HomeMy WebLinkAboutagenda.apz.19990420 AGENDA
ASPEN PLANNING & ZONING COMMISSION
REGULAR MEETING
TUESDAY, APRIL 20, 1999, 5:00 PM
SISTER CITIES MEETING ROOM, CITY HALL
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. DECLARATION OF CONFLICTS OF INTEREST
III. JOINT WORK SESSION WITH COUNTY PLANNING AND
ZONING
A. Aspen Area Community Plan, Stephanie Millar
IV. WORK SESSION
A. Lighting Code, Mitch Haas
V. ADJOURN
ASPEN PLANNING & ZONING COMMISSION
REGULAR MEETING
TUESDAY, APRIL 20, 19999 5:00 PM
SISTER CITIES MEETING ROOM, CITY HALL
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. DECLARATION OF CONFLICTS OF INTEREST
III. JOINT WORK SESSION WITH COUNTY PLANNING AND
ZONING
A. Aspen Area Community Plan, Stephanie Millar
IV. WORK SESSION
A. Lighting Code, Mitch Haas
V. ADJOURN
CITY AGENDAS
4/19 City Council/City Planning and Zoning (4: 00)
Lodge Preservation, Work Session
4/20 City Planning and Zoning (4:30)
City Notice 3/30
Joint Meeting with County P&Z
AACP, Work Session (SM)
Lighting Code Work Session (MH)
4/22 City Planning and Zoning/Housing Board (12:00)
4/26 City Council (5:00)
City Notice 4/6
HPC Projects, Supplemental Request (AG/SO)
HPC Design Guidelines, Contract Approval (AG)
LUC Revisions, 1 S` Reading (JAW)
Ordinance 30 Revisions, V Reading (JAW)
4/27 City Planning and Zoning (4:30)
City Notice 4/6
Special Meeting
Long Range Planning Meeting
Engineering/Construction Update (Nick Adeh)
4/28 HPC (5:00).
City Notice 4/6
930 King Street, Amendment, Public Hearing (AG)
520 E. Durant, Minor
135 W. Hopkins, Conceptual, etc., Public Hearing (con't from 3/24)
Aspen Plaza, Minor
710 North Third, Minor
5/4 City Planning and Zoning (4:30)
City Notice 4/13
2 Williams Way, Inventory, Public Hearing (SO)
7' & Main Affordable Housing, Work Session (BN)
Brien Conditional Use for an ADU, Lot 44 West Aspen Subdivision, Public Hearing (JO)
5/5 City Planning and Zoning (5:00)
Joint Meeting with County P&Z
Adoption of AACP
5110 City Council (5:00)
City Notice 4/20
2 Williams Way, Inventory, 1" Reading (SO)
LUC Revisions, 2" Reading Public Hearing (JAW)
Ordinance 30 Revisions, 2nd Reading Public Hearing (JAW)
5/12 HPC (5:00)
City Notice 4/20
_ E. Durant, Minor
302 E. Hopkins, Work Session
312 E. Hyman, Minor
135 W. Hopkins ?
117 N. 6"
5/18 City Planning and Zoning (4:30)
City Notice 4/27
Truscott Housing/Golf Pro Shop, Work Session (CB)
Minor PUD, Code Amendment, Public Hearing (CB)
5/24 City Council (5:00)
City Notice 5/4
Burlingame Ranch Rezoning, 1 S` Reading Action Item (CB)
5/26 HPC (5:00)
City Notice 5/4
6/1 City Planning and Zoning (4:30)
City Notice 5111
Burlingame Ranch Rezoning, Public Hearing (CB)
6/9 HPC
City Notice 5/18
6/14 City Council (5:00)
City Notice 5/25
2 Williams Way, Inventory, 2nd Reading Public Hearing (SO)
6/15 City Planning and Zoning (4:30)
City Notice 5/25
6/22 City Planning and Zoning (5:00)
Joint Meeting with County P&Z
Buttermilk Master Plan
6/23 HPC (5:00)
City Notice 6/1
K
6/28 City Council (5:00)
City Notice 6/8
cc: P&Z Packet
City Attorney's Office
City Planning Staff
City Clerk's Office
4/ 14/99
g:/planning/aspen/agendas/comingup.doc/
III
Memorandum
To: City Planning and Zoning Commission
County Planning and Zoning Commission
Thru: Julie Ann Woods, Community Development Director, City of Aspen
From: Stephanie Millar, Senior Long -Range Planner, City of Aspen
Date: April 15, 1999
Re: April, 20 Joint Special Meeting: Aspen Area Community Plan Update
Summary
The Aspen Area Community Plan is moving down its final stretch of drafting and review
towards adoption. On April 6 a draft copy of the Aspen Area Community Plan Update
and the Existing Conditions Report was delivered to your box. Please refer to the Draft
Plan. If you have misplaced your copy of the Draft Plan, please contact me and I will
deliver a new copy.
Background
The update was initiated in the spring of 1998. At a kick=off community meeting in
March of that year, citizens formed committees matching the original plan sections, with
a few variations. At the recommendation of citizens, a committee to discuss Arts, Culture
and Education was added and the "Commercial/Retail/Office and Lodging" section was
expanded to address the broader topic of "Economic Sustainability".
The Focus Area Sections for the Plan Update include:
■ Community Character
■ Growth
■ Transportation
■ Affordable Housing
■ Economic Sustainability (formerly Commercial, Retail, Office and Lodging)
■ Parks, Open Space, and the Environment
■ Historic Preservation
■ Design Quality
■ Art, Culture & Education Action Plan (new section)
After several months of work, in December 1998 the committees submitted their final
recommendations to the Oversight Committee, The Oversight Committee (composed of
elected and appointed officials representing the Planning and Zoning Commissions, the
City Council and the BOCC) and representatives of the Focus Area Committees met to
work through conflicts in the recommendations and come up with a unified vision for the
plan update.
An Aspen Community Growth Boundary was discussed at length. This Community
Growth Boundary would replace the Metro Area Boundary and Extended Metro Area
Boundary. It would function similar to an Urban Growth Boundary, requiring higher
levels of development to occur inside of the boundary. Such a boundary is intended to
help preserve open space, discourage urban sprawl, and manage transportation impacts of
new developments.
Process
On April 20, the City and County Planning and Zoning Commissioners will meet
together to discuss the Draft Plan Update. The Final Oversight Committee Meeting is
scheduled for April 21 ", 1 PM to' 5 PM in City Council Chambers. During that meeting,
we will ask for the committee to pass a resolution endorsing the draft (with changes if
necessary) or to make a decision to continue meeting into the future.
If the Oversight Committee feels the document is not ready to move forward, additional
Oversight Committee meetings will be scheduled.
If the Oversight Committee passes a resolution endorsing the Draft Plan, it will then
move forward to the Planning and Zoning Commissions, the City Council and the Board
of County Commissioners where we will ask for adoption and endorsement.
A special joint City and County Planning and Zoning Commission meeting has been
scheduled for Wednesday, May 5, 5 PM in City Council Chambers. We will be asking
you to adopt the AACP at that time.
A special joint BOCC and City Council meeting has been scheduled for Monday, May
17 th, 5 PM in City Council Chambers. At that time, we will ask for their adoption of the
document.
In accordance with state law and local charter, following is the process for adoption of
the Aspen Area Community Plan.
Pitkin County -
The Aspen Area Community Plan document will be adopted by County Planning and
Zoning Commission and ratified by the Board of County Commissioners.
City of Aspen -
The City Planning and Zoning Commission will be asked to pass a resolution in support
of the Aspen Area Community Plan document and the City Council will adopt the
document by ordinance.
Discussion
The purpose of the April 201h joint City and County Planning and Zoning Commission
meeting is to have a facilitated discussion about the Draft Aspen Area Community Plan
Update. Please review the document in advance and be prepared to discuss it in depth.
We will need to know what concerns you have and how you feel the document needs to
be adjusted. Your representatives to the Oversight Committee will be asked to share your
thoughts at the April 2 1 " Oversight Committee meeting. If you have any questions or
need clarification, please do not hesitate to call Stephanie Millar at 920-5102.
In
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Directo
Joyce Ohlson, Deputy Director 9- r4
FROM: Much Haas, Planner
RE: Improved Outdoor Lighting Regulations --- Work Session
DATE: April 20, 1999
SUMMARY: Staff has received direction from City Council to improve upon the
existing City regulations with regard to outdoor lighting. To get an idea of the extent of
regulation desired, staff informally surveyed City Council members and received three
sets of responses. From these, there was unanimous support for regulation of the
following types or areas of concern:
• Street lighting;
• Security Lighting (including parking areas, residential, commercial, and driveways);
• Existing invasive/unshielded lighting;
• Fixture types (shielded, cut-off, flood, pole -mounted, etc.);
• Types of light sources (neon, incandescent, halogen, mercury vapor, halide, etc.);
• Lighting intensity/illumination levels (foot-candles);
• Wattages (power consumption);
• Direction of illumination (down -directional, away from R.O.W., etc. --- related to
"trespass");
• Fixture heights;
• Glare and trespass; and,
• Lighting of landscaping and water courses.
There was also some, but not unanimous, support for regulation of the following types or
areas of concern:
• Sign lighting;
• Walkway/bikeway lighting;
• Lighting of exterior sports/performance facilities;
• Outdoor display lighting; and,
• Blinking/flashing lights, exclusive of holiday lighting.
There are many highly qualified experts in the field of outdoor lighting and its regulation.
Many of these experts have consulting firms that would love to have a contract to work
with the community to arrive at a set of improved and comprehensive outdoor lighting
regulations for the City of Aspen. In fact, one of the most widely recognized and
accomplished professionals in the field, Nancy Clanton, P.E., (Clanton and Associates) is
based in Boulder and has expressed an interest in working with the City of Aspen.
On the other hand, there are many jurisdictions that have hired experts and adopted
comprehensive lighting regulations that staff can "borrow from" to save money and still
arrive at a strong, effective set of regulations. For instance, staff has attached an
annotated list/summary of outdoor lighting regulations from Aspen, Pitkin County,
Basalt, Telluride, Snowmass Village, and Douglas County, as well as a model outdoor
lighting ordinance done for Vermont municipalities. Staff believes that picking and
choosing from these examples while modifying specifics to fit our community will result
in a successful ordinance. From these examples, staff has determined that outdoor
lighting ordinances address/regulate the following general areas of concern through
various approaches:
• Direction of illumination (shielding types, lens color, etc.);
• Fixture heights;
• Types of lighting sources (incandescent, neon, halide, mercury vapor, fluorescent,
high and low pressure sodium, halogen, etc.);
• Wattages (power consumption);
• Illumination levels (foot-candles) and/or Uniformity ratios (ratio of average to
minimum illuminance in foot-candles);
• Fixture types (flood, full cut-off, motion sensor, etc.);
• Separation distances (spacing between fixtures/sources);
• Glare and trespass (via uplighting and shielding provisions);
• Amount (of lamps/sources);
• Time limitations (time of day lamps may be on --- i.e., sign lighting must be turned
off one hour after the close of business);
• Holiday. lighting;
• Prohibitions (i.e., no beacon/search lights, no mercury vapor or low pressure
sodium, etc.);
• Nonconforming lighting (lighting rendered nonconforming by new regulations);
• Enforcement (by whom and how);
• Fixture/source locations (i.e. setbacks from roads and residential uses, on roofs,
etc.)
• Lighting color (known as color rendering, usually addressed under "prohibitions")
• Types of lighting installations (regulation by use);
• Lighting zone districts (different standards by zone district); and,
• Fixture design (usually for historic districts/areas/buildings).
GOAL OF WORK SESSION: At this time, staff would like direction regarding which
of the general areas of concern and approaches listed above (and in the attached
documents) would this community, as represented by the Planning and Zoning
Commission, support regulating (?). Staff would also appreciate commissioners
reviewing the attached summaries with the intention of identifying specific ideas to
suggest incorporating into Aspen's ordinance. Once the general areas/concerns to
regulate are identified and general approaches are suggested, staff is confident it will be
able to adequately piece together the specific code language to propose.
2
The following provides an annotated list/summary of outdoor lighting regulations in Aspen,
Pitkin County, Basalt, Telluride, Snowmass Village, and Douglas County, as well as a model
outdoor lighting ordinance done for Vermont municipalities. Basalt's regulations are recently
adopted, and Snowmass Village is in the process of preparing an ordinance .similar to that of
Basalt. The description provided herein of Snowmass Village's regulations represent their
existing provisions, not those being prepared for cons ideration/adoption. Note that maximum
lighting levels used in most of these ordinances are based on recommendations contained in the
Illuminating Engineering Society of North America (IESNA) Lighting Handbook, and staff has
recently been informed that the IESNA recommendations for communities are being revised since
they were producing lighting levels that were too high. The new IESNA report will be issued in a
few weeks.
Existing Lighting -Related Regulations in Aspen:
• Supplementary Regulations: "Any light used to illuminate parking areas or for any other
purpose shall be so arranged as to reflect the light away from nearby residential properties
and vision of passing motorists."
• Stream Margin Review: "All exterior lighting is low and downcast with no light(s) directed
toward the river or located down the slope."
• Hallam Lake Bluff Review: "All exterior lighting shall be low and downcast with no light(s)
directed toward the nature preserve or located down the slope."
• Planned Unit Developments (PUD): "All lighting shall be arranged so as to prevent direct
glare or hazardous interference of any kind to adjoining streets or lands."
• Engineering Design Standards under "Subdivision": "Street lights shall be placed at a
maximum spacing of three hundred (300) feet. Ornamental street lights are desirable."
• The sign code (Chapter 26.36) contains the following regulations regarding lighting of signs:
• "Lights permanently affixed to a building and made an integral part of the building
architecturally, designed for that building, directed only at and not away from the
building, and shielded in such a manner that the light source is fixed and is not directly
visible from any public right-of-way or any area outside the lot on which the building is
located, provided such lights are not flashing lights [are exempt from sign regulations]."
• "Signs with lights or illuminations which flash, move, rotate, scintillate, blink, flicker,
vary in intensity, vary in color, or use intermittent electrical pulsations [are prohibited for
erection, repair, alteration, relocation or placement in the City of Aspen]."
• "Neon lights, televisions used for advertising or information, and other gas -filled light
tubes, except when used for indirect illumination and in such a manner as to not be
directly exposed to public view [are prohibited]."
• "Search lights or beacons [are prohibited]."
• "A sign or illumination that causes any direct glare into or upon any public right-of-way,
adjacent lot, or building other than the building to which the sign may be accessory [is
prohibited]."
• "Strip lighting outlining commercial structures and used to attract attention for
commercial purposes, and strings of light bulbs used in. any connection with commercial
premises unless the lights shall be shielded [are prohibited]."
• "Unsafe signs" are prohibited, including signs that cause glare or in any way obstruct the
view of vehicle operators or pedestrians entering a public roadway from any parking area,
service drive, public driveway, alley or other throughfare.
• "No sign shall be illuminated through the use of internal illumination, rear illumination,
fluorescent illumination or neon or other gas tube illumination, except when used for
indirect illumination and in such a manner as to not be directly exposed to public view."
• "Illumination of signs shall be designed, located, shielded and directed in such a manner
that the light source is fixed and is not directly visible from, and does not cast glare or
direct light from artificial illumination upon, any adjacent public right-of-way,
surrounding property, residential property or motorist's vision."
• "Nonconforming signs which were in existence on or before May 25, 1988, shall be
discontinued on or before November 25, 1988."
• "A home occupation identification sign may be illuminated only when it is identifying a
home occupation of an emergency service nature. A multi -family dwelling complex or
mobile home park identification sign may be illuminated."
• In addition to the regulations described above, the City of Aspen has adopted an Electrical
Code and an Energy Code as parts of the Building requirements.
Pitkin County:
• "All lighting shall be designed so that the lighting element (or transparent shield) is not
directly visible from adjoining properties or public rights -of -way."
• Maximum light source height (from the ground) and intensity (as measured at the property
line) are set as follows: for public parking lots, 12'-15' in height at 0-0.5 foot-candles; for
pedestrian walkways and driveways, utilize pole -type lighting up to 4' in height at 0.1-0.5
foot-candles; for vehicular intersections, 20'-25' in height at 0.5-1.0 foot-candles; for high -
activity pedestrian areas, 10'-12' in height at 0.5-1.0 foot-candles; for security areas, less
than 20' in height, designed to prevent glare onto adjacent properties, and at 1.0-2.0 foot-
candles; and, for primary entrance signs, sculpture and landscape features lighting must
comply with the design standards applicable to signs.
• "Mounting high intensity spot- or floodlights on buildings is prohibited."
• Temporary holiday decorations, including those with lights, maintained in an attractive
condition that does not present a fire hazard do not require a development permit provided
certain design standards are complied with. The design standards (applicable to all signs)
address heights, setbacks, lettering, locations, materials, area/size, and similar parameters.
• "Signs illuminated by high intensity, gas -filled lights or strings of lights are prohibited."
• "Any light illuminating signs shall be indirect and arranged to reflect light away from nearby
properties and the vision of passing motorists."
• "The total wattage of all bulbs used for lighting the face of any sign shall not exceed seventy-
five (75) watts for incandescent bulbs and forty (40) watts for fluorescent bulbs."
Basalt:
Regulates lighting by wattage and foot-candles, as well as by fixture type, height, and
directionality. Requires submittal of Outdoor Lighting Plans with land use applications and
building permit application plan sets. Outdoor Lighting Plans must include the location and
height of all fixtures; the type of light source(s) (incandescent, halogen, high pressure sodium,
etc.) and their respective wattage; fixture types (flood, full cut-off, lanterns, etc.); estimated site
illumination in foot-candles (lighting intensity); and, "other information deemed necessary to
document compliance with the provisions." Specifically regulates street lighting; non-residential
and mixed use installations; sign lighting; and, residential lighting as summarized below.
Street Lighting:
• All fixtures must be fully -shielded
• Maximum fixture heights
• Minimum separation distances between fixtures
• Fixture types
Non -Residential and Mixed -Use:
• Lighting used to illuminate parking, driveways, maneuvering areas, or buildings --- regulated
in terms of glare, trespass, and illumination levels (foot-candles)
• Maximum fixture heights
• Fixture shielding (no clear lenses)
• Fixture spacing (for security and parking lot lighting including wall mounted fixtures,
aesthetic fixtures, and lamppost and aesthetic fixture combinations)
• Amount of light sources (lamps) per pole -mounted fixture
• Up -lighting containment
Sign Lighting:
• All provisions applicable to non-residential and mixed -use developments
• Lighting intensity/illumination levels (no more than 75 foot-candles)
• Sign lighting in residential areas and/or residential zone districts
• Time limits (i.e., must be shut off by a certain time of night)
Residential Lighting:
• Maximum fixture heights
• Deck and balcony lighting (must be fully -shielded)
• Maximum wattage levels for particular types of light sources
• Maximum wattage and minimum spacing requirements for landscape lighting
• Fixture shielding (no clear lenses) and glare minimization
• Flood and security lighting regulated in terms of glare, trespass, fixture types (fully shielded,
down -directional), and light intensity (not to exceed 10 foot-candles); photocell or timer -
controlled lights are prohibited, and certain types of motion sensor lights are encouraged
• Up -lighting containment
Exemptions:
• Holiday lighting between November I" and April 15`h
• Municipal lighting of a temporary nature (up to 90 days)
• Lighting for outdoor recreational facilities (subject to specified exemption review standards
and requirements)
• Procedures for exemptions
Prohibited Lighting.
• Roof -top, except where required by building code
• Flood illumination of buildings from ground or pole -mounted lights, or from lights mounted
on adjoining structures
• Lights which flash, move, revolve, scintillate, blink, flicker, vary in intensity, change color,
or use intermittent electrical pulsation
• Mercury vapor and _low-pressure sodium lighting
• Linear lighting (including neon, fluorescent, rope -lighting, and low -voltage strip lighting)
primarily intended as an architectural highlight to attract attention or used as a means of
identification or advertisement
Nonconforming Lighting:
• Legal nonconformities created by these regulations shall not be moved, changed in use or
light type, nor replaced or structurally altered without being brought into conformance •
• Conformity shall be required at the time of building permit application or development
review application (such as rezoning, special review, PUD, SPA, ESA, conditional use, etc.)
Enforcement:
• Same as zoning enforcement
• Night-time inspections prior to C.O.
Town of Telluride:
Telluride has set guidelines for outdoor lighting in its historic district; the guidelines are used by
their equivalent of an Historic Preservation Commission. Their HARC (similar to Aspen's HPC)
may call back projects in which obtrusive lighting schemes fail to meet the intent of the
guidelines, and the HARC may require applicants to provide lighting plans where lighting design
appears to be an issue. The guidelines apply to all types of external light sources, including site
lights and those attached to buildings. The guidelines address site lighting and building lighting
as follows:
• General: Shielding to prevent glare onto adjacent properties and rights -of -way; down -
directional cut-off fixtures encouraged; up -lighting and high intensity light sources are
prohibited .
• General: Light color and intensity should be similar to that used traditionally; low intensity
lighting of warm colors that simulate daylight (blue or orange casts are discouraged);
unshielded flood lights, sodium, mercury vapor, and neon are characterized as inappropriate.
• Site Lighting: Site lighting should be simple in character (form and detail), at a pedestrian
scale, emphasize safety, and help to define different functional areas of the property.
5
Site Lighting: To minimize the visual impact of site lighting, lamps with a maximum
equivalent of a 40 watt incandescent bulb are encouraged; site lighting should be down -
directional only to prevent glare and to encourage pedestrian activity; all lighting should be
shielded, including lighting of service and parking areas; timers or light -activated switches
may be required to control the length of time that exterior lights are in use late at night.
Building Lighting: In general, lighting used to illuminate the exterior of a building should be
minimized and limited to helping with identification of entrances, highlighting details (not
illuminating entire facades) and improving safety. Large glass surfaces (windows) should
also be reviewed as potential sources of glare as seen from public ways and of light pollution
affecting the night sky, and as such should be minimized. Designs that would "wash" an
entire building wall in light are inappropriate.
Town of Snowmass Village:
Snowmass Village has formal standards regarding the illumination of parking areas, including the
following regulations:
• Any light used to illuminate parking areas or for any other purpose (including security) shall
be so arranged as to reflect the light away from adjacent residential properties and vision of
passing motorists.
• Lighting facilities, if provided, shall be arranged so that lights neither unreasonably disturb
occupants of adjacent residential properties nor interfere with driver vision.
• Responsibility for complying with these requirements rests with the owner of the property.
In addition the Town of Snowmass Village has "Basic Design Committee Standards for Approval
of Exterior Lighting" applicable to residential properties. These standards require specifications
and photographs (or catalog sheets) of any and all proposed exterior lighting fixtures along with
plans showing the proposed location of each fixture. All designs and placement must meet the
following minimum criteria:
• No flood lights.
• All lights must be shielded.
• No goose -neck spots.
• No exterior light source may be placed closer than five (5) feet to another exterior light
source. Each bulb is a light source e.g. single bulb fixtures only.
• No exterior light source may'exceed a rating of 60 watts.
• Lighting must shine in a plane perpendicular to the plane of the floor of the dwelling.
• No exterior uplighting will be allowed.
• No neon, incandescent, halogen, or mercury vapor lighting will be approved.
• All installations must comply with the currently adopted edition of the National Electrical
Code.
• Examples of certain types of permitted and not permitted fixtures are provided.
Douglas County, Colorado:
Douglas County has adopted lighting standards with the intent of preventing motorized vehicle
and pedestrian conflicts, providing personal safety and protection against crime, providing
convenience and comfort levels to the users of sites, and minimizing negative effects of light
pollution and trespass. Their standards apply to all exterior lighting as follows:
• All lighting must be shielded such that the source of illumination (bulb or direct lamp image)
is not visible from any adjacent property. All lighting shall employ true cut-off fixtures.
• All lights must be retrofitted with shielding and true cut-off fixtures.
• All lights, except as required for security, must be off within one hour after the end of
business hours and remain off until one hour prior to opening. For security, a maximum of
1.5 foot-candles at entrances, stairways and loading docks, and 0.5 foot-candles on the rest of
the site is permitted.
• Lights mounted on poles or on the ground for purposes of illuminating a building facade or
prohibited.
6
• Incandescent bulbs of 150 watts or less may be used to illuminate landscape plantings,
pedestrian walkways, signage, or product display areas. Same time limits described above
apply to signage lighting, too.
• Blinking, flashing or changing intensity lights and lighted signs are prohibited, except for
temporary holiday displays or lighting required by the FAA.
• No outdoor lighting may be used in any manner that could interfere with the safe movement
of motor vehicles on public throughfares.
• No beacon or search lights may be installed, illuminated, or maintained.
• All stadium or ballfield lighting used for the purpose of illuminating a playing area must be
extinguished by 10:00 p.m. or immediately after the final event of the day. The remainder of
the facility lighting, except for reasons of security, must be extinguished at 10:00 p.m. or
within one hour after the event, whichever is later.
• Maximum fixture height for all lighting shall be: 24' when located within 75' of the site's
boundary; and, 40' when located beyond 75' from the site's boundary provided that for
mounting heights in excess of 24', the distance of the fixture to the site's boundary be not less
than three times the mounting height.
• All fixtures mounted within 15' of any residential property line or public right-of-way
boundary shall be fitted with a "house side shielding" reflector (minimizes light directed
toward the rear of the fixture) on the side facing the residential or R.O.W. property line.
• Acceptable bulb types include only High Pressure Sodium (HPS), Metal Halide (coated
preferred), and Incandescent.
• Maximum on -site illumination shall not exceed 10 foot-candles. In areas adjacent to
buildings, said 10 foot-candle maximum shall include light spillage from within the building
as well as light from signage. Conversely, minimum maintained on -site illumination shall be
0.5 foot-candles.
• Light levels measured 20' beyond the site's property line (adjacent to residential or public
R.O.W.) shall never exceed 0.1 foot-candles as a direct result of the on -site lighting.
Outdoor Lighting Manual for Vermont Municipalities,
Model Ordinance:
The "Vermont Outdoor Lighting Study" identified nine (9) types of outdoor lighting installations
that municipalities may wish to regulate. Since lighting technology is always evolving, the
suggested approach tends toward establishment of performance standards within which numerous
design solutions are possible, and is intended to provide a sound starting point for municipalities
striving to develop their own unique regulations. The nine types of installations addressed in the
model ordinance include: 1) parking lot lighting; 2) street lighting; 3) lighting of gasoline
station aprons/canopies; 4) lighting of -exterior sales areas; 5) lighting of exterior
sports/performance facilities; 6) security lighting; 7) illuminated building facades and
landscaping; 8) illuminated signs; and, 9) illuminated walkways and park areas.
The Vermont Model Ordinance. is attached hereto (it's a bit too long and complex to adequately
and accurately summarize, but provides many worthwhile directions/suggestions).
7
MEMORANDUM
TO: Mayor and City Council
Aspen Planning and Zoning Commission
IN �
THRU: Julie Ann Woods, Community Development Director
FROM: Christopher Bendon Planner,
a:
RE: Lodge Preservation Program — Joint Work Session — 4:00 p.m.
DATE: April 19, 1999
SUMMARY:
The Lodge Preservation Program allowed properties in the Lodge Preservation (LP)
Zone District greater flexibility through the City's growth management regulations.
This program allowed lodges to expand, contract, or to change their use to a use
allowed in the underlying zoning and was envisioned as an "adjustment" period
where the less -viable lodges would be removed from the market, strengthening the
more -viable lodges. This three-year program concluded in the Spring of 1998. The
chart contained in attachment A describes the results.
The purpose of this work session is to identify the way in which the LP Program
should continue. Once a philosophical structure for the Program is determined, staff
can delineate the necessary text amendments and schedule public hearings.
CURRENT REGULATIONS:
The LP Program expired in the Spring of 1998. Without the LP Program in effect,
the land use regulations have reverted to the more general Growth Management
Quota System (GMQS) applicable to all properties in town. Under this system,
development of additional lodge rooms must apply for a growth management
allocation, be scored by staff and the Growth Management Commission, and compete
against any other lodge project in town if there are more allocations requested than
are available for the year.
Converting between land uses may be approved by the Growth Management
Commission for structures not being demolished. In this case, the developer is
required to mitigate for the net increase in impacts associated with the new use.
When structures are demolished, the allotments are maintained but the applicant is
required to provide affordable housing and parking mitigation as if the property were
vacant prior to development. In other words, no "mitigation credit" is maintained if
the structure is demolished. Although the developer must mitigate for the impacts of
the replaced structure, the scoring and competition, procedures of growth management
only apply if there are additional units proposed.
Lodges are a permitted use in the current LP zoning along with affordable housing for
employees of the lodge. General affordable housing (not specific to employees of the
lodge) is a conditional use. Conditional uses may be approved by the Planning and
Zoning Commission. The current lodge definition allows for both short-term and
long-term lease periods.
DISCUSSION:
At the last work session staff presented the two Boards with a set of four questions
that, at a minimum, need to be resolved before a Program can be written by staff.
These four questions help define the core philosophy. of the Program. In addition,
staff presented topics for discussion that substantially contribute to the philosophy of
the Program and will help direct the code amendments. Summarized below are the
topics for discussion with a short explanation of their consequence. The work session
will concentrate on these topics in determining a direction for the Program.
1. Affordalhle Mousing vs. Lodging. There exist two community goals — affordable
housing and the preservation of small lodges — which need to be addressed with this
program. The accommodation of one goal, however, may come at the price of
another. For example: if a large number of lodge units are converted to affordable
housing, the loss of the lodging bed base could be substantial.
Staff believes the preservation of the lodging base of town is of such importance that
every incentive for preserving lodge operations should be provided. The land use
code already favors affordable housing with process incentives and an incentive zone
district. The designation of affordable housing as it exists in the current zoning may
be sufficient as an incentive. This allows the provision of lodge employee housing as
a permitted use and general affordable housing as a conditional use. This provision
also allows for on -site housing mitigation for those properties seeking to expand their
lodge units or to convert a few units to employee housing.
2. Incentives. What types of incentives should be provided to retain the lodging base
and/or allow conversions to the underlying zoning or affordable housing? Topics
discussed at the previous meeting included land use process, zoning flexibility, and
mitigation credits for tear downs. Staff has detailed three topics below. Additional
incentives should be identified and discussed during the meeting.
2a. Mitigation. One of the primary concerns raised about the previous LP
Program was the ability of a lodge to convert to the underlying zoning and the
ability to preserve the mitigation "credits" through total demolition. This ability
to preserve mitigation credits differentiated the program from all other
applications of growth management in Aspen.
The current GMQS treatment for all properties (including LP properties without
an effective Program) is to provide mitigation "credits" for existing buildings to
the extent they are being maintained (not demolished). Replacement after
demolition does not have to compete for allotments but does have to mitigate as if
2
it were new (full mitigation). New construction must acquire allotments and must
mitigate for those allotments.
The small lodges were developed prior to the City's current affordable housing
requirements and generally have little affordable housing on -site for employees.
The demolition "credit" may serve as an incentive to redevelop these properties as
new lodges. However, these credits may also encourage demolition and
conversion to a non -lodge use. This was an element of the previous Program
which caused much frustration.
Staff suggests that the mitigation "credit" be provided for lodge use but not be
extended to change -in -use applications. In other words, an LP lodge wanting to
redevelop as a lodge would be required to mitigate only the net increase in
impacts. (i.e. a 15 unit lodge replaced with a 20 unit lodge would be required to
mitigate for only 5 units.) Redevelopment projects including a change to anon -
lodge use would be required to mitigate in full. (i.e. the same requirements that
apply city-wide.)
2b. Minor PUP. At the last work session the two Boards decided the Minor
PUD provision should proceed. This provision would be a new process allowing
specific zoning provisions to be established by City Council on LP properties. In
other words, an individual LP lodge owner could argue that a certain setback,
parking scenario, or additional FAR is more desirable than provided in the strict
zoning. This is important considering many of the older lodges were constructed
before zoning (and are non -conforming) and this flexibility is an incentive to
maintain and improve an older lodge. This code amendment has been initiated
and will be presented to the Commission on May 18"'
2c. Tm-r Incentives. The City Finance Director is investigating the possibility of
providing tax incentives for small lodges. Her initial conclusion is that a special
taxing district or a tax rebate for specific lodges may be construed as biased and
discriminatory. A more viable option would be to initiate an occupancy tax and
provide the monies to a non-profit distributor. This, however, would be a new tax
requiring a city vote.
This idea needs much more investigation. If this is an idea which the Boards want
more information about, staff should be instructed to provide further analysis.
3. Inclusion of other Small Lodges. At the previous work session the idea of
"inviting" other small lodges to join the LP Program was considered to be of
significant value. This invitation would not re wire these lodges to join, maintaining
their personal decision. Lodges that were mentioned include: Ullr Lodge, Deep
Powder, Chalet Lisl, the Limelite, and Aspen Manor. Other small lodges that exhibit
similar qualities as the LP Lodges should be identified and included on the invitation
list. The two Boards and members. of the lodging community should aid staff in
identifying these non -LP properties during the work session. Other small lodges
could be later identified and invited if not acknowledged during the meeting.
3
4. "Lodge" Definition. The current definition of a lodge allows for short and long-
term occupancy and requires an unspecified amount of common facilities. The
definition reads as follows:
Lodge means a building within the Lodge Preservation Overlay zone district or a
building presently zoned Commercial Lodge (CL) containing three (3) or more
individual rooms for the purpose or providing lodging facilities on a short or long-
term basis, for compensation, with or without meals, and which has common
facilities for reservation and cleaning services and on -site management and
reception. A lodge may include kitchens within individual rental units.
Staff still prefers distinct definitions between residential and lodge uses if for no other
reason than to track the City's lodging and residential bed base and conversions. Staff
is also concerned that the long-term rental component serves neither community goal
of lodging or affordable housing and may represent a "back door" to free-market
housing. This element should be discussed.
A suggestion of preventing condominiumizations or conditioning the units to certain
rental requirements has been discussed. The idea here is to require residential
conversions to rent to local working residents or for a minimum lease period as a
mechanism for prevent defacto free-market conversion.
According to the City Attorney, the application of conditions such as these are
possible through a change in use process while the process of condominiumization is
a "by right" type of action. In this case, staff suggests eliminating the long term lease
option from the lodge definition and require residential conversions to proceed
through a change in use process where conditions could be attached. Subsequent
condominiumizations would then be subject to any change in use conditions.
S. Allotment Pool and Lottery. The original Program set forth an annual allotment
pool separate from the GMQS lodge pool available for all lodge properties in town.
This was specifically crafted so that smaller, less affluent lodges could seek
development approvals without having to compete against larger, more affluent.
corporate projects.
The smaller lodges in town provide a distinct lodging experience ,"Tithin the fabric of
Aspen's residential districts. This type of lodging is distinctly different from the
larger lodges located closer to the Commercial Core and the base of Aspen Mountain.
Staff supports maintaining a separate allotment pool for these small lodge properties.
The Original Program did not have a provision for affordable housing. Conversion to
free-market housing could be approved by the Commission while conversion to or
expansion of affordable housing needed to be reviewed by the Growth Management
Commission and then by City Council. Staff believes that the development of
affordable housing should be easier than free-market conversion, or should at least be
on equal ground. Also, there may be value in creating a pool for affordable housing
M
in the LP Zone. This could meter the conversions to an acceptable level if there is a
concern about wide -spread conversions.
The Original Program incorporated a variable allotment pool calculated each year
depending upon many growth indicators from the previous year. The result never
varied by more than a few units but a land owner could not depend upon allotments
until the calculation was accomplished. A standardized allotment for small lodges
should be available each year similar to the GMQS pools for other land uses.
The Original. Program granted allotments through a yearly lottery system. In this
lottery, applicants were drawn randomly for allotments prior to development
approvals were accepted or considered. During the three-year period there was never
a competitive lottery. Staff suggests a process similar to all other exemption requests
— first come, first served.
6. Trial Period. The original Program was initiated for a three year period. A revised
Program could be for another three years, another suitable time frame, or could
proceed indefinitely. Staff recommends a revised Program be permanently included
in the land use code and proceed indefinitely. This should be discussed but does not
have to be finalized at this meeting.
7. LP Overlay. The Original LP Program provided properties with a zone district
compatible with its surroundings and "lifted" the LP designation to an overlay.
Unfortunately, the LP Overlay was never amended to function correctly as an overlay
district and, as a result, there exist dimensional conflicts between the LP Overlay and
the underlying zoning. This is not a critical issue for determining the philosophical
direction of the Program. Amending the overlay to function correctly is a rather
simple task, but one that should be done regardless of the outcome of other, more
philosophical discussions.
CONCLUSION:
If the two Boards generally concur with the direction of the LP Program at the
conclusion of the work session, the public hearing process should be initiated. The
desired elements of the Program should be expressed while the details of the program
will evolve through the process.
ATTACHMENTS:
A — Summary of LP Properties
B — Existing LP Overlay Zoning
C — Proposed LP Overlay Zoning
D — Existing LP Growth Management Provisions
E — proposed LP Growth Management Provisions
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Exhibit
Existing Zoning Overlay
26.28.320 Lodge Preservation Overlay (LP) zone district.
A. Purpose. The purpose of the Lodge Preservation (LP) Overlay zone district is to
provide for and protect small lodge uses in areas historically used for lodge
accommodations, to permit expansion of these lodges when such expansions are
compatible with neighboring properties, and provide an incentive for upgrading
existing lodges on -site or onto adjacent properties.
P. Permitted uses. The following uses are permitted as of right in the LP Overlay
zone district.
1. Lodge units;
2. Boarding house;
3. Dormitory;
4. Accessory use facilities intended for guests of permitted lodge units,
boarding house or dormitory, which are commonly found in association and are
for guests only, including office, lounge, kitchen, dining room, laundry and
recreational facilities;
5. Affordable housing for employees of the lodge;
6. Accessory buildings and uses.
7. Condominiumization, with the requirement that the lodge must maintain
management facilities and make the unit available for short-term rentals through
ACRA for fifty (50) percent of a calendar year.
C. Conditional Uses. The following uses are permitted in the LP Overlay zone
district, subject to the standards and procedures established in Chapter 26.60 of
this Code.
1. Restaurant included within a lodge operation serving guests and others;
2. Timesharing;
3. Affordable housing.
D. Dimensional requirements. The following dimensional requirements shall apply
to all permitted and conditional uses in the LP Overlay Zone District.
1. Minimum lot size (square feet): No requirement
2. Minimum lot area per dwelling unit (square feet): No requirement
3. Minimum lot width (feet): No requirement
4. Minimum front yard (feet): 10
5. Minimum side yard (feet): 5
6. Minimum rear yard (feet): 10
7. Maximum height (feet): 25
8. Minimum distance between principal and accessory buildings (feet): 10
9. Percent open space required for building site: 35 (Can be varied by special
review pursuant to Chapter 26.64 of this Code.)
10. External floor area ratio: Established by special review pursuant to
Chapter 26.64, not to exceed 1:1.
11. Internal floor area ratio:
Lodge rental space: Maximum of .75:1, which can be increased to 1:1 internal
FAR of lodge rental space provided that 33.3% of the additional floor area is
approved for residential use restricted to affordable housing for employees of the
lodge.
E. Off-street parking requirement. The following off-street parking spaces shall be
provided for each use in the LP overlay zone district, subject to the provisions of
Chapter 26.32 of this Code.
1. Lodge use: 0.7 spaces/bedroom, of which 0.2 spaces per bedroom can be
provided via payment in lieu pursuant to Chapter 26.64 of this Code.
2. All other uses: 4 spaces/1000 square feet of net leasable area. (Ord. No.
29-1996, § 4)
Exhibit C."'o
Proposed LP Zone
26.28.320 Lodge Preservation (LP) Overlay Zone District.
A. Purpose. The purpose of the Lodge Preservation (LP) Overlay zone district is to
provide for and protect small lodge uses in areas historically used for lodge
accommodations, to permit redevelopment of these properties to accommodate
lodge and affordable housing uses, to provide uses accessory and normally
associated with lodge and affordable housing development, and to encourage
development which is compatible with neighboring properties and respective of
the manner in which the property has historically operated.
B. Permitted uses. The following uses are permitted as of right in the LP Overlay
zone district.
1. Lodge;
2. Boarding house;
3.. Dormitory;
4. Accessory use facilities intended for guests of permitted lodge units,
boarding house or dormitory, which are commonly found in association and are
for guests only, including office, lounge, kitchen, dining room, laundry, and
recreational facilities;
5. Affordable housing;
6. Accessory buildings and uses.
7. The permitted uses of the underlying zone district.
C. Conditional Uses. The following uses are permitted in the LP Overlay zone
district, subject to the standards and procedures established in Chapter 26.60 of
this Code.
l . Restaurant included within a lodge operation serving guests and others;
2. Timesharing;
3. The uses allowed as conditional uses in the underlying zone district.
D. Dimensional requirements. The' dimensional requirements for all uses in the
Lodge Preservation Overlay (LP) Zone District shall be the dimensional
requirements established for those uses in the underlying zone district. Upon
consideration of neighborhood compatibility and the dimensional requirements
regulations of surrounding zone districts, the following dimensional requirements
may be established pursuant to section , Minor Planned Unit Development
Review:
1. Minimum lot size (square feet):
2. Minimum lot area per dwelling unit (square feet):
3. Minimum lot width (feet):
4. Minimum front yard (feet):
Proposed Zoning - page 1
5. Minimum side yard (feet):
6. Minimum rear yard (feet):
7. Maximum height (feet):
8. Minimum distance between principal and accessory buildings (feet):
9. Percent open space required for building site:
10. External floor area ratio:
11. Off -Street Parking:
E. Off-street parking requirement. The following off-street parking spaces shall be
provided for each use in the LP overlay zone district, unless otherwise established
pursuant to section , Minor Planned Unit Development Review:
1. Lodge use: 0.7 spacesibedroom.
2. All other uses: 4 spaces/1000 square feet of net leasable area.
Proposed Zoning - page 2
Exhibit
T)-
Expired GMQS
a. Timing of exemption request. No development shall be considered for an exemption by
the Community Development Director until a complete application has been submitted
pursuant to section 26.52.070 of this Code.
2. Planning and Zoning Commission exemptions that are deducted from the annual
allotment pool or from the metro area development ceilings. The following exemptions
shall be deducted from the respective annual development allotment established pursuant
to section 26.100.040 or from the metro area development ceilings established pursuant
to section 26.100.030.
a. Change in use/lodge expansion. A change in use of any existing structure previously
zoned LP to either commercial/office or residential use, or the expansion of an existing
lodge previously zoned LP shall be exempt from growth management competition and
scoring procedures, provided that the following conditions are met:
(1) The Planning and Zoning Commission determines in a public hearing that
employee housing or cash -in -lieu will be provided to mitigate for additional
employees generated by the change in use or expansion. This shall include an
analysis and credit for existing employee housing and the incremental impact
between the existing use and the proposed conversion;
(2) The Planning and Zoning Commission determines in a public hearing that
sufficient parking spaces will be provided for the change in use or expansion or
cash -in -lieu will be used;
(3) The Planning and Zoning Commission determines in a public hearing that the
change in use or expansion is compatible with the character of the existing
neighborhood;
(4) The Planning and Zoning Commission determines in a public hearing that
adequate public facilities exist or will be provided for the change in use of the
existing neighborhood;
(5) No zone change is required.
(6) The proposal is consistent with the Aspen Area Community Plan.
(7) The proposed conversion or expansion will be deducted from the appropriate
GMQS Lodge Conversion or Expansion Pool, pursuant to section 26.100.040.
Process for allocations.
An annual lottery held during a regularly scheduled Commission meeting shall be
established for lodges requesting conversion or expansion. Each lodge can apply for
inclusion in the lottery. Each lodge selected in the pool shall be allowed to 'go through the
change in use process. Separate lotteries shall be held for free market conversion,
expansion or commercial/office use. The total number of lodges allowed to be selected in
the lottery shall be based on the potential buildout available for the selected lodge.
For example, each lodge has a potential buildout based on underlying zoning that
determines the number of free market homes possible on each property, as well as the
allowed square footage of commercial or office space. As the lottery progresses, a
running total of potential buildout units or commercial/office square footage as
Expired LP GMQS page 1
determined by underlying zoning, shall be kept. Once the total allowable GMQS
allocations for lodge expansion or conversion is reached or exceeded by the last selected
lodge, one additional lodge applying for change in use shall be selected and the lottery
shall end.
If the total number of free market units or non-residential square.footage allowable under
underlying zoning are not awarded through the annual change in use process, the last
selected lodge can apply for the change in use process for these remaining allocations.
Multi -year allocations can be awarded if the Commission approves a change in use
application for the units that exceed the annual quota, and the following years allocations
shall be adjusted accordingly. Any allocations left following all change in use
applications shall be returned to the pool for future allocation.
Potential lodge expansion units for 1996 shall be eleven (11) lodge units. Subsequent
years lodge allocations shall be determined by the conversion formula and the number of
free market conversion units approved by the Planning and Zoning Commission during
the previous year, as described in Section 26.100.040. This shall be determined by the
Community Development Director.
In order to prevent speculation or residential quota banking, a lodge awarded residential
allocations would be required to apply for a land use application for a change in use
within nine (9) months of the lottery date, followed by the securing of an active building
permit and an abandonment of the lodge use within eighteen (18) months of the lottery
date. If no land use application is submitted within nine (9) months from the date of the
lottery, no quota received will revert to the next lottery winner. If no building permit is
issued within eighteen (18) months, the units awarded would be added to the next GMQS
pool, and the lodge can not compete in the lottery for five (5) years, or some other period
of time suitable to the Planning and Zoning Commission.
The deadline established above for building permits and land use submittals are not
required for commercial allocations until all necessary quotas for a project are secured,
whereupon a lodge awarded the full allocation necessary for its project would be required
to submit a land use application for a change in use within nine (9) months of the lottery
date on which all necessary quotas were obtained, followed by the securing of an active
building permit, and an abandonment of the lodge use within eighteen (18) months of the
lottery date on which all necessary quotas were obtained. If no land use application is
submitted within nine (9) months, or no building permit is issued within eighteen (18)
months of the lottery date on which all necessary quotas were obtained, the units awarded
will be added to the next GMQS pool, and the lodge could not compete in the lottery for
five (5) years, or some other period of time suitable to the Planning and Zoning
Commission.
An extension of the nine (9) month or eighteen (18) month deadline can only be granted
by the Planning and Zoning Commission based on a good faith effort on the part of the
applicant to file an application or obtain a building permit.
A mixed use residential and commercial development, where permitted by underlying
zoning, would require the residential component of the project to be developed within the
time limits imposed on residential development, as outlined above, even if it requires the
phasing of the development project.
Expired LP GMQS page 2
The schedule for application for the change in use or lodge expansion lottery for 1996 are
as follows:
November 15, 1996 -- Conversion of previously zoned LP properties to free
market units
November 15, 1996 -- Conversion of previously zoned LP properties to non-
residential uses
November 15, 1996 -- Expansion of lodges previously zoned LP.
For 1997 and 1998, the schedule for application for change -in -use shall be established by
the Community Development Director. (Ord. No. 54-1994; Ord. No. 49-1995, § 2; Ord.
No. 29-1996 § 7: Code § 8-105)
Expired LP GMQS page 3
Exhibit
New GMQS
a. Timing of exemption request. No development shall be considered for an exemption by
the Community Development Director until a complete application has been submitted
pursuant to section 26.52.070 of this Code.
2. The expansion, replacement after demolition, or conversion of Lodge or Affordable
Housing units in the Lodge Preservation Zone shall be deducted from the respective
annual development allotment established pursuant to section 26.100.040 or from the
metro area development ceilings established pursuant to section 26.100.030. The
number of units per year needs to be determined and 100.040 needs to be amended.
a. Lodge Preservation Program. Redevelopment of properties zoned Lodge Preservation
(LP) to increase or decrease the number of lodge units or affordable housing units; to
increase the amount of accessory commercial square footage; and the change in use
between lodge and affordable housing shall be exempt from growth management
competition and scoring procedures, provided that the Planning and Zoning Commission
determines, at a public hearing, that the following criteria are met:
(1) The proposed development is consistent with the Aspen Area Community Plan.
(2) The proposed development is compatible with the character of existing land uses
in the surrounding area and with the purpose of the Lodge Preservation Zone
District.
(3) Employee housing or cash -in -lieu will be provided to mitigate for additional
employees generated by the development. This shall include an analysis and
credit for existing employee housing and the incremental impact between the
existing use and the proposed development. A recommendation from the
Aspen/Pitkin County Housing Authority shall be considered for this standard.
(4) Sufficient parking spaces will be provided for the development or that adequate
mitigation measures will be provided;
(5) Adequate public facilities exist or will be provided for the proposed
development.
(6) No zone change is required or requested.
(7) There exists sufficient GMQS allotments to accommodate the proposed
development and the allotments are deducted from the appropriate Lodge
Preservation Pool, pursuant to section 26.100.040.
Process.
Applications for an exemption from GMQS shall be reviewed pursuant to Section
26.100.060, Exempt Development. After the Community Development Director has
determined that the application for exemption is complete, pursuant to Section 26.52.050,
the application shall be forwarded to the Planning and Zoning Commission for review
and consideration at a hearing, for which notice has been given pursuant to Section
26.52.060(E)(3)(a). After considering the request, the Planning and Zoning Commission
shall approve, approve with conditions or deny the application for exemption, based on
the application's compliance with all applicable standards.
Proposed LP GMQS Page 1