, all of the units shall be sold through the lottery system. If the owner elects
to sell the units, the owner may choose 1/3`d of the initial buyers provided they qualify
under APCHA's top priority for the unit.
If the owner elects to sell the units, or they are required to be sold due to noncompliance,
owner shall condominiumize the units and form a condominium association for the
management and maintenance thereof. The affordable housing association shall be
separate from the fractional ownership unit's association.
In the event the rental units are required to become ownership units due to noncompliance,
APCHA or the City may elect to purchase them for rental to qualified tenants in accordance
with APCHA Guidelines.
Section 5: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is
not limited to access (International Fire Code (IFC), 2003 Edition, Section 503),
approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907).
The applicant shall provide an overall access plan for the site with the building permit
submittal. The subgrade garage shall have adequate fire access. This shall be reviewed
and approved by the Fire Marshall.
The proposed lawn pavers shall be engineered to support fire truck loads.
Fire sprinklers and alarms are required and shall be included in the project, including in
all structures.
Section 6: Public Works
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25,
and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory
Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department.
Utility placement and design shall meet adopted City of Aspen standards. Each of the units
within the building shall have individual water meters.
Nothing from the 1976 PUD water rights agreement may change as part of this current
project.
The recorded plat shall provide adequate easements for all utility lines. This shall be
reviewed by engineering and the water department prior to recordation.
The project will demonstrate the delivery of fire flows adequate to satisfy Aspen Fire
Protection District standards for a Type IIIB Commercial Building. This may be satisfied
by ~~~~?--gran analysis acceptable to the Aspen Water Department which demonstrates
system delivery capabilities of the existing water distribution system at the Ute Avenue
side of the project of 3,000 gallons per minute
Resolution No ~, Series 2009
Page 4 of 7
Section 7: Sanitation District Requirements
Since there is an existing Aspen Consolidated Sanitation District owned and maintained
main sanitary sewer line currently running through the proposed development, the
proposed relocation of this main ACSD sanitary sewer line must be approved by the
District's consulting engineer and board of directors prior to the district committing to
serve this application. The district will require a written verification from the applicant
that the revised sanitary sewer service for the Silver Lining Ranch is acceptable to the
current owners of the Silver Lining Ranch property.
Since it is apparent at this level of approval that the district's main sanitary sewer lines
will be modified to serve the new proposed development, a line relocation request and
collection system agreement are required. Both are ACSD Board of Director's action
items. New easements will be required for the sanitary relocation according to standard
district form. Additional access and maintenance easements may be required depending
on the final sanitary sewer utility plans.
Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office.
Section 8: Environmental Health
The state of Colorado mandates specific mitigation requirements with regards to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise
abatement and pool designs. The Applicant must meet all applicable requirements
associated with the new pool. Wildlife protection/enclosures for the trash and recycle area is
required.
Section 9: Exterior Li~htin~
All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code
pursuant to Land Use Code Section 26.575.150, Outdoor lighting. No lighting shall be
permitted in the stream margin area (fifteen (15) foot setback area from top of slope) or in
any area below the top of slope line (toward the river) unless it is in the exact location of
the existing lightin ag nd requires no additional disturbance to the stream mar ice.
Section 10: Transportation
The applicant shall comply with all aspects of the Transportation Demand Management
(TDM) plan that is recorded as part of the final PUD/SPA/Subdivision documents. The
applicant shall provide an updated draft TDM Plan prior to City Council final review.
Section 11: Parks
Building permit plans shall include a detailed plan submitted for stream margin
protection and stability of the hillside above the trail. The detailed plan shall identify;
Resolution No ~ ~, Series 2009
Page 5 of 7
Location of silt fencing and erosion control along the hillside. The City can provide
specifications if needed: minimum requirements include a silt fence and straw bales
placed in a manner preventing erosion and protect the river from residual run-off. All of
these detailed at the 15' set back from top of slope.
Building permit plans shall include a detailed plan submitted for Construction staging.
This plan shall detail how the construction will take place with staging, storage of
materials and locations of vehicles so that trees remaining on site will not be impacted
and remain protected.
Building permit plans shall include a detailed plan submitted for Tree Protection. Tree
protection fences must be in place and inspected by the city forester or his/her designee
before any construction activities are to commence. No excavation, storage of materials,
storage of construction backfill, storage of equipment, foot or vehicle traffic allowed
within the drip line of any tree on site. There should be a location and standazd for this
fencing denoted on the plan.
An approved tree permit is required before submission of the building permit set. Proper
spacing and a detailed legend for new plantings and plantings azound existing trees shall
be reviewed by the Parks Department at building permit submittal. This legend shall
include species name.
Building Permit Plans shall detail the material and width of the footpath proposed within
the stream margin azea. This footpath shall be installed with hand excavation tools only
and set azound all trees to remain on site. The utilities located under the trail should be
developed and installed with junction boxes so future repairs can be accomplished
without the need to excavate the new trail. This trail shall not be used for or provide
access for any construction activities. This includes but is not limited to truck traffic,
foot traffic, storage or materials.
Aspen Club Trail access or use for any construction activities is prohibited at all times.
This includes but is not limited to truck traffic, foot traffic, storage or materials.
Section 12: Parkins
No parking is approved for Ute Ave or in the cul-de-sac.
Section 13:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public heazing or
documentation presented before the Planning and Zoning Commission or City Council, aze
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 14:
This Resolution shall not affect any existing litigation and shall not operate as an
abatement of any action or proceeding now pending under or by virtue of the ordinances
Resolution No ~,r, Series 2009
Page 6 of 7
repealed or amended as herein provided, and the same shall be conducted and concluded
under such prior ordinances.
Section 15:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for
any reason held invalid or unconstitutional in a court of competent jurisdiction, such
portion shall be deemed a sepazate, distinct and independent provision and shall not affect
the validity of the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this
day of _, 2009.
APPROVED AS TO FORM:
PLANNING AND ZONING
COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
LJ Erspamer, Chair
Resolution No ~ ,Series 2009
Page 7 of 7
•
Aspen Club & Spa
PROPOSED TRAFFIC SAFETY
TRANSPORTATION DEMAND MANAGEMENT TOOLS
The goal of Aspen Club Living is to create both a safer Ute Avenue as well as limit any growth in
traffic on Ute Avenue due to this project. To achieve these goals we have consulted with the City
of Aspen Transportation staff and engaged TDA, Inc of Seattle and Denver, respected traffic
engineers who have been used by the City of Aspen, to help us create a set of traffic safety &
management tools. This will be a living, evolving program reinforcing the actions that work
effectively and weeding out those measures that are not effective. Baseline conditions have been
established via high season traffic counts at key locations in the vicinity, including Ute Avenue
and the Club entrance. We understand that this process of creating a safer street is a continual
work in progress. To manage this process, the Club will have a designated Transportation
Coordinator who will manage all of these programs as a function of their job description. In
addition, the Aspen Club will remain an active member of the Transportation Options Program
with a designated transportation contact for the City.
Envisioned Traffic Management Measures
As stated above we believe we can create a traffic management plan that limits any growth in
traffic on Ute Avenue due to this project. We would do this through a flexible set of tools used to
reduce overall traffic. Through the insights of city staff, we have developed a management plan
that breaks down traffic by different groups of users of the Club. We would further propose that
we implement our plan in phases starting with those things that potentially have both the greatest
impact on traffic creation, are the easiest to implement and utilize existing resources as much as
possible. Along with our management tools we will continue our seasonal monitoring program
where we can track the impact of our program on actual traffic.
The target groups break out as follows:
• Employees Commuting to the Club
• Employees Living On-Site in Aspen Club Affordable Housing
1
• Members of the Club
• Guests of the Club
• Aspen Club Living Owners
The initial set of traffic management tools per group would be:
Employees Commuting to the Club
1. Employees will be encouraged to carpool, shuttle or ride the bus to the Club.
Employee parking will be limited to the Crystal Lake Parking lot. This will be
enforced by the designated Transportation Coordinator. The Club currently has a
transportation coordinator and is an active participant in TOP. It is envisioned that that
Transportation Coordinator role will continue to be part of the responsibilities of our HR
department. Employee parking is not currently allowed in our Ute Avenue parking lot in
high seasons. This is currently monitored by our facilities staff and Club managers, and
employees who break this policy are written up and in some cases fined. We would
envision continuing to do this when the project is completed. We would also envision
having preferential parking spots for carpoolers in the Crystal Lake Parking lot when the
project is completed. Preferential carpool parking spaces and monitoring of parking lot
must be in place no later than six months after the date of issuance of Certificate of
Occupancy. Measures to remain in place in perpetuity unless approved for
discontinuance by the Transportation Department.
2. The Aspen Club will provide reduce priced bus passes for employees to use RFTA.
The Club currently subsidizes 50% of employee's bus passes and we envision we will
to do so when the project is completed. Subsidized bus passes to remain in
part of this approval. Subsidy to remain in place as part of this approval.
uance of subsidy must be approved in advance by the Transportation
3. At all new hire orientations, the Aspen Club will provide information on all the
different employee options for commuting to the Club and reducing traffic on Ute
Avenue. The Club will put together orientation material for our employees with the
assistance of the Transportation Department when the project is completed. Materials
and orientations must be in place no later than six months after the date of issuance of
2
Certificate of Occupancy. Measures to remain in place in perpetuity unless approved for
discontinuance by the Transportation Department
4. The Aspen Club will organize carpools for employees who have to commute to the
Aspen Club. We will prioritize matching employees with other Aspen Club employees,
but if necessary, we will look outside of the company as well to create carpools. The
Club will work with the city to put this together through the City's employer outreach
program. Program must be approved by Transportation Department and in place no
later than six months after the date of issuance of Certificate of Occupancy. Program
must be marketed to employees, with marketing measures to be provided to
Transportation no later than six months after the date of issuance of Certificate of
Occupancy. Measure to remain in place in perpetuity unless approved for discontinuance
by the Transportation Department.
5. Shared bicycles for employee to take trips to town will be available at the Club.
a. initially, up to ten bicycles will be available. This will be increased if justified
by demand.
b. Bicycles will be maintained by the Club's maintenance staff
c. A check out /check in system such as using electronic ID card will be
implemented for use.
d. We will expand the program as needed based on usage and ongoing needs of our
employees.
Minimum of four bikes to be available at outset. Program must be in place no later than
six months after the date of issuance of Certificate of Occupancy. Program must be
marketed to employees, with marketing measures to be provided to Transportation no
later than six months after the date of issuance of Certificate of Occupancy. Measure to
remain in place in perpetuity unless approved for discontinuance by the Transportation
Department.
6. The Aspen Club will create incentive plans for carpoolers, bikers, walkers and
RFTA riders potentially consisting of gift cards, punch cards, prize drawings or end
of season raffles. We will start an incentive plan for employees one month after project
is operating and run for one year to see how effective these types of incentives are. If
program is not working, we will stop and focus elsewhere. Program must be in place no
later than six months after the date of issuance of Certificate of Occupancy. Program
must be marketed to employees, with marketing measures to be provided to
Transportation no later than six months after the date of issuance of Certificate of
Occupancy. Measure to remain in place in perpetuity unless approved for discontinuance
by the Transportation Department.
7. The Aspen Club will provide shuttle service to and from the Club at regularly
scheduled intervals. These would augment the Cross Town Shuttle services and serve
RUBEY Park (or a spot near RUBEY Park) and set points in town to make commuting
easier for our employees.
a. Shuttle vehicles will be reduced emissions or zero-emission. This service is
envisioned to be provided from 7 AM to 9 PM every day during the peak
summer and winter seasons. It is envisioned that service will run every half hour.
These hours may be increased or decreased depending on actual demand
experience. During shoulder seasons and before 7 AM and after 9 PM, service
will determined by demand so as not to be running an empty shuttle. Today we
would expect to pick up and drop off at our major hotel partners, RUBEY Park
(or a spot near Rubey Park and one or two high traffic areas in town. An initial
route and a schedule will be developed and coordinated with the City
Transportation Department as the opening date for the project gets closer and will
be updated with the Transportation Department on an annual basis for the first
three years of operation.
b. Signs and other information identifying the routes and times will be posted at the
Club, and, if permitted, at Rubey Park and in town.
c. The shuttle will be publicized in Club marketing materials and inside the facility.
d. The shuttle service will look to coordinate pickups and drop offs at RUBEY Park
(or near RUBEY Park) to coincide with RFTA bus arrival and departure times.
e. The shuttle service will look to coordinate with our hotel partners to minimize
total shuttle trips to the Aspen Club.
f. Employees will also be allowed to ride on the shuttle vehicles for errands they
have in town.
g. There will be no charge for the service.
a. The Aspen Club shall provide a minimum level of shuttle service as planned and
approved in December 2003. Without this minimum level of service in place, the Club
will be required to contribute a fee equal to 13 trips per day to the operation of the Cross
Town Shuttle.
b. The Club van shall be operated on a fixed route and schedule to create a continuity of
service.
c. A complete shuttle plan detailing the Club shuttle route(s), schedule and stops must be
approved by the City of Aspen Transportation Department no later six months prior to
the issuance of a Certificate of Occupancy. This plan must meet the conditions discussed
above.
d. Service to the airport must be provided separately from the scheduled in-town service in
order to keep that service on a fixed schedule. In addition the airport service shall be
provided on-demand only to avoid unnecessary trips.
e. As an alternative to operating a fixed route service, the Aspen Club may contribute to the
operation of the Cross Town Shuttle as discussed above. If this arrangement is selected,
the Club's van service will operate on-demand only in order to minimize trips. [f this
arrangement is selected, a detailed on-demand shuttle plan must be approved by
Transportation staff no later than six months prior to the issuance of a Certificate of
Occupancy.
8. As a member of TOP ,the Aspen Club will work with the City ~n ~mplement~ng an
Emergency Ride Home Program for employees who take the bus to work, but for one
reason or another (e.g. -sick child) need to get home in a hurry. This will give
employees a sense of comfort that they can take the Bus into town but get home quickly
if they need to. As we are planning to use the City's ERH program, we will work with
them to set some limits on the extent of that use in terms of cost. If the Club use of the
ERH program services is more than an amount agreed upon with the City's
Transportation Department, the Club will help to subsidized the service.
The City's TOP program can provide no more than six trips per year per employer via the
ERH program. The Aspen Club will be invoiced for any trips taken beyond this limit.
Employees Living On-Site in Aspen Club Affordable Housing
1. Preference far access to On-Site Affordable Housing would be given to employees
who agree not to park a car at the Aspen Club. The Club will work with the City
Transportation Dept staff to produce move-in packets that will provide information on
all alternative transportation programs provided in Aspen.
2. The Aspen Club will provide shuttle service to and from the Club at regularly
scheduled intervals. These would serve the points in town mentioned above to make not
having a car on-site easier for our employees who live on-site. See shuttle comments
above.
a. Shuttle vehicles will be reduced emissions orzero-emission.
b. This service is envisioned to be initially provided from 7 AM to 9 PM every day
during the peak summer and winter seasons. These hours may be increased or
decreased depending on actual demand experience. During shoulder seasons and
before 7 AM and after 9 PM, service will be on-call.
c. The shuttle will be available for errands such as grocery shopping trips into town.
d. Signs and other information identifying the routes and times will be posted at the
affordable housing units.
e. Employees living on site will be encouraged to use the Shuttle for errands they
have in town.
f. There will be no charge for the service.
3. Car sharing vehicle will be available, on-site, for employees living in affordable
housing.
a. We will work with CAR TO GO to have a car share car stationed at the Aspen
Club.
b. Prior to opening of the project, we will determine how to best structure this
program.
c. Together the Aspen Club and CAR TO GO will develop an operating plan for the
car sharing program at the Club. Issues to be agreed upon by Aspen Club and
CAR TO GO include:
i. Whether the Aspen Club will buy the car and contribute it to Car to
Go or the Aspen Club will own the car and have it operated by Car to Go
or a car already in the program will be put at the end of Ute Avenue to be
used by anyone in the Car to Go program, including the Club.
ii. Whether the car program will be open to the public or will be
exclusive to Aspen Club employees, members and guests;
iii. Who will be responsible for insurance, maintenance and ongoing
upkeep of the vehicle.
6
d. Employees living in the on-site affordable housing will have access to the car
share program.
e. The vehicle will remain on-site overnight.
f. Electronic ID cards or monitoring method then in place by CAR TO GO will be
utilized.
The CAR TO GO program will not likely operate this vehicle, but this arrangement can
be discussed. A complete plan for the implementation of an on-site carshare program
must be presented to and approved by the Transportation Department no later than six
months prior to the issuance of a Certificate of Occupancy. This plan must include, at a
minimum:
*purchase/ownership of vehicle(s)
*type of vehicle(s)
*parking location(s)
*allowable customers
*vehicle replacement plan
*operations plan including reservations, access, fueling, insurance
*subsidy/cost sharing plan for CAR TO GO, should CTG operate the vehicle
4. Shared bicycles for employees to ride to town will be available at the Club.
a. Initially, up to ten bicycles will be available. This will be increased if justified
by demand.
b. Bicycles will be maintained by the Club's maintenance staff
c. A check out /check in system such as using electronic ID card will be
implemented for use.
d. We will expand the program as needed based on usage and ongoing needs of our
employees.
See bicycle comments above.
5. Arrangements will be made with a local car rental company for discounted car
rentals.
a. The Club will arrange for discounted car rentals for our employees who live on-
site.
b. Employee living on-site will be able to use these vehicles to take trips outside of
Aspen.
c. Trips will be charged at the negotiated discounted car rental rates.
7
Members of the Club
1. The Aspen Club will provide shuttle service to and from the Club at regularly
scheduled intervals. See shuttle comments above.
2. These would serve the points in town mentioned above to make it easy for our members
who live or work in town to take our shuttle.
a. Shuttle vehicles will be reduced emissions or zero-emission.
b. Information on this service will be provided in membership materials.
c. The service is envisioned to be provided from 7 AM to 9 PM every day during
the peak summer and winter seasons. It is envisioned that service will run every
half and hour. These hours may be increased or decreased depending on actual
demand experience. During shoulder seasons and before 7 AM and after 9 PM,
service will determined by demand so as not to be running an empty shuttle.
Today we would expect to pick up and drop off at our major hotel partners,
RUBEY Park (or a spot near RUBEY Park) and one or two high traffic areas in
town. An initial route and a schedule will be developed and coordinated with the
City Transportation Department as the opening date for the project gets closer
and will be updated with the Transportation Department on an annual basis for
the first three years of operation.
d. Signs and other information identifying the routes and times will be posted at the
Club, and, if permitted, at RUBEY Park and in town.
e. The shuttle will be publicized in Club marketing materials and inside the facility.
£ There will be no charge for the service.
3. The Aspen Club will create an incentive system for members who walk, ride their
bikes or take either our shuttle or the Cross Town Shuttle to and from the Club.
See incentive comments above.
g. Information on this incentive system will be provided in membership materials.
h. Members will have a punch card system to track their use of alternative
transportation.
i. Incentives will potentially consisting of gift cards, prize drawings or end of
season raffles for prizes and rewards.
8
j. We will start the incentive plan one month after project is operating and run for
one year to see how effective these types of incentives are. If program for
members is not working, we will stop and focus elsewhere.
Guests of the Club
The Aspen Club will provide shuttle service to and from the Club for guests at
regularly scheduled intervals. See shuttle comments above.
a. These would serve the points in town mentioned above, to make it easy for our
guest who are visiting town to take our shuttle.
b. Shuttle vehicles will be reduced emissions or zero-emission.
c. Information on this service will be provided in guest materials.
d. The Club will work with Hotel partners in town pick to up their guests in a timely
manner and minimize the number of shuttle trips coming to the Club.
e. This service will run as described above.
£ There will be no charge for the service.
2. Most guests today arrive by hotel shuttles. Currently, Club staff visits our hotel partners
and specifically their concierges on a regular basis to share information and improve
overall guest service. The Aspen Club will continue to work with our hotel partners once
the project is completed to make the Aspen Club shuttle services known and minimize
shuttle trips to the Club while maximizing shuttle utilization.
Owners and Guests
1. Aspen Club Shuttle service to and from the Airport will be provided for owners and
guests.
a. Information on this service will be provided in reservation -naterials and
recommended to all incoming owners and guests. Also included will be
information on all alternative transportation programs provided in Aspen.
b. Service will be at the airport at the scheduled arrival time. A phone request for
service will not be required, but acell-phone contact will be provided in case of
schedule changes.
c. Low-emission vehicles will be used.
9
d. There will be no charge for this service.
Airport shuttle service should be provided separately from fixed route shuttle service.
Airport service should be provided on-demand only.
2. The sales and reservations program will emphasize the overall philosophy of the
project and our alternative transportation beliefs.
3. Owners and guests staying at the Club will have access to the Car Share vehicle on
site. See carshare comments above.
4. Shared bicycles for owners and guests to ride to town will be available at the Club.
See bicycle comments above.
a. Initially, up to ten bicycles will be available. This will be increased if justified
by demand.
b. Bicycles will be maintained by the Club's maintenance staff
c. A check out /check in system such as using electronic ID card will be
implemented for use.
d. We will expand the program as needed based on usage and ongoing needs of our
owners and guests.
5. Arrangements will be made with a local car rental company for discounted car
rentals.
a. The Club will arrange for discounted car rentals for our owners and guests who
want to take longer trips while they are in town.
b. Owners and guests on-site will be able to use these vehicles to take trips outside
,~, of Aspen.
c. Trips will be charged at negotiate discounted car rental rates.
~`
As requested by P&Z -below are additional measures targeting owners/guests that could be
implemented:
• Concierge service -providing grocery, baggage handling, dry cleaning, errands, etc for
owners/guests.
10
• Providing car free vacation packages with airport pickup, priority carshare/bikeshare
access, concierge service, discounts on car free activities, related merchandise, etc for car
free guests.
• Providing a car free map or other related materials to guests via website, printed
materials, in rooms, etc.
Phasing
The above represents a comprehensive set of Traffic Demand Management tools. We will
continue to do ongoing monitoring and surveying of traffic. [f traffic is not hitting our
targets, we will add the addition demand management tools below. There are additional tools
we can add to our Demand Management planning on an as needed basis depending on the
results we are seeing in our Monitoring program below. Additional Traffic Demand
Management tools might include:
Additional Shuttle Service
More aggressive internal advertising for Club's Transportation Options
Better rewards program for employees and members who take alternative transportation
to the Club
Additional Restrictions on Employees Driving to the Club
Additional Restrictions on car ownership for residents in Club Affordable Housing.
Paid Parking at the Club
Monitoring Program
The effectiveness of the program will be measured in several ways:
1. Vehicle counts have been performed at Ute Avenue and at the Club and will continue
twice a year during March and August starting for five years after the project is
completed.
2. Survey of above target groups to ensure their knowledge of the programs.
11
3. Results will be summarized in Memorandum form complete with tabulations and charts
so that year-to-year trends are readily apparent.
4. A Year in Review TDM technical report will be prepared by Club management. The
report will identify overall conformity with trip reduction goals and suggest
improvements that could achieve better compliance and intended success. The report
shall include daily, monthly, and annual ridership numbers for the Aspen Club's Shuttle.
This report will be shared with the City staff each year so that together we can address
issues before a formal review.
5. if additional phases of traffic management tools are needed, we will phase them in over
time.
6. Two years after completion of project, results will be submitted and reviewed by city
staff. Should staff see the need for program improvements, City Council will be
consulted. Reviews shall occur each year for a period of five years after completion of
the project.
a. The Transportation Demand Management plan needs to state the traffic
generation goal specifically.
b. Based on the TDA plan which states that the project plans for "zero growth" in
traffic due to this project, the Transportation Department recommends a goal of
maintaining traffic levels at their stated baseline of 860 trips per day. AM peak
trips should be limited to 70 per day. PM peak trips should be limited to 99 per
day. Any changes to the underlying Club business that affect the baseline will be
discussed with City Council.
c. Vehicle counts and surveys shall be undertaken in March and August annually as
outlined in the plan, using anEngineering/Transportation firm or using standard
traffic counting devices. Report shall be provided to Transportation Department
by October 1 annually. The report must indicate both daily and hourly traffic
counts.
d. Annual surveys must be pre-approved by the Transportation Department.
e. Should monitoring show that the zero growth goal is exceeded at any time, the
Aspen Club will be required to develop a plan for approval by the Transportation
Department to include a variety of the following suggested TDM measures:
• additional transit service via Club shuttle
• additional contribution to the Cross Town Shuttle
• additional restrictions on employee driving
• additional rewards/incentives programs for employees and guests
• paid parking for employees and guests
• additional restrictions on employee driving
• flexible scheduling for employees to avoid peak hour congestion
• scheduling of club activities to avoid peak hour congestion
12
• more aggressive internal and external education
• additional rewards/incentives programs for employees and guests
• paid parking for employees and guests
• other measures as approved by the Transportation Department
£ annual report shall also include status of required TDM program components.
Non-compliance with required TDM components will be brought to City Council
for discussion and action if needed.
. ~1
~~
13
~~b~4 P~-
Jackie Lothian
From: Sally Spaulding
Sent: Tuesday, October 20, 2009 8:49 AM
To: City_Council; Public Comment
Subject: FW: Aspen Club proposal
Message below re: Aspen Club proposal
Sally Spaulding
Community Relations Officer
City of Aspen
130 South Galena
Aspen, CO 81611
voice: 970-920-5082
fax: 970-920-5119
web: www.asoenoitkin.com
From: espanoltoo [mailto:espanoltoo@comcast.net]
Sent: Monday, October 19, 2009 9:57 PM
To: info
Subject: Aspen Club proposal
Dear Aspen City Council Members,
I am writing this letter in support of the Aspen Club's proposal to build townhouses on their property. The Aspen Club
provides employment to many Aspenites and offers an attractive alternative to citizens looking for a place to work out and
enjoy spa facilities. In addition, it has hosted Aspen High School's Project Graduation for many years and supports
individuals in need and charitable organizations by hosting events that raise money for them. It is my fear that without the
ability to provide more financial revenue by building these townhouses and encouraging more use of their facilities, the
owner might find it necessary to close the club and sell the property to the highest bidder. Aspen would then lose a
valuable asset to the community not easily replaced. By the way, the ARC's workout room is inadequate to handle a big
increase in users. Nor does it offer the range of classes and services available at the Aspen Club.
I understand that some Council members are concerned about the impact of increased traffic on Ute Avenue and that one
council member endorses charging members to park in an attempt to decrease traffic. As a longtime member of the
Aspen Club who knows many other members, I can tell you that we are very disturbed by this idea. My friends and I are
not wealthy; in fact, we are living on limited fixed incomes and cannot afford that kind of increase to our monthly dues. It is
very possible that we would have to very reluctantly end our membership in the Aspen Club thereby hurting their financial
situation which depends on retaining their membership. Also, those of us who live in town or on the East Side might
contemplate joining the ARC. JUST THINK ABOUT THE IMPACT OF THOSE RESIDENTS DRIVING DOWN MAIN
STREET GOING BACK AND FORTH TO THE ARC. What an irony that would be! By decreasing the traffic on Ute
Avenue, you would be increasing the traffic on Main Street and through the roundabout. Suffice it to say that the
membership is not at all happy about the idea of charging us to park when we already pay a hefty fee. It is not always
feasible to take public transportation or walk to the Aspen Club. Those members who love the club and come from
Snowmass Village, Woody Creek, and beyond need to drive their car to the club and then proceed to work (or vice versa).
Finally, in all fairness, if the Aspen Club members are required to pay for parking, then the ARC members should do the
same. However, the problem I have with that scenario is that the City subsidizes the ARC which wouldn't be able to
function without that help.
In short, requiring the Aspen Club membership to pay EXTRA is unfair and unreasonable
Sincerely,
Judy Wrigley
~b-~-~
~~~
~rr~oaer~roa~
~o~~~~~~~~~~~s
Comments and concerns on behalf of several area homeowners
Aspen Club 8 Spa Application
Aspen Planning & Zoning Commission
October 20, 2009
I'm Jeanette Darnauer, principal of Darnauer Group Communications. I am here representing several
homeowners who are neighbors of the Aspen Club, who remain concerned about several issues.
1 ~` issue -Compatibility with the neighborhood
Conditional use review requires "general compatibility with the neighborhood". The criteria also require
you to consider the impacts on safety, traffic and other issues. We don't believe that a hotel is compatible
with the neighborhood. Cities do not build hotels on residential streets. Timeshares are in-between -not
really a single family dwelling in amulti-family building and yet, not a full hotel. Cutting up units makes
condos more like a hotel. Having lock off rooms and renting rooms like a hotel makes it like a hotel.
Hotels require daily services for trash removal and cleaning. The trucks performing those services don't
exist on Ute Ave today. The cars using the timeshares and hotel facilities don't exist today either.
The question, according to the applicant's planner, is "whether the applicant has taken the impacts into
account well enough to be given approval". We submit he has NOT.
2n° issue -The long term sustainability that some of you expressed concerns about at the last meeting.
What assurance does the City have that the Club will continue to provide the new, proposed benefits into
the future? If that is part of the basis for your approval, you need to assure that such benefits will remain.
Michael Fox stated during conceptual approval that he does not have ownership control over the Club.
So despite the fact that he is an upstanding, good citizen and that he's motivated to provide something for
the good of the community, he doesn't have control over the fact that economics often trump good deeds.
3rtl issue -Most important concern to us is still the traffic impacts.
The applicant's planner made a statement at the Sept 29'" meeting -Sunny said that the traffic doesn't
significantly impact Ute Avenue, quote, "except for a few people who don't like people driving on their
road." We find that comment disrespectful to people who bought their homes in a quiet neighborhood, on
a residential street, relying on the existing zoning codes. That statement also fails to recognize many of
the P&Z's and Council's serious concerns over traffic impacts on Ute Avenue. This is not about anyone's
"ownership' of a road.
There are several concerns out about the Traffic Demand Management tools (TDM) I'd like to point out.
It appears to us that very few of your serious concerns expressed at the October 6'" meeting have been
addressed in the additional comments provided in the TDM. The disincentives are limited and there are
no penalties on Club members, Club guests, homeowners, renters or employees if they fail to take
advantage of the alternative transportation options.
The request from some of you that the Club buy bus passes for 100% of its employees is not in there.
Our concern about the inconsistency in the shuttle schedules has not been addressed. You can't get
people to change their driving habits if you sometimes have a bus there and sometimes you don't. It's
just easier to drive if that option exists. As long as you are providing no penalties for driving, people will
continue to drive. There's a reason why the city buses continue to operate the same schedule, year
'round, even if they sometimes have to run almost empty.
Also, there is no definition of the "minimum level of shuttle service planned." Will it be year round? Same
hours as the Club operates? That should be delineated before you act on this.
Most of the measures in the TDM only require that they are provided to the City six months after issuance
of a Certificate of Occupancy. A detailed Shuttle Plan is required up to six months prior to the C.O. being
issued. Both are too late to do any good - do you really believe the City will deny occupancy simply
because they don't like the plan provided? We are talking about human nature here.
Under the TDM Monitoring Program, there is a conflict - #4 calls fora "year in review TDM technical
report"...which will be "shared with the city staff each year'. But in #6, such a review isn't required until
two years after completion of the project. Also, reviews are scheduled to stop after five years. If so, what
is the benchmark to measure the applicant's guarantee that traffic will not increase?
One of you requested that the vehicle counts and surveys be undertaken the first two weeks of March
and August, but again, the timeframe within those months isn't specified.
In summary, we are concerned that this TDM lacks enforcement teeth and there are no restrictions on the
applicant if he doesn't meet his traffic objectives. Why is it okay for the City to add paid parking
downtown as a disincentive for the general public to drive, and yet not require a private developer to do
so for its members, employees, guests, renters and owners?
Respectfully submitted,
Jeanette Darnauer
Darnauer Group Communications
On behalf of homeowners in the area of the Aspen Club
October 29, 2009