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HomeMy WebLinkAboutcoa.lu.ca.GMQS Revisions.1984GMQS Revisions 1984 Code Amend • 0 MEMORANDUM TO: Planning Office Staff FROM: Alan Richman RE: City GMQS Changes DATE: June 12, 1984 Last night, City Council adopted Ordinance 9, Series of 1984 amending the growth management quota system (GMQS) for the upcoming competitions. The significant changes made were as follows: 1. Applicants must provide at least 35% of any residential project as employee housing and house at least 35% of the employees generated in a commercial or lodge development project. 2. More explicit criteria for scoring employee housing proposals in residential, commercial and lodge projects were implemented. 3. A new Section 24-11.10 identifies and consolidates all policies related to employee housing (i.e., on -site versus off -site, displacement, etc.) It should -always be referenced in any exemption application and the applicants should be encouraged to review this section in detail before a submission is made. 4. Extra points are to be awarded to projects which provide employee housing by converting existing units, rather than by producing new units. 5. Lot split applications now require a public hearing before City Council. If the issues involved are straightforward, we will still bypass P&Z in the review process. 6. Definitive criteria for exemption of essential public facilities have been implemented. 7. A clear procedure for expiration/extension of allocations has been adopted allowing applicants 33 months to obtain a building permit for their projects. I recommend that you review the Ordinance in its entirety and talk to me to gain a better understanding of the scope of these amendments. I also recommend that we immediately amend our scoring forms to reflect these changes. cc: Jim Adamski Paul Taddune • MEMORANDUM TO: Aspen City Council FROM: Alan Richman, Planning Office RE: 2nd Reading - Growth Management Quota System Code Amendments DATE: June 11, 1984 APPROVED AS TO FORM: On May 14, 1984, you adopted on first reading Ordinance #9, Series of 1984, amending the growth management quota system. On May 21, 1984, we held a work session to discuss the proposed amendments in further detail. However, due to the other items on that meeting agenda, we were only able to review about half of the Ordinance. A second work session is scheduled for June 6, 1984, which is subsequent to the preparation of this memo, although prior to the second reading date. Since we have not gotten your complete comments on the Ordinance, we did not think it would be useful to re -draft the Ordinance or the original memo. Therefore, copies of these items are attached for your review. Depending on the outcome of our work session, we may have a new ordinance available for adoption on Monday, or we may have to table this item to June 25 to make the needed changes. We appreciate your assistance in the development of these much needed Code amendments. is MEMORANDUM TO: Aspen City Council FROM: Alan Richman, Planning Office RE: lst Reading - Growth Management Quota System Code Amendments DATE: May 14, 1984 APPROVED AS TO FORM: Introduction During each of the past several years the Planning Office and Planning Commission have brought forward to the City Council Amendments to Aspen's Growth Management regulations. The prior regulatory changes adopted by City Council in the 1980's range from major amendments such as the expansion of the zones in which the commercial development quota applies and the inclusion of employee housing within the quota system, to minor techincal changes associated with administrative practices and procedures. The changes proposed for adoption this year can be categorized as largely "technical", although having some significant policy implica- tions. For the most part, the language included in the attached ordinance represents a re -arrangement of existing provisions, including some new sections designed to improve our procedures based on recent experience with the system. Following is a section -by -section capsule of the ordinance (note: key portions of the ordinance are underlined reflecting either new language or controversial issues). RmascTOW This section responds to the recent City Council request that lot split applications be processed via a public hearing. P&Z recommended that Council administer the hearing, which would require notice in the newspaper and notice by mail to landowners within 300 feet of the site. Notice by posting a sign on -site is not part of these provisions. This section amends the growth management exemption for "essential governmental facilities" by referring instead to "essential public facilities". P&Z felt that we should be judging projets under this provision based on whether or not they are essential, not whether they are built by a public or private entity. Therefore, P&Z set up the following criteria for determining whether a facility is essen- tial: a) Project meets an essential public purpose, b) Project provides facilities in response to growth, c) Project is available to the general public, and d) Project serves the needs of the local community. This provision recognizes that facilities such as a fire station or water treatment plant are not the type which should compete in our quota system. Nevertheless, the section does require that such facilities mitigate their impacts to obtain an exemption. This section repeals the one "loophole" remaining in our quota system which states that large 70:30 or 100o employee housing projects are • GMQS - lst Reading May 14, 1984 Page 2 not counted against the quota. We did not support this provision when it was adopted by the prior Council, nor did the P&Z support its previous implementation. Section 4 This section substantially simplifies the organization of the employee housing scoring section of the residential competition. The present code includes both policies as to the how we review particular housing units (i.e. on site versus off site, FAR provisions etc.) and a method for scoring housing proposals in the same section, and has long been confusing to both staff and the public. This proposal moves all policies to a single new section 24-11.10, to be discussed below. One benefit of this approach is that it sets policies which are equally applicable to residential, commercial and lodge proposals. Our current code is somewhat inconsistent as to its housing policies between the three development sectors. This section also improves the existing scoring mechanism. While the proposal retains the existing graduated scoring formula for low, moderate and middle income units, it changes the basis of comparison. The present code compares a project's free market units and deed restricted units on the basis of both FAR and bedrooms. This provision has sometimes forced developers to propose over -sized employee units to meet the required ratio, only to find that the units are not affordable by a particular income category. The proposal in the Ordinance uses a much simpler formula, based directly on residents housed by the project. The bonus points portion of the residential scoring system is largely as currently codified, with one change. We propose to repeal a very lengthy provision regarding financing by a developer and replace it with the broad statement that P&Z members may use as a justification for the award of bonus points a financing program which they find to be beneficial or advantageous to the purchaser. The final change in Section 4 is that the minimum scoring threshold in the area of employee housing for residential applications is proposed to be increased from 30 to 35 percent of the total points available. I will present the rationale for this threshold change (and that proposed for employee housing in commercial and lodge applications) at your meeting. This section accomplishes many of the same things for the commercial scoring system that Section 4 did for the residential system. It eliminates the many policies previously included herein and moves them to section 24-11.10. It sets up a straightforward scoring system designed to get developers to house 5096 of the employees they generate (an increase from the present 1596 standard) . It codifies standards for employee generation developed by the Planning and Housing Offices. Finally, it establishes a new scoring area by giving points to projects housing employees on site. P&Z's rationale for developing this last idea was to try to create dispersed affordable housing, to improve the level of service at commercial (and lodge) developments and to reduce transportation requirements for employees. These sections accomplishes the same things for the lodge scoring system that section 4 and 5 accomplish for the residential and commercial scoring system, including setting 35% of the points available as the minimum score in the employee housing category (it is now 30%). • • GMQS - 1st Reading May 14, 1984 Page 3 This section substantially simplifies and tightens City procedures with respect to the expiration of GMP allotments by setting the following requirements: a) Applicants have 21 months from the date of GMP submission to complete all reviews and submit plans to the Building Department to obtain a permit. This provision allows 3 months of lead time to other applicants who want to apply for expired allotments to know the quota which will be available in a particular year. b) Applicants are then given 4 months to get a building permit and four more months to get under construction or lose their allotment. These provisions shorten the time frames of the U.B.C. by two months each, and tie failure to perform in the Building Department to loss of an allocation. c) Council is given the power to grant an extension(s) of these deadlines for a period of up to 180 days. This section creates a new employee housing policy section of the growth management quota system. The policies are not new concepts, but instead bring together the diverse ideas previously contained elsewhere in the code. I will point out to you verbally those cases where P&Z is suggesting changes in the language which represent issues which require your attention. .ICI,-,.. .� The Planning Office, Housing Authority and Planning Commission feel that this proposed code amendment represents a major improvement in our growth management regulations which should be implemented this year, prior to the upcoming submission deadlines. Since commercial development applications will be due on August 1, we need to move this item forward in an expeditious manner. We ask for your first reading approval of this item, recognizing that you may require one (or more) work sessions prior to the 2nd reading/public hearing (June 11) to get through all the issues associated with this proposal. The Planning Office recommends your first reading approval of this ordinance by the following motions: "Move to read Ordinance __, series of 1984" "Move to approve on first reading Ordinance —, series of 1984." ORDINANCE NO. -{ (Series of 1984) AN ORDINANCE IMPLEMENTING RECOMMENDED TECHNICAL REVISIONS TO VARIOUS SECTIONS OF ARTICLE XI OF' SECTION 24 OF THE MUNICIPAL CODE OF THE CITY OF ASPEN PERTAINING TO THE GROWTH MANAGEMENT QUOTA SYSTEM WHEREAS, on March 6, 1984, the Aspen Planning and Zoning Commission (hereinafter "Commission") did adopt Resolution No. 84-2 updating the Growth Management Policy Plan; and WHEREAS, during 1983 the Aspen Housing Authority did prepare and adopt a Housing Master Plan containing numerous proposals for changes to the Aspen Municipal Code; and WHEREAS, on April 17, 1984, the Aspen Planning and Zoning Commission did adopt Resolution 84-4 recommending the adoption of various technical amendments to the Growth Management quota sys- tem; and WHEREAS, the City Council does recognize the benefits asso- ciated with regularly updating the growth management quota system to insure that this innovative piece of legislation reflects cur- rent community policy and that the administrative experience with the system results in improved procedural requirements. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That subsection (d) of Section 24-11.2 of the Municipal Code of the City of Aspen be and the same is hereby amended to add the following new subsection (5): "(5) The application was reviewed by the City Council at a public hearing held pursuant to the stan ar s of Sections 4-12.5(c)(1) and (2)." Section 2 That subsection (3) of Section 24-11.2 of the Municipal Code of the City of Aspen be and the same is hereby repealed and re- enacted to read as follows: "(e) All construction of essential public facilities other than housing, subject to the approval of the City Council upon the recommendation of the Planning and Zoning Commission. To be eligible for said exemption, the appli- cant shall first be required to demonstrate that the project represents an essential public facility. Minimum criteria for this determination shall include, but not be limited to findings that the project meets an essential public purpose., provides facilities in response to the demands of growth and is not itself a growth generator, is available for use b the general public and serves the needs of the local commu- nity. Upon the demonstration that the project is essential, t e applicant shall also be required to document that the impacts of the project will be mitigated, including those associated with the generation of additional employees; the demand for parking, road and transit services; and the need for such basic services as water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. Applicants shall also be required to demon- strate that the project has a negligible adverse impact on the community's air, water, land and energy resources and is visually compatible with surrounding areas." That subsection (J) of Section 24-11.3 of the Municipal Code of the City of Aspen be and the same is hereby repealed. That subsections (b)(4)(5) and (6) and (c) of Section 24-11.4 of the Municipal Code of the City of Aspen be and the same is hereby repealed and reenacted to read as follows: "(4) Provision for low, moderate and middle income hous- ing (maximum forty [40) points). (aa) The commission shall assign points to each appli- cant who agrees to provide low, moderate and middle in- come housing which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and with the provisions of Section 24-11.10. (bb) Points shall be assigned according to the follow- ing schedule: Two (2) points for each five (5) percent of the total development that is restricted to low income price guidelines and low income occupancy limita- tions; Two (2) points for each ten (10) percent of the total development that is restricted to moderate income price guidelines and moderate income occu- pancy limitations; Two (2) points for each fifteen (15) percent of the total development that is restricted to mid- dle income price guidelines and middle income oc- cupancy limitations. In order to determine what percent of the total devel- opment is restricted to low, moderate and middle income housing, the Commission shall compare the number of persons to be housed by the project as a whole with the number of persons to be provided with low, moderate and middle income housing using the following criteria: Studio - 1.25 residents One Bedroom - 1.75 residents Two Bedroom - 2.25 residents Three Bedroom - 3.00 residents or Larger Dormitory - 1.00 resident per 150 s.f. of unit space (5) Bonus points (maximum 7 points). The commission members may, when any one determines that a project has not only incorporated and met the substantive criteria of Section 24-11.4(b)(1), (2), (3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded by that member under Section 24-11.4(b)(1), (2), (3) and (4). Any commission member awarding bonus points shall provide a written justification of that award for the public hearing record. The Commission members may use as a justification for their award of bonus points a commitment by the applicant to provide financing for the purchaser of the proposed employee housing units which is found by the Commission member to be particu- larly beneficial or advantageous to the purchaser. (c) The commission shall consider all eligible applications at a public hearing at the close of which each member of the commission shall identify the number of points assigned by him under each of the criteria hereinabove set forth in sub- section (b) of this section 24-11.4. For projects involving two (2) or more sites, the points awarded to each site shall be weighted as to the number of units to be constructed on each site and a weighted value calculated for the points in each category. Any project not receiving a minimum of sixty (60) percent of the total points available under Section 24-11.4(b)(1), (2), (3) and (4); or a minimum of thirty (30) percent of the points available under each of Section 24-11.4(b)(1), (2) and (3) and a minimum of thirty-five (35) percent of the points available under Section 24-11.4(b)( , shall no longer be considered for a development allotment and the application shall be considered denied." Section 5 That subsections (b)(3) and (4) and (c) of Section 24-11.5 of the Municipal Code of the City of Aspen be and the same is hereby repealed and reenacted to read as follows: "(3) Provision of Employee Housing (maximum 15 points). (aa) The commission shall assign points to each appli- cant who agrees to provide low, moderate and middle in- come housing which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and with the provisions of Section 24.11.10. (bb) Points shall be assigned according to the follow- ing schedule: 0 to 50% of the additional employees generated by the project are provided with housing: 1 point for each 5% housed 51 to 100% of the additional employees generated_ by the project are provided with housing: 1 point for each 10% housed 3 The commission shall use the following standards in calculating the number of full-time equivalent employ- ees generated by the project: CC/C-1 3.50 to 5.25 employees/1000 s.f. (net leasable), based on review of the City Council's housing designee NC/SCI 2.30 employees/1000 s.f. (net leasable) Office 3.00 employees/1000 s.f. (net leasable) CL and Other 3.50 employees/1000 s.f. (net leasable) Provided that upon the demonstration to the City Coun- cil's housing designee that these standards should not be applied to a particular project, the commission may employ an alternative standard recommended by the designee. If the Planning Commission determines that the proposed project generates no new employees, it shall award to the applicant the full 15 points available within this subsection. In order to determine the percentage of employees gen- erated by the project who are provided with housing, the commission shall use the following criteria: Studio 1.25 residents One Bedroom 1.75 residents Two Bedroom 2.25 residents Three Bedroom 3.00 residents or Larger Dormitory 1.00 resident per 150 s.f. of unit space (4) Employee housing location (maximum 4 points). The commission shall assign points to applicants with respect to the location of their proposed employee housing, as follows: Housing is located on the same site as the remain- der of the development: 4 points Applicants proposing employee housing both on the same site as the remainder of the development, as well as on another site, shall be awarded points based on the per- centage of the total housing proposal which is located on the same site as the remainder of the development, using the criteria of subsection (3)(bb) above for de- termining the number of residents on each site. (c) The commission shall consider all eligible applica- tions at a public hearing at he close of which each member of the commission shall identify the number of points assigned by him under each of the criteria here- inabove set forth in subsection (b) of this section 24-11.5. Any project not receiving a minimum of sixty (60) percent of the total points available under Sec- tion 24-11.5(b)(1), (2), (3) and (4), or a minimum of thirty (30) percent of the points available under each of Section 24-11.5(b)(1) and (2) and a minimum of fifty (50) percent of the points available under Section 24-11.5(b)(3), shall no longer be considered for a development allotment and the application shall be con- sidered denied." • cor-i-;r%„ 9 That subsection (b)(4)(aa) of Section 24-11.6 of the Munici- pal Code of the City of Aspen be and the same is hereby repealed and reenacted to read as follows: "(aa) Provision of employee housing (maximum fourteen (14] points). The commission shall assign points to each applicant who agrees to provide low, moderate and middle income housing which complies with the housing size, type, income and occu- pancy guidelines of the City of Aspen and with the provi- sions of Section 24-11.10. Points shall be assigned accord- ing to the following schedule: 0 to 40% of the additional employees generated by the project are provided with housing - 1 point for each 5% housed 41 to 100% of the additional employees generated by the project are provided with housing - 1 point for each 10% housed The Commission shall employ the advice of the City Council's housing designee in the determination of the number of em- ployees the project is expected to generate. The housing designee shall make available standards for employee genera- tion representing the various levels of service which re- flect the types of lodge operation in existence or proposed for the City of Aspen. The applicant shall be given the op- portunity to present to the housing designee information demonstrating that an alternative standard should be em- ployed. The alternative standard may be employed by the Planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed pro- ject generates no new employees, it shall award to the ap- plicant the full 14 points available within this subsection. In order to determine the percentage of employees generated by the project who are provided with housing, the commission shall use the following criteria: Studio 1.25 residents One Bedroom 1.75 residents Two Bedroom 2.25 residents Three Bedroom 3.00 residents or Larger Dormitory 1.00 resident per 150 s.f. of unit space" Section 7 That a new subsection (b)(4)(bb) of Section 24-11.6 of the Municipal Code of the City of Aspen be and the same is hereby adopted to read as follows, with the existing subsection 24-11.6(b)(4)(bb) being renumbered as subsection 24-11.6(b)(4)(cc): 5 • • "(bb) Employee housing location (maximum 4 points). The commission shall assign points to applicants with re- spect to the location of their proposed employee housing, as follows: Housing is located on the same site as the remainder of the development: 4 points Applicants proposing employee housing both on the same site as the remainder of the development, as well as on another site, shall be awarded points based on the percentage of the total housing proposed which is located on the same site as the remainder of the development, using the criteria of sub- section (4)(aa) above for determining the number of resi- dents on each site." Section 8 That subsection (c) of Section 24-11.6 of the Municipal Code of the City of Aspen be and the same is hereby repealed and re- enacted to read as follows: "(c) The commission shall consider all eligible applica- tions at a public hearing at the close of which each member of the commission shall identify the number of points as- signed by him under each of the criteria outlined herein - above in subsection (b) of this Section 24-11.6 after having multiplied the number of points assigned under each of the following sections by the coresponding multiplier: Points Section Multiplier Available 24-11.6(b)(1)(aa) (Water 2 pts) 1 2 24-11.6(b)(1)(bb) (Sewer 2 pts) 1 2 24-11.6(b)(1)(cc) (Storm drainage 2 pts) 1 2 24-11.6(b)(1)(dd) (Fire protection 2 pts) 1 2 24-11.6(b)(1)(ee) (Roads 2 pts) 1 2 24-11.6(b)(2)(aa) (Architectural design 3 pts) 3 9 24-11.6(b)(2)(bb) (Site design 3 pts) 3 9 24-11.6(b)(2)(cc) (Energy conservation 3 pts) 1 3 24-11.6(b)(2)(dd) (Parking and circula- tion 3 pts) 3 9 24-11.6(b)(2)(ee) (Visual impact 3 pts) 3 9 24-11.6(b)(3)(aa) (Common meeting areas 3 pts) 3 9 24-11.6(b)(3)(bb) (Dining facilities 3 pts) 2 6 24-11.6(b)(3)(cc) (Recreational facil- ities 3 pts) 2 6 24-11.6(b)(4)(aa) (Employee Housing 14 pts) 1 14 24-11.6(b)(4)(bb) (Employee Housing Location 4 pts) 1 4 24-11.6(b)(4)(cc) (Rehabilitation and Reconstruction 15 pts) 1 15 24-11.6(b)(5) (Bonus pts - 6 pts) 1 6 TOTAL: 94* 109*** * L-1, L-2, CC and CL zones. ** L-3 zone. Any project not receiving a minimum of sixty (60) percent of the total points available under Section 24-11.6(b)(1), (2), (3) and (4) or a minimum of thirty (30) percent of the points available under each of Section 24-11.6(b)(1), (2), 6 • • (3) and (4)(cc) (Note: 4(cc) only applies to applicants in the L-3 zone.) and a minimum of thirty-five (35) percent of the total points available under Section 24-11.6(b)(4)(aa) shall no longer be considered or a eve opment allotment and the application shall be considered denied." Section 9 That subsection (a) of Section 24-11.7 of the Municipal Code of the City of Aspen be and the same is hereby repealed and re- enacted to read as follows: "24-11.7 Rescinded and expired permits. (a) All applicants who have been awarded allotments under the provisions of this growth management system shall comply with the following provisions or shall have their allotments automatically expire: (1) Applicants shall complete all zoning, subdivi- sion and other development approvals required by the Municipal Code of the City of Aspen and shall have submitted plans to the Building Department sufficient for the issuance of a building permit within a period ending 21 months subsequent to the deadline for submission of the application for which the allotment was made. The Planning Office shall inform the applicant three (3) months in ad- vance of the expiration date of the pending re- quirements which must be completed in order to comply with this provision. (2) Within one hundred -twenty (120) days of the date of submission of plans to the Building De- partment, the applicant must obtain a building permit for construction of the project. (3) Within one hundred -twenty (120) days of the date of obtaining a building permit, t e applicant must initiate construction of the project an-dcon- tinue towards its completion by meeting the cri- teria of the Uniform Building Code. (4) City council may grant an extension of these deadlines on a showing of diligence and good cause by the applicant, and based on a finding that said extension is in the best interests of the communi- ty, which action shall be within the sole discre- tion of city council, provided that such extension has been requested prior to the end of that dead- line period and may be granted for a period not to exceed one hundred -eighty (180) days. Any expired allotments shall be added to available allot- ments and may be awarded pursuant to the procedures estab- lished in this article." Section 10 That a new Section 24-11.10 of the Municipal Code of the City of Aspen be and the same is hereby adopted to read as follows: "24-11.10 Employee Housing The following provisions shall apply to all low, moderate and middle income housing units proposed by applicants in conformance with the requirements of Section 24-11: (a) Applicants shall only receive credit for those units which meet the housing size, type, income and occupancy guidelines and/or approval of the City Cou - cil and its housing designee. Applicants are encour- aged to engage in a pre -application conference with the housing designee to obtain guidance as to the current guidelines and how these are to be applied. (b) Should an applicant propose a unit which is larger than provided for by the City's housing guidelines, then its rental or sales price shall be no greater than that allowable had the housing units complied with those size limitations. (c) When an applicant agrees to restrict only a portion of his development to low, moderate or middle income housing and the portion restricted is located adjacent to an unrestricted portion, to be eligible for points within the provisions of this section, the adjacent portions of the development shall be constructed of the same exterior building materials with a compatible ex- terior architectural style. (d) Applicants shall be permitted to provide employee housing on the same site as the remainder of the devel- opment or on an alternate site, provided that credit shall only be given for units located within the City of Aspen or the Aspen Metro Area, as this area is cur- rently defined by the Aspen/Pitkin County Growth Man- agement Policy Plan. (e) Should an applicant provide employee housing on a site other than that on which his or her commercial or lodge development is located, then any floor area bonus obtained by the applicant for providing such housing shall only permit an increase to the maximum commercial floor area permitted in that zone, exclusive of any area which would have been associated with the housing. (f) Applicants for commercial or lodge developments shall not be restricted to housing employees of their own business but shall also be permitted to house qual- ified employees of the community at large. Applicants should anticipate that the housing units proposed will be required to be restricted to the City's low income price and occupancy guidelines. Provided, however, that at the time the applicant requests growth manage- ment exemption for the housing units pursuant toSec- tion 24-11.2(f), the City Council's housing designee will review the current community need for housing in each category and will evaluate the affordability of the units to employees in each category and will recom- mend to the Planning Commission the appropriate cate- gory to which the units should be restricted. (g) Should a proposed development cause the displace- ment of units which are currently deed restricte to employee housing guidelines, then the applicant shall only receive credit for housing the net number of em- ployees to be housed by the project, reflecting the number to be housed in the new units minus those housed in the existing units, rather than for housing the gross number of employees housed in the new units. 4 9 h The teed restrictions created to obtain credit for employee housing may be amended by agreement between the property owner(s) and the city council upon the recommendation of the planning and zoning commission. (i) Applicants may obtain credit for providing employee housing by either of the following methods, or combina- tion of said methods: (1) Production of new units which are deed re- stricted for a period of fifty (50) years to ren- tal and sale price terms within the housing price and occupancy guidelines approved by the City Council's housing designee and adopted by the Aspen City Council. (2) Conversion of existing units which are not restricted to Aspen's housing guidelines to deed restricted status by placing a deed restriction upon them for a period of fifty (50) years to ren- tal and sale price terms within the housing price and occupancy guidelines approved by the City Council's housing designee and adopted by the Aspen City Council." Section 11 If any section, subsection, sentence, clause, phrase or por- tion of this ordinance is for any reason held invalid or uncon- stitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 12 A public hearing on the ordinance shall be held on the day of , 1984, at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED published as provided by law by the City Council of the City of Aspen on the day of 1984. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk FINALLY adopted, passed and approved this day of ATTEST: 1984. William L. Stirling, Mayor Kathryn S. Koch, City Clerk 0 • • RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING THE ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT QUOTA SYSTEM Resolution No. 84- 4 WHEREAS, on March 6, 1984, the Aspen Planning and Zoning Commission (hereinafter "Commission") did adopt Resolution No. 84-2 updating the Growth management Policy Plan; and WHEREAS, during 1983 the Aspen Housing Authority did prepare and adopt a Housing Master Plan containing numerous proposals for changes to the Aspen Municipal Code; and WHEREAS, the Commission does recognize the benefits associated with regularly updating the growth management quota system to insure that this 'innovative piece of legislation reflects current community policy and that the administrative experience with the system results in improved procedural requirements; and WHEREAS, the Commission did meet on [larch 6 and March 13, 1984, and did hold a public hearing on March 20, March 27 and April 3, 1984, to discuss proposed amendments to the growth management quota system designed to bring the regulations into better conformance with the Growth Management Policy Plan Update and Housing Authority Master Plan and to provide for procedures for the administration of the system. NOW, THEREFORE, BE IT RESOLVED by the Commission that it does hereby recommend that the following sections of the Aspen Municipal Code be amended by the Aspen City Council. Section 1 That Section 24-11.2 (d) be amended to add the following new subsection ( 5) : (5) The application was reviewed by the City Council at a public hearing held pursuant to the standards of Sections 24-12.5 (c) (1) and (2) . ., , That Section 24-11.2(e) be repealed and reenacted to read as follows: (e) All construction of essential governmental and community facilities other than housing, subject to the approval of the City Council upon the recommendation of the Planning and Zoning Commission. To be eligible for said exemption, the applicant • • Page 2 shall first be required to demonstrate that the project represents an essential governmental or community facility. Minimum criteria for this determination shall include, but not be limited to findings that the project meets an essential public purpose, is available for use by the general public and serves the needs of the local community. Upon the demonstration that the project is essential, the applicant shall also be required to document that the impacts of the project will be mitigated, including those associated with the generation of additional employees; the demand for parking, road and transit services; and the need for such basic services as water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. Applicants shall also be required to demonstrate that the project has a negligible adverse impact on the community's air, water, land and energy resources and is visually compatible with surrounding areas. 3 That Section 24-11..3 (j) be repealed. Section 4 That Sections 24-11..4 (b) (4) (5) and (6) and 24-11.4 (c) be repealed and reenacted to read as follows: (4) Provision for low, moderate and middle income housing (maximum forty [401 points). (aa) The commission shall assign points to each applicant who agrees to provide low, moderate and middle income housing which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and with the provisions of Section 24-11.10. (bb) Points shall be assigned according to the following schedule: Two (2) points for each five (5) percent of the total development that is restricted to low income price guidelines and low income occupancy limitations; Two (2) points for each ten (10) percent of the total development that is restricted to moderate income price guidelines and moderate income occupancy limitations; Two (2) points for each fifteen (15) percent of the total development that is restricted to middle income price guidelines and middle income occupancy limitations. In order to determine what percent of the total development is restricted to low, moderate and middle income housing, the Commission shall compare the number of persons to be housed by the project as a whole with the number of persons to be provided with low, moderate and middle income housing using the following criteria: Studio - 1.25 residents One Bedroom - 1.75 residents Two Bedroom - 2.25 residents Three Bedroom - 3.00 residents or Larger Dormitory - 1.00 resident per 150 s.f. of unit space Paste 3 (5) Bonus points (maximum 7 points). The commission members may, when any one determines that a project has not only incorporated and met the substantive criteria of Section 24-11.4 (b) (1) , (2), (3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded by that member under Section 24-11. 4 (b) (1) , (2), (3) and (4). Any commission member awarding bonus points shall provide a written justification of that award for the public hearing record. The Commission members may use as a justification for their award of bonus points a commitment by the applicant to provide financing for the purchaser of the proposed employee housing units which is found by the Commission member to be particularly beneficial or advantageous to the purchaser. (c) The commission shall consider all eligible applications at a public hearing at the close of which each member of the commission shall identify the number of points assigned by him under each of the criteria hereinabove set forth in subsection (b) of this section 24-1.1.4. For projects involving two (2) or more sites, the points awarded to each site shall be weighted as to the number of units to be constructed on each site and a weighted value calculated for the points in each category. Any project not receiving a minimum of sixty (60) per cent of the total points available under Section 24-1.1.4 (b) (1) , (2) , (3) and (4); or a minimum of thirty (30) percent of the points available under each of Section 24-11.4 (b) (1) , (2) and (3) and a minimum of thirty-five (35) percent of the points available under Section 24-11.4(b) (4) , shall no longer be considered for a development allotment and the application shall be considered denied. That Section 24-11. 5 (b) (3) and ( 4 ) and 24-11. 5 (c ) be repealed and reenacted as follows: (3) Provision of Employee Housing (maximum 15 points). (aa) The commission shall assign points to each applicant who agrees to provide low, moderate and middle income housing which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and with the provisions of Section 24-11.10. (bb) Points shall be assigned according to the following schedule: 0 to 50% of the additional employees generated by the project are provided with housing: 1 point for each 5% housed 51 to 100% of the additional employees generated by the project are provided with housing: 1 point for each 10% housed The commission shall use the following standards in calculating the number of full-time equivalent employees generated by the project: CC/C-1 3.50 to 5.25 employees/1000 s.f. (net leasable) , based on review of Housing Page 4 Authority NC/SCI 2.30 employees/1000 s.f. Office 3.00 employees/1000 s.f. CL and Other 3.50 employees/1000 s.f. (net leasable) (net leasable) (net leasable) Provided that upon the demonstration to the Housing Authority that these standards should not be applied to a particular project, the commission may employ an alternative standard recommended by the Housing Authority. If the Planning Commission determines that the proposed project generates no new employees, it shall award to the applicant the full 15 points available within this subsection. In order to determine the percentage of employees generated by the project who are provided with housing, the commission shall use the following criteria: Studio 1.25 residents One Bedroom 1.75 residents Two Bedroom 2.25 residents Three Bedroom 3.00 residents or larger Dormitory 1.00 resident per 150 s.f. of unit space (4) Employee housing location (maximum 4 points). The commission shall assign points to applicants with respect to the location of their proposed employee housing, as follows: Housing is located on the same site as the remainder of the development: 4 points Applicants proposing employee housing both on the same site as the remainder of the development, as well as on another site, shall be awarded points based on the percentage of the total housinq proposal which is located on the same site as the remainder of `ie development, using the criteria of subsection (3) QJ)) _.:,lr:ing the number of residents on each site. (c) The commission shall consider all eligible applications at a public hearing at the close of which each member of the commission shall identify the number of points assigned by him under each of the criteria hereinabove set forth in subsection (b) of this section 24-11.5. Any project not receiving a minimum of sixty (60) percent of the total points available under Section 24-11.5 (b) (1) , (2) , (3) and (4) , or a minimum of thirty (30) percent of the points available under each of Section 24-11 . 5 (b) (1) and (2) and a minimum of f ifty (50) percent of the points available under Section 24-11.5(b)(3), shall no longer be considered for a development allotment and the application shall be considered denied. Section 6 That Section 24-11.6 (b) (4) (aa) be repealed and reenacted as follows: (aa) Provision of employee housing (maximum fourteen [14) points). The commission shall assign points to each applicant who agrees to provide low, moderate and middle income housing which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and with the provisions of Section 24-1.1.10. Page 5 Points shall be assigned according to the following schedule: 0 to 40% of the additional employees generated by the project are provided with housing - 1 point for each 5% housed 41 to 100 0 of the additional employees generated by the project are provided with housing - 1 point for each 10% housed The Commission shall employ the advice of the Housing Authority in the determination of the number of employees the project is expected to generate. The Housing Authority shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operation in existence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing Authority information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the Planninq Commission, upon the recommendation of the Authority. If the Planning Commission determines that the proposed project generates no new employees, it shall award to the applicant the full 14 points available within this subsection. In order to determine the percentage of employees generated by the project who are provided with housing, the commission shall use the following criteria: Studio 1.2.5 residents one Bedroom 1.75 residents Two Bedroom 2.25 residents Three Bedroom 3.00 residents or Larger Dormitory 1.00 resident per 150 s. f. of unit space -. .� I That a new subsection 24-11.6(b) (4) (bb) be adopted as follows, with the existing subsection 2.4-11.6 (b) (4) (bb) being renumbered as subsection 24-11.6(b)(4)(cc): (bb) Employee housing location (maximum 4 points). The commission shall assign points to applicants with respect to the location of their proposed employee housing, as follows: Housing is located on the same site as the remainder of the development: 4 points Applicants proposing employee housing both on the same site as the remainder of the development, as well as on another site, shall be awarded points based on the percentage of the total housing proposed which is located on the same site as the remainder of the development, using the criteria of subsection (4)(aa) above for determining the number of residents on each site. That subsection 24-11.6(c) be repealed and reenacted to read as follows: (c) The commission shall consider all eligible applications at a public hearing at the close of which each member of the • • Page 6 commission shall identify the number of points assigned by him under each of the criteria outlined hereinabove in subsection (b ) of this Section 24 -11 . 6 after having multiplied the number of points assigned under each of the following sections by the corresponding multiplier: Points ,Section MyIJtV1I_eS Available 24-11.6(b) (1) (aa) (water 2 pts) 1 2. 2.4-11.6(b) (1) (bb) (Sewer 2. pts) 1 2. 24-11.6(b)(1)(cc) (Storm drainage 2. pts) 1 2 24-11.6(b)(1)(dd) (Fire protection 2 pts) 1 2 24-11.6(b) (1) (ee) (Roads 2 pts) 1 2 24-11.6(b)(2)(aa) (Architectural design 3 pts) 3 9 2.4-11 .6 (b) (2) (bb) (Site design 3 pts) 3 9 24-11.6(b)(2)(cc) (F.nerge conser- vation 3 pts) 1 3 24-11.6(b)(2)(dd) (Parking and cir- culation 3 pts) 3 9 2.4-11.6(b) (2) (ee) (Visual impact 3 pts) 3 9 24-11.6(b) (3) (aa) (Common meeting areas 3 pts) 3 9 24-11.6(b)(3)(bb) (Dining facilities 3 pts) 2 6 24-11.6(b)(3)(cc) (Recreational facilities 3 pts) 2 6 24-11.6(b)(4)(aa) (Employee Housing 14 pts) 1 14 24-11.6(b)(4)(bb) (Employee Housing Location 4 pts) 1 4 24-11.6(b)(4)(cc) (Rehabilitation and Reconstruction 15 pts) 1 1.5 24-11.6(b)(5) (Bonus pts- 6 pts) 1 6 TOTAL: 94* 109*** * L-1, L-2, CC and CL zones. ** L-3 zone. Any project not receiving a minimum of sixty (60) percent of the total points available under Section 24-11.6(b)(1), (2), (3) and (4) or a minimum of thirty (30) percent of the points available under each of Section 24-11.6 (b) (1) , ( 2) , (3) and (4) (cc) (Note: 4 (cc) only applies to applicants in the L-3 zone) and a minimum of thirty-five ( 35 ) percent of the total points available under Section 24-11.6(b)(4)(aa) shall no longer be considered for a development allotment and the application shall be considered denied. That Section 24-11 .7 (a) be repealed and reenacted to read as follows: 24-11.7 Rescinded and expired permits. (a) All applicants who have the provisions of this growth with the following provisions automatically expire: been awarded allotments under management system shall comply or shall have their allotments (1) Applicants shall complete all zoning, subdivision and other development approvals required by the Municipal Code of the Cite of Aspen and shall have submitted plans to the Building Department sufficient for the Page 7 issuance of a building permit within a period ending 21 months subsequent to the deadline for submission of the application for which the allotment was made. (2) Within one hundred -twenty (12.0) days of the date of submission of plans to the Building Department, the applicant must obtain a building permit for construc- tion of the project. (3) I�Tithin one hundred -twenty (120) days of the date of obtaining a building permit, the applicant must initiate construction of the project and continue towards its completion by meeting the criteria of the Uniform Building Code. (4) City council may grant an extension of these deadlines on a showing of diligence and good cause by the applicant, which action shall be within the sole discretion of city council, provided that such extension has been requested prior to the end of that deadline period and may be granted once only, f or a period not to exceed one hundred -eighty (180) days. Any expired allotments shall be added to available allotments and may be awarded pursuant to the procedures established in this article. Section 10 That a new Section 24-11.10 be adopted to read as follows: 24-11.10 Employee Housing The following provisions shall apply to all low, moderate and middle income housing units proposed by applicants in conformance with the requirements of Section 24-11: (a) Applicants shall only receive credit for those units which meet the housing size, type, income and occupancy guidelines and/or approval of the Aspen/Pitkin County Housing Authority. Applicants are encouraged to engage in a pre - application conference with the Authority to obtain guidance as to the current guidelines and how these are to be applied. (b) Should an applicant propose a unit which is larger than provided for by the Housing Authority guidelines, then its rental or sales price shall be no greater than that allowable had the housing units complied with those size limitations. (c) when an applicant agrees to restrict only a portion of his development to low, moderate or middle income housing and the portion restricted is located adjacent to an unre- stricted portion, to be eligible for points within the provisions of this section the adjacent portions of the development shall be constructed of the same exterior building materials with a compatible exterior architectural style. (d) Applicants shall be permitted to provide employee housing on the same site as the remainder of the development or on an alternate site, provided that credit shall only be given for units located within the City of Aspen or the Aspen Metro Area, as this area is currently defined by the Aspen/Pitkin County Growth Management Policy Plan. (e) Should an applicant provide employee housing on a site other than that on which his or her commercial or lodge development is located, then any floor area bonus obtained by the applicant for providing such housing shall only permit an increase to the maximum commercial floor area Page 8 permitted in that zone, exclusive of any area which would have been associated with the housing. (f) Applicants for commercial or lodge developments shall not be restricted to housing employees of their own business but shall also be permitted to house qualified employees of the community at large. Applicants should anticipate that the housing units proposed will be required to be restricted to the City's low income price and occupancy guidelines. Provided, however, that at the time the applicant requests growth management exemption for the housing units pursuant to Section 24-11.2(f), the Housing Authority will review the current community need for housing in each category and will evaluate the affordability of the units to employees in each category and will recommend to the Planning Commission the appropriate category to which the units should be re- stricted. (g) Should a proposed development cause the displacement of units which are currently deed restricted to employee housing guidelines, then the applicant shall only receive credit for housing the net number of employees to be housed by the project, reflecting the number to be housed in the new units minus those housed in the existing units, rather than for housing the gross number of employees housed in the new units. (h) The deed restrictions created to obtain credit for employee housing may be amended by agreement between the property owner (s) and the city council upon the recommendation of the planning and zoning commission. (i) Applicants may obtain credit for providing employee housing by either of the following methods, or combination of said methods: (1) Production of new units which are deed restricted for a period of fifty (50) years to rental and sale price terms within the housing price and occupancy guidelines approved by the Aspen/Pitkin County Housing Authority and adopted by the Aspen City Council. (2) Conversion of existing units which are not restricted to Aspen's housing guidelines to deed restricted status by placing a deed restriction upon them for a period of fifty (50) years to rental and sale price terms within the housing price and occupancy guidelines approved by the Aspen/Pitkin housing Authority and adopted by the Aspen City Council. APPROVED by the Commission at their regular meeting on April 17, 1984. ASPEN PLANNING AND ZONING COMMISSION 1 v Welton Ander on, Acting Chairman ATTEST: ✓0 i&e -- Barbara Norris, Deputy City Clerk • • MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alan Richman, Planning Office RE: GMQS Code Amendments DATE: April 3, 1984 Attached for your review is proposed language reflecting all the issues that we have discussed to date including revisions based on our meeting on March 27th. I would like to complete our review of the proposed language with you tonight in hopes of receiving direction on the drafting of a resolution to City Council. 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U � a) 44JJ (a U) a) -r-I r-I •r.i Co Q, » m 4J (u- •ri W a C --3 •ri 4J bra (a �(.' Q) • a C 44 r1 C 44 .0 o m a 3 o G (Cf v co o o rC .r.1 C1 C C -- 4J W -r-I -0 o O oc� C O M (0 4-1 3 (a (a U) -1 44 Q+ U C U 3 U (a •ri 0 0 a r-i E RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION MAKING RECOMMENDATIONS AS TO THE PROPOSED ARTS WEST BALLOT QUESTION Resolution No. 84- WHEREAS, Arts West Aspen has submitted a proposed ballot question to the Aspen City Council for the purposes of asking voter approval of the sale by the City of two parcels of land to permit the construction of a Performing Arts Center; and WHEREAS, the Aspen City Council did request that the Aspen Planning and Zoning Commission (hereinafter "Commission") review the language of the ballot question and make recommendations to Council on issues which have planning implications; and WHEREAS, the Commission did review the ballot question at a special meeting held on March 27, 1984; and WHEREAS, a master plan for the Rio Grande property was prepared by the Rio Grande Task Force in 1980-81 and was endorsed by the Commission and Aspen City Council in 1981-82; and WHEREAS, some of the significant elements of the Master Plan were as follows: ; and 1. A performing arts center; 2. The Pitkin County Jail; 3. A node in the transit system; 4. A parking garage to accommodate the needs of the business district and the theatre; 5. Open space in the form of playing fields, trails and equestrian facilities; and 6. A site along Mill Street for the relocation of Cap's Auto Supply WHEREAS, in 1982, the voters of the City of Aspen did approve a ballot question authorizing the City of Aspen to sell or exchange a portion of the Rio Grande property so as to relocate Cap's Auto Supply, provided that before consummating the exchange, the City Council would fully evaluate alternatives to this exchange which would also allow the consolidation of a site for the Performing Arts Center; and WHEREAS, in December, 1983, the City Council did reconfirm its willingness to transfer the necessary land for the construction of Resolution No. 84- Page 2 --- the Performing Arts Center and relocation of Cap's Auto Supply. NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission of the City of Aspen, Colorado, that it does hereby make the following findings and recommendations with respect to the proposed ballot question submitted by Arts West Aspen. B�-c t_ -Q-n- l The Commission finds that the planning of the Rio Grande property involved a comprehensive look at the opportunities for improvement of this very important public parcel which should not be undercut by a land trade to implement one of the plan's elements. The Commission is particularly concerned that the land to be traded to Arts West Aspen not preclude the development of potential transit facilities or the parking garage. Furthermore, the Commission believes that the parking garage should be built in conjunction with the Performing Arts Center to insure that adequate parking is available for the theatre. Therefore, the Commission recommends that before the ballot question is submitted to the voters, the Commission and Aspen City Council should review detailed site plans of each facility to insure that they are complimentary and that the Land to be sold to Arts West Aspen is not essential to the design of the parking garage. Furthermore, the Commission recommends that the City of Aspen begin to move forward with plans for the parking garage to insure that it can be built at the same time as the Performing Arts Center. Sec ti-Qil__ 2 The Commission finds that the proposed relocation of Cap's Auto Supply from its present site to a location adjacent to the Andrews/Mc- Farlin Building is not in the best interests of the City of Aspen. The Commission finds that the relocation would require a new driveway curb cut on bill Street at a location significantly offset from Puppy Smith Street, creating a traffic conflict in an undesirable location. The Commission also finds that the new site would require customer parking in the area adjacent to the river and playing fields, which might conflict with these open space uses. Finally, the Commission finds that the placement of a service -commercial use near the entrance 4 Resolution No. 84- Page 3 to a major public -private development project and the perpetuation of a commercial activity on this important public property is not good planning. Therefore, the Commission recommends that Cap's Auto Supply not be relocated along Mill Street, and that instead the Commission and Aspen City Council should look at alternatives to this relocation, including other sites on the Rio Grande property, other sites in Aspen, and condemnation by the City with compensation. The Commission finds that setting zoning requirements outside of the traditional subdivision and zoning review process is contrary to good planning. Therefore, the Commission recommends that the ballot question make no reference whatsoever to zoning issues that affect either Cap's or the Performing Arts Center. APPROVED by the Aspen Planning and Zoning Commission at their regular meeting on April 3, 1984. ATTEST: Barbara Norris, Deputy City Clerk ASPEN PLANNING AND ZONING COMMISSION By. Perry Harvey, Chairman MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alan P.ichman, Planning Office RF: GMQS Code Amendments DATE: March 2.7, 1984 ---------------------------------------------------------------------- ---------------------------------------------------------------------- Attached for your review is proposed language reflecting all the issues that we have discussed to date. I would like to go over the entire proposal with you tonight in hopes of receiving direction on the drafting of a resolution to City Council. 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N U %r 4J $4 -I CO1..i N 4J C r-I O 4J CJ N (a •rl ri ✓ ru a, 'r i x O r1 U > ~ s.4 (U- C: U 44 >~ r; 4J rrJ p S2 ro rO ru •r i N f0 rO r-i (Cl C ri ► rO rCj N -rN". 4 U " •r-4 r5 RS M N N 1.4 rV N •ri U x 44 QO ri .c: 0 N Q)r1 > 4 U) r r- 0)C o o C' U .0 o f '�, ^ 4J 4J 4J 4J N rN� O w rO ru r-1 •,-i N r0 C CJ ,� 4J N r-i 'r 1 rj 104 1.4 N 4J r -H f•r C C C 'r 1 4J rO M S" N C C 4-4 r-I C 4-4 O ro C$ O C co N co O O r_ •ri � C C: — 4J W •r-I -Q 0 0 W C 0 N rCf 4-4 (0 (0 U) •ri 4-4 04 U C U U r Cj -4 rx ri is 0 • • MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alan Richman, Planning Office RE: Public Hearing - GMQS Amendments DATE: March 20, 1984 Attached for your review is proposed language designed to address those aspects of the quota system which we have already discussed with you. Specifically, the sections involved include the three scoring systems for employee housing, the threshold requirements sections and the proposed new employee housing policy section. I suggest that you spend some time with these proposals to familiarize yourself with their contents. Before we deal with the proposed language, there are still some issues we have not yet discussed from our original memo to you, dated March 6. For your convenience I repeat these issues below. It would be my hope to go through these issues tonight and then, if time permits, to review the proposed language for those items we have discussed previously. Administrative Issues There are at least 4 administrative/definitional issues we should address this year, including the following: 1. Definition for essential governmental projects exemption. The Code currently provides for a GMP exemption for "essential governmental projects other than housing" provided the project mitigates its impacts. We ask you to consider whether this provision should be broadened to read "essential community facilities other than housing" to provide for publicly or privately built projects which should be given a priority in the competition system (i.e., a school or religious facility). We would also like you to consider whether the performing arts center is an example of the kind of facility which could be eligible for this exemption. 2. Exemption of 70:30 and 100% employee housing projects. The last time we brought forward Code amendments regarding GMP exemptions, City Council over -rode P&Z's recommendation and decided that 70:30 and 100OI employee housing projects would not be deducted from the quotas. We do not agree with this inconsistency in our regulations and recommend its elimination. 3. Procedures to administer expiration of allocation. We have recently experienced some problems in administering the provision regarding expiration of GMP allocations. Simply stated, the Code requires applicants to obtain a building permit for free market units within four years of the original deadline for submission of applications (2 years for projects containing employee units). This provision has been administratively interpreted to require "submission of plans sufficient for the issuance of a building permit" rather than the actual receipt of that permit, so as not to penalize applicants for processing time within the Building Department. We think a fair approach to this issue would be as follows: a. Eliminate the two year versus four year provision 0 • GMQS Amendments March 20, 1984 Page 2 and make it clear that all applicants have two years to complete their land use reviews and submit plans to the Building Department. b. Within six months of submitting plans, applicant must obtain a building permit. C. Within six months of obtaining the permit, the applicant must initiate construction and follow the time requirements of the UBC in continuing that construction. d. City Council may grant an extension of the two year limitation on a showing of diligence and good cause by the applicant, provided that such extension must be requested prior to the end of that two year period and may only be granted once for no more than six months. e. Failure to perform under any of the above provisions shall result in the expiration of the allocation. f. Expired allocations shall be available for award in future years. 4. Lot Split GMP Exemption The City Council has asked us to require that any lot split be processed via a public hearing to permit the neighbors to comment on the proposed change in the subdivision configur- ation and density. We ask you to consider whether this hearing should be conducted by P&Z or Council. As a condition of the approval of the Centennial PMH project, the Board of County Commissioners agreed to consider reducing the Aspen Pietro Area quota during the years in which the project was being constructed. The Board is about to implement this change by deducting eighteen (18) units from its quota in each of the next two years thereby effectively reducing the quota from 33 to 15 units per year. The Board also decided that in a spirit of community cooperation and concern about our growth rate, it would ask the City to consider reducing its quota during that two year construction period. Since the project will house employees of both Aspen and Pitkin County and affect the service capacities (roads, water, sewer, airport, etc.) of both jurisdictions, we think it is advisable that we make every attempt to offset its short term growth impacts. We recommend that you consider a temporary reduction to our residential quota in response to this communitywide issue. Should you agree with this concept, we would return to you with a recommendation for a slight reduction in our quota. The Planning Office recommends that you direct us to return to you with language to address those issues you feel need attention this year. We would like to hold the next review of this item on March 27 (work session day) due to the very heavy schedule of items on your next regular meeting (April 3). • • MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alan Richman, Planning Office RE: Growth Management Quota System Code Amendments DATE: March 6, 1984 INTRODUCTION During the last several years, the Planning Office has initiated various amendments to the Growth Management Quota System section of the Municipal Code (Section 24-11). The sweeping reforms which have been implemented have substantially strengthened and updated the scoring system, quotas and administrative procedures associated with this innovative piece of legislation. The Planning Office would like for you to consider some additional amendments this year. These amendments emerge from several sources, including the following: 1. The desire to make the system more consistent with the update of the growth management policy plan. 2. The findings of the 1983 Housing Authority Master Plan. 3. Various administrative experiences which lead us to want to clarify certain provisions of the Code. The 1984 growth management competitions are scheduled to begin on August 1, with the submission of commercial development applications. Therefore, if we are to be effective in implementing any changes this year, we must move forward quickly. The purpose of today's session is to introduce you to the ideas we have for Code amendments, in preparation for a public hearing on these issues at your next meeting on March 20. Proposals There are three basic areas we would like to have you address to determine the need for Code amendments. These areas are as follows: A. Employee housing; B. Various administrative/definitional issues; and C. Residential quota. Following is a brief discussion of the issues associated with these three areas. ��• • *• !• For several years, the Planning Office has been concerned that employee housing is addressed within the residential, commercial and lodge scoring systems in a relatively ad -hoc manner. The language in these three code sections is not totally consistent, with questions such as on -site versus off -site housing, displacement, minimum thresholds and the like being treated in a variety of ways. It has always seemed to me that we would benefit from having a section of the growth management system which is devoted solely to employee housing policies and regulations. This would leave the scoring system to simply address the actual method of awarding points to applicants, rather than to setting policies. I refer you to the attached copies of those sections of the scoring system which deal with employee housing for examples of the problems we feel exist in the current code language. The Planning Office recommends that a new Section 24-11.10 of the Code be drafted, entitled "Employee Housing". This section would establish regulations with respect to the following policy areas (Note: Most of these provisions are already in the Code and are merely repeated here for comprehensiveness and consistency in format) : 1. Provision of, Units On -site Versus Off -site. We recommend a policy which provides equal credit for on- and off -site housing. Credit would only be given for units located within Aspen or the Aspen Metro Area (as defined in the GMPP update). 2. Displacement of Units. If a project displaces existing employee housing units (i.e., those which have fallen within our guidelines during the past 18 months) then points should be awarded based on the net rather than the gross addition of units to our housing pool. 3. Options Qther Th-an Housina Production. We should be giving credit to an applicant who agrees to convert an existing free market unit to deed restricted status. We should also look at providing applicants the option of giving land or cash in lieu of actually producing units. Jim Curtis of the Housing Authority has developed formulas to address these options. 4. Compatibility with Free Market Units. Mixed use housing 2 • • projects containing both free market and employee units should be constructed of similar exterior building materials with a compatible exterior architectural style between the various unit types. 5. Size and Price Guidelines. Applicants should only be awarded points for units meeting the price, income and size guidelines of the Housing Authority, as annually adopted by the City Council. If a unit is proposed to be larger than the maximum allowed under the guidelines, its rental or sale price should be no greater than that allowable under the maximum size limitation. 6. Housing E1iaibi. itv. An applicant should be able to house either the employees generated by the project or employees of the community in general, provided these employees meet our guidelines. 7. FAR_ Provisions. (a) Applicants should be able to use units provided to obtain the FAR bonus allowed in the CC, C-1 and 0 zones, although if an applicant provides employee housing off -site, the project should only be able to increase its on -site FAR to the maximum allowed for commercial purposes (exclusive of any on -site FAR provided for housing). (b) Currently, in residential projects, the floor area of employee housing must be at least 1/3 of the total floor area of the housing project. This language should probably be eliminated since in many cases it forces applicants to exceed the size limitations of the housing guidelines. 8. Minimum Thresholds. At the present time, applicants must score a minimum of 30% of the points available in the employee housing categories in the residential, commercial and lodge systems. In effect, this requirement means that at least 30% of any residential project must be employee housing, that an applicant house at least 15% of the employees generated by a commercial development (30% of a 50% universe) and that an applicant house at least 30% of the employees generated by a lodge development. The recommendations of the Housing Authority for employee housing in development projects are as follows: Residential - 25% of total development Commercial - 100% of employees generated Lodge - 100% of employees generated The Planning Office agrees with the Housing Authority that our current approach to commercial and lodge development can fuel the housing shortfall when applicants do not house 3 9 all the employees they generate. Therefore, we think the thresholds should be changed either to (a) meet the Housing Authority proposal; or (b) require a minimum threshold of 50o in the three systems which, in effect would make the residential sector pick up a portion of th,- reed generated by commercial and lodge development. We would like to obtain your input on this very key policy issue before proposing a new scoring formula. You may also want to consider whether we currently provide too many points in the housing portion of the residential scoring system (40 out of 73). 9. Generation Factors. Currently, the Planning Office uses the following factors in calculating employees generated by commercial and lodge projects: CC/C-1/CL - 5.25 Employees/1000 s.f. (including restaurant) CC/C-1/CL - 3.50 Employees/1000 s.f. (excluding restaurant) Office - 3.00 employees/1000 s.f. NC/SCI - 2.30 employees/1000 s.f. Lodge - .22 - .54 employees/room (based on Housing Authority review) The Housing Office has developed the following factors relating more specifically to uses than to zones: Restaurant/Bar - 8-13 employees/1000 s.f. (based on Housing Authority reivew) Retail/Office - 3.9 employees/1000 s.f. Warehouse/Manufacture - 0.44 employees/1000 s.f. The Planning Office would like your input on codifying the generation factors which relate to zones (not those of the Housing Office relating to uses). There are at least 3 administrative/definitional issues we should address this year, including the following: 1. Definition for essential governmental projects exemption. The Code currently provides for a GMP exemption for "essential governmental projects other than housing" 4 provided the project mitigates its impacts. We ask you to consider whether this provision should be broadened to read "essential community facilities other than housing" to provide for publicly or privately built projects which should be given a priority in the compe- tition system (i.e., a school or religious facility). We would also like you to consider whether the performing arts center is to be subject to competition or exempted as an essential facility. 2. Exemption of 70:30 and 100% employee housing projects. The last time we brought forward Code amendments regarding GMP exemptions, City Council over -rode P&Z's recommendation and decided that 70:30 and 100% employee housing projects would not be deducted from the quotas. We feel uncom- fortable with this inconsistency in our regulations and recommend its elimination. 3. Procedures to administer expiration of allocation. We have recently experienced some problems in administering the provision regarding expiration of GMP allocations. As shown in the attached copy of the Code, we currently require applicants to obtain a building permit for free market units within four years of the original deadline for submission of applications (2 years for projects containing employee units). This provision has been administratively interpreted to require "sub- mission of plans sufficient for the issuance of a building permit", rather than the actual receipt of that permit, so as not to penalize applicants for processing time within the Building Department. We think a fair approach to this issue would be as follows: a. Eliminate the two year versus four year provision and make it clear that all applicants have two years to complete their land use reviews and submit plans to the Building Department. b. Within six months of submitting plans, applicant must obtain a permit. C. Within six months of obtaining the permit, the applicant must initiate construction and follow the time requirements of the UBC in continuing that construction. d. City Council may grant an extension of the two year limitation on a showing of good cause by the applicant, provided that such extension must be requested prior to the end of that two year 5 0 period and may only be granted once for no more than six months. As a condition of the approval of the Centennial P14H project, the Board of County Commissioners agreed to consider reducing the Aspen Metro Area quota during the years in which the project was being constructed. The Board is about to implement this change by reducing the quota from 33 to 15 units per year. The Board also decided that in a spirit of community cooperation and concern about our growth rate, it would ask the City to consider reducing its quota during that two year construction period. Since the project will house employees of both Aspen and Pitkin County and affect the service capacities (roads, water, sewer, airport, etc.) of both jurisdictions, we think it is advisable that we make every attempt to offset its short term growth impacts. we recommend that you consider a temporary reduction to our residential quota in response to this communitywide issue. Should you agree with this concept, we would return to you with a recommendation for a slight reduction in our quota. CONCLUSION Ile have presented you with a wide range of issues which we feel should be addressed this year. We look forward to your direction on these issues so that we can draft language to respond to those issues which you want to address at this time. C.1 (4) Pr( Eon for low, niodeinte and ziii,;e.11e ome ha (mnximurn 40 points). I (as) The commission shall assign points to each tto� applicant who agrees to deed restrict rill or a portion of his development for a period of fifty "aC,o (50) years to rental and sale price terms within housing price guidelines established by the 4%V���L1\ city council and to occupancy limitations within housing income -eligibility guidelines established by the city council. (bb) Points shall be assigned according to the following schedule: Two (2) points for each five (5) per cent of the total development that is restricted to low income price guidelines and low income occupancy limitations; Two (2) points for each ten (10) per cent of the total development that is restricted to moderate income price guidelines and moderate income occupancy limitations; Two (2) points for each fifteen (15) per cent of the total development ti-at is restricted to middle income price guidelines and middle income occupancy limitations. For purposes of this section, one per cent of the total development shall be based solely on the ratio of deed restricted bedrooms to ncndeed restricted bedrooms, provided, however, that the floor area of the deed restricted space in the development must equal at least fifty (50) per cent of the floor area of the nondeed restricted portion of the project. For the purposes of this section, a studio shall be con- sidered a three-quarter (3/a) bedroom. (cc)To be eligible for points within the provisions of this section, the low, moderate and middle income housing units must comply with the following size limitations or be restricted to rental and sale price terms no greater than that allowable had the housing units complied with the following size limitations: Minimum Maximum Unit Square Footage Square Footage Studio 400 600 One -bedroom 500 800 Two-bedroorn 700 1,100 Three -bedrooms 1,000 1,300 or larger (dd) When an applicant agrees to restrict only a portion of his development to low, moderate or middle income housing and the portion restricted is located adjacent to an unrestrict- ed portion, to be eligible for points within the provisions of this section the adjacent por- tions of the development shall be constructed of the same exterior building materials with a computable exterior architectural style. 0 . 0 (ee) The deed restrictions created above may be removed or amended by agreement between k the property owner(s) and the city council upon the recommendation of the planning and zoning commission. (ff) Should a proposed residential development cause the displacement of existing employee housing, de- fined as units which for the previous eighteen (18) r_-months have rented or have been sold at rates which fall within the adopted housing price guidelines of the City of Aspen, then the points assigned in sub- section (bb) above shall be based on the net addi- tion of employee bedrooms to the housing pool and not simply on the gross number of units to be con- structed. A net addition of employee housing to the pool is defined as the conversion of a free market unit to deed restricted status or the construction of a new deed restricted unit. (5) Provision for unique financing (maximum 10 points). (aa) The commission shall assign points to each applicant who agrees to sell under a unique financing program all or a portion of his development to qualified individuals as estab- lished by the city council within housing income -eligibility guidelines. (bb) Points shall be assigned according to the following schedule: 95 per cent Applicant Financing Unit Point (s) Studio V2 One -bedroom 1 Two -bedroom or largei 1 V2 100 % Applicant financing Unit Point(s) Studio 1 One -bedroom 2 Two -bedroom or larger 3 (cc) to be eligible for points within the provisions of this section, the mortgage offered by the applicant must be freely assumable for a term of thirty (30) years or more, at an interest rate of twelve (12) per cent or an interest rate equal to the current rate of the Federal Home Loan Mortgage Corporation, as determined on the date of preliminary plat submis- sion. The lesser of the above interest rates shall be that offered by the applicant and there sliall be no closing points and no prepayment- penalty. The monthly amortization for the mortgage must fall within the employee housing price guideline which has been designated for the unit. (3) Yee housing need (maximum of 10 point,* *11C commission shall assign points to each appli- `� ` ° "``' "'� cant who agrees to provide deed restricted housing for employees for a period of fifty (50) years to rental and sales price terms within housing price guidelines established by the city council and to eligibility guidelines established by the city council. C,o (bb)Points shall be assessed according to the following C,`� S w schedule: 14point for each five (5) per cent of the em- ployees of the project who are provided with employee housing either on- or off -site, either within or outside of the city, through a net addition to the employee housing pool (that is, by creation of a new deed restricted unit or by conversion of a free market unit to deed re- stricted status). (cc) For the purposes of this section, one per cent of the total employees shall be computed annually by the planning office based on a determination of the number of employees generated per square foot of commercial space in each zone district for which a commercial development is to be submitted. The evaluation shall only consider the new square foot- age being requested under the current application and shall not compute the employee housing need based on commercial space which currently exists. (dd)The planning office shall inform the applicant, prior to the deadline for submission of applications, of the number of employees the project is expected to generate, based on the square footage of new com- mercial space requested. In those cases where an applicant displaces existing housing for employees, defined as units which for the past eighteen (18) months have rented or been sgld at rates which fall within the adopted housing price guidelines of the City of Aspen, the planning office shall add that number of employees displaced to those expected to be generated by the project in determining the overall employee housing need of the applicant. (ee) No requirement of this section shall imply that an applicant is required to house the actual employees of the project itself but only that the applicant offset the increase in new employees by housing qualified employees of the community in general. (ff) Applicants for commercial development in the CC, C-1 and 0 zones who propose to provide off -site employee housing, as defined in subsection (aa) above, may use the square footage of the employee hous- ing project as the basis of a special review to in- crease the FAR for the commercial site to the max- imum commercial square footage allowable by the code in that zone district. (4) Aoyee housing incentive (maxinimn 10 p111l/• trpw� ► ��^�, (aa) In those cases where all applicant 1•roposcs to pro- vide housing; for more than fifty (501 per centof the employees generated by the project, as evaluated in subsection (3) above, the commission shall assign additional points based on the following formula: 1 point for each ten (10) per cent of the em- ployees of the project beyond the first fifty per cent who are provided with deed restricted em- ployee housing either on- or of -site, to a max- imum of one hundred fifty (1-0) per cent of the employees generated by the project. (bb) In those cases where an applicant already houses employees by providing deed restricted housing for employees for a period of fifty (60) years to rental and sale price terms within housing price guidelines established by the city council and to eligibility guidelines established by the city counj.il, the ap- plicant may claim the number of employees already housed as a credit toward the points available in subsection (4)(aa) above. The employee housing credit may not be used toward the points available in subsection (3)(aa) above. (cc) The housing provided by the applicantto qualify for points under this section must, in all respects, meet the standards of subsection (3) above. G` (aa) Provision of employee housing (maximum 15 �points). The commission shall award points as 1�co �t follows: Sc oti��. 0 to 50% of the additional lodge employees generated by the project who are housed e on or off -site - 1 point for each 10% housed. _ Sys 51 to 100% of the additional lodge employees generated by the project who are housed on or off -site - 1 point for each 5% housed. The applicant shall, prior to the deadline for submission of applications, provide the plan- ning office with a detailed list of all employees required to serve the lodge or any addition thereto as documentation for the claim as to the percentage of employees housed on- or off -site. The planning office shall, prior to the deadline for submission of appli- cations, advise the applicant as to the number of employees the project is expected to gener- ate, based on the proposed size and level of services of the lodge. If the planning com- mission determines that the proposed project generates no new employees, it shall award to the applicant the full 15 points available within this subsection. "� ,'_ V. Sec. 24-11.7. Rescinded and expired permits. 0 2 (a) All applicants who have been awarded allotments, other than an allotment for dwelling units which are not deed re- t,,��n stricted under the provisions of section 24-11.4(b) (3), i.e., r� free market dwelling units, shall have secured a building permit for construction within a period ending on the second anniversary of the deadline for submission of the applica- tion for which the allotment was granted. All applicants who have been awarded allotments for dwelling units which are not deed restricted under the provisions of section 24-11.4 (b) (3), i.e., free market dwelling units, shall have secured a building permit for construction within a period ending on the fourth anniversary of the deadline for submission of the application for which the allotment was made. Failure to do so shall cause the allotment to automatically expire. If an ap- plicant shall have been awarded allotments for both dwelling units which are not so deed restricted and for deed restricted dwelling units in a mixed free market and employee housing project, the failure to obtain a building permit within a two- year time period on the deed restricted portion of the project will cause all of the allotments, both the deed restricted and nondeed restricted, to automatically expire. The city council may grant an extension on a showing of good cause which action shall be within the sole discretion of the city council. Any expired allotments shall be added to available allotments and may be awarded pursuant to the procedures established in this article. • • PUBLIC NOTICE RE: Code Amendment - Growth Management Quota System NOTICE IS HEREBY GIVEN that a public hearing will be held on March 20, 1984, at a meeting to begin at 5:00 P.M. before the Aspen Planning and Zoning Commission, to consider amendments to the Municipal Code, Section 24-11, Growth Management Quota System. For further information, contact the Planning Office, 130 S. Galena, Aspen, CO 81611 (303) 925-2020, ext. 224. s/Perry Harvey Chairman, Aspen Planning and Zoning Commission Published in the Aspen Times on March 1, 1984. City of Aspen Account.