HomeMy WebLinkAboutcoa.lu.ca.GMQS Revisions.1984TO: 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 358 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
P1E MORANDU PS
TO: Aspen City Council
FROM: Alan Richman, Planning Office
RE: 2nd Reading - Growth Management quota Sys/t~em Code Amendments
DATE: June 11, 1984 APPROVED AS TO FORM: 1~~--~~-~ ~
On Play 14, 1984, you adopted on first reading Ordinance f9, Series
of 1984, amending the growth management quota system. On 61ay 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.
47e appreciate your assistance in the development of these much needed
Code amendments.
f1EMORAf:DUf1
T0: Aspen City Council
FROf1: Alan Richman, Planning Office
RE: 1st Reading - Growth Management Quota System
Code Amendments
DATE: f9ay 14, 1984 APPROVED AS TO FORM:
Introducti
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).
Section 1
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.
Section 2
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 ~ n ~a~, 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 arowth,
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.
Section 3
This section repeals the one "loophole" remaining in our quota system
which states that large 70:30 or 100 employee housing projects are
GrIQS - 1st F.eading
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. V?hile
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. V7e 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.
Section 5
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 5~ of the employees they generate
(an increase from the present 15~ standard). It codifies standards
for employee generation developed by the Planning and Rousing 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.
Section 6-8
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 35b of the points available as
the minimum score in the employee housing category (it is now 30~).
GPIQS - 1st P.eading
Play 14, 1984
Page 3
Section 9
This section substantially simplifies and tightens City procedures
with respect to the expiration of GP'1P allotments by setting the following
requirements:
a) Applicants have 21 months from the date of GPIP 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.
Section 10
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
elsevahere in the code. I will point out to you verbally those cases
where P&Z is suggesting changes in the language vahich represent issues
which require your attention.
Recommendation
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. ['7e 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 1484"
"Piove to approve on first reading Ordinance , series of
1984."
ORDINANCE NO. -1
(Series of 1984)
AN ORDINANCE IMPLEMEN`PING RECOMMENDED TECHNICAL REVISIONS TG
VARIOUS SECTIONS OF ARTICLE XI OF' SECTION 24 OF THE MUNICIPAL
CODE OF THE CITY OF ASPEN PERTAINING '1'0 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 TEIE 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 ear>_n a pursuant to t e Stan ar s of Sections
.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 ublic ur ose,
prove es ace sties in response to the demands of rowth and
is not itsel a growth generator, is available for use b
t e genera pu is and serves the needs of the local commu-
nity. Upon the demonstration that the project is essential,
tie- 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."
Section 3
That subsection (J) of Section 24-11.3 of the Municipal Code
of the City of Aspen be and the same is hereby repealed.
Section 4
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 yuidelines 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
One Bedroom - 1.75
Two Bedroom - 2.25
Three Bedroom - 3.00
or Larger
Dormitory - 1.OU
of u
residents
residents
residents
residents
resident per 150 s.f.
nit space
L.
(5) Honus 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 y t e app scant to provide financing for
the purchaser of the ro osea em io ee nousin uni
w is is ound by the Commission member to be part
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. ( ) ,
shall no longer be considered for a development a lotment
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 508 of the additional employe
the project are provided with hous
1 point for each 58 housed
51 to 1008 of the additional employees genes
byby t~ject are provided with housing:
1 point for each 108 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 2.3U 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
One Bedroan
Two Bedroom
Three Bedroom
or Larger
Dormitory
1.25
1.75
2.25
3.00
1..00
span
residents
residents
residents
residents
resident per 150 s.f. of unit
(4) Employee housing location (maximum 4 points).
The commission shall assign points to applicants with
respect to the location o t eir propose emp oyee
housing, as o ows:
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 allotrnent and the application shall be con-
sidered denied."
e
Section 6
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:
ect are provided with housing -
1 point for each 58 housed
41 to 1008 of the additional employees generated by the
project are provided with housing -
1 point for each 108 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
f_or 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 followings criteria:
Studio
One Bedroom
Two Bedroom
Three Bedroom
or Larger
Dormitory
1.25
1.75
2.25
3.00
1.00
spac
residents
residents
residents
residents
resident per 150 s.f. of unit
e"
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
5
"(bb) Employee housing location (maximum 9 points).
The commission shall assign points to applicants with re-
spect to the location of their proposed employee housing, as
ows:
Housing is located on tY~e 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-
siyned 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 (6U) 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 4-11.6(b)(4)(aa)
shall no longer be consi ere or a eve opment a otment
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 subse uent to the
ea ine or su mission 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~con-
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 s owing o 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:
7
"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 gui a Ines an or approval of the City Coun-
ci an 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 As en or t e As en 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
u1 a Ines. Prov
tnat at the time the aAplicant reque
ment exemption for the housing units
tion 24-11.2(f), the City Council's
will review the current community ne
each category and will evaluate the
t e units to emp ogees in each cateq
mend to the Planning
gory to w is t e un
e app
restr
e-
will recom-
(g) Should a proposed development
vent of units which are currently
=mployee housing guidelines, then
cause the displace-
'eed restricte~to
he applicant shall
net number of em-
reflecting the
s minus those housed
for housing the
the new units.
receive credit for housing the
ees to be ouse y the nro~ect
in the existing units, rather than
gross number of employees housed in
8
(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
housing by either of the followi
lion 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 ousing 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-
lion 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 , 1984.
William L. Stirling, Mayor
ATTEST:
9
Kathryn S. Koch, City Clerk
RESOLUTZON OF TAE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING TAE ADOPTION OF AMENDMENTS TO TAE
GROWTH MANAGEMENT QOOTA SYSTEM
Resolution No. 84- 4
WHEREAS, on March 6, 1984, the Aspen Planning and 7.oning Commission
(hereinafter "Commission") did adopt Resolution Dlo. 84-2 updating
the Growth tanagement 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 Ptarch 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 t-funicipal
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) .
,Section 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. P4inimum 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.
That Section 24-11.3 (j) be repealed.
~e~t~on 44
That Sections 24-11.4(b)(4)(5) and (h) and 24-11.4 (c) be repealed
and reenacted to read as follo~os:
(4) Provision for low, moderate and middle income housing
(maximum forty [40] 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.?.5 residents
Three Bedroom - 3.00 residents
or Larger
Dormitory - 1.00 resident per 150 s.f. of
unit space
Page 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-].1.4. 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 24-11.4(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)(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 ?..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 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 aorarded points based on the percentage
of the total housing proposal which is located on the same
site as the remainder of ~l~e development, using the criteria
~::uning the num er
of subsection (3) (bb) ~~;::.
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 7.4-11.5(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 considered denied.
Sectio~r 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 24-11.10.
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 1008 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 Planning 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 1.25 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
That a new subsection 24-11.6(b)(4)(bb) be adopted as follows,
with the existing subsection 24-11.6(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.
Section 8
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 follo~oing sections by the
corresponding multiplier:
Points
Section Mllltlglier 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 ?. pts) 1 2
24-11.6(b)(1)(dd) (Fire protection
?. 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) (Energe conser-
vation 3 pts) 1 3
24-11.6(b)(2)(dd) (Parking and cir-
culation 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
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 ].5
24-11.6(b)(5) (Bonus pts- 6 pts) 1 6
TOTAL: 94*
* L-1, L-2, CC and CL zones.
** L-3 zone.
109***
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 Plunicipal
Code of the City 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 (1?.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) [ti*ithin 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 Unif orm 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, for 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 I~letro 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 COPINISSIOPT
By ~~ C~~ ~ ~-~.1,~~,_~
Welton Ander on, Acting Chairman
ATTEST:
,J~i/tit
Barbara Norris, Deputy City Clerk
P1E P90 RAPIDU AI
T0: Aspen Planning and Zoning Commission
FP.OP•7: 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 Plarch 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. That resolution
would be brought back before you at your next regular meeting, to
occur on April 17th.
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
MARING RECOMMENDATIONS AS TO THE
PROPOSED ARTS WEST BALLOT QUESTION
Resolution No. 84-
WHEREAS, Arts 4^lest 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:
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
and
WHEREAS, in 1982, the voters of the City
a ballot question authorizing the City of Aspen
a portion of the Rio Grande property so as to
Supply, provided that before consummating the
Council would fully evaluate alternatives to
would also allow the consolidation of a site for
Center; and
of Aspen did approve
to sell or exchange
relocate Cap's Auto
exchange, the City
this exchange which
the Performing Arts
WHEREAS, in December, 1983, the City Council did reconfirm its
willingness to transfer the necessary land for the construction of
Resolution Alo. 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 P7est Aspen.
The Commission finds that the planning of the P.io 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
41est 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.
Section 2
The Commission finds that the proposed relocation of Cap's Auto
Supply from its present site to a location adjacent to the Andrews/D7c-
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 Mill 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 reauire 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
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 P9i11 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.
ASPEN PLANNING AND ZONING
By.
Perry Harvey, Chairman
ATTEST:
Barbara Norris, Deputy City Clerk
TO: Pspen Planning and ?oning Commission
FF.Ot,: Alan Pichman, Planning Office
Rr: Gi40~ Code Amendments
DnT~: March 27, 19II~.
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. That resolution
would be brought back before you at a special meeting to occur on
P,pril 10th.
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"_'0: Aspen Planning and ::cning Corm;ission
FRO?": clan Richman, Planning Cffice
RE: Public Itearirg - C,1~S <mendments
DF,Tn: March 20, 1`_?un
Attached for your revie<<a is proposed language designed to address
those aspects of the quota system which we have already discussed
with vou. Specifically, the sections involved include the three
scoring systems for employee housing, the threshold requirements
sections and the proposed new employee housing policy section.
suggest that you spend some time with these proposals to familiarize
yourself with their contents.
°efore we dee,l with the proposed language, there are still some issues
eae have not vet discussec? from our original memo to you, dated 'arcl-~
~. For your convenience I repeat these issues belooa. It would be
my hope to go through these issues tor,icrht and then, if time perr!its;
to revie+.v the proposed language for those items we have discussed
previously.
Administrative Issues
There are at least 4 administrative/definitional issues vae should
adc:ress this year, including the folloc~aing:
'. Definition for essential governmental projects exemption..
The Code currently provides for a C?dP exemption for "essential
governmental projects other l-han housing" provic+ed the
project mitigates its impacts. ?'e ash you to consider
whether this provision should be broadenec: to read "essential
com'r:uni.ty facilities other than housing" to provic?e for
;publicly or privately built projects which should be given
a priority in the competition s~~stem (i. e., a school or
religious facility). P'e would also like you to consider
whether the perforr,.ing arts center is an example of the
ki::d of facility which could be eligible for this exemption..
2. Exemption of 70:30 anc?. 1.00 employee housing projects.
The last time c;e brought forward Code amendments regarding
C?'P exemptions; City Council over-rode PS:7's recommendation
and decided that 70:30 and 100° employee housing projects
eaould not be deductec from the o;uotas. ?7e do not agree
with this inconsistency in our regulations and recomiencl
its elimination.
3. Procedures to administer expiration of allacation.
T.?e have recently e:;nerienced some proLilems in administering
tine provision regarding expiration of C"':P allocations.
Simply stated, to Code reruires applicants to obtain a
building r}ermit for freema.rket units ~aithir. four ye=:rs
Of ti';e Orlglrial deaCillne fOr Subm1SS10P. Of applications
(2 years for projects containing employee units). This
provision has been ~;d,::inistratively interpreted to rcc;uire
"submission of plans sufflclent for ti,e Issuance of a bullding
pe.rmlt" rather than the actual rGCelpt Of that perIilll`.,
sc a.s riot to penalize applicants for processing time rwithin
the ~uildin~ Departlent. "e ti-:ink fair approach to this
issue would be as fol.lo=.~as:
~. Eliminate the t;,-o _,~ear versus four year pro=vision
Gk'1S F.mendments
Iiarch 20, 193
P -.qe
and mal:e it clear that all applicants have two years
to complete their lane trse reviews and submit plans
to the Suildinc Department.
b. l;ithi.n six months of submitting plans, applicant must
obtain a building permit.
c. [°'i thin six months of obtaining the permit, the applicant
must initiate construction and follow the time requirements
of tl;e UPC in continuing that construction.
d. City Council may Brant an extension of the two year
limitation on a sProwing of diligence and good cause
by the applicant, provided that such extensior. must
be requested prior to the en!' of that two year period,
and may only be granted once for no more than sic
months.
e. Failure to perfor=., under any of the above nrovisicns
shall result in the e:~piration of the allocation.
f. E.;pired allocations shall be available for award in
future years.
4. Lot Split Cl~?P^xemption
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 chance in the subdivision configur-
ation and density. 9'e asp, you t-o consider cahether this
hearing should be conducted by P&3 or Council.
Residential Ouota
As a condition of the approval of the Centennial P?:l' project, the
Board of County Commissioners agrees: to consider reducing the la pen
metro Area quota during the years in trhich the project was being
constructed. The Board is about to implement this chance by deducting
e;ghteen {13) units from its quota in each of the next two Y;ee,rs
thereby effectively reducing the quota from 33 to 15 units per year.
The ??oard. also decided that in a spirit of community cooperati_o,l
and concern about our growth rate, it would ash the City to consider
reducin^ its quota during that two year construction period. Since
the project ~;~ill house employees of both Rspen and Pitkin County
and affect the service capacities {roads, c•;ater, seerer, e,irport,
etc.) of botl: jurisdictions, :ae thinl; it is advisable that= t•ae make
every attetapt to offset its short tern, growth impacts. b'e recommend
that you consider a temporary reduction to our residential cuota
in response to this comr..unitywide issue. Should: you agree with this
concept, sae would return to you with a rccomr,;enc?atiorl for a slice:':
reduction in our quota.
Planning Office Reco~nd~tion
The Planning Office recomrlends that you direct us to returr. to you
o~ith language to address those issues you feel need attention this
year. ??e orould like to hold the next review of this item on Parch
~,r (ta0 r'f. SP_SSl Oil days C';ue tC the Very heavy SChe Cluie Of ltem.'+ Oti
your next regular meetinc (;-,pril 3).
PIEMORAPTDOM
TO: Aspen Planning and Zoning Commission
FROPi: Alan Richman, Planning Office
RE: Growth P?anagement Quota System Code Amendments
DATE: P~Sarch 6, 1984
INTRODUCTI OPd
During the last several years, the Planning Office has initiated
various amendments to the Growth Panagement Ouota System section
of the Municipal Code (Section 24-11). The sweeping reforms which
have been im_rlemented 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 Plaster 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 cruickly. 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 P~9arch 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 follotas:
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.
A. Employee Housing
For several years, the Planning Office has been concerned that
employee housing is addressed caithin the residential,
and lodge scoring systems in a relatively ad-hoc
language in these three code sections is not totally
with questions such as on-site versus off-site housing,
minimum thresholds and the like being treated in a
ways.
commercial
manner. The
consistent,
displacement,
variety of
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 sectior.
would establish regulations with respect to the following policy
areas (Dtote: host of these provisions are already in the Code
and are merely repeated here for comprehensiveness and consistency
in format):
Provision Qf Uniks On-sit~V~g_u,~__Off-site. t~7e 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
Gt4PP update) .
DisDlac~ment of Unit. 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.
Options Qther Thin Housin~P~oduction. G9e should be giving
credit to an applicant who agrees to convert an existing
free market unit to deed restricted status. Gde 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 ~ ~a't_~i_F~€ j~lsz~ket Un~t~. Mixed use housing
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 Pric.g 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.
Housing. Eliaib~. 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.
FZ~R ~gvisions. (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 FAF, 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.
II. P?inimum 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. Zn 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 - 1009 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
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 the rEed generated
by commercial and lodge development. h?e 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.
D?C/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.
I~7arehouse/Ilanufacture - 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).
B. Adm; n; stmt iv€~~ues
There are at least 3 administrative/definitional issues we should
address this year, including the follos•~ing:
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. [^'e 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).
[~Te 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 1000 employee housing projects.
The last time we brought forward Code amendments regarding
G[~1P exemptions, City Council over-rode P&Z's recommendation
and decided that 70:30 and 1000 employee housing projects
would not be deducted from the quotas. PTe feel uncom-
fortable with this inconsistency in our regulations
and recommend its elimination.
3. Procedures to administer expiration of allocation.
[ae have recently experienced some problems in administering
the provision regarding expiration of GP1P 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. [Ve
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 reviecas and
submit plans to the Building Department.
b. [^7i thin six months of submitting plans, applicant
must obtain a permit.
c. Plithin 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 reauested prior to the end of that two year
period and may only be granted once for no more
than sir. months.
C. T'esiden~j.~1_~luota
As a condition of the approval of the Centennial Pt4H 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. T~7e 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.
COPTCLUS IOPI
Cde have presented you with a wide range of issues which we feel should
be addressed this year. Tile 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.
E
(9) Provision for law, moderate and middle income
""
~ housing (muxitnum 40 points).
` Q
o ~¢ e. (aa) The commission shnll assign points .t.o each
~o~
~ npplicant who agrees to deed restrict all or n
` portion of his development for a period of fifty
_
SL
4 (50) yenrs to rental and sale price terms within
.~ti
o
1 housing price guidelines established by the
/t SM~~`o~
1'-2 city council and to occupnncy limitations
within housing income-eligibility guidelines
S•1S~- 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 that is restricted
to middle income price guidelines and
middle income occupancy limitations.
For purposes of this section, one per cent of the
total deve]opment shall be based solely on the ratio
of deed restricted bedrooms to nondeed restricted
bedrooms, provided, however, tha* 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 athree-quarter (~/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
zental and sale price terms no greater t)tan
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-bedroo[n 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
compatabie exterior architectural style.
(ee) The decd restrictimxs created above mny be
~`S~` `q` removed or amended by agreement between
F t the property owner(s) and the city council
upon the recommendation of the planning and
t'0 "`~ ~"""~ zoning commission.
(ft) Should a proposed residentiaLdevelopment cause
the displacement of existing employee housing, de-
finre` as units which for the previous eighteen (18)
~___..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-
lion of employee bedrooms to the housing pool and
not simply on the gross number of units to be con-
structed. Anet 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
anew 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 hie
development to qualified individuals es eatab-
liehed 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 ~A
One-bedroom 1
Two-bedroom or largei 1 b4
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 shall 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.
'E .....,~~hac
VCQ I.~S~~
(q ~..-t l.t.er\
S1s~M
(3) Employee housing need (maximum of ] 0 pc» nts).
(aa)1'he commission shall assign puints Lo 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.
(bb)Points shall be assessed accordi~ig to the following
schedule:
1 point 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.
(9) Employee housing incentive (maximum lU points).
~w.~-aw~~~~, (aa) In those cases where an applicant I••roposes to pro-
vide housing for more than fifty (50) per cent oC 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 Cor each ten (1U) per cent of the em-
ployees of the project beym~d the first fifty per
cent who are provided with dyed restricted em-
ployee housing either on- or of;-site, to a max-
. imum of one hundred fifty (150) 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 fora period of Gtty (.."i0) years to rental
and sale price terms within housing price guidelines
established by the city council and to eligibility
guidelines established by the city council, 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 applicant to 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
11,, `~"'l points). The commission shall award points as
~'i'O K5 ~ fol1O WS 7
Sc,°ti~-~ 0 to 508 of the additional lodge employees
• generated by the project who are housed
~-o~e. on or off-site - 1 point fo'r each 108
housed.
51 to 1008 of the additional lodge employees
generated by the project who are housed
on or off-site - 1 point for each 58
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.
9.a..~,~..~.'w
Cot
of
P,•~,~..;,~
O `A•~$
Sec. 24-11.7. Rescinded and expired permits.
(a) All applicants who have been awarded allotments, other
than are allotment for dwelling units which are not deed re-
stricted under the provisions of section 24-11.4 (b) (3), i.e.,
free market dwelling units, shall have secured n 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/ferry Harvey
Chairman, Aspen Planning and Zoning
Commission
Published in the Aspen Times on March 1, 1984.
City of Aspen Account.