HomeMy WebLinkAboutagenda.council.regular.20110802 THE CITY OF ASPEN
CITY COUNCIL SPECIAL MEETING
TUESDAY, AUGUST 2, 2011
5:00 pm
BURLINGAME COMMONS
100 MINING STOCK PARKWAY
Ordinance #22, Series of 2011— PUBLIC HEARING
Burlingame Ranch Phase II
MEMORANDUM
TO: Mayor Ireland and Aspen City Council
FROM: Chris Bendon, Community Development Director 01
RE: Burlingame Ranch Affordable Housing, Phase Two ��
2 "a Reading of Ordinance No. 22, Series 2011
DATE: August 2, 2011
NOTE:
Tonight's hearing will be at the Burlingame Ranch Commons Building — 100 Mining Stock
Parkway.
SUMMARY:
Tonight is the first public hearing to consider land use approvals necessary for the
development of Phase Two — Burlingame Ranch. This phase consists of 167 residential
units, primarily in multi - family buildings with six single - family homes. The land use review
is separate from City Council's decision on proceeding with the project, options to finance
the project, etc.
Tonight's hearing is not expected to be a final decision. Planning staff will note the scope of
the planning review and Asset Management will provide a brief overview of the project. The
focus of the meeting is to allow for public comments with a particular focus on current
Burlingame residents. At the conclusion of the hearing, staff will request Council continue to
hearing to August 22 "
REVIEW SCHEDULE:
• August 2 S pm — Burlingame Ranch Commons Room, special meeting. This will be an
official public hearing primarily geared to current Burlingame residents. Staff will
provide a brief overview of the project and then allow the Council to take and consider
public comments.
• August 22 5 pm — City Hall, regular meeting. This will be an official public hearing.
Staff will provide an overview of the project, conformance with review standards, and an
overview of the draft ordinance.
• August 29 5 pm — City Hall, special meeting. This will be an official public hearing.
Staff will provide responses to questions, requested additional information, and amended
ordinance language as needed.
• (scheduled as needed) September 6 5 pm — City Hall, special meeting. This will be an
official public hearing. Staff will provide responses to questions, requested additional
information, and amended ordinance language as needed.
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• (scheduled as needed) September 12 S pm — City Hall, regular meeting. This will be an
official public hearing. Staff will provide responses to questions, requested additional
information, and amended ordinance language as needed.
LAND USE REQUESTS AND REVIEW PROCEDURES:
This application requires City Council review. The Planning and Zoning Commission (as
well as other official city boards) were invited to attend a special session on the project and
to attend these public hearings. This project requires the following reviews:
Subdivision: This review allows the land to be platted and developed, including the
dedication of public streets. An application for Subdivision, pursuant to Land Use Code
Section 26.480.040(C)1, requires the City Council, at a public hearing, to approve, approve
with conditions or disapprove. The City Council is the final decision - making body.
Amendment to the Zone District Map [Rezoning]: This review allows for the assignment of
land to certain zones which permit or precluded various uses. An application for
Amendment to the Zone District Map, pursuant to Land Use Code Section 26.310.020,
requires the City Council, at a public hearing, to determine if the application meets the
standards for an amendment to the Zone District Map. The City Council is the final
decision - making body.
Final Planned Unit Development: This review sets the dimensions and architectural
character of the development. An application for Final PUD, pursuant to Land Use Code
Section 26.445.030 (B)2, requires the City Council, at a public hearing, to approve, approve
with conditions or disapprove of the PUD. The City Council is the final decision - making
body.
Growth Management Review — Affordable Housing: This review allows the development of
affordable housing within the community -wide growth limits. An application for the
development of new affordable residences pursuant to Land Use Code Section
26.470.040.C.7. City Council is the final review authority.
Special Review for Parking: This review sets the parking standards for the development. The
request may be approved, approved with conditions, or denied. City Council is the final
review authority.
Condominiumization: This review allows bifurcation of property title to enable the sale of
individual units and to create common areas. City Council is the final review authority. The
plat will be presented for administrative approval and recordation upon substantial
completion of the improvements.
Right -of -Way Dedication: Pursuant to C.R.S. 43 -2 -303 the City Council may accept a public
right -of -way upon adoption of an Ordinance. City Council is the final review authority.
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Extended Vested Rights: Pursuant to Land Use Code Section 26.308.010, City Council may
grant a period of statutory vested rights in excess of the minimum three -year period. City
Council is the final review authority.
RECOMMENDATION:
Staff recommends the Council receive a brief presentation from the applicant and take and
consider public comment. At the conclusion of the hearing, staff recommends continuation
of the hearing to August 22 °d
RECOMMENDED MOTION:
"I move to continue the public hearing for Ordinance 22, Series 2011, to August 22
CITY MANAGER COMMENTS:
•
ATTACHMENTS:
Ordinance No. 22, Series 2011
A — Application Summary
B — Compete Application, attached by reference. This is a two- binder set available
for review in Community Development. Digital copies are also available.
Page 3 of 3
ORDINANCE NO. 22
(SERIES OF 2011)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN GRANTING
LAND USE APPROVALS AND A DEVELOPMENT ORDER FOR A SITE SPECIFIC
DEVELOPMENT PLAN INCLUDING FINAL APPROVAL FOR SUBDIVISION,
PLANNED UNIT DEVELOPMENT, GROWTH MANAGEMENT, REZONING, SPECIAL
REVIEW, CONDOMINIUMIZATION , AND VESTED RIGHTS FOR PHASE TWO
BURLINGAME RANCH AFFORDABLE HOUSING SUBDIVISION/PUD, CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
Legal Descriptions:
BURLINGAME RANCH AFFORDABLE HOUSING FILING 1; TRACTS A, B and C
Parcel ID Nos.
Tract A — 2735- 023 -11 -015
Tract B — 2735- 023 -11 -016
Tract C — 2735 -023 -11 -017
BURLINGAME RANCH AFFORDABLE HOUSING FILING 1; Block 1; Lots 6 and 7
Parcel ID Nos.
Lot 6 — 2735- 023 -11 -006
Lot 7 — 2735- 023 -11 -007
WHEREAS, the Aspen City Council, pursuant to Resolution No. 120, Series of 2000,
determined Burlingame Ranch PUD (hereinafter the "Project ") eligible for the process of the
Convenience and Welfare of the Public (COWOP) for the purpose of developing deed restricted
affordable housing; and,
WHEREAS, the COWOP land use review process, Section 26.500 of the City of Aspen
Land Use Code, was created and adopted by the City of Aspen to allow the planning of projects
of significant community interest, when determined necessary by the Aspen City Council
according to said Section, to conduct an iterative process considering input from neighbors,
property owners, public officials, members of the public, and other parties of interest, and
assembling a Burlingame Affordable Housing Task Force Team, providing recommendations
directly to Aspen City Council; and,
WHEREAS, the COWOP review process enabled the planning and design of the Project
to reflect essential community goals and values, taking into consideration various opinions and
expressed points -of -view from neighbors, the land owner, citizens and city staff; and,
WHEREAS, the Project is of higher quality as a result of the Burlingame Affordable
Housing COWOP Task Force Team review process and its thoughtful and interactive
discussions, than may have otherwise resulted if the project had not been reviewed as a COWOP
application; and whereas, the COWOP land use review process does not and has not lessened
any public hearing, public noticing, or any critical analysis or scrutiny of the project as would
otherwise be required; and,
Ordinance No. , Series 2011
Page 1 of 21
WHEREAS, the Burlingame Affordable Housing COWOP Task Force Team met nine
(9) times, at legally noticed public hearings, to identify the site's opportunities and constraints
and to develop guidelines for the development of the property. The COWOP Task Force Team
forwarded a recommendation to the Aspen City Council who adopted the recommendation
through Resolution No. 98, Series of 2003, at a regular meeting; and,
WHEREAS, on November 22, 2004, the City Council granted, through Ordinance No.
120, Series of 2004, conceptual approval with conditions to a three -phase development plan as
proposed by the applicants in the "Conceptual Master Plan Submittal ", dated after September 7,
2004, after finding that the Project met with the development standards as required by the Aspen
Municipal Code; and,
WHEREAS, on April 25, 2005, the City Council granted, through Ordinance No. 24,
Series of 2005, Final approval for Phase One, the project was built and is currently occupied;
and,
WHEREAS, on October 20, 2009, the City Council directed Asset Management staff of
the City to assemble a design team for planning Phase Two of Burlingame and the design team is
comprised of City Asset staff and professional architects engineers and designers from OZ
Architecture, Rider Levett Bucknall, and Haselden Construction and Engineering Economics,
Inc.; and,
WHEREAS, the City Council, consistent with the COWOP review process, directed the
design team to create community awareness of the project planning and various design elements and
gain comments, feedback, ideas, and suggestions for Phase Two through public hearings, open
houses, and other public feedback sessions; and,
WHEREAS, the design team conducted approximately eighteen public outreach
activities and input sessions over 2010 and 2011 which has enabled the planning and design of
Phase Two to reflect essential community goals and values, taking into consideration various
opinions and expressed points -of -view from neighbors, residents of Phase One, potential
financial partners, citizens, elected and appointed officials, referral agencies, design
professionals, and city staff; and,
WHEREAS, the City Council adopted Resolution No. 42, Series 2010, endorsing the
design direction of Phase Two; and,
WHEREAS, the Application and design for Phase Two has evolved in response to ideas,
suggestions, input, criticisms, and the goals, values, and needs of and from the community and is
comprised of the following:
• 167 residences comprised of 161 multi - family units and 6 single - family homes. The
multi - family units are comprised of 46 one - bedroom units, 49 two - bedroom units, and 66
three - bedroom units. The single - family homes will contain three bedrooms each.
• The extension of Forge Road and associated sidewalks, curbing, street trees, and lighting.
• The development of 350 additional parking spaces, 28 of which are to supplement a
parking deficiency of Phase One and the remainder are to be allocated between Phase
Two multi - family units and the Homeowners Association. A portion of the additional
parking spaces will be within public rights -of -way. Parking for the single - family homes
will be on their respective lots.
Ordinance No. , Series 2011
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• The development of common amenities such as mail stations and combined
transit/trash/recycling facilities.
• The development of common areas to be managed and maintained by the Homeowners
Association and the development of public parks and trails to be managed and
maintained by the City Parks Department.
• Other project elements and components as described in the December 10, 2010, land use
application and as depicted and illustrated in Exhibit A.
; and,
WHEREAS, the development of Phase Two requires the following land use approvals
and conformance with review criteria contained in the respective Chapters and Sections of the
City of Aspen Land Use Code:
• Final Planned Unit Development, pursuant to Land Use Code Chapter 26.445.
• Subdivision, pursuant to Land Use Code Chapter 26.480.
• Amendment to the Zone District Map, pursuant to Land Use Code Chapter 26.310.
• Growth Management Review — Affordable Housing, pursuant to Land Use Code Chapter
26.470.
• Special Review for Parking, pursuant to Land Use Code Chapter 26.430.
• Condominiumization, pursuant to Land Use Code Section 26.480.090.
• Acceptance of public right -of -way, pursuant to C.R.S. 43 -2 -303 for certain streets and
public ways within the subdivided property.
• Vested Rights, pursuant to Land Use Code Chapter 26.308, for a 10 -year period.
; and,
WHEREAS, the City of Aspen Community Development Director has reviewed the
proposed development in consideration of the recommendations of the COWOP Task Force
Team, the conditions of the conceptual approval, the physical conditions of Phase One, the
requirements of the land use code, and comments from applicable referral agencies and has
recommended approval of the Final PUD subject to conditions of approval as described herein;
and,
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed
and considered the recommendation of the Burlingame Ranch COWOP Task Force Team, the
conditions of the conceptual approval, the physical conditions of Phase One, comments and
suggestions from residents of Phase One, the requirements of the land use code, comments and
recommendations from City Asset Management staff and the design team, the recommendation of
the Community Development Director, recommendations of applicable referral agencies, and has
taken and considered public comment at a public hearing; and,
WHEREAS, the Aspen City Council finds that the development proposal meets or exceeds
all applicable development standards and that the approval of the Final PUD plan for Phase I, with
conditions, is consistent with the goals and elements of the 2000 Aspen Area Community Plan,
especially those goals relating to the development of affordable housing within the Urban
Growth Boundary and the preservation of open space; and,
Ordinance No. , Series 2011
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WHEREAS, the Aspen City Council finds that this ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Burlingame Ranch Affordable Housing Phase II Final Subdivision/PUD
Approved
The Burlingame Ranch Affordable Housing Phase II development as described in the December 10,
2010, application is hereby granted all necessary land use approvals including Subdivision, Final
PUD, Subdivision Exemption for Condominiumization, Growth Management Quota System
(GMQS) Approval for Affordable Housing, Special Review for Parking, and Vested Rights, and
issued a Development Order for a Site Specific Development Plan, subject to conditions of
approval as described herein.
Section 2: Burlingame Ranch Amended Conceptual Plan Approved
Conceptual approval for Burlingame Ranch, approved by City Council Resolution No 120,
Series 2004, allowed the final approval of each phase of the project to confirm or amend the
conceptual approval to be consistent with that phase and the overall changes within the
subdivision. Accordingly, the Burlingame Ranch project (all phases together) may include up to
258 deed - restricted employee housing units (245 multi - family units and 13 single - family units)
community buildings, parks and recreational facilities, transportation facilities, and other
infrastructure and amenities as described in Ordinance No. 24, Series 2005, the recorded
Subdivision Agreement for Phase I recorded at reception no. 516000 and associated reference
documents therewith, the approved "density agreement" approved by the Aspen City Council via
Resolution No. 82, Series 2009, and as further described herein.
Section 3: Approval to Implement in Multiple Phases
In consideration of the phased aspect of the entire project and the variable needs of the
community that may cause the need for Phase II to be implemented in several deliveries or
phases, City Council hereby approves the implementation of Burlingame Ranch Phase II over
multiple phases. Each phase shall be planned so as to minimize disruption to existing residents
and to ensure an economy of construction. The Final PUD Plans shall include a Phasing Plan.
Amendments to this plan may be approved by the Community Development Director. No
prescribed limit or timeframe between phases shall apply.
Section 4: COWOP Process Continues
The Burlingame Ranch Affordable Housing project was originally determined eligible for the
City's COWOP review process pursuant to Land Use Code Section 26.500, Development
Reasonably Necessary for the Convenience and Welfare of the Public, through City Council
Resolution No. 120, Series 2000. Conceptual approval for Burlingame Ranch, approved by City
Council Resolution No 120, Series 2004, allowed the final review and entitlement for each phase
Ordinance No. , Series 2011
Page 4 of 21
to remain subject to the COWOP land use review process until such time as the City Council
concludes the COWOP review process for the projects, which may occur on a staggered basis.
The entire Burlingame Ranch Affordable Housing project, including Phase I, remains active as a
COWOP land use review. It is expected that all portions of the project will remain subject to the
COWOP review process through the completion of each phase and with a reasonable amount of
time to address necessary amendments. Conclusion of the COWOP review process for each phase
shall be by City Council resolution.
Section 5: Rezoning
The Official Zone District Map of the City of Aspen shall be, upon filing of the Subdivision plat
for the Project, amended by the Community Development Director to reflect Parks parcels A and
B as included in the Park (P) Zone District with a Planned Unit Development (PUD) Overlay.
Park C shall be included in the Public (PUB) Zone District with a Planned Unit Development
(PUD) Overlay. All other Tracts and Lots within the Subdivision shall continue to be zoned
Affordable Housing (AH) with a Planned Unit Development (PUD) Overlay. All zoning
boundaries shall be according to the recorded subdivision plat for Phase Two.
Section 6: Burlingame Ranch Phase Two Subdivision & Street Dedication Plat and Final
PUD Plans
Within one year following the date of final approval by the City Council, the record owners of
the underlying lands shall prepare and submit a Subdivision and Street Dedication Plat and Final
PUD Plans for the Burlingame Ranch Affordable Housing Phase II Subdivision/PUD.
6.1 A Subdivision and Street Dedication Plat that subdivides Tracts A, B, and C, Burlingame
Ranch Affordable Housing Subdivision, Filing No. 1, First Amendment into the following Lots,
Tracts, and Parks, as depicted on the Proposed Subdivision Plat, attached as Exhibit B.
Lots 1, 2, 3 and 4
Parks A, B, and C
Tracts 1, 2 and 3; which may be further subdivided in the future.
a. The plat shall dedicate to the public certain rights -of -way as described in the Proposed
Subdivision Plat, attached as Exhibit B.
b. The Subdivision Plat shall grant certain perpetual easements as described in the draft
subdivision plat, including all access, emergency access, transit, utility, maintenance and
trails, parks and trails, general use easements described thereon.
c. The Subdivision Plat shall reference, and the applicant shall obtain, access and
development easements for off -site improvements including certain proposed trails and
trail segments and a turn- around shown on the northern-most portion of the project.
d. The Subdivision Plat shall grant a perpetual easement to the general public over and
across each of the three parks parcels and a 4 -foot wide easement to the general public
across all proposed trails.
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e. The Subdivision Plat shall grant a 4 -foot wide perpetual access and maintenance
easement to the City of Aspen Parks Department general public over and across all
proposed trails within the Subdivision and on those portions of planned trail associated
with this project located outside of the subdivision boundaries.
f. The Subdivision Plat shall grant a 6 -foot wide perpetual construction, access,
maintenance, and "no- build" (for fire code compliance) easements on associated adjacent
Tracts / Parks as applicable along the "exterior" side lots lines of each of the four single -
family Lots 1, 2, 3, and 4 (not the "interior" shared lot lines between the lots).
g. The subdivision plat shall grant reciprocal access easements along the "interior" side lot
lines between single - family Lot 1 & 2 and between Lot 3 & 4 sufficient to allow a
combined driveway and adequate turning movements. This requirement may be
postponed to be recorded prior to issuance of a Certificate of Occupancy for each
respective pair of lots.
6.2 A Final PUD Development Plan Set that includes:
a. An illustrative site plan showing the layout of existing and planned improvements for the
entire development, all phases.
b. An illustrative site plan showing the layout of existing and planned improvements for
Phase I, including the development of additional parking and stairway connections as
described in the "density agreement" memorialize in City Council Resolution 82, Series
2009.
c. An illustrative site plan showing the layout of planned improvements for Phase II as
depicted in attached Exhibit A.
d. A Phasing Plan showing the expected construction phasing for Phase II, subject to
amendment by the Community Development Director.
e. An architectural character plan showing the massing, fenestration, and materials of each
building within Phase II as generally depicted in attached Exhibit A.
f. Dimensioned drawings of all buildings proposed within the project showing dimensions
for all zoning parameters in graphic and tabular format. Project dimensions approved for
the project are as described in Exhibit A.
g. An addressing plan meeting the standards of the City of Aspen Zoning Officer.
h. An exterior lighting plan meeting the City's outdoor lighting limitations.
i. A Master Utility Plan including profiles and sections.
j. A Drainage Plan and report that complies with the City's Urban Runoff Management
Plan.
k. A Common Facilities Plan sighting all common mail stations, trash/recycling facilities,
transit facilities, parking facilities, and similar facilities common to the Subdivision.
1. A Finished Grading Plan showing elevations for measuring building heights.
m. A Landscape Plan for all portions of the multi - family Tracts, common areas, public
parks, and landscaped portions of public right -of -way. The landscape plans should be
Ordinance No. , Series 2011
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reviewed and approved by The Parks Department with a required signature on the
Landscape sheets. To the extent practical, planting strips within the right -of -way should
provide 5 feet or more in width between the back of curb and the edge of the sidewalk.
Planting strips should be designed with 4 feet of good quality topsoil and growing media.
The Applicant will be required to use structural soils where a non - compacted continuous
root zone cannot be provided. These soils will be required within the City Rights of Way
and/or as may be required on the private property. Structural Soils are applicable in
situations where tree rooting potential is insufficient in designated planter areas adjacent
to sidewalks. The hydromulching specifications should be changed to be weed free straw
mulch with tackifier.
Spacing and type of street trees must be coordinated with the Parks Department. All
plantings along the edge of private property and the City ROW should be of size and
species which will not require major maintenance, pruning, or trimming due to over
growth. Tree lighting electrical conduits must comply with City of Aspen standards;
The landscape plans shall include provision of irrigation connections that provide
adequate pressure and coverage, for landscaped areas of the multi - family tracts, common
areas, rights -of -way, and public parks. The City shall be provided adequate access to
maintain and control irrigation of the two public parks. The Development Agreement
shall address maintenance, control, and responsibilities for the irrigation of all multi-
family tracts, common areas, rights -of -way, and public parks to the satisfaction of the
Parks Department. Design and planning of all phases of the irrigation system should
include the coordination between the applicant and staff from the Parks and Utility
Departments.
Exhibit C provides details and agreements on the water sources and plans for using the
water sources for irrigation. The exhibit includes the location of the water reuse lines,
backup system with potable water, ponds, pumps and valves used for irrigation supply.
A final version of this exhibit shall be included in the final PUD recordation set. The
details of secondary lines, head locations and types of heads will be completed prior to
the building permit.
Section 7: Development Agreement
Contemporaneously with the recording of the Subdivision and Street Dedication Plats, the record
owners of the lands within Burlingame Ranch Phase II shall prepare, execute and record a
Development Agreement meeting the requirements of Section 26.445.070.0 setting forth a
description of the proposed improvements and obligations of the parties, including the following:
7.1 The construction of Paepcke Drive (extended Forge Road), and associated sidewalks,
curbing, signage, and drainage improvements as depicted in the Final PUD Plans. This
obligation shall continue until the improvements are accepted by the City Engineer as
complete and built to design specification, plus a two -year guarantee period. Acceptance
may occur in phases. The Agreement shall allow the City Engineer to require repair or
replacement of defective road, sidewalk, curbing, signage, or road drainage facilities prior to
the conclusion of the two -year guarantee period.
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The Agreement shall allow the City Engineer to require any temporary access or emergency
access road to be stabilized, treated with dust suppressant, paved, overlaid, or otherwise
upgraded or maintained as may be necessary to ensure adequate access, safety, and to
minimize erosion, tracking mud, dust, growth of noxious weeds, and other public health or
nuisance issues for current residents. This obligation shall extend through construction and
non - construction periods until all portions of the road system have been finally accepted as
complete.
7.2 The installation of additional parking and a stairway connection to Phase One, as described
and memorialized in City Council resolution No. 82, Series 2009.
7.3 The installation and/or relocation of all utilities depicted and described in the Master Utility
Plan of the Final PUD Plans. This obligation shall continue until the improvements are
accepted by the City Engineer as complete and built to design specification. Acceptance of
any utility not administered by the City of Aspen shall require approval by the associated
utility provider. Acceptance may occur in phases.
7.4 The installation of all drainage facilities depicted and described on the Drainage Plan of the
Final PUD Plans. This obligation shall continue until the improvements are accepted by the
City Engineer as complete and built to design specification, plus a two -year guarantee
period. Acceptance may occur in phases. The Agreement shall allow the City Engineer to
require repair or replacement of defective drainage facilities prior to the conclusion of the
two -year guarantee period.
7.5 The installation of all common facilities improvements depicted and described on the
Common Facilities Plan of the Final PUD Plans including common mail stations,
trash/recycling facilities, transit facilities, parking facilities, and similar facilities common to
the Subdivision. This obligation shall continue until the improvements are accepted by the
City Engineer as complete and built to design specification. Acceptance may occur in
phases.
7.6 The installation of all landscape improvements depicted and described on the Landscape Plan
of the Final PUD Plans. This obligation shall continue until the improvements are accepted
by the Parks Director as complete and built to design specification, plus a two -year landscape
guarantee period to ensure success of plantings. Acceptance may occur in phases. The
Agreement shall allow the Parks Director to require replacement of plantings as necessary
prior to the conclusion of the two -year guarantee period.
7.7 The development and transfer of Parks parcels A, B, and C. The Agreement shall define and
describe an acceptable level of construction finish of the three Parks parcels to be
accomplished by the Applicant. The City Parks Department and the Applicant shall jointly
define this construction finish. The Agreement shall provide for transfer of Parks parcels A
and B to the City Parks system upon substantial completion to the finish described and upon
request by the Parks Director. Park C shall be transferred to the City to be owned by the
General Fund in light of potential development of all or a portion as a child care facility. The
Ordinance No. , Series 2011
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Parks Department may further develop these parcels as City parks and shall manage and
operate the parcels. If and when the potential for a child care center is finally not pursued,
Park parcel C shall be transferred to the City Parks system.
7.8 A Final Phase II Transportation & Mobility Plan and an Amended Phase I Transportation &
Mobility Plan approved by the Transportation Director. Changes to ongoing bus service may
be necessary. Service is based on ridership demand, the availability of funding, and overall
community transportation needs. Amendments to the Phase I mobility plan shall be approved
by the Burlingame Ranch I Condominium Association. The two plans may be combined.
7.9 Financial Assurances and Site Protection. The Development Agreement shall include the
Applicant's commitment and agreement that before an Access Infrastructure Permit is issued
for any and each portion of Burlingame Phase II, the Applicant shall provide a letter from the
City Manager stating that the Applicant has in place all necessary financing to accomplish
and complete the construction of the improvements planned within the sub -phase of
development, including all structures, infrastructure, common facilities, and public
improvements within the particular sub -phase to be developed. This requirement shall apply
to each sub -phase of development.
The Development Agreement shall include the Applicant's commitment and agreement that
in the event construction work on Burlingame Ranch Phase II, or phase thereof, shall cease
for sixty (60) days or longer (`work stoppage') and such work stoppage not being a result of
any event of force majeure, the Applicant shall protect and secure the Project site and
improvements from damage by the elements or from trespass by unauthorized persons and
ensure the site remains in a safe condition such that it does not become an attractive nuisance
or otherwise pose a threat to neighbors or other persons.
7.10 Cross - References. The Development Agreement shall include cross - references to recorded
plats, easements, agreements, and PUD plan sets as described herein as well as references to
existing documents for Phase One.
Section 8: Zoning Allowances and Limitations
Zoning allowances and limitations for development within Phase Two are as follows:
8.1 — Phase I, Lots 6 and 7; Phase II, Lots 1, 2, 3, and 4 — Single- Family Lots
a. Floor Area for each Lot shall be 2,400 square feet, as such term is defined and measured
by the City of Aspen and as may change from time to time.
b. Setbacks for these Lots shall be:
Front — 5 feet for all non - garage portions of the house.
10 feet for garages.
The front setback shall be measured from the Forge Road lot line.
Sides — 5 feet along the side lot lines separating two adjacent single - family lots.
0 feet along the side lot lines separating a lot from an adjacent Park or Tract.
Rear — 5 feet.
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Certain projections into setbacks are permitted pursuant to the Calculations and
Measurements section of the City's Land Use Code.
c. Height is limited to 30 feet, as defined and measured by the City of Aspen and as may
change from time to time. Certain exceptions to height restrictions are permitted pursuant
to the Calculations and Measurements section of the City's Land Use Code.
d. Each single - family lot must have at least two parking spaces, which may be garage or
surface spaces. Spaces must be a minimum of 9 feet by 18 feet.
e. Accessory Dwelling Units are not permitted.
f. Sheds, green houses, and similar accessory structures are governed by the City's
Calculations and Measurements section of the Land Use Code and certain limitations on
location and size apply.
g. All other provisions of the City's Calculations and Measurements section of the Land
Use Code, as changed from time to time, shall apply.
h. Single - family lots are subject to the architectural design guidelines of Phase I.
8.2 — Phase II, Tracts 1, 2, and 3 — Multi - Family residential units.
a. Tract 1 — # Multi - family residential units within four buildings, # carports with integrated
storage units, # surface parking spaces. Allowable Floor Area for each building is as
follows:
o Building 2 — 14,250 square feet of Floor Area
o Building 4 — 12,500 square feet of Floor Area
o Building 5 — 4,500 square feet of Floor Area
o Building 14 — 10,500 square feet of Floor Area
b. Tract 2 — # Multi - family residential units within seven buildings, # carports with
integrated storage units, # surface parking spaces. Allowable Floor Area for each building
is as follows:
o Building 8 — 12,000 square feet of Floor Area
o Building 9 — 12,000 square feet of Floor Area
o Building 10 — 7,500 square feet of Floor Area
o Building 11 — 7,500 square feet of Floor Area
o Building 12 — 15,000 square feet of Floor Area
o Building 13 — 12,000 square feet of Floor Area
• o Building 15 — 7,500 square feet of Floor Area
c. Tract 3 — # Multi- family residential units within four buildings, # carports with integrated
storage units, # surface parking spaces. Allowable Floor Area for each building is as
follows:
o Building 1 — 12,500 square feet of Floor Area
o Building 3 — 8,500 square feet of Floor Area
o Building 6 — 15,000 square feet of Floor Area
o Building 7 — 15,000 square feet of Floor Area
Ordinance No. , Series 2011
Page 10 of 21
d. Floor Area shall be as defined and measured by the City of Aspen and as may change
from time to time. Carport structures shall be considered exempt from Floor Area
Calculations. Integrated mail /transit/trash/recycling structures shall be considered
exempt from Floor Area.
e. Setbacks within the Multi - Family Tracts shall be:
Front — 10 feet for all residential structures
0 feet for carport structures including mail /transit/trash/recycling facilities.
0 feet for surface parking
The front setback shall be measured from the Forge Road lot line.
Sides — 10 feet for all residential structures
10 feet for carport structures including mail /transit/trash/recycling facilities.
10 feet for surface parking
Rear — 10 feet for all residential structures
10 feet for carport structures including mail /transit/trash/recycling facilities.
10 feet for surface parking
Certain projections into setbacks are permitted pursuant to the Calculations and
Measurements section of the City's Land Use Code.
E Distance between buildings shall be as described on the Final PUD Plans and as
otherwise limited by the Building Code.
g. Carports may contain storage. Carports may not be altered in a way that prohibits
parking a car. Car parking space within each carport must be a minimum of 9 feet by 18
feet. Individual or grouped garage doors may be added by the Homeowners Association.
h. Height for buildings in the Multi - Family Tracts is limited to 38 feet, as defined and
measured by the City of Aspen, and as may change from time to time. Certain exceptions
to height restrictions are permitted pursuant to the Calculations and Measurements
section of the City's Land Use Code.
i. Accessory Dwelling Units are not permitted.
j. Vending machines are not permitted.
k. Community Garden(s) are permitted within common areas. Sheds, green houses, and
similar accessory structures are governed by the City's Calculations and Measurements
section of the Land Use Code and certain limitations on location and size apply.
1. All other provisions of the City's Calculations and Measurements section of the Land
Use Code, as changed from time to time, shall apply.
8.3 — Park Parcels A and B — Public Parks.
Allowed in and on Parks parcels A and B are the construction, installation, maintenance and
operation of public parks and facilities appurtenant to park usage such as playground equipment,
seating, shade structures, bathrooms, and similar installations normally associated with an active
park. Vending machines are not permitted. A maintenance structure of up to 750 square feet and
not exceeding 12 feet in height may be developed within each of the Parks parcels. Sighting and
design of such a structure shall require an insubstantial amendment by the Community
Development Director. Any structure higher than 6 feet from finished grade shall be setback a
minimum of 10 feet from any lot line of the park.
Ordinance No. , Series 2011
Page 11 of 21
8.4 — Park Parcel C — Public Park and Possible Future Childcare Facility.
Allowed in and on Park parcel C, the southern-most parcel, are the same uses and limitations as
for Parks parcels A and B, with the additional allowed uses of the Public Zone District and
specifically the possible development of a child care facility. Development of such a facility
shall require a substantial amendment to the COWOP approval by City Council for design and
operational considerations and the adoption of dimensional limitations.
Section 9: Growth Management and Affordable Housing
City Council hereby grants growth management allotments for the development of 167
affordable housing residences.
The 91 housing units in Burlingame Ranch Phase I met the 70% to 30% ratio requirement for
affordable housing bedrooms to free market housing bedrooms as required in the AH/PUD Zone
District. Specifically, the bedroom count for the Stage Road PUD /Subdivision is sixty (60)
bedrooms, which requires that one hundred forty (140) affordable housing bedrooms be
provided. The Phase I bedroom count for the Burlingame Ranch AH project is 191, plus an
estimated additional 21 bedrooms developed in the 7 single - family lots, far exceeding the 140
minimum bedroom requirement.
The development of an additional 167 units and 360 bedrooms further meets the 70/30
requirements of the AH/PUD Zone District and is in conformance with the 4 Amended and
Restated Pre - Annexation Agreement between the City of Aspen and Bar/X Ranch, allowing for
the development of the Stage Road PUD /Subdivision approved through Ordinance No. 6, 2005.
The units within Phase Two must be deed restricted as affordable housing — Resident Occupied
or lower designation. The determination of maximum price Categories shall be finalized by the
City Council prior to transfer of each unit. Designation of categories shall take into
consideration unit size, type, cost, community need, and other factors. Following is an initial
price designation mix. Final designations of categories may deviate from the following schedule
at the discretion of the City Council:
Unit Type I Category Cat 1 Cat 2 Cat 3 Cat 4 Cat 5 Cat 6 Cat 7 Cat RO Total #
1 Bedroom Flat 0 16 17 9 4 0 0 0 46
2 Bedroom Flat 0 12 16 2 0 0 0 0 30
2 Bedroom Townhome 0 2 0 8 4 3 2 0 19
3 Bedroom Flat 0 9 17 13 3 4 1 0 47
3 Bedroom Townhome 0 0 2 1 6 5 5 0 19
Single Family Home 0 0 0 0 0 0 0 6 6
Total 0 39 52 33 17 12 8 6 167
Section 10: Building Permit Submission Requirements
Ordinance No. , Series 2011
Page 12 of 21
In addition to the standard submission requirements for a building permit, the Applicant shall
submit the following:
a. A signed copy of the final City Council Ordinance and the recorded Development
Agreement granting land use approvals.
b. An affidavit from the primary contractor stating that the final City Council Ordinance and
the recorded Development Agreement granting land use approvals have been read and
understood.
c. An affidavit from the primary contractor stating that the improvements will be constructed
according to plans approved by the City of Aspen Building Department, including approved
change orders. The contractor shall certify that change orders will be obtained prior to
being implemented.
d. Detail civil plans for the construction of Paepcke Drive and associated sidewalks,
curbing and drainage improvements as depicted in the Final PUD Plans. Plans for
temporary construction roads, emergency access roads, and construction staging areas,
including drainage controls thereon, shall be developed to a level of design sufficient and
acceptable to the City Engineer.
e. Detail civil plans for the installation and/or relocation of all utilities depicted and
described in the Master Utility Plan of the Final PUD Plans
f. Detail civil plans for the installation of all drainage facilities depicted and described on
the Drainage Plan of the Final PUD Plans;
g. A construction signage plan for approval by the parking and Engineering Departments
signing both sides of Aspen Street as No Parking Fire Lane; signing the public parking
spaces within the turn- around as Emergency and Official Vehicles Only; and specifying
sign receivers to be placed during construction.
h. A detailed irrigation plan showing secondary lines and types and locations of irrigation
heads.
i. Payment of all applicable development permit fees in effect at the time of submission
which are payable upon permit submission.
Section 11: Building Permit Issuance Requirements
In addition to the standard requirements for issuance of a building permit, the following
conditions must be met prior to issuance of a building permit:
a. The Applicant shall pay the TDM/AQ impact fees and school lands dedication fees
according to the calculation methodology and fee structure contained in Section 12, below,
and according to the number and type of units within the permit.
b. Payment of all applicable development permit fees in effect at the time of submission which
are payable upon permit issuance.
c. A vegetation protection fence shall be erected at the perimeter of the construction zone(s)
of the project or sub -phase to protect existing vegetation remaining on of adjacent to the
site. This fence must be installed and inspected by the City Forester or his/her designee
prior to issuance of an Access Infrastructure or start of any significant site grading work.
The protective fencing and vegetation protection protocols shall remain in place through-
out the construction period or as otherwise allowed to be removed by the City Parks
Department.
Ordinance No. , Series 2011
Page 13 of 21
d. The final application represented that the development in Phase Two will meet specific
energy performance according to the Building America program. Prior to issuance of a
Building Permit for buildings within Phase Two, sufficient evidence as may be
acceptable to the Chief Building Official demonstrating the project has been designed to
this higher standard of environmental performance shall be presented and accepted.
Section 12: Impact Fees
Park Impact Fees
Pursuant to Ordinance 24, Series 2005, (Phase One approvals), the preservation of approximately
195 acres of land (Deer Hill) in conjunction with the Bar/X development, and in consideration of
the dedication of three park parcels within Phase Two totaling approximately 2.37 acres, City
Council hereby waives the Park Development Impact Fees for the development within Phase Two
of Burlingame Ranch, pursuant to Land Use Code Section 26.610.100.
School Land Dedication in Lieu Fees
The Burlingame Ranch Affordable Housing Development shall provide a cash in lieu fee to the
Aspen School District based on the formula contained below. The Aspen School District has
previously indicated interest in having land dedicated to the district for the purpose of housing
district employees, for other district purposes, or selling land dedicated to them within
Burlingame Ranch for revenue. The intended purpose of the Burlingame Ranch development is
to provide affordable housing and not to create a public facility such as a school would encourage.
The City Council may provide to the Aspen School District, with their agreement, a subdivided
residential lot(s) in Burlingame Ranch at a value equal to the fee.
Fees are assessed based on one -third the value of the unimproved land divided by the proposed
number of residential units on a per acre basis. The value of the unimproved land was
determined during Phase One at $12,448.62 per acre. This value divided by the land dedication
standard for the number of units in each of the bedroom categories results in a total impact fee of
$215,196.85.
Unit Size Fee per Unit Quantity Total Fee
1 bedroom $153.06 46 $7,040.76
2 bedroom $1,211.77 49 $59,376.73
3 bedroom $2,066.38 66 $136,381.08
Single - Family $2,066.38 6 $12,398.28
(3 bedroom)
Total 167 $215,196.85
Transportation/Air Oualitv Impact Fee
Pursuant to Chapter 26.610, the project shall pay a Transportation Demand Management/Air
Quality Impact Fee based on the formula below:
Unit Size Units Bedrooms Per Bedroom Fee Total Fee
1- Bedroom 46 46 $498 $22,908
2- Bedroom 49 98 $498 $48,804
Ordinance No. , Series 2011
Page 14 of 21
3- Bedroom 66 198 $498 $98,604
Single - Family 6 18 $498 $8,964
(3 bedroom)
Total 167 360 $179,280
Phasing and Fees
Development of the project in a phased format shall require payment of a portion of the above
fees based on the number and type of units within that phase and using the above calculation
methodology and payment schedule. Amendments to the project shall include an adjustment to
these fees according to the above calculation methodology and fee schedule.
Section 13: Construction Management Plan Requirements
A construction management plan must be submitted in conjunction with the Access
Infrastructure permit for any and each phase of the project. If the project is bifurcated into
phases, a CMP for each phase will be required. The plan must include a planned sequence of
construction, staging areas, parking areas, truck traffic routes, fire and emergency access routes,
and mitigation measures for noise, dust, noxious weeds, erosion, and sediment.
The CMP shall include operational practices that minimize construction impacts to the residents
of Phase One. Prior to initiating work, each owner within Phase One shall be provided with
basic information and schedules for the construction along with contact information for the on-
site project superintendant. Staff recommends this be done through a project web site that can be
updated as information changes and that allows residents to submit complaints directly to the site
superintendant.
The project superintendant is expected to address neighborhood construction impact issues in a
reasonable and timely way without requiring involvement by the City's Construction Mitigation
Officer. The City may require work stoppage on certain holidays or other high- activity days,
which shall be identified in the CMP to the extent practicable.
Section 14: Requirements for Issuance of Certificates of Occupancy
In addition to the standard practices for issuance of a Certificate of Occupancy, the following
conditions must be met:
a. Prior to issuance of the first Certificate of Occupancy within Phase Two, all
improvements and obligations of the "density agreement" shall be met and accepted by
the Phase One Homeowners Association.
b. Completion of the improvements to Paepcke Drive and associated sidewalks, curbing,
and drainage to a level considered safe for public use, including emergency access and
accessible (ADA) routes, by the City Engineer and the Chief Building Official for all
areas to be accessible around the subject building to be issued a Certificate of
Occupancy. Remaining improvements, such as a final pavement overlay, striping, final
sign installation and the like, may be accomplished later as long as the residents of the
subject building and the general public will be safe and be provided with reasonable
access.
Ordinance No. , Series 2011
Page 15 of 21
c. The final application represented that the development in Phase Two will meet specific
energy performance according to the Building America program. Prior to issuance of a
Certificate of Occupancy for buildings or units within Phase Two, sufficient evidence as
may be acceptable to the Chief Building Official demonstrating the project has been
constructed to this higher standard of environmental performance shall be presented and
accepted.
d. Certificates of Occupancy or Conditional Certificates of Occupancy for individual units
within a building shall not be issued until all units within the particular building have
been issued a final inspection and all units within that building are eligible for such
Certificate of Occupancy or Conditional Certificate of Occupancy.
e. Conditional Certificates of Occupancy may be issued subject to current (at the time of
CCO request) Building Department policy, which may include additional administrative
fees and escrow funds, bonding, or mechanisms to guarantee the installation of remaining
improvements.
f. Final inspection shall not be issued for individual carports and shall be done on a
complete building basis.
Section 15: Environmental Health Department
Code requirements to be aware of when filing a building permit include: a prohibition on engine
idling, regulation of fireplaces, fugitive dust requirements, noise abatement and pool designs.
The applicant should consider the size and layout of the recycling areas to accommodate
cardboard, comingled containers, newspaper and magazines, and office paper. A large container
may be necessary for cardboard alone. The applicant should consider a location for grass
clippings, possibly in the proposed wildlife -proof enclosures. The applicant should consider
used of stamped storm drains or drain markers indicating that the grate drains to the river, so
should not be used for dumping liquids.
Section 16: Environmental Initiatives
The applicant is encouraged to design landscaping and irrigation to maximize water conservation
will also help conserve energy and reduce GHG emissions. Water treatment pumps and other
machinery tend to consume vast amounts of energy.
The applicant is encouraged to design units to enable future retrofit of solar hot water or
photovoltaic. Also encouraged are green roofs, real -time home energy monitors, tankless hot
water heaters, and double -paned windows (if not already planned for). The applicant is
encouraged to install general purpose (110 volt) outlets in all Phase Two carports, enabling
charging of neighborhood electric vehicles.
Section 17: Water Department
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and
with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of
Ordinance No. , Series 2011
Page 16 of 21
the Aspen Municipal Code, as required by the City of Aspen Water Department. Utility
placement and design shall meet adopted City of Aspen standards.
Section 18: Sanitation District Requirements
Service is contingent upon compliance with the District's rules, regulations, and specifications,
which are on file at the District office. Since an upgraded main sanitary sewer line will be
required to serve this new development, a "Line Extension Request" and a "Collection System
Agreement" will be required, both of which are ACSD Board of Director's action items.
Generally one tap is allowed for each building. Shared service line agreements may be required
where more than one unit is served by a single service line.
The Applicant's engineer must provide the district an estimate of anticipated daily average and
peak flows from the project.
If the expected flows exceed the planned reserve capacity of the existing collection system or
treatment system, an additional proportionate fee will be assessed to eliminate the downstream
collection system constraint, the treatment capacity constraint, or both constraints. Additional
proportionate fees would be collected over time from all development in the area of concern in
order to fund the improvements needed.
If the expected flows exceed the existing capacity of the current collection system or treatment
facility, the development will be assessed fees to cover the costs of replacing the entire portion of
the system that would be overwhelmed. In this case, the District will fund the costs of
constructing reserve capacity in the area of concern (only for the material cost difference for a
larger line). The District will not approve a recapture provisions.
The final design must provide enough room for all utilities in the re- design of Aspen street to
accommodate the main sanitary sewer line relocation according to ACSD specifications. ACSD
will administer and construct the proposed new main sanitary sewer line in Aspen Street at the
developer's expense. The main sanitary sewer line relocation will have to be extended
approximately an additional 200 feet to the south to accommodate the upper traffic circle in
Aspen Street, the Ski Company's on mountain sewer line, and the service line for the Shadow
Mountain Condominiums. When new service lines are required for existing development the old
service lines (3) must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to all soil stabilization activities.
On -site sanitary sewer utility plans require approval by ACSD. The applicant must deposit funds
with the District for construction costs, engineering fees, construction observation fees, and fees
to clean and televise the new main sewer line extension into the project.
On -site drainage and landscaping plans require approval by the district, must accommodate
ACSD service requirements and comply with rules, regulations and specifications. Easements for
the main sanitary sewer line as well as access easements, dedicated to the District, are required.
Permanent improvements are prohibited in areas covered by sewer easements or right of ways to
the lot line of each development.
Below grade development will require installation of a pumping system. Plumbing plans for the
pool and spa areas require approval of the drain size by the district. Glycol snowmelt and heating
Ordinance No. , Series 2011
Page 17 of21
systems must have containment provisions and must preclude discharge to the public sanitary
sewer system.
The applicant must submit a stormwater management plan to the District for approval. All clear
water connections are prohibited (roof, foundation, perimeter, patio drains) including trench
drains for the entrances to garages. Oil and Sand separators are required for vehicle parking
garages and vehicle maintenance facilities. The elevator drains must also be plumbed to the o/s
interceptor. Plans for interceptors, separators and containment facilities require submittal by the
applicant and approval prior to a building permit application.
The district will be able to respond with more specific comments and requirements once detailed
building and utility plans are available. The applicant must submit a phasing plan to the District.
The applicant must pay 40% of the estimated tap fees for the anticipated building stubouts. All
ACSD total connection fees must be paid prior to the issuance of a building permit.
Amendments to the above requirements agreed to in writing by the Applicant and the Aspen
Consolidated Sanitation District shall supersede the sanitation requirements listed herein.
Section 19: Condominiumization Approved
Condominiumization of units, including the parking spaces, to define separate ownership
interests within a Lot or Tract of the Burlingame Ranch Affordable Housing Phase Two
Subdivision/PUD is hereby approved by the City of Aspen, subject to recordation of a
condominiumization plat in compliance with the current (at the time of condo plat submission)
plat requirements of the City's Community Development Department.
Section 20: Requirements for Filing a Condominium Plat and Unit Transfers.
In addition to the standard practices for filing a condo plat, the following conditions must be met:
a. Condominium plats shall be accomplished on a per - building or multiple building basis.
b. Surface and carport parking spaces to be owned and managed by the Homeowners
Association shall be defined and described on the condo plat. These can be grouped and do
not need to be individually surveyed.
c. The condo plat and declaration shall prohibit sale of surface or carport parking spaces
associated with a residential unit separate from sale of that residential unit.
d. Approval and filing of a deed restrictions for the affordable housing units located in the
building(s). Filing may occur simultaneous with recording the condo plat.
e. Transfer of units shall occur after filing of a condo plat describing the real estate being
transferred and after receipt of a Certificate of Occupancy or Conditional Certificate of
Occupancy has been issued for the particular unit.
Section 21: Amendments
Amendments to change the unit layouts, changes to the mix of unit types, changes to the
Categories mix of units, insubstantial changes to the building locations or configurations,
Ordinance No. , Series 2011
Page 18 of 21
changes to the location of carports, surface parking, or common amenities, insubstantial changes
to the proposed architectural detailing or roof profiles, insubstantial changes to the
transportation/mobility plan, and other changes which do no materially change the nature of the
development may be approved by the Community Development Director as an insubstantial
amendment.
The development of additional community garden(s) within common area may be approved by
the Community Development Director as an insubstantial amendment. If this is within a public
park, approval from the Parks Department shall also be required. A greenhouse of up to 750
square feet may be developed with approval from the Community Development Director,
approval from the Homeowners Association, and approval from owners of residential units
within 50 feet of the greenhouse. If the greenhouse is within a public park, approval from the
Parks Department shall also be required.
Changes to the number of residences, the deletion of common amenities, change by more than
1% to approved parking, substantial changes to the transportation/mobility plan, changes to items
described in the "density agreement," and other changes which represent a material change to the
uses, intensity, character, or nature of the development shall be reviewed for approval by City
Council. Form of the review shall be by considering a resolution at a public hearing unless the
change places an additional burden on the land, which shall be by Ordinance.
Section 21: Vested Rights
The development approvals granted herein shall constitute a site - specific development plan vested
for a period of ten (10) years from the date of issuance of a development order. However, any
failure to abide by any of the terms and conditions attendant to this approval shall result in the
forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to
properly record all plats and agreements required to be recorded, as specified herein, within one
year of the effective date of the development order shall also result in the forfeiture of said
vested property rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site - specific development
plan shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain
a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a
newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice
advising the general public of the approval of a site specific development plan and creation of a
vested property right pursuant to this Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development plan,
and the creation of a vested property right, valid for a period of ten (10) years, pursuant to the
Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes,
pertaining to the following described property: Phase Two Burlingame Ranch Affordable
Housing Subdivision/PUD located on Tracts A, B, and C of Burlingame Ranch Filing 1, and
Block 1, Lots 6 and 7 of Burlingame Ranch Filing 1.
Ordinance No. , Series 2011
Page 19 of 21
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the
date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado
Constitution and the Aspen Home Rule Charter.
Section 22:
All material representations and commitments made by the developer pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department or the Aspen City Council are hereby
incorporated in such plan development approvals and the same shall be complied with as if fully
set forth herein, unless amended by other specific conditions.
Section 23:
This Ordinance shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 24:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 25:
That the City Clerk is directed, upon the adoption of this Ordinance, to record a copy of this
Ordinance in the office of the Pitkin County Clerk and Recorder.
Section 26:
A public hearing on the Ordinance shall be held on the 2 day of August, 2011, at 5:00 in the
Burlingame Commons Room, 100 Mining Stock Parkway Aspen Colorado, fifteen (15) days prior
to which hearing a public notice of the same shall be published in a newspaper of general
circulation within the City of Aspen.
Section 27:
This ordinance shall become effective thirty (30) days following final adoption.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City
Council of the City of Aspen on the 25 day of July 2011.
Ordinance No. , Series 2011
Page 20 of 21
Attest:
Kathryn S. Koch, City Clerk Michael C. Ireland, Mayor
FINALLY, adopted, passed and approved this day of
Attest:
Kathryn S. Koch, City Clerk Michael C. Ireland, Mayor
Approved as to form:
John Worcester, City Attorney
Exhibit A — Illustrative Site Plan & Program summary.
Exhibit B — Map of proposed subdivision.
Exhibit C — Irrigation Water Source agreement including the location of the water reuse
lines, backup system with potable water, ponds, pumps and valves used for
irrigation supply.
Ordinance No. , Series 2011
Page 21 of 21
a /whites
tiltaate- I. INTRODUCTION /fin l s�
�2a
This document constitutes the Land Use Application for the remaining phases of the Burlingame Ranch
affordable housing development in Aspen, Colorado. In addition to being the Final PUD application for
Burlingame Phase II, this application also restates the Burlingame Phase I Final PUD and incorporates all
subsequent amendments. The rationale of this approach is to record all PUD approvals and
amendments in a single, consolidated PUD document for Burlingame Ranch.
Along with the Final PUD, Subdivision and Rezoning request for Phase II, associated land use reviews
that are addressed in this application include: GMQS Exemption, Conditional Use Review,
Condominiumization, Establishment of Vested Rights and Impact Fee Review for Phase II. In addition,
this document includes a request for an amendment to the Conceptual PUD and a restating of the Final
PUD for Phase I.
In early 2010, the City of Aspen assembled an Integrated Project. Delivery (IPD) team including an
owner's agent, Rider Levett Bucknall (RLB), a design team led by Oz Architecture, a contractor at risk,
Haselden Construction, and a commissioning agent, Engineering Economics, to participate in an IPD
process to design Burlingame Phase II.
Throughout 2010, the IPD team has conducted an inclusive, open, transparent and rigorous public
outreach program to engage the community in the design process. This program sought input from
various stakeholder groups including the general public, Burlingame Ranch Phase I homeowners and
HOA leadership, Aspen City Council, Pitkin County Board of County Commissioners, Aspen and Pitkin
County Planning & Zoning Commissions, Housing Board, Housing Frontiers Group, Construction Experts
Group, Citizens Budget Task Force and potential housing partners. Additional review and input was
sought from key jurisdictional departments and agencies such as the Aspen - Pitkin County Housing
Authority, various city departments, the Aspen Fire Protection District, the Aspen Consolidated Sanitary
District, the Roaring Fork Transportation Authority, as well as affordable housing property managers and
the press.
At each stage of the design process, input was sought and the design was modified based on the input
received from the community as was deemed appropriate by the design team and with direction from
City Council along the way. The IPD team was challenged to balance the competing priorities of quality,
project cost, livability, total cost of ownership, pride of ownership, sense of community, neighborhood
impacts, accessibility, environmental sustainability, constructability and many additional detailed
considerations. In addition to integrating community input, this outreach strategy facilitated the
design's compliance with applicable guidelines, regulations and requirements, and capitalized on the
lessons learned from other comparable City housing projects.
Page I 1
•
II. PROJECT SITE
The project site for Phase II of the Burlingame Ranch affordable housing development is located
immediately to the west of the Burlingame Ranch Phase 1 site and immediately east of the Burlingame
Ranch open space and Deer Hill. The overall Burlingame Ranch affordable housing site is 30.1 acres with
Phase II comprising 16.96 acres of the total. Adjacent features include the Aspen Airport Business Center
(AABC) to the north, Bar /X Ranch to the south -east, Deer Hill to the west, and the Roaring Fork River to
the north -east. Existing vegetation on the site consists of sage and native grasses. The Phase 11 site is
uphill of the existing Phase 1 development, to the west and north. The site has challenging but buildable
slopes.
The site is nestled against the base of Deer Hill, with unobstructed views to the north, east and south.
Views of Buttermilk Mountain, Aspen Mountain and the lower portion of Aspen Highlands are visible
from the site. The proposed affordable housing at Burlingame Phase II has been designed to capitalize
on the sloping site and the views.
Page 1 3
III. PROJECT HISTORY
• In 1996, Aspen City Council purchased the approximately 250 acre Burlingame Ranch with the idea of
clustering affordable housing and preserving a large majority of the land as open space. Since that time,
and with additional land from AVLT added to the north of the original site, approximately 158.4 acres of
nearby land have been preserved with conservation easements including 72.6 acres on Burlingame oe
Ranch Lot 2A (Deer Hill), 58.4 acres on Burlingame Ranch West Lot 1C (West of CO 5H 82),
the Amcord /AVLT parcel to the North and 3.4 acres at Annie Mitchell, the north -east corner of Deer Hill.
Also since that time, three affordable housing facilities have been developed on the original property
including the Burlingame Seasonal facility located north -east of the intersection of CO SH 82 and
Harmony Road as well as the Annie Mitchell facility located at the north end of the original site adjacent
to the Aspen Airport Business Center (AABC). •
In August of 2000, City of Aspen voters approved key provisions of a pre- annexation agreement for the
purpose of procuring the property and developing affordable housing on the site• In September
for mber Burlingame 00,
Aspen City Council agreed to a Convenience and Welfare of the Public (COWOP) p e
Ranch. The COWOP task force consisted of a 16- member group made up of representatives from city
council, city and county planning commissions, the housing board and the general public.
In May 2001, the COWOP task force produced a Land Use and Development Plan for the property. That
Plan was updated in July of 2003 and accepted by the City Council. The Land Use and Development Plan
was intended to be used as guidelines for a master plan for the development of up to 330 affordable
dwelling units on the property. As recommended by the COWOP task force, a design competition was
conducted during the summer of 2004. During that process competing teams were to develop a
conceptual master plan design for the property. The Shaw /Poss /DHM team was selected to continue the
design and development of the property and obtained an approval for the conceptual PUD in November
2004 with a total of 236 deed - restricted units. They subsequently secured a final PUD /Subdivision
approval in April of 2005 for 97 units at Burlingame Phase I.
In May of 2005, Aspen voters endorsed the Burlingame Ranch worker housing project by roughly an 18
percent margin and the result of the vote annexed the property into the City of Aspen. The approved
Phase 1 per Ordinance No. 24, series of 2005, consisted of 97 units that comprised 86 multi - family units
and 11 single - family lots. In July of 2005, Shaw began construction of Phase I of the project which
included 84 multi - family dwelling units and 7 single - family lots. Two multi - family units and four single
family lots were approved but not implemented at this time. Through Ordinance 55, Series of 2006, two
lots were approved in place of two multi - family units, for a total of 84 multi - family units and 13 single
family lots. The first tenants moved into their units in November 2006.
In September of 2007, the City held its 2007 Housing Summit where community leaders determined that
there is a housing "crisis" and that the cost to borrow money is less expensive than construction cost
Page 1 4
In late 2009 with approval from Aspen City Council to go forward with the AIA's IPD process for the
design of Burlingame Ranch Phase II, the City of Aspen released a series of Requests for Proposals (RFPs)
that were designed to assemble a comprehensive IPD design team including the use of an architect and
engineering design team, an owner's agent, a preconstruction contractor (or "contractor at risk ") and a
commissioning agent. The goal of the IPD process was to ensure a more comprehensive, collaborative
and community- vetted design.
In early 2010, OZ Architecture was contracted as the architect /engineering team. Haselden Construction
was contracted as the contractor at risk. Rider Levett Bucknall was contracted to provide owner's agent
services, and Engineering Economics was hired as the commissioning agent. Together with City staff, the
new team became known as the Burlingame Phase 11 IPD design team.
As stewards of the continuing COWOP process (which was left open during and after the Phase I
development process), the IPD design team outlined and embarked on a rigorous, transparent and
inclusive approach to the planning and design of the master plan for Burlingame Phase II. It incorporated
a comprehensive public outreach program with the existing Burlingame Ranch Phase I residents and the
Aspen community -at- large. From April through September of 2010, the Burlingame Phase II IPD design
team conducted a total of seven public outreach events which were widely advertised and yielded over
500 line items of feedback from the Aspen community regarding the future project's design.
During the design process, the Burlingame Phase II IPD design team conducted a rigorous program of
DRC (design review committee) reviews and held numerous meetings with referral agencies and other
City departments such as APCHA, Aspen Fire Protection District, Utilities /Water, Parks, San District,
Finance, Community Development, Engineering, Transportation and more to make sure that the design
is not only vetted with the community but also will be acceptable to those key departments and
agencies.
Also during the design process, the Burlingame Phase II IPD design team provided public updates of
progress in eight City Council meetings, published results of the work on the City's website and has
thoroughly documented the entire process.
� In the July 12, 2010 regular meeting of the Aspen City Council, the Council unanimously approved
Resolution No. 42 (Series of 2010) which provided conceptual approval of the Burlingame Phase II
master plan in the following six key areas: (1) Number and types of residential units, (2) Building
Configurations, (3) Site planning and land utilization, (4) Parking and storage strategy, (5) Relationships
( and connections to Phase I, and (6) architectural massing, height, scale and general character. The July
12, 2010 approval, as well as subsequent design evolution with additional input from the Aspen
community and Aspen City Council, has provided the Burlingame Phase II IPD design team with the
,„,.,,direction needed to finalize the design of Burlingame Phase II and prepare this PUD application.
Page 1 6
IV. BURLINGAME RANCH AFFORDABLE HOUSING PHASE II PROPOSAL
This application is the next step in the land use review and development process for the Burlingame
Ranch Affordable Housing project. The first step was the approval of the Conceptual PUD for the whole
project. The second was the approval of the Final PUD for Burlingame Phase I. The third step was the
approval and construction of Phase I. This is the final approvals phase which may then be constructed as
several housing unit deliveries for Burlingame Phase II.
As stated in Resolution 120, Series 2004, "the entire project, and all phases thereof, shall remain active
as a COWOP land use review until determined concluded by the Aspen City Council." Each phase of
development is required to prepare and submit an application for final PUD and other pertinent land
use reviews to gain entitlement for development purposes. Therefore, the primary purpose of this
application is to consider detailed development review for Phase II of the Burlingame Ranch Affordable
housing project. This application was completed via an IPD process with an extensive public outreach
component and close coordination with the existing Phase 1 homeowners, instead of through the
COWOP process
The foundation of the Phase I PUD was the Burlingame Ranch COWOP Land Use and Development Plan
and the Ranch Vernacular Architectural Design Guidelines. The implementation of Phase I established
the benchmark for Phase II to meet or exceed. For the design of Phase II, the Land Use and Development
Plan created by the original Burlingame COWOP task force remains the primary guiding document,
however due to the lessons learned during the development of Phase I as well as the recommendations
of the CEG and the new density agreement that was put in place with the Burlingame Phase 1 HOA, there
have been some modifications to the guiding principles for the design of Burlingame Phase II.
Page 1 7
At the outset of the Burlingame Phase II IPD design effort, the IPD design team reviewed the guiding
principles set forth above and established the following goals for the IPD design effort:
Community Goals:
• Design a neighborhood environment that will become a valuable asset to the community through
well- informed stakeholder input
• Design a neighborhood with a healthy balance of housing and outdoor space that provides the
foundation for a vibrant, sustainable year -round community that promotes our authentic, local
identity
+ Design 167 units, including 161 multifamily units and six single family lots
❖ Endeavor to accommodate a wide range of income levels and consider the effect of unit categories
on levels of subsidy
Livability Goals:
• Design the site and the units in a way that responds to residents' needs for a highly - functional,
comfortable and safe living environment
Adopt and implement a comprehensive stakeholder review process that solicits extensive public
input and effectively incorporates feedback into the design
❖ Incorporate lessons learned from other housing developments
❖ Consider opportunities and constraints in providing a high level of ADA Visitability including
potential options to accommodate future conversion of "non- Visitable" units to become "Visitable"
Quality Goals:
❖ Specify high - quality construction, building materials and systems that deliver comfortable, reliable,
durable, efficient and safe homes that will last
❖ Achieve, at a minimum, the high environmental sustainability benchmark established in Burlingame
Phase I
❖ Design a construction methodology that will address the need for efficient, high - quality construction
while balancing concerns about cost and utilization of local labor
Community Impact Goals:
• Deliver Burlingame Phase II at a cost and subsidy per unit lower than Burlingame Phase I without
sacrificing quality
• Lower Total Cost of Ownership for future homeowners
Develop a viable construction phasing and sequencing plan that maximizes construction efficiency
while minimizing the impact of construction on residents and visitors
• Create a construction plan that can adjust to potential fluctuation in market demand for units
• Adopt and implement a safety program that provides a safe environment for all workers, visitors
and the public
Page l 9
the building footprint. As snow finds its way to the lower roofs, these exterior roofs shed snow to non
pedestrian locations. Flat roofs are employed from time to time. These roofs offered isolated areas for
snow drop. Drainage at these locations is facilitated by internal drains.
The Master Plan was developed at the request of the Phase 1 residents and community to provide, for
and utilize as much open space as possible. The pedestrian centric design has been laid out to extract
automobiles to the outer edges of the site, and orient buildings to the internal usable open space. At the
upsides of the building, a courtyard, similar to many successful projects of this caliber has been
employed. The buildings provide an edge to form these community spaces. Building facades, rich in
horizontal and vertical articulation, incorporate a pedestrian scale and avoid a continuous 3 stories wall
edge. Long repeated planes are avoided. For the units at ground level, a customizable limited common
element is provided to form a shared patio.
Neighborhood Plan: The site plan for Phase 11 is designed around a central, usable open space with the
roadway located at the edge of the site. The central core contains three neighborhood clusters with a
large, usable open space integral to them. In addition, dedicated park spaces create additional active
play opportunities for the residents and general public. Four single - family lots have been incorporated in
the site plan to provide additional diversity in product, style, scale and demographic. Two are located at
the south end of the site and the other two are at the north end. In addition to the four single family lots
that will be in the Phase 11 area of the site, there will also be two single family lots developed in locations
previously identified in the Phase I area of the site. They are located to the north of World Cup Court.
Unit Mix: The unit mix for Phase 11 is based upon the success of the unit mix that was established in
Phase I and per Aspen City Council recommendations during a work session on May 17, 2010. The intent
is for the design of the housing units to satisfy a broad range of category levels and family types. The
unit mix accommodates diversity in demographics and income levels to reach a wide cross section of
potential residents. Neighborhoods are integrated so that they accommodate units providing for a range
of income level or family make -up. There will mostly be multi - family units, with a mix of townhouses
and flats, and a range of one to three bedrooms per unit, with a total of 161 units. In addition, there will
be six single family lots. The houses on the single family lots will be constructed by the City of Aspen as
the developer. Two of the lots will be located in the physical boundaries of Phase I (where there were
previously an additional six lots approved but not built on). All six lots will be included in Phase II for
entitlement and development purposes.
The tables below show the unit mix and unit sizes:
Unit Summary
Multifamily Units (MF) Unit Count % of MF % of Total
1BR 46 ;' 28.6% 27.5%
2BR 49 CI" 30.4% 29.3%
3BR 66 !ih 41.0% 39.5%
Total 161 100.056
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approach to provide in -unit and dedicated external storage for each owner. Each unit provides for at
least 50 sq ft of in -unit storage that is not part of a planned bedroom, kitchen or hall closet. For larger
units, this number is as large as 125 sq ft. The remote storage is directly tied to the assigned covered
carport parking spaces for the units in the form of a water- tight, enclosed storage closet at each carport.
The carport storage closets are each at least 50 sq ft and are located within 150 feet of the units to
which they are assigned.
Interior Character: Per the 2008 Construction Experts Group recommendations, the units in Phase II are
standardized in size. This approach is different to Phase 1 and Aspen and Pitkin County's general
approach to housing over the past number of years. More traditionally, unit sizes have been based on
APCHA income categories per the APCHA Housing Guidelines, however the CEG recommended in 2008
that unit sizes be standardized at Burlingame Phase 11 in order to achieve cost savings via construction
efficiencies. This standardized approach also allows City Council to change the assignment of unit
categories, without concerns about unit size.
The multifamily units of Phase II come in the form of 1 -, 2- and 3- bedroom flats as well as 2- and 3-
bedroom townhomes. The flats are designed with open floor plans that provide open living area among
the kitchen, dining and living spaces. In order to allow a highly livable level of daylight and air to flow
through the units, windows are scheduled to be provided in multifamily units as follows:
• 92 of 123 flat multifamily units will have windows on 3 sides
d• 31 of 123 flat multifamily units will have windows on 2 sides
❖ 24 of 38 town home multifamily units will have windows on 3 sides
❖ 14 of 38 town home multifamily units will have windows on 2 sides
In the flats, there is a clear delineation between public, social, private and intimate spaces. The bulk of
the living rooms immediately open to patios or decks on the courtyard while kitchen entries tend to
open to the street side, providing convenient access to the street and carport parking areas.
Refer to the appendix for architectural floor plans.
Unit Upgrades: The following unit upgrades have been reviewed with the community and City Council
and are included in the current project design:
• Foundation and wall construction and insulation details that provide an extremely insulated
and air tight building enclosure will significantly lower energy needs for heating
• Heat Recovery Ventilators (HRV's) at all units for efficient heat - recovery air ventilation
• Limited Common Element patio areas at garden level units which can be owner- upgraded
after owners close on and take occupancy of their units
4 Buildings are designed to accommodate future retrofit of solar hot water preheat system
• Carports are designed to accommodate future retrofit of solar P/V
• 2 hose bibs at each building for outdoor water source
Page 1 13
the parking ratio was modified from 1.67 parking spaces per multifamily unit to 2.0 parking spaces per
multifamily unit. This new parking ratio will be applied to both Phase I and Phase II as follows:
Phase Multifamily Units Existing Parking New Parking Total Parking*
Phase 1 84 140 28
168
(constructed)
Phase II ..__.. 1 0 322 3
Total 245 140 350 490 ___...
* Parking for single family units are not considered in this calculation because parking for single family units is
handled on the individual single family lots.
Per the increased density agreement between the City and the Burlingame HOA, the location of the new
28 parking spaces to be created in Phase I will address a parking shortage along Mining Stock Parkway
with most of the new spaces located there. Per the density agreement, the City will work with the
Burlingame HOA to locate the new parking spaces. Also per the increased density agreement between
the City and the Burlingame HOA, the City will add a staircase from Mining Stock Parkway down to the
Callahan Court Parking Lot.
When the City and the HOA finalize the location and design for the 28 new spaces in Phase I, those
designs will be platted and recorded as an insubstantial amendment to this PUD upon approval by the
Community Development Department.
The parking design for Phase II has been designed with a great deal of input from the community and
proposes significant improvements over Phase I. The Phase II parking design includes concepts from
other successful affordable housing developments in the Aspen community. Phase I utilized a
combination of surface parking and a limited amount of under - building parking which was made
available to only a small percentage of unit owners. The use of under - building parking was considered
for Phase II, but the design team researched the cost of under - building parking and determined that
remote covered carport parking would more cost - effective. Carport parking could provide a covered
parking space for each multifamily unit and still provide significant cost savings to the project when
compared to using under - building parking, as well as reduced snow removal costs for the HOA. Some of
the reason for the cost savings is that the Phase II carport parking structures are designed to be
integrated with the Deer Hill retaining structure along the east side of the loop road (at the base of Deer
Hill). The carport structures also integrate the external storage that is assigned to each unit. Each
multifamily unit is assigned a carport (and attached external storage unit) which is located in close
proximity to the unit to which it is assigned.
Of the 322 Phase II parking spaces, 161 will be assigned to specific multifamily units. Of those 161 spaces
that will be assigned to a multifamily unit, four will be accessible carport parking spaces which will
correspond to the four Type A units in Phase II. Of the remaining 161 spaces, eight will be accessible
surface parking spaces. The remaining 153 surface parking spaces can be assigned by the HOA as per the
Page 15
native landscape throughout the majority of the site so there was no clear demarcation between the
property boundaries and adjacent landscape.
In Phase II, this approach will be modified to include more areas of sod in the interior usable open space
of the site and to concentrate the native landscape in transitional areas related to the surrounding
environment. Fingers of the Deer Hill vegetation will carry through the project where appropriate.
Usable open space will be sodded with Blue Grass for active play. Fescue sod will be used in the tree
lawns, drainage swales and on sloped areas where less human activity will occur to be respectful of the
need to conserve water. In designated depressions, the bio- retention areas and rain gardens, the
landscaping will reflect a more intense level of planting utilizing wetland shrubs, grasses and forbs to
take advantage of the natural run -off and help improve water quality as it migrates through the site.
Irrigation: The irrigation system is a fully automatic sprinkler system that uses non - potable water from
Harmony Park and the re -use line from the Aspen Consolidated Sanitation District Advanced
Wastewater Treatment. Facility. The re -use line will bring water to a reservoir in Park 1 in Phase 2 and
will provide irrigation water for the northerly portion of the project. Both the pond at Harmony Park
and the proposed reservoir at Park 1 of Phase II collect storm water. This water may in turn be used for
irrigation. The irrigation system is zoned to reflect the different amounts of water used by the native
seed areas, the fescue sod and the lawn areas.
Lighting: The exterior lighting proposed for Phase II is consistent with the City of Aspen lighting
standards and will be dark -sky compliant. Phase II will include lighting along the stairways and in all
carports, transit stops, trash collection areas, and mail centers. All intersections of the roadway and
intersections of the roadway and parking lots will contain lighting. The roadway will contain lighting with
approximately 250 feet spacing between the poles. Exterior building lights will be provided at each
entry, deck, building stairs and at stairs between building pods and will comply with all dark sky
guidelines. Internal to the site, illuminated bollards will be provided at pedestrian path intersection
points. The overall approach is to adequately illuminate intersection points, but not to flood all
walkways with light. A lighting site plan, including lighting cut sheets, is included in the Appendix — 11x17
Plan Sheets.
Page 1 17
V. AMENDMENTS TO THE APPROVED CONCEPTUAL PUD
This section of the application provides a summary of the changes to the project related to Phase II that
have occurred since the approval of the Conceptual PUD for Burlingame Ranch Affordable Housing. It
also includes a response to the conditions of approval outlined in the Resolution and offers a progress
report for any ongoing tasks. Items that are directly related to the Final PUD review and Subdivision of
Phase II are addressed in subsequent sections of this application. Section VIII contains a Restatement of
Phase I and an Amended Final PUD.
The Burlingame Ranch Affordable Housing Conceptual PUD Master Plan was approved November 22,
2004. Please refer to Resolution 120, Series of 2004 in the Appendix — Supporting Documents. The
following items related to Phase II shall serve as the documented amendments to the conceptual PUD
approval, Resolution 120, Series of 2004.
A. BOUNDARIES OF THE SPECIFIC PHASES OF DEVELOPMENT
The conceptual PUD plan proposed build out of the project in three phases. Based upon the
implementation of Phase I, various suggestions from City Council and City Staff, the state of the
economy, and the refinement of the overall master plan, the phasing strategy has changed. The number
of phases has been reduced from three to two, and based upon the revised Density Agreement with the
HOA, the number and type of units that will be built has been amended.
The table below illustrates the amended unit and bedroom count for the amended phases.
Unit Mix by Phase
1 BR 2 BR 3 BR Single Family
Phase Multifamily Multifamily Multifamily Lot /Residence Total Units `?
Phase I (as
built) 15 31 38 7 91
Phase II 46 49 66 6* 167
TOTAL 61 80 104 13 258
* Two lots located in Phase II boundaries
In addition, Phase II has been designed to facilitate its development in multiple deliveries. This is
described in more detail in Section 4: Phasing.
B. IDENTIFICATION OF SPECIFIC CATEGORIES FOR THE DEED RESTRICTED UNITS
The unit and category mix for Phase II is based upon the success of the mix that was established in Phase
I and per Aspen City Council recommendations during a work session on May 17, 2010. The intent is for
the design of the housing units to meet a broad range of category levels and be of types that appeal to
singles, couples and families, and all age groups. The unit and category mix accommodates diversity in
Page 1 18
D. ALLOCATION OF TRANSIT STOPS, TRASH /RECYCLE CENTER, AND MAIL CENTER
Three transit stops were constructed in Phase I. The design of Phase II incorporates an additional three
transit stops with evenly distributed spacing along the outer loop road for a total of six transit stops
throughout the Burlingame Ranch Affordable Housing community. Along with the three transit stops,
Phase II includes seven trash /recycle centers and six mail centers. These elements are provided at the
ends of the carports and strategically located throughout the site to maximize proximity for the
residents.
Trash and recycling facilities are designed to incorporate (1) 6 cubic yard dumpsters and (2) 4 cubic yard
dumpsters. It is intended that the 6 cubic yard dumpster and (1) of the 4 cubic yard dumpsters will be
used for trash, (1) 4 cubic yard dumpster will be used for recycling. The Phase I waste storage was based
on a calculation of 0.19 cubic yards of waste per week per resident. The waste storage for Phase II is
based on calculations of 0.24 cubic yards of waste per week per resident. After people move in and
actual usage has been established and if the HOA deems that there is excess waste storage capacity, the
HOA may choose to convert waste enclosures to maintenance storage. It is not anticipated that this
change in function of the enclosed space would require a modification in structure or building design.
Mail drop off and pick up facilities are designed in accordance with US Postal Standards and have been
approved by the US Postmaster. Three of the mail facilities share locations with the three transit stops
to provide efficiency in built structures. In all cases, transit and mail facilities will be covered by an
extension of the carport roof.
E. LIVE /WORK UNITS
There are no live /work units programmed into Phase II. All proposed units are residential dwelling units.
F. EXTERIOR LIGHTING AND STREET LIGHTING
The exterior lighting proposed for Phase II is consistent with the City of Aspen lighting standards and will
be dark -sky compliant. Phase II will include lighting along the stairways and in all carports, transit stops,
trash collection areas, and mail centers. All intersections of the roadway and intersections of the
roadway and parking lots will contain lighting. The roadway will contain lighting with approximately 250
feet spacing between the poles. Exterior building lights will be provided at each entry, deck, building
stairs and at stairs between building pods and will comply with all dark sky guidelines. Internal to the
site, illuminated bollards will be provided at pedestrian path intersection points. The overall approach is
to adequately illuminate intersection points, but not to flood all walkways with light in their entirety. A
lighting site plan, including lighting cut sheets, is included in the Appendix — 11x17 Plan Sheets.
Page 1 20
VI. COMPLIANCE WITH CONDITIONS OF CONCEPTUAL PUD APPROVAL
RESOLUTION 120 (SERIES OF 2004)
Many conditions of approval, were listed in Resolution 120 (Series of 2004). Some items are reviewed
above as amendments to the conceptual approval while the items below required a response as part of
this submittal.
The Applicant has conducted a thorough public outreach, master planning and detailed design process
to date to prepare the Drawings associated with this application. The team has collaborated with the
various referral agencies, City Departments, stakeholders, and DRC committee to ensure there would be
a comprehensive planning and design approach and proposed solution to the project.
SECTION 3: APPROVED CONCEPTUAL PROJECT DIMENSIONS
The dimensional standards for Phase II are depicted in the table below and shown in context with the
conceptual PUD dimensional requirements.
Compliance with Approved Conceptual Project Dimensions
Standard PUD Approval via Phase II
Resolution 120/2004
Maximum Allowable Density 236 Deed - Restricted Units 167 Deed - Restricted Units
(Ph I and Ph II total = 258 Deed -
Restricted Units)*
Minimum Open Space 48% 57.6% (not including 2.37 acres
of dedicated parks)
73.1% (including the parks)
Allowable FAR 0.33:1(410,419 SF) 0.32:1(177,389 SF)
Allowable Height 32 feet 36 feet for multi - family buildings,
30 feet for single - family lots
Minimum Front, Side, Rear Front: 5 ft (10 ft. for lots), Front: 10 ft
Yards Side: 5 ft. (0 for garages on lots), Side: 5 ft and zero lot line is
Rear: 10 feet allowed on one side only **
Rear: 10 feet
Minimum Lot Width and Size 50 ft width, 3,500 SF size for lots 50 ft width, 3,500 SF size for lots
Minimum Distance between 10 feet 10 feet
Structures
Minimum Off- street Parking by 1.5 Parking Spaces per Unit, 356 2.0 Parking Spaces per Unit, 322
Special Review total total (Ph 1 provides 168 at an
amended ratio of 1.67:1) * **
*The City of Aspen and Burlingame Ranch HOA Density Agreement, dated February 3, 2010, revised the
total density of deed - restricted units to be 258 with 245 multi family units and 13 single-family lots)
Page 21
SECTION 6: PARKS
The Phase 11 plan incorporates approximately 2.37 acres of dedicated park space to the City of Aspen.
These parks are deeded to the City of Aspen, as indicated on the PUD /Subdivision Plat, and will be
designed, constructed and maintained by the Parks Department. A 0.98 -acre park is located on the
south end, a 0.52 -acre park is centrally located in the common open space corridor, and a 0.87 -acre park
is located on the northeast side of the site adjacent to the existing Phase !detention basin.
SECTION 7: WATER DEPARTMENT SERVICES AND PLANNING
Throughout the design process for Phase 11, the Applicant collaborated with the City of Aspen Water
Department and the proposed domestic and re -use water system design complies with all of the Water
Department standards. Detailed Water Plan and Profile Sheets and Utility Plans are provided in the
Appendix — 11x17 Plan Sheets.
SECTION 8: SANITARY SEWER AND ASPEN CONSOLIDATED SANITATION DISTRICT (ACSD)
The Applicant has met with the ACSD on several occasions and a preliminary layout of the sanitary
sewer system has been sent to ACSD's design engineer to prepare detail design level plans, profiles and
details. ACSD and their design engineers have reviewed the initial layout of the sewer system and have
conceptually approved the design. Preliminary Sanitary Sewer Plans are provided in the Appendix —
11x17 Plan Sheets.
SECTION 9: PM10 MITIGATION AND TRANSPORTATION OPTIONS PLAN (TOP)
The transportation plan for Phase 11 is based on the existing conditions at Phase 1, the outcome of prior
negotiations between the City of Aspen and the Burlingame HOA, the anticipated growth in traffic
volumes that Phase 11 is expected to generate at full build -out, and bus service levels commensurate
with various levels of service for automobile traffic at the Harmony Road leg of the Harmony Road /SH82
intersection.
Burlingame Ranch is designed as a transit - oriented community, with a strong commitment to providing
alternatives to the private automobile and reducing PM10 generation. This commitment remains strong
in the design of Phase 11, with three additional transit stops evenly distributed along the outer loop road,
for a total of six transit stops throughout Burlingame — a higher concentration of transit stops than any
other neighborhood in Aspen. The Burlingame bus route will circle the outer loop road, providing
convenient access to public transportation for all residents.
The transportation plan that was established at the time of Phase I in the original 2005 Burlingame PUD
approval provided a guaranteed level of bus service, car - share, dial -a -ride and taxi vouchers. This plan
required that each household at Burlingame pay a $60 per month mobility fee. Due to economic
pressure, homeowners at Burlingame expressed a desire to eliminate the $60 per month mobility fee,
Page 23
If the current bus service were to be left in place at the full Burlingame Phase II build -out of 258 units
and there were no changes to bus ridership levels, the Harmony Road leg of the SH82 /Harmony Road
intersection would decrease to a D level of service, which is generally deemed unacceptable (Column 2).
The adverse LOS condition at the Harmony Road leg of the SH82 /Harmony Road intersection could be
avoided by enhancing bus service to increase ridership levels to a point where automobile trips would
be decreased and the Harmony Road leg of the SH82 /Harmony Road intersection could continue to
operate at acceptable service levels (Column 3). The "Enhanced Bus Service" contemplated consists of
operation from lam through tam daily and suggests that a modest increased rate of ridership of X%
could be achieved with these expanded hours of operation.
Pedestrian counts were measured and analyzed at Harmony Road /SH82 and at Owl Creek Road /SH82,
and found that Burlingame Phase II would not warrant any improvements to accommodate increased
pedestrian traffic. Burlingame likely generates a minimal number of pedestrian crossings on 51-182, as
Burlingame bus service provides a viable alternative to walking. However, even if the study assumes that
100% of the existing pedestrian traffic at these intersections comes solely from Burlingame Ranch (a
pessimistic assumption), and then extrapolates this traffic to reflect the increased number of residents,
the pedestrian traffic counts continue to generate an acceptable level of service and do not warrant
improvements.
A potential reconfiguration of Harmony Road was also evaluated to accommodate additional traffic
coming from Burlingame and turning left, up- valley on SH82 toward downtown Aspen. In summary,
reconfiguration of Harmony Road to make the left turn lane deeper would not improve the level of
service, as CDOT's signal timing gives strong priority to through traffic on SH82 and limits the green -light
duration for traffic exiting Harmony Road. The study considered a double -left -turn lane, but noted that
this is typically justified only when traffic volumes reach 300 turns per hour at peak, while projected
peaks at full Phase II build -out would only reach 100 turns per hour. This option would also require
modifications to the lane configuration on the up- valley side of SH82 which might be counter-
productive.
Other improvements were considered to improve the operation of the intersection at Harmony
Road /SH82 including restriping the left turn lane at up- valley 51-182 turning onto Harmony Road and /or
restriping the right turn lane at Harmony Road turning on to the down - valley side of SH82. Though
potentially helpful, these improvements would not affect the level of service of the intersection to the
extent that increasing the bus service would provide.
Additional improvements that could be considered would be to connect the trail that passes under SH82
just north of Harmony Road so that pedestrians could utilize that existing underpass to cross SH82 to get
to Buttermilk or a pedestrian crossing over or under SH82 at Owl creek Road could also be considered.
However, since the pedestrian levels generated at full Phase II build -out suggest that there is no affect
on the service levels at both intersections due to increased pedestrian crossings, both of these options
may be considered to be beyond the scope of the Burlingame Phase II affordable housing project.
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little expandable space options without adding more foot print to the buildings, which would have an
undesirable effect on open space.
SECTION 11: RESIDENTIAL ARCHITECTURE AND DESIGN STANDARDS
For Phase II, the City of Aspen will be designing and developing the single family units and those designs
will be consistent with the architectural character for the overall Phase 11 design. The Design Guidelines
that were established for Phase I were largely intended to guide the owner - development of single family
homes on single family lots that were purchased from the City. The owner - development program in
Phase 1 has proven to be problematic and has been discontinued for Phase II. Therefore, the Phase I
Design Guidelines are not applicable to Phase II of the project. However, the Phase II single family home
designs are in general agreement with the development -wide character suggested in the Design
Guidelines. Architectural illustrations and descriptions for all structures within Phase II are provided in
the Appendix. Per Section 11 of Resolution 120, Series of 2004, the City of Aspen Residential Design
Standards set forth in Land Use Code Section 26.410 shall not apply to this development.
SECTION 12: STREETS AND SIDEWALKS
Throughout the design process for Phase 11, the Applicant collaborated with the City of Aspen
Engineering Department and the proposed roadway, Right -of -Way and sidewalk system design complies
with all of the Engineering Department standards. ROW sections are included in the engineering site
plan drawings in the Appendix — 11x17 Plan Sheets.
It has been agreed, and will be reflected in the PUD /Subdivision Agreement and the HOA declarations,
that the City of Aspen will maintain the streets and walkways within the ROW and the Parks Department
will maintain any trees that are within the ROW. The HOA will maintain all walkways outside of the ROW
and the plantings and irrigation in the storm water management facilities, including swales, rain
gardens, and detention ponds. The HOA will also maintain the parking lots and the carports, transit
stops, trash /recycling centers, and mail centers. The City Street Department will maintain the loop road.
SECTION 13: SNOW STORAGE
A detailed snow storage site plan for Phase 11 is included in the Appendix — 11x17 Plan Sheets. The plan
reflects storage areas sufficient in size to accommodate 31,474 sq. ft. (or 30 %) of the snow storage
required by Phase 11. The City of Aspen Engineering Department recommended that an area(s)
equivalent to or greater than 30% of the total square- footage of proposed, non - permeable, roadway
pavement in the project area be set aside for snow storage. Storage is separated into areas for City and
the HOA. On -site Long term snow storage is not accommodated within the Phase 1 or Phase II
boundaries. Long term snow storage and emergency snow storage over the provided 30% area must be
done off -site and is the responsibility of the HOA.
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accessible van space for Type A accessible units and 8 as accessible guest spaces, inclusive of one
accessible van space.
Single family residences will accommodate two parking spaces on each single family lot. Parking spaces
for single family residences are not included in the parking ratio calculation.
SECTION 19: MAIL DELIVERY STATIONS
The Applicant has met with the United States Post Master to initiate a review of mail delivery service for
Phase II in compliance with United States Post Office standards. Please refer to the letter provided in the
Appendix — Letters.
SECTION 20: PRIVATE UTILITIES
Please refer to the letters provided by the utility providers in the Appendix — Letters. These state their
intention to either provide utility service to Phase II of the project. In addition, the Applicant has met
several times during the design process with the Aspen City Utilities Department and Aspen
Consolidated Sanitation District to review the preliminary plans and solicit feedback. At this time, both
have provided preliminary approval of the plans.
SECTION 21: TRAILS
A walkway system has been provided in Phase II to provide connectivity throughout the community and
to the units and parking areas. All other regional trails that have been constructed are per the Parks
Department or are associated with the completion of Phase I.
It is the intention of the Parks Department to finish a single track soft surface trail along the west
perimeter of the site connecting Harmony Park and the future trail to the AABC. A platform for this trail
is being provided as part of the Phase II construction plan for grading the bench for the trail at the base
of Deer Hill in conjunction with the perimeter drainage swale.
SECTION 22: PARK AREA /RECREATIONAL AMENITIES
The Phase 11 master plan incorporates approximately 2.37 acres of dedicated park space to the City of
Aspen. A 0.98 -acre park is located on the south end, a 0.52 -acre park is centrally located in the common
open space corridor, and a 0.87 -acre park is located on the northeast side of the site adjacent to the
existing Phase I detention basin. The IPD team has been coordinating with the Parks Department on the
development of these parks to ensure compatibility and accessibility with the master plan.
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The responsibilities are outlined in the HOA declarations and covenants. The Phase I Design Guidelines
also outline a process for review for new development or changes to the existing development.
SECTION25: DEVELOPER RESPONSIBILITIES
The City of Aspen City Manager's Office will be the Developer and is responsible for the implementation
of Phase II of the project. In addition, the City Streets Department shall be responsible for the
maintenance of the roadway within the ROW. The Parks Department shall be responsible for the
maintenance of trees within the ROW, the design, installation and maintenance of the trail to the AABC,
and the design, installation and maintenance of the approximately 2.37 acres of dedicated parks within
Phase 11. The City Utilities Department will be responsible for the design, installation and maintenance of
the reuse water line and vault to be located on the north end of the site.
SECTION 26: SCHOOL LAND DEDICATION FEE
The School Land Dedication fee for Phase II shall be $215,196.85. This fee was calculated based upon the
per unit fees established in Ordinance No. 24, Series of 2005, for Phase 1 of the BRAH project. The table
below illustrates the calculations:
No. of Bedrooms Quantity Per Bedroom Fee Total Fee
1 46 $153.06 $7,040.76
2 49 $1,211.77 $59,376.73
3 72 $2,066.38 $148,779.36
Total* 167 $215,196.85
* Includes the 6 single-family homes in Phase 11
SECTION 27: PARK DEVELOPMENT IMPACT FEE
The Park Development Impact fees for Phase 11, per Resolution No. 120, Series of 2004, are waived,
including those fees for both category and RO units.
SECTION 28: IMPACT AND DEVELOPMENT FEES
The Impact and Development fees for Phase 11 shall be $179,280. For Phase II of the BRAH project, the
Transportation Demand Management (TDM) /Air Quality impact fee is the only fee to be assessed as
the Park Development impact fee was waived per Resolution No. 120, Series of 2004. Per Section
26.610.090 of the Land Use Code, the TDM /Air Quality Fee was calculated based upon $498 per
bedroom. The table below illustrates our calculations:
Types of Units Quantity Total No. of Per Bedroom Total Fee
Bedrooms Fee
1- Bedroom 46 46 $498 $22,908
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meet the needs for Phase 11. There are seven trash /recycling centers included in the site plan, each
12x25 in size with enough space for one 6 -cubic yard trash dumpster, one 4 -cubic yard trash dumpster
and one 4 cubic yard recycling bin.
The centers will be fully enclosed with a pedestrian access door, double -swing gates for dumpster /bin
removal and with ample lighting inside and out. The enclosure will be separated from surrounding
interior uses with a 1 -hour fire rated walls and ceilings. The trash /recycling centers will comply with the
City of Aspen standards (i.e. be bear - proof).
The Phase I waste storage was based on a calculation of 0.19 cubic yards of waste per week per
resident. The waste storage for Phase 11 is based on calculations of 0.24 cubic yards of waste per week
per resident. After use has been established, the HOA may determine that the over - sizing of waste
storage capacities in Phase 11 may be modified to include modification in dumpster size within the waste
storage facility or conversion of the waste storage facility into maintenance equipment or other storage
by the HOA. It is not anticipated that this change in function of the enclosed space would require a
modification in structure or building design.
TASKS IN PROGRESS
The following items are tasks that will be completed and submitted for review prior to submittal of the
Building Permit application. This list reflects the items the IPD team did not have complete for this
submission and will be submitted to staff in the near future.
1. Draft PUD /Subdivision Agreement
The agreement will include all relevant and required material and will be submitted prior to Building
Permit application.
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VII. DEVELOPMENT REVIEW REQUIREMENTS
The following land use reviews pertain to the development of Phase II for the Burlingame Ranch
Affordable Housing project. Reviews include: subdivision, rezoning, final PUD review, special review for
parking, GMQS exemptions, conditional use, condominiumization, vested rights, impact fee and fee
waivers, and reference to other elements of land use review.
Phase II of Burlingame Ranch Affordable Housing project has been designed to be in conformance with
all applicable requirements of the Code, the approved and amended conceptual PUD, the pre -
annexation between the City of Aspen and Bar /X Ranch, the recommendations of the COWOP Land Use
Development Plan, the Ranch Vernacular Architectural Design Guidelines, and the Burlingame
Affordable Housing Association, Inc. Agreement /Understanding with the City of Aspen. Where variations
are requested to achieve the goals of the conceptual master plan they are thoroughly discussed and
analyzed within this application pursuant to the Code.
A. SECTION 26.480 SUBDIVISION BURLINGAME RANCH AFFORDABLE HOUSING — PHASE II PROPERTY
The 16.96 acres of land that comprise Phase II are within the Burlingame Ranch Affordable Housing
Filing 1, Final Subdivision Plat, Tract B, Tract C and a portion of Tract A and contain 4 single - family lots, 3
tracts for the multi - family housing, the roadway Right -of Way, utility easements, and 3 parks deeded to
the City of Aspen Parks Department. The deeding of the 3 parks will require rezoning and is described in
Section A 1 above.
Phase II is the 2 Amendment to the Filing 1 Final Subdivision Plat and proposes the following
improvements: One hundred sixty -one multi - family dwelling units in 15 buildings, six single family fee
simple lots (two of which are located within Phase I boundaries), 161 carports, 161 parking spaces,
seven trash /recycling centers, six mail centers, and three transit centers. The multi - family dwelling units
will be condominiumized. 100% of the dwelling units in Phase II will be deed restricted housing. The
carports, mail centers, trash centers and transit stops are accessory uses and qualify for a GMQS
exemption as a conditional use review.
It is the intent of the Applicant to comply with the standards as detailed in Section 26.580.020.A.1 unless
varied. Any variation has been thoroughly discussed and reviewed prior to the preparation of this Final
PUD Application with the relevant review agencies. Refer to Appendix — 11x17 Plan Sheet for details of
proposed site improvements.
1. Section 26.480.050 Review Standards
A development application for Subdivision review shall comply with the following standards and
requirements:
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1. A unique situation exists for the development where strict adherence to the subdivision design
standards would result in incompatibility with the Aspen Area Comprehensive Plan, the existing,
neighboring development areas, and /or the goals of the community.
ii. The applicant shall specify each design standard variation requested and provide justification for
each variation requested, providing design recommendations by professional engineers as necessary.
The required improvements detailed in Section 26.580.020.A.1 are addressed below as well as any
variations:
a) Permanent Survey Monuments
b) Paved Streets
c) Curbs, Gutters and Sidewalks
d) Paved Alleys
e) Traffic Control Signs, Signals or Devices
f) Street Lights
g) Street Name Signs
h) Street Trees or Landscaping
i) Water Lines and Fire Hydrants
j) Sanitary Sewer Lines
k) Storm Drainage Improvements and Storm Sewers
I) Bridges or Culverts
m) Electrical Lines
n) Telephone Lines
o) Natural Gas Lines
p) Cable Television Lines
Response: It is the intent of the Applicant to comply with the standards as outlined in Section
26.580.020.A.1 unless varied. Any variation has been thoroughly discussed and reviewed during the
preparation of this final PUD application with the relevant review agencies. Phase 11 may not incorporate
paved alleys or bridges or culverts but will comply with the necessary standards or stated variations if
applicable.
d. Affordable Housing.
A subdivision which is comprised of replacement dwelling units shall be required to provide affordable
housing in compliance with the requirements of Chapter 26.520, Replacement Housing Program. A
subdivision which is comprised of new dwelling units shall be required to provide affordable housing in
compliance with the requirements of Chapter 26.470 Growth Management Quota System (GMQS).
Response: Phase 11 is the final phase of the Burlingame Ranch Affordable Housing project and is
comprised of 100% deed restricted affordable housing dwelling units. It is eligible for GMQS Exemption.
Refer to Section F of this application for a more thorough discussion of GMQS Exemptions for affordable
housing.
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•
b. Whether the proposed amendment is consistent with all elements of the Aspen Area Community
Plan.
Response: Phase 11 and the associated blocks to be rezoned as parks are contained within Filing 1, Tract B
of the Burlingame Ranch Affordable Housing Filing 1, Final Subdivision Plat, which is in compliance with
the Aspen Area Community Plan Update of 2000.
c. Whether the proposed amendment is compatible with surrounding zone districts and land uses,
considering existing land use and neighborhood characteristics.
Response: The adjacent land uses are affordable housing (Filing 1 Phase I and Phase 11) and open space
so the proposal to convert the three areas in Tract B from affordable housing to dedicated open space for
parks is compatible. The size of the Burlingame Ranch Affordable Housing community demands the
incorporation of active and passive public park space for the livability of the residents and surrounding
community. These parks will provide active recreation opportunities and complement the visual aesthetic
associated with the non - active open space and conservation lands.
d. The effect of the proposed amendment on traffic generation and road safety.
Response: The proposed parks are located on the north side, south side and interior of the site and
accessible by a contiguous loop road serving the project. Guest parking spaces are provided along the
road and within parking lots for patrons that drive to the community. In addition, a bus transit system
and network of trails for pedestrians or bicycle commuters connect the project to the Aspen community
for those seeking alternate means of transportation. The parks are oriented so the vehicle is subservient
to the pedestrian.
e. Whether and the extent to which the proposed amendment would result in demands on public
facilities, and whether and the extent to which the proposed amendment would exceed the capacity of
such public facilities, including but not limited to transportation facilities, sewage facilities, water
supply, parks, drainage, schools, and emergency medical facilities.
Response: The proposed parks will not negatively affect the existing Phase I or community facilities nor
the proposed Phase 11 improvements.
f. Whether and the extent to which the proposed amendment would result in significantly adverse
impacts on the natural environment.
Response: The proposed parks will be designed, constructed, and maintained by the City of Aspen Parks
Department and will comply with all City of Aspen requirements. The parks will be designed and
implemented to complement the adjacent open space and conservation lands. They will not have any
adverse affects on the natural environment.
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Accessory use. A use that is supportive, secondary and subordinate to the principal use of a lot, parcel,
building or structure.
A GMQS Exemption for accessory buildings and uses as a conditional use review is required for the
accessory buildings and uses as well as the common park space. Refer to Section G of this Application
for those reviews.
Density
The maximum allowable density for a PUD may be established in the final PUD development plan
utilizing the required density of the underlying zone district as a guide. The AH /PUD zone district
provides the following table as a guide:
Unit Type Minimum Lot Area (as defined in Code)
Per dwelling unit (square feet)
Dormitory 300
Studio 400
One Bedroom 500
Two Bedroom 1000
Three Bedroom 1500
3+ Bedrooms 500 /Bedroom
Phase II of the Burlingame Affordable Housing project is for 165 dwelling units on 14.59 acres (includes
161 multi - family and 4 single family units). Two additional single family dwelling units are located within
the Phase I boundary for a total of 167. Following is the mix of units and bedrooms and the lot area for
each category based upon the above table:
Unit Type # of Units Minimum Lot Area Total Lot Area Required
1 Bedroom 46 500 x 46 23,000 sq ft
2 Bedroom 49 1000 x 49 49,000 sq ft
3 Bedroom 66 1500 x 66 99,000 sq ft
3 Bedroom Lots 6 1500 x 6 9,000 sq ft
(assuming at least 3
bedrooms per lot)
Total 167 180,000 sq ft or 4.13
acres
Slope reduction calculations for Phase II are based upon the current block boundary within the
Burlingame Ranch Affordable Housing parcel. The following adjustments are required for the net area of
Phase II:
Slope Area Maximum Density Net Area*
Allowed
0 -20% 489,901 sq ft (11.25 100% 489,901 sq ft (11.25
acres) acres)
Page I 40
than 8:12 will have a maximum height of 36 feet while structures that are greater than 8:12 roof pitch
will have heights below 32 feet as calculated by the Code.
The site topography is being utilized to tuck the buildings into the slope providing opportunities for on-
grade walk out dwelling units and carports. In order to achieve this building design a maximum height of
36 feet is necessary.
1. General Requirements for PUD Review.
The proposed development must comply with the following general requirements:
a. The proposed development shall be consistent with the Aspen Area Community Plan.
Response: The proposed development is located within Burlingame Ranch Lot 1 and identified on the
Future Land Use Composite Map of the Aspen Area Community Plan Update of 2000 as affordable
housing /open space mix. It is also located within the Aspen Community Growth Boundary.
b. The proposed development shall be consistent with the character of existing land uses in the
surrounding area.
Response: Phase 11 is the final phase of the Burlingame Ranch Affordable Housing project and is a
continuation of the proposed affordable housing land uses from Phase 1. The density for Phase II is
consistent with Phase 1 while also incorporating 3 new public parks.
c. The proposed development shall not adversely affect the future development of the surrounding
area.
Response: Phase 11 is the final phase of the Burlingame Ranch Affordable Housing project and is a
continuation of the proposed affordable housing land uses from Phase L The adjoining Burlingame
Ranch, Lot 1,4 parcel shall remain as deed restricted open space and zoned conservation.
d. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or
GMQS allotments are available to accommodate the proposed development and will be considered
prior to or in combination with final PUD development plan review.
Response: Section 26.470 of the Aspen Land Use Code provides an exemption from GMQS for the
development of 100% affordable housing. The GMQS Exemption is considered within this development
application. Please refer to Section Fforfurther review.
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Maximum site coverage for Single- Family Lots:
R01— 47%
RO2 -56%
RO3 -50%
RO4 -54%
RO5 -49%
RO6 — 48%
Maximum height:
36 feet for multi family buildings
30 feet for single-family Tots
Minimum distance between buildings on the lot:
10 feet or 0 feet at duplex buildings for single-family lots
20 feet for multi family buildings
12 feet between multi family buildings and non - occupied buildings (i.e. storage or accessory
buildings)
Minimum percent open space excluding Single Family Lots:
57.6% open space for the Phase 11 project site, excluding roads, rezoned parks and single-family lots
Minimum percent open space required for Single Family Lots:
R01— 53%
RO2 -44%
RO3 -50%
RO4 -46%
RO5 -51%
RO6 — 52%
Trash access area:
Trash collection will occur at specially designed trash centers at carports with dumpsters and
recycling containers totaling approximately 85 cubic yards
Allowable floor area:
177,389 square feet — 0.32:1 FAR
Minimum off - street parking spaces:
322 parking spaces — 2.0:1 parking to dwelling unit ratio
b. The proposed dimensional requirements shall comply with the following:
The proposed dimensional requirements for the subject property are appropriate and compatible with
the following influences on the property:
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Three transit stops have been designed as part of Phase 11 and will be incorporated within the project's
transportation plan that connects with the valley transit system. A network of walkways, paths and trails
have also been included that connect to the Phase I community, connect to the Phase I trail that leads to
the AABC, and connects to the regional trail system that runs along Harmony Road and Highway 82.
1. The maximum allowable density within a PUD may be reduced if there exists insufficient
infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if:
j. There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed
development
k. There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the
proposed development
Response: In 2009, the City of Aspen and Burlingame HOA Density Agreement established the acceptable
density for the project based upon infrastructure demands, site conditions and quality of life factors. The
City Utilities Department, Fire Protection District, Engineering Department, and Housing Maintenance
Stakeholders were consulted during the development of the design for Phase 11 and no inadequacies were
noted.
1. The maximum allowable density within a PUD may be reduced if there exists natural hazards or
critical natural site features. Specifically, the maximum density of a PUD may be reduced if:
m. The land is not suitable for the proposed development because of ground instability or the
possibility of mud flow, rock falls, or avalanche dangers
n. The effects of the proposed development are detrimental to the natural watershed due to runoff,
drainage, soil erosion, and consequent water pollution
o. The proposed development will have a pernicious effect on air quality in the surrounding area and
the City
p. The design and location of any proposed structure, road, driveway, or trail in the proposed
development is not compatible with the terrain or causes harmful disturbance to critical natural
features of the site
Response: The City Council, COWOP Land Use and Development Plan, and pre- annexation agreement
supported up to 330 dwelling units on the Burlingame Ranch site with consideration to the above factors.
The 2004 Conceptual PUD specified 236 units in the project. Phase 1 was approved for 97 units and has
constructed 91 units. In 2009, the City of Aspen and Burlingame Ranch 1-104 Density Agreement revised
the overall density to be 258 dwelling units. Phase II is proposing 167 dwelling units to complete the
project and meet the overall total of 258 units.
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Response: The Conceptual PUD incorporated the above goals. Phase 11 will not diverge from the goals
established by the conceptual PUD approval. The IPD process and community involvement process has
ensured that the design has been vetted with the community, City of Aspen, HOA, key stakeholders, and
various City departments and agencies. In addition, the City Parks Department has been an integral
collaborator and will be designing, implementing and maintaining the three lots of the Phase 11 site plan
deeded as public parks. See also Section 111 of this application for a review of the site plan for Phase II and
Appendix -11x17 Plan Sheets for additional information.
4. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape with the visual
character of the City, with surrounding parcels, and with existing and proposed features of the subject
property. The proposed development shall comply with the following:
a. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing
significant vegetation, and provides an ample quantity and variety of ornamental plant species
suitable for the Aspen area climate
b. Significant existing natural and man -made site features, which provide uniqueness and interest in the
landscape, are preserved or enhanced in an appropriate manner
c. The proposed method of protecting existing vegetation and other landscape features is appropriate
Response: The Conceptual PUD incorporated the above goals. Phase 11 will not diverge from the goals
established by the conceptual PUD approval. The IPD process and community involvement process has
ensured that the design has been vetted with the community, City of Aspen, HOA, key stakeholders, and
various City departments and agencies. The City Parks Department has been an integral collaborator in
the development of the site plan and landscape plan for Phase II. See also Section 111 of this application
for a review of the site plan for Phase 11 and Appendix —11x17 Plan Sheets and Phase 1 Design Guidelines,
which include a recommended planting list, for additional information.
5. Architectural Character.
The purpose of this standard is to encourage architectural interest, variety, character, and visual identity
in the proposed development and within the City while promoting efficient use of resources.
Architectural character is based upon the suitability of a building for its purposes, legibility of the
building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other
buildings, use of materials, and other attributes which may significantly represent the character of the
proposed development. There shall be approved as part of the final development plan an architectural
character plan, which adequately depicts the character of the proposed development. The proposed
development shall comply with the following:
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a. The proposed amount, location, and design of the common park, open space or recreation area
enhances the character of the proposed development, considering existing and proposed structures
and natural landscape features of the property, provides visual relief to the property's built form,
and is available to the mutual benefit of the various land uses and property users of the PUD
b. A proportionate, undivided interest in all common park and recreation areas is deeded in
perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or
ownership is proposed in a similar manner
c. There is proposed an adequate assurance through a legal instrument for the permanent care and
maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction
against future residential, commercial, or industrial development
Response: Approximately 4 acres of usable open space have been designed into Phase It Additionally,
2.37 acres of land within the Phase II boundary are being deeded to the City of Aspen Parks Department
for public parks. The HOA will establish the guidelines for their incorporation, use and maintenance.
8. Utilities and Public Facilities.
The purpose of this standard is to ensure the development does not impose an undue burden on the
City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The
proposed utilities and public facilities associated with the development shall comply with the following:
a. Adequate public infrastructure facilities exist to accommodate the development
b. Adverse impacts on public infrastructure by the development will be mitigated by the necessary
improvements at the sole cost of the developer
c. Oversized utilities, public facilities, or site improvements are provided appropriately and where the
developer is reimbursed proportionately for the additional improvement
Response: Throughout the design of the Phase 11 site plan, the IPD process has allowed the Applicant to
collaborate with the various City departments, including the City Utilities, Fire Protection District,
Engineering Department, and ACSD, to ensure their requirements, guidelines, and comments have been
incorporated in the Drawings. The letters from the utility providers are located in the Appendix.
9. Access and Circulation.
The purpose of this standard is to ensure the development is easily accessible, does not unduly burden
the surrounding road network, provides adequate pedestrian and recreational trail facilities, and
minimizes the use of security gates. The proposed access and circulation of the development shall
comply with the following:
a. Each lot, structure or other land use within the PUD has adequate access to a public street either
directly or through an approved private road, a pedestrian way, or other area dedicated to public
or private use
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b. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial
phases from the construction of later phases
c. The proposed phasing plan ensures the necessary or proportionate improvements to public
facilities, payment of impact fees and fees -in -lieu, construction of any facilities to be used jointly
by residents of the PUD, construction of any required affordable housing, and any mitigation
measures are realized concurrent or prior to the respective impacts associated with the phase
Response: Phase 11 has been designed and will be implemented to be a complete development. Phase 11 is
the final phase for the Burlingame Ranch Affordable Housing project.
A draft Construction Management Plan is included in the Appendix.
D. SECTION 26.515 SPECIAL REVIEW — PARKING
The off- street parking requirements for all affordable housing shall be established by a special review
procedure pursuant to Chapter 26.430 and employing the standards set forth in Section 26.515.040
below.
1. Section 26.515.030 Required number of off - street parking spaces.
Residential uses in the AH /PUD are established by special review in accordance with Chapter 26.430.
The maximum number of parking spaces required shall not exceed two (2) spaces per dwelling unit for
free market units. Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces per
dwelling unit, whichever is less for the affordable housing units.
Response: The parking ratio for Phase 11 is 2.0:1 per the 2009 City of Aspen and Burlingame HOA Density
Agreement. This includes one designated carport parking space per proposed multi family dwelling unit
and ample guest spaces. No car -share spaces have been included in Phase 1L
Three transit stops have been included as part of Phase 11 and will be tied to the City's transportation
system servicing this project. Bicycle racks will be provided at the transit stops to encourage less
consumptive means of transportation. However, the transit stops in Phase 11 will be located to maximize
the proximity to the residents. The transit stops will also function as school bus stops for the children.
2. Section 26.515.040 Special review standards.
A. All zone districts. In all zone districts where off - street parking requirements are subject to
establishment and /or mitigation by special review, the applicant shall demonstrate that the parking
needs of the residents, customers, guests and employees of the project have been met, taking into
account potential uses of the parcel, the projected traffic generation of the project, the projected
impacts onto the on- street parking of the neighborhood, its proximity to mass transit routes and the
downtown area, any any special services, such as vans, provided for residents, guests and employees.
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• Designed with a transit and sustainable orientation;
• Providing 161 fee simple homes for the long term Aspen resident; and
• An integrated housing plan for categories 2 -7 deed restricted units including 161 multi family units
and 6 single-family lots (2 of which are platted within the Phase 1 boundary)
3. The proposed location, number, type, size, rental /sale mix, and price /income restrictions of the
affordable housing units.
Response: The goal of the project is to integrate the units by type and category throughout. Phase II
continues to achieve this goal. Although the City will ultimately determine how many units are sold in
which category, the following table illustrates the mix, size and category of units proposed for Phase
11:
Type Cat. 2 Cat. 3 Cat. 4 Cat. 5 Cat. 6 Cat. 7 R.O. Totals % of Total
1 Bdrm 16 17 9 4 - - - 46 28%
FLAT
2 Bdrm 12 16 2 - - - - 30 18%
FLAT
2 Bdrm TH 2 - 8 4 3 2 - 19 11%
3 Bdrm 9 17 13 3 4 1 - 47 28%
FLAT
3 Bdrm TH 2 1 6 5 5 - 19 11%
Single Family - - - - - - 6 6 4%
Totals 39 52 33 17 12 8 6 167 100%
% of Total 23% 31% 20% 10% 7% S% 4% 100%
This breakdown is consistent with the direction received from City Council during the Work Sessions and
what was implemented in Phase L
4. The phasing of affordable housing unit production in relation to impacts being mitigated through
such provision.
Response: Phase 11 is 100% deed restricted affordable housing and no mitigation is associated with
this phase.
However, a portion of the housing developed in Burlingame Ranch is mitigation for the 12 free
market units proposed within and /or currently built on the Bar /X Ranch and associated with Phase I
of the project. The City of Aspen and Bar /X Ranch forged a unique partnership and as reflected in the
Amended and Restated Pre - annexation Agreement Bar /X Ranch, both the Bar /X Ranch and the
Burlingame Ranch was rezoned AH /PUD in Phase I. The AH zone district, which the Burlingame
Ranch Affordable Housing project is contained within, requires at least 70% of the total bedroom mix
in a development to be deed restricted affordable housing with a maximum of 30% for the free
market bedrooms. The Bar /X Ranch development proposal created a 12 unit free market subdivision,
a ranch compound, a ranch manager's RO lot, a cabin, and a cultural facility. The 12 unit subdivision
Page 154
Response: The open space varies in size, location and character. There are areas designed for active
play and others for walking and garden activity. The dedicated public parks will be designed for both
active and passive activities. The location of the open space has been strategically placed throughout
the community to provide not only private spaces but also encourage gathering of neighbors or
greater numbers of community members.
The mail centers, trash centers and transit stops have been located to facilitate walkability for every
resident. The HOA will be responsible for maintaining these facilities. The facilities are located to
mitigate to the greatest extent possible noise impacts associated with the associated uses from both
vehicles and pedestrians. The facilities specifically designed for their use and are incorporated within
the ends of carports. The design, colors and materials are consistent with the architectural character
that is envisioned for the whole community. Plan and Section /Elevation sheets of the facilities are
included in the Appendix —11x17 Plan Sheets.
4. There are adequate public facilities and services to serve the conditional use including but not
limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems, and schools.
Response: All facilities planning for Phase 11 has considered the installation and maintenance of the
open space, mail centers, trash centers, and transit stops.
5. The applicant commits to supply affordable housing to meet the incremental need for increased
employees generated by the conditional use.
Response: These amenities are being provided to support a 100% affordable housing project within
the Aspen Urban Growth Boundary supported in the AACP Update 2000.
G. SECTION 26.480.090 CONDOMINIUMIZATION
Due to the number of multi - family buildings, multiple ownerships, common circulation and other
facilities within Phase II, it will be necessary to condominiumize specific sections of the project.
Pursuant to Section 26.480.090, a subdivision application with a condominium plat shall be submitted
for review when condominiumization is necessary but a condominium plat cannot be drafted until the
project is near completion. A literal reading of this section of the Code requires another subdivision
application and review in order for condominiumization to be completed. If subdivision is ultimately
approved with final PUD then the requirement to submit a subdivision application for review in order to
secure condominiumization would be redundant and poses an unnecessary layer of review. Therefore,
the Applicant requests that additional subdivision review associated with a condominium plat be waived
with the approval of the subdivision.
Page 1 56
No. of Bedrooms Quantity Per Unit Fee Total Fee
1 46 $153.06 $7,040.76
2 49 $1,211.77 $59,376.73
3 72 $2,066.38 5148,779.36
Total* 167 $215,196.85
* Includes the 6 single-family homes in Phase 11
J. OTHER FEES
1. Park Development Impact Fee
Per Resolution 120, Series of 2004 approving the Conceptual PUD for the Burlingame Ranch
Affordable Housing development, the Park Development Impact Fees shall be waived for all
development in the Burlingame Ranch Affordable Housing project. As part of Phase II, the open
space will be maintained by the HOA and 2.37 acres of land are being deeded to the City Parks
Department for public parks.
2. Waiver of Tap Fees
It is a policy of the City of Aspen to either waive or defer tap fees for 100% affordable housing
proposals. We request that tap fees are waived for Phase II of the Burlingame Ranch Affordable
Housing project. Phase II contains 161 multifamily units and 6 single family homes and is 100%
deed - restricted employee housing as approved by the Aspen City Council and administered by the
Aspen /Pitkin County Housing Authority. Thus, in accordance with the City of Aspen Municipal Code,
Section 25.12.160, Burlingame Ranch Phase II is a qualified employee housing project that is exempt
from City of Aspen utility investment charges (water tap fees).
3. Waiver of Stormwater Fees
Due to the extensive onsite detention of runoff and water quality infrastructure we are
implementing in Burlingame Ranch Phase II (and have described elsewhere herein), we request that
any applicable stormwater fees be waived.
K. MISCELLANEOUS REVIEWS
1. Impact to Natural Resources
Although it has been determined by the Aspen Community Development Department that this
project does not impact areas of Environmentally Sensitive Areas per the Code, a wildlife and
natural resource analysis was conducted as part of the Phase I application, particularly the COWOP
planning process. The area was mapped and plant and animal species habitat was identified within
the planning area. It was determined that there were no species of critical concern that would
Page 58
eta C
March 17, 2011 ���
2820;1 I/
Mayor and City Council CM/ 0!: -
City of Aspen COI ,'i,,?.'f ry ,_ f +l
130 South Galena Street `f 4rL,p " =)
Aspen, CO 81611
RE: Burlingame Ranch Phase II Affordable Housing PUD and Subdivision Application
Mayor and City Council:
In late 2009, the Burlingame Ranch homeowners association entered into an agreement with the City of Aspen
to amend the Burlingame Ranch homeowners association declarations to modify the maximum density of the
development to include 245 multifamily units and 13 single family units, for a total maximum of 258 affordable
housing units.
The agreement listed twenty -four separate terms, including an increase in parking from 1.67 to 2.0 spaces per
multifamily unit in all phases of the development. The agreement also established that the design of Burlingame
Phase II would emphasize usable open space with sodded courtyard areas and that HOA representatives would
be allowed to have input in all phases of the design of Burlingame Phase 11.
Between April 2010 and January 2011, all of the members of the homeowners association were invited to
participate in eight design open house events, four of which were held at the Commons Building on the
Burlingame Ranch property. During the open house events, all attendees were invited to review display material
illustrating the proposed Phase II designs and to provide feedback via comment sheets. The feedback comments
were consolidated, reviewed and categorized, and the design team incorporated feedback from the
homeowners into the design of Burlingame Phase 11 where possible and appropriate.
At this time, while the designs for Burlingame Phase 11 are at the 100% Detailed Design level, designs for
modifications to the Phase I parking areas are only just beginning. The City has committed to adding 28
additional parking spaces in the area of Phase I and has additionally committed to further working with the
homeowners to design these parking upgrades.
With the understanding that the City will continue to work with the homeowners to complete the design work
still in progress, we, the undersigned board members of the Burlingame Ranch homeowners association, feel
that the Burlingame Ranch Phase I homeowners were given ample opportunity to participate in the Burlingame
Phase II design process and that the interests of the Burlingame Phase 1 residents are thoroughly represented in
the detailed designs for Burlingame Phase 11, and we herein pledge our support for the submitted Burlingame
Phase 11 PUD and Subdivision Application.
Sincerely,
Tom McCabe
President, Burlingame Ranch Affordable Housing Association, Inc.
Steve Bossart
Vice President, Burlingame Ranch Affordable 'Housing Association, Inc.
John Laatsch
Se re urer, Burlingame Ranch Affordable Housing Association, Inc.
a °.`i
Diana Ettlinger
Board Member, Burlingame Ranch Affordable Housing Association, Inc.
, e -
Derek Brown
Board Member, Burlingame Ranch Affordable Housing Association, Inc.
President, Burlingame Ranch I Condominium Association, Inc.
Gyles Thornely
Vice President /Secretary, Burlingame Ranch I Condominium Association, Inc.
Michael Yang
Treasurer, Burlingame Ranch I Condominium Association, Inc.
Stefan Reveal
Assistant Treasurer, Burlingame Ranch I Condominium Association, Inc.
C
David Ledplingham ( / „#
Assistant Secretary/Comrlw . ion D ire ctor :ur ingame '•: ch I Condominium Association, Inc.
THE CITY OF ASPEN
May 9, 2011
Scott Miller
Capital Asset Director
City of Aspen
130 South Galena Street
Aspen, CO 81611
RE: Burlingame Ranch Phase II Affordable Housing PUD Application
Dear Scott:
1 am writing to confirm that the City of Aspen Water Department waive utility investment charges (water tap
fees) for Burlingame Ranch Phase II. This letter is intended to serve as documentation to be included in the City
of Aspen's Planned Unit Development (PUD) application for this project.
Burlingame Ranch Phase II, with 161 multifamily units and 6 single family homes, is 100% deed - restricted
employee housing, as approved by the Aspen City Council and administered by the Aspen /Pitkin County Housing
Authority. Thus, in accordance with the City of Aspen Municipal Code, Sec. 25.12.160, Burlingame Ranch Phase
II is a qualified employee housing project that is exempt from City of Aspen utility investment charges (water tap
fees). Phase 1 of the Burlingame Ranch development met the minimum mitigation requirements of the Stage
Road PUD. At the time of complete building permit application for Phase 11, the then current policy regarding
waiver of utility investment charges shall apply.
Water service taps for irrigation or other landscape purposes are responsible for payment of utility investment
fees. It is encouraged that alternative water sources be used for this purpose including reclaimed water or
irrigation water using Willow- Herrick ditch rights.
We look forward to working with Asset Management in the development of this project including utility
installation and service. If there are additional questions or support needed, I can be contacted directly at 429-
1983.
Sincerely,
David A. Hornbacher
Director of Utilities and Environmental Initiatives
City of Aspen
December 15, 2010
THE CITY OF ASPEN
WATER DEPARTMENT
Chris Everson, AH Project Manager
City of Aspen
130 S. Galena Street
Aspen, CO 81611
Dear Mr. Summers:
Subject: Burlingame Affordable Housing Phase II
In response to your recent request, this letter will service as written verification that the City of
Aspen Water Department has sufficient capacity to service the above - referenced location.
This letter, however, in no way guarantees the existence or condition of each individual
property's water service line, which, in accordance with the City of Aspen Municipal Code, is
the property and responsibility of the property owner.
If you have need or additional information concerning the City of Aspen water availability and
service, please do not hesitate to contact me at 970 - 920 -5111.
Sincerely,
fl )
Phil Overeynder
Director of Utilities and Environmental Initiatives
130 SOUTH GALENA STREET ' ASPEN, COLORADO 81611 -1975 ' PHONE 970.920.5110 • PAX 970.920.5117
Printed on Recycled Paper