HomeMy WebLinkAboutagenda.apz.20010821 AGENDA
ASPEN PLANNING & ZONING COMMISSION
REGULAR MEETING
TUESDAY, AUGUST 21, 2001
4:30 PM
SISTER CITIES ROOM
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. MINUTES (07/24/01, 07/17/01, & GMC 07/1701, 02/27/01, 02/20/01)
III. DECLARATION OF CONFLICTS OF INTEREST
IV. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS
A. 629 W. SMUGGLER LANDMARK DESIGNATION, Amy
Guthrie, Continued From 7/10 (continue to a date certain)
B. MOBILE HOME PARK ZONE D/STRICT TITLE CODE
AMENDMENT, Sarah Oates
C. 1210 RED BUTTE STREAM MARGIN REVIEW, Sarah Oates,
Continue To 9/11
D. BOOMERANG SUBSTANTIAL PUD AMENDMENT, Joyce
Ohlson
V. ADJOURN
MEMORANDUM
To: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director ...
FROM: Sarah Oates, City Zoning Officer-S O
RE: Change in Residential Mobile Home Park (MHP) Zone District Title
Amending Section 26.710.120 — Code Amendment. Public Hearing Resolution
No.35"', Series of 2001
DATE: August 21, 2001
APPLICANT:
Smuggler Homeowners Association
REPRESENTATIVE:
Mark P. Hesselschwerdt
ADDRESS:
Smuggler Mobile Home Park
P.O. Box 2522
Aspen, CO 81612
ZONING:
Residential Mobile Home Park (MHP)
CURRENT LAND USE:
Single Family Residential Mobile
Home Park
PROPOSED LAND USE:
Single Family Residential
SUMMARY:
The Board of Directors for the Smuggler
Homeowners Association represents the Smuggler
Park Subdivision and requests that the title of the
Residential Mobile Home Park (MHP) Zone
District in the Land Use Code and on the Official
Zone District Map be changed to exclude the
words "Mobile Home Park" and renaming the zone
district High Density Residential (R-3). The
applicant states that the title, Mobile Home Park, is
causing difficulty in the refinancing of homes
located in the Smuggler Mobile Home Park.
Owners are finding it difficult to borrow large
amounts of money for a mobile home and for a
small lot in Aspen. The applicants feel that the
name of the zone district itself serves as an
impediment. .
Staff would like to note that this is a
title change and not a change in the
district development standards.
Process:
Amendment to the Land Use Code and Official Zone District Map
➢ To determine if the application meets the standards for an amendment to the code
text or official zone district map
➢ Planning Commission makes a recommendation to City Council
Review
In reviewing an amendment to the text of this Title or an amendment to the official zone
district map, the City Council and the Planning and Zoning Commission shall consider:
A. Whether the proposed amendment is in conflict with any applicable portions of this
Title.
➢ Staff Finding:
o The changes regarding the proposed zone district title
amendment would be made throughout Title 26. In that the
development standards are not proposed for amendment, no
conflict is created in that regard.
B. Whether the proposed amendment is consistent with all elements of the Aspen Area
Community Plan.
➢ Staff Finding:
o The change in title would not be inconsistent with the
elements of the Aspen Area Community Plan. Mobile home
parks would still be an allowable residential use within the R-
3 district.
C. Whether the proposed amendment is compatible with surrounding zone districts and
land uses, considering existing land use and neighborhood characteristics.
➢ Staff Finding:
o The proposed amendment is compatible with the surrounding
zone districts and land uses, and will not change the
characteristics of the neighborhood. The land use pattern will
not change, as the specific dimensional standards for the zone
district will not be affected.
D. The effect of the proposed amendment on traffic generation and road safety.
➢ Staff Finding:
o There will be no effector negative impacts of this proposed
amendment on traffic generation and road safety.
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.
2
➢ Staff Finding:
o This is only a title change and has nothing to do with any type
of development regarding public facilities and will not change
any district standards.
F Whether the extent to which the proposed amendment would result in significantly
adverse impacts on the natural environment.
➢ Staff Finding:
o The title change will not affect the district standards. The
standard remains the same and continues to have no impacts
on the natural environment.
G. Whether the proposed amendment is consistent and compatible with the community
character in the City of Aspen.
➢ Staff Finding:
o Considering this is only a change of the title to the mobile
home park, it will continue to remain consistent and .
compatible with the community character in the City of Aspen.
H. Whether there have been changed conditions affecting the subject parcel or the
surrounding neighborhood which support the proposed amendment.
➢ Staff Finding:
o There are not changes in the condition of the parcel or
neighborhood.
I. Whether the proposed amendment would be in conflict with the public interest and
whether it is in harmony with the purpose and intent of this Title.
➢ Staff Finding:
o The purpose and intent of this amendment continues to
remain consistent with the original intent of the Residential
Mobile Home Park (MHP) Zone District and therefore
continues to remain consistent with this Title.
Staff has amended all the sections in the Aspen Land Use Code Title 26 that referenced
the Residential Mobile Home Park (MHP) Zone District. The sections are stated
below with the old language having a "strike out" through it and the new language
documented in italics, as follows.
3
Section 26.104.100 Definitions
Original text:
Mobile Home Park. A parcel or area of land Ze-R,4-14P A
Park) upon which two or more mobile homes, occupied or intended to be occupied for
a dwelling, are located for any period of time, regardless of whether or not a change is
made for such accommodations, and whether or not the mobile homes and/or land are
owned by the occupants.
New text:
Mobile home park. A parcel or area of land upon which two or more mobile
homes, occupied or intended to be occupied for a dwelling, are located for any
period of time, regardless of whether or not a change is made for such
accommodations, and whether or not the mobile homes and/or land are owned by
the occupants.
26.710.120 Zone Districts
Original text:
26.710.120 N414F -.
New text:
26.710.120 High Density Residential (R-3)
26.710.120(A)
Original text:
A. Purpose. The purpose of the Re-n-ti-a 14eme,-Park (MUP) zone
district is to provide for the use of land to locate manufactured housing for intensive
long-term residential purposes, with customary accessory uses and less intensive offic(
uses. Recreational and institutional uses customarily found in proximity to residential
uses are included as conditional uses. TheRedenta-al. _A14- ^b-ile u^rnP ( Park MHP) zone
district shall be located in areas where the effect on surrounding property shall be
minimized, where the health, safety and general welfare of
park (N414P) zone district residents and others will be protected and where the
topography is suitable for the permitted uses and conditional uses allowed in the
Nk (�P-) zone district.
11
26.710.120(A)
New text:
A. Purpose. The purpose of the High Density Residential (R-3) zone district is to
provide for the use of land to locate manufactured housing for intensive long-term
residential purposes, with customary accessory uses and less intensive office uses.
Recreational and institutional uses customarily found in proximity to residential uses
are included as conditional uses. The High Density Residential (R-3) zone district shall
be located in areas where the effect on surrounding property shall be minimized, where
the health, safety and general welfare of High Density Residential (R-3) zone district
residents and others will be protected and where the topography is suitable for the
permitted uses and conditional uses allowed in the High Density Residential (R-3)
zone district.
26.710.120 (B)
Original text:
B. Permitted uses. The following uses are permitted as of right in the uAs;�oRti
Mobile Park (MP-) zone district:
New text:
B. Permitted uses. The following uses are permitted as of right in the High
Density Residential (R-3) zone district:
26.710.120 (C)
Original text:
C. Conditional uses. The following uses are permitted as conditional uses in the
Residential Mebile 14eme Parr (�P-) zone district, subject to the standards and
procedures established in Chapter 26.425:
New text:
C. Conditional uses. The following uses are permitted as conditional uses in the
High Density Residential (R-3) zone district, subject to the standards and procedures
established in Chapter 26.425:
5
26.710.120 (D)
Original text:
D. Dimensional requirements. The following dimensional requirements shall
apply to all permitted and conditional uses in the Residential �k4-n4 -A u^mP
(N41P) zone district:
New text:
D. Dimensional requirements. The following dimensional requirements shall
apply to all permitted and conditional uses in the High Density Residential (R-3) zone
district:
Staff concludes that the request to change the existing title of Residential Mobile
Home Park (MHP) Zone District to High Density Residential (R-3) has been reviewed
per Section 26.310.040 Standards of Review. The change in title has no adverse
impacts and will benefit the homeowners located in the Smuggler Mobile Home Park
and decrease the difficulty in obtaining financing for their homes.
STAFF RECOMMENDATIONS
Staff recommends approval of the Code Amendment to Section 26.710.120 that will change
the title of the Residential Mobile Home Park Zone District (MHP) to High Density
Residential (R-3) Zone District.
Recommended Motion:
"I move to approve Resolution No. Series of 2001, recommending that City Council
approve a Code Amendment that will change the Residential Mobile Home (MHP) Park Zone
District title to High Density Residential (R-3) and making the associated revisions to the code
text where a reference is made to the new title, finding that the standards of review have been
met."
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
FROM: Fred Jarman, Planner
RE: Boomerang Lodge Expansion — Substantial PUD Amendment
DATE: August 21, 2001 (Continued Public Hearini from Julv 24. 2001)
�3 vAtIVIAlt Y
The purpose of this application -is to amend a previous approval for the expansion of the
Boomerang Lodge across W. Hopkins to a vacant lot.
APPLICANT & REPRESENTATIVE
Charles & Fonda Patterson, represented by Mitch Haas
LOCATION:
South of 500 W. Hopkins (Across from the existing Boomerang Lodge)
PLEASE REMEMBER TO BRING THE ORIGINAL SUBMISSION CONTENTS
PROVIDED TO YOU IN THE ORIGINAL PACKET FROM THE PUBLIC HEARING ON
JULY 24TH9 2001.
REVIEW PROCEDURE
As a matter of process, the Planning and Zoning Commission are the final decision
makers on the 2 Lodge Preservation Allotments and GMQS Exemptions for LP and
Affordable Housing and are a recommending body to City Council for the PUD
Amendment, Timeshare, and Subdivision requests. Please Table 1.0 below:
Boomerang Lodge Substantial PUD Amendment
Table 1.0
Substantial PUD Amendment
Recommendation to City Council
Lodge Preservation Allotments
Final Decision Maker
GMQS Exemptions for LP and AH
Final Decision Maker
Conditional Use for Timeshare
Recommendation to City Council
Subdivision
Recommendation to City Council
ISSUES FROM LAST PUBLIC HEARING
During the last public hearing, Staff recommended the Planning and Zoning Commission
continue the hearing until the Applicant can produce a better site plan that contained
between 5 to 7 on -site parking spaces and a fractional fee ownership plan that made the
lodge units available to the general public for at least six months during the year.
The Planning and Zoning Commission continued the hearing requesting the Applicant
provide 1) a better site plan containing 7 on -site spaces and 2) additional information
regarding the fractional fee ownership plan.
As a result, the Applicant has agreed to amend the fractional fee ownership plan that
requires the lodge units to be available to the general public for at least six months out
of the year and has provided additional information regarding the plan itself as
requested by the Commission. In addition, Staff and the Applicant have met with the
Engineering, Streets, Parking, and Parks Departments in order to gain critical input as
to other options regarding on -site and on -street parking proposals.
Parkin Issue
ssue
As stated in the earlier Memo dated July 24, 2001, the 17 proposed lodge rooms
require 11.9 on -site parking spaces and the two affordable housing units would require
one space per unit, for a total of 13.9 on site parking spaces. At that hearing, the
Commission felt, after reviewing the variety of site plans and discussing their associated
issues, that the Applicant be required to provide 7 on -site parking spaces. The
Commission continued the public hearing so that Staff and the Applicant could meet
with other city departments to get additional feedback as well as provide the Applicant
time to redesign / re -approach the parking issue.
Subsequently, Staff and the Applicant met with the Streets, Parks, Engineering, and
Parking Departments. It was clear that these departments felt there should be no
"Boomerang" designated parking in the 4" Street Right -of -Way stub as originally
proposed mainly due to the potential conflict for future trail plans for the Shadow
Mountain Trail. In addition, the departments agreed that numerous curb cuts along West
Hopkins effectively reduced on -street parking and further presented a safety hazard
because West Hopkins is a designated pedestrian and bicycle corridor in the summer.
Staff feels this special meeting, arranged to collect information and provide the
Applicant with better feedback, was well intentioned and produced numerous new ideas
Boomerang Lodge Substantial PUD Amendment 2
and several approaches were discussed for the benefit of the Applicant and the city
regarding the parking issue.
Given all this, the Applicant produced a new site plan (See Exhibit A) for this hearing
that includes some of the ideas generated from this meeting. This new site plan
includes providing 6 on -site parking spaces which meets Staff's recommendation of
providing between 5 and 7 on -site spaces but is one less than the Commission's
recommendation of providing 7 on -site spaces. However, the Applicant has provided
a plan that better addresses the issues of fewer curb cuts and incorporates a one way
drive through loop that eliminates any backing out motion onto West Hopkins in
addition to furthering the goal of the lodge preservation programs by providing
increased lodging bed base.
Timeshare /Fractional Ownership Plan
The Commission also continued the public hearing on July 24, 2001 requesting the
Applicant to return to the Commission with additional information regarding the
proposed Timeshare / Fractional Ownership Plan (the "Plan") so that the Commission
can better understand the specific elements of the Plan. The Applicant has included
additional information in Exhibit B in response to the Commission's request.
It should also be noted, that the Applicant has agreed and redesigned a Plan that is
consistent with the City's definition of lodge where all lodge units in the Lodge
Preservation Overlay Zone District must be available for overnight lodging by the
general public on a short-term basis for at least six month of each calendar year or at
least 182.5 days a year. Staff finds that this compliance with the six-month rule and
additional information regarding the Plan well defines the Applicant's intentions and
proposed management of the new units.
STAFF RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve Resolution No. 37, Series
of 2001, approving two Lodge Preservation Allotments, GMQS Exemptions for Lodge
Preservation and Affordable Housing, and recommending approval to City Council for the
Planned Unit Development Amendment, Conditional Use for Timeshare, and Subdivision
with the conditions in the resolution herein.
ATTACHMENTS:
Exhibit A: New Site Plan
Exhibit B: Fractional Fee /.Timeshare Plan
Boomerang Lodge Substantial PUD Amendment 3
RESOLUTION NO. 37, (SERIES OF 2001)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION APPROVING TWO LODGE PRESERVATION ALLOTMENTS,
GMQS EXEMPTIONS FOR LODGE PRESERVATION AND AFFORDABLE
HOUSING, AND RECOMMENDING APPROVAL TO CITY COUNCIL FOR THE
PLANNED UNIT DEVELOPMENT AMENDMENT, CONDITIONAL USE FOR
TIMESHARE, AND SUBDIVISION, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel No. 2735-124-00-003
WHEREAS, the Community Development Department received an application from
Charles and Fonda Patterson, owners, represented by Mitch Haas, requesting a Substantial
Planned Unit Development Amendment, two Lodge Preservation Allotments, GMQS
Exemptions for Lodge Preservation and Affordable Housing, Conditional Use for Timeshare,
and Subdivision Review for a property consisting of portions of Lots A -I, Block 32, City and
Town Townsite of Aspen; and,
WHEREAS, the subject property is approximately 19,287 square feet, and is located
in the R-15 Zone District with Lodge Preservation and Planned Unit Development Overlays;
and,
WHEREAS, pursuant to Section 26.445, the City Council may approve a Substantial
Planned Unit Development Amendment, during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a duly
noticed public hearing, comments from the general public, a recommendation from the
Community Development Director, and recommendations from relevant referral agencies;
and,
WHEREAS, the Community Development Director recommended approval of the
Substantial Planned Unit Development Amendment, finding that the PUD dimensional
requirements for on -site parking have not been met; and,
WHEREAS, pursuant to Section 26.425.040, the Planning and Zoning Commission
may approve a request for Lodge Preservation Allotments and GMQS Exemptions for Lodge
Preservation and Affordable Housing during a duly noticed public hearing after considering a
recommendation from the Community Development Director, comments from the general
public, and recommendations from relevant referral agencies; and,
WHEREAS, the Community Development Director recommended the Planning and
Zoning Commission approve Resolution No. 37, Series 2001 which approves the two Lodge
Preservation Allotments, GMQS Exemptions for Lodge Preservation and Affordable
Housing, and recommends approval to City Council for the Planned Unit Development
Amendment, Conditional Use for Timeshare, and Subdivision; and,
Boomerang Lodge Substantial PUD Amendment 4
WHEREAS, during a duly noticed public hearing on April 19, 2000, and again
through a Memorandum to the Community Development Department dated August 7, 2001,
the Aspen/Pitkin County Housing Authority recommended approval to the Planning and
Zoning Commission of the GMQS Exemption for affordable housing; and,
WHEREAS, pursuant to Section 26.470.070(M), during a duly noticed public
hearing, the Planning and Zoning Commission may approve a GMQS Exemption for lodge
preservation and affordable housing after considering a recommendation from the
Aspen/Pitkin County Housing Authority and Community Development Director; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code as
identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies,. and has taken and considered public
comment at a public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the development
proposal meets or exceeds all applicable development standards and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the Aspen
Area Community Plan; and,
WHEREAS, during a duly noticed public hearing on August 21, 2001, the Planning
and Zoning Commission approved Resolution 37, Series 2001, by a _ to _ (_-_) vote,
approving two Lodge Preservation allotments, GMQS Exemption for lodge preservation and
affordable housing, and recommended City Council approve the Boomerang Lodge Substantial
PUD Amendment, conditional use for timeshare, and subdivision review; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION AS FOLLOWS:
CPVtinn 1
The Aspen Planning and Zoning Commission hereby approves two (2) Lodge Preservation
allotments, GMQS Exemption for lodge preservation and affordable housing, and
recommended City Council approve the Substantial Planned Unit Development Amendment,
Conditional Use for Timeshare, and Subdivision Review with the conditions stated herein.
gPrtinn 2.
That the Boomerang Lodge expansion to a real property (namely, Parcel Number 2735-124-66-
001) to include six detached buildings, including four (4) chalets, one (1) cottage, and sixth
building containing two (2) affordable housing units, four (4) 1-bedroom lodge units, and a
bathhouse, is approved, subject to the following conditions:
1. An amended PUD Agreement shall be recorded within 180 days of the final approval by
City Council and shall include the information required to be included in a PUD
Boomerang Lodge Substantial PUD Amendment 5
Agreement, pursuant to Section 26.445.070(C) of the Land Use Code. The process to
amend the PUD in the future shall be addressed in the PUD agreement.
2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City
Council and shall include:
a. A final plat meeting the requirements of the City Engineer and showing easements,
encroachment agreements and licenses with reception numbers for physical
improvements and parking spaces within City rights -of -way, and location of utility
pedestals.
b. An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, and the dimensional requirements as approved.
c. A drawing representing the project's architectural character.
d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed
Civil Engineer, which maintains sediment and debris on -site during and after
construction. If a ground recharge system is required, a soil percolation report will be
required to correctly size the facility. A 2-year storm frequency should be used in
designing any drainage improvements.
3. The Applicant agrees the construction on the affordable housing units shall begin no later
than 36 months after the completion of the three (3) chalets on the eastern portion of the
lot. If the construction does not begin on the two affordable housing units within this
time frame, the applicant shall pay the cash -in -lieu fee at the then current rates to mitigate
for 3.5 employees at the Category 3 level. [From the previous Approval]
4. The Applicant shall pay the City of Aspen $2,860.58 in school land dedication fees.
These fees shall be due and payable at the time of issuance of a building permit for the
development.
5. The Applicant shall pay the City of Aspen $25,136.00 in Park development impact fees.
These fees shall be due and payable at the time of issuance of a building permit for the
development.
6. As a condition specific to the Conditional Use for Timeshare, the Applicant shall keep the
units available to the general public for at least six months of the year on a short-term
basis in keeping with the parameters of the lodge definition.
7. The Applicant shall convey an undivided fractional interest (one tenth of 0.01 %) in the
ownership of the property to the Aspen/Pitkin County Housing Authority for the purposes
of complying with the recent Colorado Supreme Court Decision regarding rent control
legislation.
8. The Applicant shall indemnify and hold harmless the Aspen/Pitkin County Housing
Authority and City of Aspen from any claims, liability, fees or similar charges related to
ownership of an interest in the property.
Boomerang Lodge Substantial PUD Amendment 6
9. The Applicant shall designate the two "specified" spaced at the existing Boomerang
Lodge for the two affordable housing units in this expansion. These two spaces shall be
reserved for those two units as preferred by the Aspen / Pitkin County Housing Authority.
10. The Applicant shall not designate any parking spaces in the 4t" street right-of-way stub for
Boomerang Parking. Further, if any future request for private use of any City of Aspen
right-of-way is to be used for parking, the Applicant shall be required to enter into a
licensing agreement with the City of Aspen.
11. The Applicant shall install a sidewalk on Hopkins Avenue at the time of development of
this project. Further, the Applicant shall enter into a curb, gutter and sidewalk agreement
with the City of Aspen so that if and when the City intends to install these improvements,
the Applicant will bear their appropriate share of the cost of these improvements, which
shall also meet the City of Aspen guidelines.
12. That the Applicant shall be required to specifically indicate the dimensional requirements
in this proposed PUD amendment for minimum side yard, minimum rear yard, trash
access area, minimum distance between buildings, and minimum percent open space for
the site prior to public hearings before City Council.
13. The following dimensional requirements of the Substantial PUD Amendment are
approved and shall be printed on the Amended Final Illustrative Plan:
a. Minimum Lot Size.
b. Minimum Lot Area per dwelling.
c. Maximum Allowable Density.
d. Minimum Lot Width.
e. Minimum Front Yard.
f. Minimum Side Yard.
g. Minimum Rear Yard.
h. Maximum Site Coverage.
i. Maximum Height.
j. Minimum Distance Between Buildings.
k. Minimum Percent Open Space.
1. Trash Access Area.
m. Allowable Floor Area Ratio.
n. Minimum Off -Street Parking.
15,000 square feet.
No requirement
1 lodge or dwelling bedroom per 1,000
square feet of lot area.
75 feet.
10 feet.
10 feet.
As shown on Final PUD Plans.
35 percent.
25 feet.
14 feet.
55 percent.
As shown on Final PUD Plans.
The Applicant shall provide an accurate
floor area ratio for the purposes of
recordation.
As shown on Final PUD Plans (not less
than 6 spaces).
Boomerang Lodge Substantial PUD Amendment 7
SPetinn 1-
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Planning and Zoning Commission or 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 an authorized entity.
CPetinn d-
This Resolution shall not effect 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.
CPrtinn S-
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED by the Commission at its regular meeting on August 21, 2001.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
Jasmine Tygre, Chair
H WY DOCUMENTS\CURRENT CASES\PUD AMENDMENT\BOOMERANG AMENDMENT\BOOMERANG PUD AMEND PZ CONTINUED
MEMO.DOC
Boomerang Lodge Substantial PUD Amendment 8
S' sroEWAUC
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Number of
Number of
Days for
Days
Total days
Total days
Total days
Owners
days
Rental to
Retained
available
for private
allocated
Owned by
Gen.
by Mgmt.
to gen.
ownership
Each
Public per
public
use
Owner
Owner
8
42
21
29
[(8 x 21) +
168
365
29] = 197
7
49
23
22
[(7 a 23) +
182
365
22] = 183
6
56
28
28
[(6 x 28) +
169
365
28] = 196
8 owners: There are 365 days in a year. Management retains 29 days for maintenance
and rental to the general public, leaving a balance of 336 days. While each of the eight
owners owns 42 days, they can- use only 21 of these for themselves while the other 21
days per owner must be made available for rental to the general public; thus, 168 of the
owned days (8 x 21) are made available to the general public. These 168 days plus the 29
retained by management, result in 197 days per year available to the general public. A
total of 168 days are used by private owners.
7 owners: There are 365 days in a year. Management retains 22 days for maintenance
and rental to the general public, leaving a balance of 343 days. While each of the seven
owners owns 49 days, they can use only 26 of these for themselves while the other 23
days per owner must be made available for rental to the general public; thus, 161 of the
owned days (7 x 23) are made available to the general public. These 161 days plus the 22
retained by management, result in 183 days per year available to the general public. A
total of 182 days are used by private owners.
6 owners: There are 365 days in a year. Management retains 28 days for maintenance
and rental to the general public, leaving a balance of 337 days. While each of the six
owners owns 56 days, they can use only 28 of these for themselves while the other 28
days per owner must be made available for rental to the general public; thus, 168 of the
owned days (6 x 28) are made available to the general public. These 168 days plus the 28
retained by management, result in 196 days per year available to the general public. A
total of 169 days are used by private owners.
All of these scenarios meet or exceed the "Lodge" definition requirement that each unit
be made available for short-term rental by the general public for at least six months per
year. This requirement will be made clear in the covenants and each contract to purchase
a share will outline the parameters of the purchase.
The attached sheets provide an example of the type of management and rotation system
that will be used. The example comes from a successful project in Sun Valley, Idaho.
The Boomerang system will be similarly established with the rotation system managed in
accordance with the above described limitations.
As presented, the project will have (assuming the 7 owners per unit scenario):
• Four 3-bedroom chalets with 28 owners plus management;
• Four 1-bedroom apartments with 28 owners plus management; and,
• One 1-bedroom cottage with 7 owners plus management.
• Total = 9 units, 17 bedrooms, and 63 owners plus management.
• For the 6 owner program, there would be 72 owners with 8 owners per unit (plus
management);
• For the 7 owner program, there would be 63 owners (plus management); and,
• For the 8 owner program, there would be 54 owners (plus management).
How can we be sure management will always retain control over the project?
Using the seven owner program as an example: Since management retains 22 days in
each unit, they effectively maintain one share in each of the 9 units (9 shares), plus
ownership of the two "affordable" studio apartments, the grounds, and all common areas
and facilities. Management will manage the buildings, maintenance, housekeeping,
reservations, finances; transportation, concierge services, and grounds, etc. from their
headquarters at the Boomerang Lodge.
Covenants will be structured such that, regardless of how many shares are owned by one
or more parties, the management's shares (in each unit plus the ownership of the AH
units and common elements) will provide management with a majority vote/interest in
the property. For instance, in the seven owner program there are a total of 63 owners
each with one voting right, but management would retain 64 voting rights based on
owning 22 days in each unit and all the other elements of the project as described above.
In this way, it is guaranteed that the Boomerang Lodge management will retain control
over the project, regardless of how many shares are owner by an individual.
When do unused allotted times become available to the general public for
reservation? This response follows the attached sheet entitled "Key Dates." After
"Optional planned vacation weeks" are confirmed, any time periods that are supposed to
be allotted for use by the owners but remain unreserved will become available to the
general public for rental. Therefore, any unreserved allotted time periods for the winter
season will be made available to the general public after November lst' and after June lst
for the summer season.
BOOIv1ERANG CLUB CHALETS and Apartments
Rotating Priority System
for a specific week than there are residences
In the event that there are more requests s stem will be used to allocate the space.
available, the following rotating pno y y
• t 28 ownership interests of the four 3 bedroom Chalets or one
Each of the twenty eight ( )
Apartments will be assigned a number 1-28, m order of purchase.ur residences.
bedroom Apartthe f
These owners will then be organized in groups of four, reflecting
up of owners # 4
Group "A" is made up of owners #1 through #4, Group B12 etc.
G p
through #8, Group "C" is made up of owners #8 through
Whendemand for certain dates exceed lodging supply
Thelplanned winter vacation,
The lower numbers will have priority on (a)
the FIRST and c WINTER optional planned
b the SECOND planned summer vacation ( )
vacation weeks. the SECOND planned winter
The higher numbers will have priority on (v c SUMMER optional
v �( acatio b) the FIRST planned summer vacation and ()
planned vacation weeks.
one position in priority, thereby giving all owners
Each year the groups will rotate p See chart)•
equitable priority as the years go by. ( riorit number
q one bedroom Cottage will also be assigned a p y
The seven owners of the
and will also rotate annually in the instance o
in order of purchase
through 7)
conflicting requests.
ill be allocated on a first come, first serves basis.
Space available weeks w
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