HomeMy WebLinkAboutcoa.lu.pu.Maroon Creek Lot 51.A06603
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CASE NUMBER
PARCEL ill #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DA TE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
GMC Reso.1-2004, P
Denied
04/13/04
D DRISCOLL
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Resolution No.1
Series of 2004
A RESOLUTION/OF tIt~<=:I'fY (?~t\SPl!:~I~I!~~<::~'lTl\rr.x.Gll9.\VTII
MANAGEMENT COMMISSION INDICATING TIIAT THE MAROON CREEK
CLUB GMQS SCORING APPLICATI()NT(? t\PI?~!<;~~~~!<?!!I'~&9!>GE
UNITS AT T", HE MARO 0"N, C"RE." "E" K", C"",L""",U", B""'"",D",I""D,."""",N",."O"",,,T,'., "RE",' ."',C,',',E",I"VE.""."',"..",',,,A,,,. "P""A"..,SS,', IN".G
SCORE, THEREBYINEFF:ECT DENYING THE APPLICA:rlON, CITY AND
TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID No. 2735-023-09-051
WHEREAS, the Community Development Department received an application
from the Maroon Creek Club Millennium Members, represented by Blue Green, LLC,
requesting approval of Growth Management Scoring for four (4) residential growth
management allotments to convert the existing eight (8) lodge units within the Maroon
Creek Club into four (4) free-market residential units, Lot 51, Maroon Creek Club
Subdivision/PUD, City and Townsite of Aspen; and,
WHEREAS, during a duly noticed public hearing on February 17, 2004, the
Aspen/Pitkin County Growth Management Commission considered the recommendation
of the Community Development Director, the recommendation of the Aspen/Pitkin
County Housing Authority Board, and testimony offered by the general public, considered
the project for initial and final scoring (score sU111lnary attached), found the proposal not
to meet the necessary passing score, thereby in effect denying the request.
NOW, THEREFORE BE IT RESOLVED by the Aspen/Pitkin County Growth
Management Commission that the GMQS residential scoring request to add kitchens to
the lodge units in the Maroon Creek Club did not obtain the minimum passing score
required for residential GMQS allotments, thereby effectively denying the request.
Application DENIED by the Aspen/Pitkin County Growth Management Commission at
its regular meeting on February 17, 2004.
RESOLUTION APPROVED AS
TO FORM
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ASPEN/PITKIN COUNTY
GROWTH MANAGEMENT
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Jasmine Tygre, Chair
ATTEST:
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RESOLUTION NO.4
(SERIES OF 2004)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING THAT ClfYCOUNCILDENY'AN
AMENDMENT TO THE MARO()~~~~I(~I:-gtl+~r~~!g.fx~I:~~~R
AREA/PUD TO ALLOW FORtH:tLODGE ROoMSw:rTHIN THE MAROON
CREEK CLUB TO CONTA1NKlTCH:ENS''!IIJtJ.U.lX~~S()M!~~~()'(j~(4)
RESIDENTIAL DWELLING UNITS, LOT 5!,l\-1;\Rg(JNCR]!E1{ CLpn
SUBDIVISION/SPA/PUD, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
ParcelID: 2735-023-09-051
WHEREAS, the Community Development Department received an application
. from the Maroon Creek Millennium Members, represented by Blue Green, LLC,
requesting approval of a PUD amendment and an SPA ,amendment to the Maroon Creek
ClubPUD to allow for kitchens to be installed iu the lodge units located within the
Maroon Creek Club, thereby converting them to residential units; and,
WHEREAS, upon review of the application and the applicable code standards,
the Community Development Department recommended approval of the proposed PUD
and SPA amendments; and,
WHEREAS, during a duly noticed public hearing on February 17, 2004, the
Planning and Zoning Commission reviewed and considered the development proposal under
the applicable provisions of the Municipal Code and a motion to approve failed by a three to
three (3-3) vote; thereby denying the proposed requests; and,
NOW, THEREFORE, BE ITRES()I:~.J)!3~THE CltY6FA.sP~NPLANNING
AND ZONING COMMISSION AS FOLLOWS: . ,
Section 1:
Pursuant to the procedures and standards set forth in City of Aspen Land Use Code Section
26.445, Planned Unit Development, and Section 26.440, Specially Planned Area, the
Planning and Zoning Commission hereby denies the PUD and SPA amendment requests
to add kitchens to the lodge units in the Maroon Creek Club.
Section 2:
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.
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Section 3:
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.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for ariy
reason held invalid or unconstitutional in a court of competent jurisdiction, such por;tion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
DENIED BY the Planning and Zoning Commission of the City of Aspen on this 17th day
of February, 2004.
APPROVED AS TO FORM:
COMMISSION:
PLANNING AND ZONING
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City Attorney
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Jasmine Tygre, Chair (]5
ATTEST:
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MEMORANDUM
City of Aspen Planning and Zoning Commission
Joyce Al1ga~puty Director
FROM:
James Lindt, Planner 'CfL-
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Amendment- Public Hearing,
TO:
RE:
Maroon Creek Club Lodge SP A/PUD
Continued from 2/3
DATE:
February 17,2004
SUMMARY:
The Applicants have requested to add kitchens to all of the lodge units that are located within
the Maroon Creek Club, thereby making them multi-family residential units.
,
ApPLICANTS:
Maroon Creek Club Millennium Members (with consent to apply from the Maroon Creek
Club)
REPRESENTATIVE:
Sheri Sanzone, Blue Green, LLC
LOCATION:
Lot 51, Maroon Creek Club Subdivision, Maroon Creek Club
ZONING:
Park with a PUD and Specially Planned Area (SPA) Overlay
LOT SIZE:
Approximately 46,000 S.F.
BACKGROUND:
The Maroon Creek Club Millennium Members, ("Applicants"), represented by Blue Green,
LLC, are requesting approval of an SPA, and PUD amendment to add a kitchen to each of the
four (4) lodge units within the Maroon Creek Club, thereby converting them to multi-family
residential dwelling units by definition of the City of Aspen Land Use Code. The lodge
rooms in question were originally approved as twelve (12) lodge rooms that were constructed
with replacement credits for the lodge units that used to exist in the Aspen Country Inn,
pursuant to Board of County Commissioner's Resolution No. 91-111. Subsequently, an
insubstantial PUD amendment was approved by the City of Aspen Community Development
Director in 1998 to allow for the twelve (12) lodge units to be combined into eight (8) lodge
units by making a finding that the total size and number of lodge bedrooms within the
structure would not change. The Applicants further have gained approval of building permits
. to combine the remaining units into four (4) lodge units.
1
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The lodge units that were constructed in the Maroon Creek Club do not, contain kitchens
(staff identifies a space as a kitchen ifit has built-in cooking devices). In addition, the City
of Aspen Land Use Code does not allow lodge rooms to have kitchens if they are not located
within the Lodge Preservation (LP) Overlay Zone District. This property is not located in the
Lodge Preservation Overlay Zone District. Furthermore, the Maroon Creek Club SPA does
not currently allow for the lodge units to have kitchens because the SPA that was approved in
conjunction with the annexation of the Maroon Creek Club, simply approved the uses that
were in existence at the time of annexation. Therefore, because the units did not have
kitchens at the time of annexation, the units are not currently allowed to contain kitchens
under the SPA. Thus, the Applicants have requested a PUD/SP A amendment and GMQS
scoring approval to allow for each of the lodge rooms to include a kitchen and thereby
become multi-family dwelling units.
REVIEW PROCEDURE:
PUDISPA Amendment (City Planning and Zoning Commission): The PUD/SPA amendment
request shall be reviewed by City Council after obtaining a recommendation from the City
Planning and Zoning Commission. The AspenlPitkin County Growth Management
Commission will score the Growth Management portion of the application prior to the
Planning and Zoning Commission reviewing this PUD/SP A amendment request.
STAFF COMMENTS:
In reviewing the application, staff would generally not support the conversion of lodge units
into residential units due to the recent loss in lodging bedrooms within the City. However, as
was mentioned in the Growth Management memorandum, staff believes that the lodge units
within the Maroon Creek Club are not, typical lodge rooms. ,The existing lodge rooms in
the Maroon Creek Club are not required to be rented out on a short-term basis because
they were approved in the County and the County's approvals do not specify that lodge
rooms were to be available for rental on ,a short-term basis. to the general public as the
City's land use code requires. The City Attorney's Office has made the interpretation
that the City's land use code operational requirements for lodges do not apply in this
situation to the operations of these lodge units because the PUD is based on the
County's approvals and there were not provisions made to apply the City's land use
code requirements to'the development at the time of annexation.
It is staff's opinion that the addition of kitchens will not really change the usage of the units
because they already are not available on a short-term basis to the general public as lodge
units are required to be in the City. Staff also agrees with the Applicants' contention that
there will not be any employees generated by the addition of kitchens and the conversion of
the units to multi-family dwelling units. Moreover, the Housing Authority Staffreviewed the
request and felt that no employees should be generated by this proposal because the
maintenance operations of the units would not change from their existing levels as the
Applicants have argued. Similarly, staff believes that the proposal should not necessitate
additional parking spaces because the number of total bedrooms within the Maroon Creek
Club is not being altered as part of this proposal.
2
In reviewing the earlier request to add a kitchefl to just one of the units in the Maroon Creek
Club, staff recommended denial because, there was nq apparent public benefit to the
application. Subsequently, this application has proposed several transportation alternatives
that staff believes will provide some community benefit in the realm of encouraging the
Millennium Members to use means of transportation other than their personal automobiles.
These transportation alternatives include initiating a taxi voucher program at the Maroon
Creek Club for the use of the Millennium Members and their guests and purchasing several
bicycles that are to be kept at the Maroon Creek Club. The bicycles are for use by the
Millennium Members and their guests.
STAFF RECOMMENDATION:
In reviewing the PUD/SPA amendment request, staff believes ,that the application meets
the PUD/SP A amendment review standards.
RECOMMENDED MOTION:
"I move to approve City of Aspen Planning and Zoning Commission Resolution No. H,
Series of 2004, recommending that City Council approve with conditions, a PUD/SP A
amendment to allow for the.addition of kitchens in the four (4) lodge units within the Maroon
Creek Club, thereby converting the units to multi-family dwelling units."
ATTACHMENTS:
Exhibit A -- PUD and SPA Review Criteria and Staff Findings
Exhibit B Development Application (Application provided at 1/20 meeting)
Exhibit C -- Referral Comments
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RESOLUTION NO. :t
(SERIES OF 2004)
A RESOLUTION OF THE CITY OFA~J,>:E:N:L>~ANNJNGAN:Q~QNJNG
COMMISSION RECOl\1l\1ENllING THAI~JIYJ~QIJ:NJ~!~A:L>,:L>BQY:E:1-,N
AMENDMENT TO THE MAROON CREEKCLlJl.l~}>:E:CIALLY}>~ANNE:P
AREA/PUD TO ALLOW FOR THE LODGE ROOl\1~ WITHINIHEl\1ARQQN
. CREEK CLUB TO CONIA,INKITCftENS, THERBY BEC()MIl~'GF()U:R. (4)
RESIDENTIAL DWELLING UNITS, LOT 51, MAROON CREEK CLUB
SUBDIVISION/SP AJPUD, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-023-09-051
WHEREAS, the Community Development Department received an application
from the Maroon Cre~k ClllbMill~l1J1ill1:1lM~1:1ll;>~rs("Applicants"), represented by Blue
Green, LLC, requesting an amendment to the Maroon Creek Club Specially Planned
ArealPUD to allow for the conversion of the existing lodge rooms in the in the Maroon
Creek Club into four (4) free-market dw~lling units by adding kitchens on Lot 51, of the
Maroon Creek Club Subdivision/SPA/PQD; and,
WHEREAS, Maroon Creek LLC and the AEP Falllily LLLP are the owners of
Lot 51, of the Maroon Creek Club Subdivision/SPA/PUD; and,
WHEREAS, Maroon Creek LLC and the AEP family LLLP have provided
written consent for the Applicants to apply for a PUD and SPA Amendment on Lot 51, of
the Maroon Creek Club Subdivision/SPA/PUP; and,
WHEREAS, City Council Ordinance No. 40, Series of 1996 zoned the subject
property to Park with an SPA and PUD Overlay upon annexation into the City of Aspen;
and,
WHEREAS, pursuant to the applicable provisions of the Municipal Code, the
site-specific development plan that was approved by Pitkin County pursuant to BOCC
Resolution No. 104, Series of 1993 and subsequently annexed into the City of Aspen
shall be considered the final SPA development plan for purposes of amendment; and,
WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council
may approve an amendment to a Specially Planned Area during a duly noticed public
hearing after considering a recommendation fro111 the Pllil1J1ing and Zoning Commission
made at a duly noticed public hearing, and after considering comments from the general
public, a recommendation from the Community Development Director, and
recommendations from relevant rderral agencies; and,
WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Streets Department, and the Community
Development Department reviewed the proposal and recommended approval; and,
WHEREAS, during a duly noticed public hearing on February 3, 2004, the
Planning and Zoning Commission opened and continued the public hearing to February
17,2004; and,
WHEREAS, during a duly noticed public hearing on February 17, 2004, the
Planning and Zoning Commission recommellded, by a _ to L - ~ vote, that
City Council approve an SPA and PUD alllendmellt to the Mar()on,Cr~ek Clllb SPAlPlJD
to allow for the lodge units within the Maroon Creek CluQ to.. co.nt:;tiIl kitcheIls, thereby
becoming four (4) free market residential dwelling units; 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 is consistent with the goals and elements of the Aspen
Area Community Plan; 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 foUows:
Section 1
That the Planning and Zoning Commission hereby recommends that City Council
approve a PUD and SPA mnendment to (lllow for the lodge units at the Maroon Creek
Club to contain kitchens, thereby becoming four (4) residential dwelling units, with the
following conditions:
1. All four (4) residential units shall meet Type B accessibility requirements
pursuant to the Uniform Building Code and obtain a passing accessibility
score pursuant to Section 9~5-1110f the, Colorado State Statutes.
2. The fire alarm system shall be progrmnmed so that the exterior exit doors
unlock or open when the building's fire alarm is activated. This shall be
completed prior to adding any of the requested cooking devices to the units.
Section 2:
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.
Section 3:
This Resolution shall not affect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of. cOlllpetent 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 Jllannipg and Zoning Commission of the City of Aspen on the 17th
day of February, 2004.
APPROVED AS TO FORM:,
PLANNING AND ZONING COMMISSION:
Jasmine Tygre, Chair
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
EXHIBIT A
MCC SPA AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
26.440.050. Review standardsfor development in a Specially Planned Area (SPA).
In the review of a development application for a conceptual development plan and a final
development plan, the Planning and Zoning Commission and City Council shall consider the
following:
1. Whether the proposed development is compatible with or enhances the mix
of development in the immediate vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Staff Finding
Staff believes that the Applicants' request to amend the SPA to add kitchens to all of the
lodge rooms is compatible with the existing land uses in the immediate vicinity in that the
uses in the immediate vicinity include multi-family residential dwelling units. Additionally,
the Applicants are not requesting amendments to the exterior of the structure, and thus the
height, bulk, architecture, landscaping, and open space will not be affected by the proposed
amendment. Therefore, staff finds this criterion to be met.
2. Whether sufficient public facilities and roads existto service the proposed
development.
Staff Finding
Staff does not believe that the proposed amendment will affect the existing road access or
public facilities. Staff finds this criterion to be met.
3. Whether the parcel proposed/or development is generally suitable for
development, considering the slope, ground instability and the possibility of mud
flow, rock falls, avalanche dangers andflood hazards.
Staff Finding
The subject property is already developed and the Applicants are not proposing to alter the
exterior of the building. Staff does not believe that this criterion is applicable to this
application.
4. Whether the proposed development creatively employs land planning
techniques to preserve significant view planes, avoid adverse environmental
impacts and provide open space, trails and similar amenities for the users of the
project and the public at large.
Staff Finding
The Applicants are not proposing to alter the exterior of the structure. Staff finds this
criterion not to be applicable to this application.
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5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staff Finding
Staff does not believe that the proposed application is inconsistent with the Aspen Area
Community Plan because the existing lodge units currently operate more like residential units
than lodging units as was described earlier in the staff memo. However, it should be noted
that if staff had the authority to require the units to be rented out on a short-term basis .we
would not support this application. Conversely, since staff does not feel that we have the
authority to require the Applicants to rent the lodge units out on a short-term basis, staff feels
that the proposal will present minimal change to the actual use ofthe units.
. Staff does not believe that the proposed amendment will generate employees as will be
discussed in the review of the Growth MaIlagement portion of the application. Moreover,
staff does not feel that the application will have a negative impact on public infrastructure.
Staff finds this criterion to be met.
6. Whether the propose4 development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding
neighborhood.
Staff Finding
Staff does not believe the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, orthe surrounding neighborhood. The
parcel is already developed and staff believes that there are sufficient public facilities to
allow for the addition of a kitchen in each of the units. Staff finds this criterion to be met.
7. Whether proposed development on slopes in excess of twenty (20) percent
meet the slope reduction and density requirements of Section 26.445.040(B)(2).
Staff Finding
There are no slopes on the subject parcel that are in excess of 20% and the property is already
developed. Staff finds that this criterion is not applicable.
8. Whether there are sufficient GMQS allotments for the proposed
development.
Staff Finding
The Applicants have concurrently applied for four (4) GMQS Residential Allotments and
staff has determined that there are enough allotments available in the allotment pool for the
proposed conversion. Staff finds this criterion to be met.
5
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PLANNED UNIT DEVELOPMENT (PUD)
REVIEW CRITERIA & STAFF FINDINGS
Section 26.445.050, Review Standards: PUD
Section 26.445.050 of the Regulations provides that development applications for a PUD
amendment must comply with the following standards and requirements.
A. General Requirements.
1. The proposed development shall be consistent with the Aspen Area Community
Plan.
Staff Finding
Staff does not believe that the proposed application is inconsistent with the Aspen Area
Community Plan because the existing lodge units currently operate more like residential units
than lodging units as was described earlier in the staff memo. However, it should be noted
that if staff had the authority to require the units to be rented out on a short-term basis we
would not support this application. Conversely, since the City Attorney's Office does not
feel that we have the authority to require the Applicants to rent the lodge units out on a short-
term basis, staff feels that the proposal will present minimal change to the actually use of the
units.
Additionally, staff does not believe that the proposed amendment will generate employees as
will be discussed in the review of the Growth Management portion of the application. Staff
finds this criterion to be met.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
Staff Finding
Staff believes that the Applicants' request to amend the SPA to add kitchens to all of the
lodge rooms is compatible with the existing land uses in the immediate vicinity in that the
uses in the immediate vicinity include multi-family residential dwelling units. Additionally,
the Applicants are not requesting amendments to the exterior of the structure, and thus the
height, bulk, architecture, landscaping, and open space will not be affected by the proposed
amendment. Therefore, staff finds this criterion to be met.
3. The proposed development shall not adversely affect the future development of
the surrounding area.
Staff Finding
Staff does not believe that the proposed amendment will adversely affect the development,
rights of the surrounding area. Staff finds this criterion not to be applicable to this proposal.
4. The proposed development has either been granted GMQS allotments, is
. exempt from GMQS, or GMQS allotments are available to accommodate the proposed
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development and will be considered prior to, or in combination with, .final PUD
development plan review.
Staff Finding
The Applicants have concurrently applied for four (4) GMQS Residential Allotments and
staff has determined that there a.re, enough allotments available in the allotment pool for the
proposed conversion. Staff finds this criterion to be met.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD. The dimensional requirements of the underlying zone
district shall be used as a guide in determining the appropriate dimensions for the
PUD. During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized.
1. The proposed dimensional requirements for the subject property are appropriate and
compatible with thefollowing influences on the property:
a) The character of, and compatibility with, existing and expectedfuture land
uses in the surrounding area.
b) Natural and man-made hazards.
c) Existing natural characteristics of the property and surrounding area such
as steep slopes, waterways, shade, and sign~ficant vegetation and
landforms.
d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding
The Applicants are not proposing to alter the approved dimensional requirements within the
PUD/SP A. The proposed amendment would alter only the interior of the existing lodge units
by adding a kitchen to each of the units. Staff finds this criteriol1 to b~ met.
2. The proposed dimensional requirements permit a scale, massing, and quantity of
open space and site coverage appropriate and favorable to the character of the
proposed PUD and of the surrounding area.
Staff Finding.
The Applicants are not proposing to alter the approved dimensional requirements within the
PUD/SP A. The proposed amendment would alter only the interior of the existing lodge units
by adding a kitchen to each of the units. Staff finds this criterion to be met.
3. The appropriate number of o.ff-street parking spaces shall be established based
on the following considerations: .
a) The probable number of cars used by those using the proposed development
including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking is
proposed
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c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Staff Finding
The 'Applicants are not proposing to alter the number of off-street parking' spaces that
currently exist for th~ lodge use. In comparing the parking impacts between the two (2) uses,
under the current land use code the proposed four (4) residential units would require only
eight (8) parking spaces whereas twelve (12) parking spaces would be required for the twelve
(12) lodge units that were originally approved. Thyrefore, in comparing the underlying
parking requirements of the conversion, staff believes that the residential units will require
less parking than the lodge units. Thus, staff finds this criterion to be met.
4. The maximum allowable density within a PUD may be reduced if there exists
insufficient infrastructure capabilities. Specifically, the maximum density of a
PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal, and
road maintenance to the proposed development.
Staff Finding
The Applicants have already gained building permit approval to combine the existing eight
(8) lodge units into four (4) residential units. Therefore, there will be a reduction in the
allowed density; however, it is not requested as part of this application. Staff finds this
criterion not to be applicable to this application.
5. The maximum allowable density within a PUD may be reduced if there exists
natural hazards or critical naturalsitefeatures. Specifically, the maximum
density of a PUD may be reduced {(:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, rock falls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in the
surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or trail
in the proposed development is not compatible with the terrain or causes
harmful disturbance to critical natural features of the site.
Staff Finding
The Applicants have already gained building permit approval to combine the eight (8) lodge
units into four (4) lodge units. Therefore, there will be a reduction in the allowed density;
8
I~
however, it is not requested as part of this application. Staff finds this criterion not to be
applicable to this application.
6. The maximum allowable density within a PUD may be increased if there exists
a significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns
and with the site's physical constraints. Specifically, the maximum density of a
PUD may be increased ?f:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified in
subparagraphs 4 and 5, above, those areas can be a~oided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
Staff Finding
The Applicants are not requesting to increase the allowable density through the proposed
PUD amendment. Staff finds this criterion not to be applicable to this application.
B. Site Design:
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent public
spaces, and ensures the public's health and safety. The proposed development
shall comply with the following:
1. Existing natural or man-made features of the site which are unique, provide
visual interest or a specific reference to the past, or contribute to the identity of
the town are preserved or enhanced in an appropriate manner.
Staff Finding
The proposed application will not alter the exterior of the stnlcture. Therefore, staff finds
this criterion not to be applicable to this application.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
Staff Finding
The proposed application will not alter the exterior of the strllcture. Therefore, staff finds
this criterion not to be applicable to this application.
3. Structures are appropriately oriented to public streets, contribute to the urban
or rural context where appropriate, and provide visual interest and engagement
of vehicular and pedestrian movement.
9
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding
The proposed application will not alter the exterior of the strll;cture. Therefore, staff finds
this criterion not to be applicable to this application.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding
The Building Department has already approved building permit applications to allow for the
eight (8) lodge units to be converted into four (4) lodge units. In reviewing the building
permit applications, it was determined that the subject units are notrequired to be accessible.
Staff finds this criterion not to be applicable to this application.
6. Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impact surrounding properties.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
7. For non-residential land uses, spaces between buildings are appropriately de-
signed to accommodate any programmatic/unctions associated with the use.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
C. Landscape Plan:
The purpose of this standard is to ensure compatibility 0/ the proposed landscape
with the visual character 0/ the city, with surrounding parcels, and with existing
and proposed features of the subject property. The proposed development shall
comply with the following:
1. The landscape plan exhibits a well designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity and
variety 0/ ornamental plant species suitablefor the Aspen area climate.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
10
~
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding
The proposed application will not alter the exterior of the structqre. Therefore, staff finds
this criterion not to be applicable to this application.
D. Architectural Character:
It is the purpose of this standard to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architectural character is based upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to public spaces and
other buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development. There shall be approved as
part of the .final development plan and architectural chara,cter plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall: '
1. be compatible with or enhance the visual character of the city, appropriately
relate to existing and proposed architecture of the property, represent a
character suitable for, and indicative of, the intended use, and respect the scale
and massing of nearby historical and cultural resources.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
2. Incorporate, to the extent practical, natural heati1!g and cooling by taking
advantage of the property's solar access, shade, and vegetation and by use of
non- or less-intensive mechanical systems.
Staff Finding
The proposed application will not alter the exteriorof the stl1lcture. Therefore, staff finds
this criterion not to be applicable to this application.
3. Accommodate the storage and shielding of snow, ice, and water in a safe an
appropriate manner that does not require significant maintenance.
11
~
~
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
E. Lighting:
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. Thefollowing standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous interference
of any king to adioining streets or lands. Lighting of site features, structures,
and access ways is proposed in an appropriate manner.
Staff Finding
The Applicants are required to meet the City of Aspen Lighting Code for any exterior
lighting that is exists. Staff believes that the Applicants' required compliance with the City
Lighting Code ensures that the development be lighted in an appropriate manner. Staff finds
this criterion to be met.
2. All exterior lighting shall be in compliance. with the Outdoor Lighting
Standards unless otherwise approved and noted in the final PUD documents.
Up-lighting of site features, buildings, landscape elements, and lighting to call
inordinate attention to the property is prohibitedfor residential development.
Staff Finding
The Applicants meet the City of Aspen Lighting Code with the existing development and any
new lighting is required to meet the City's lighting code. Staff finds this criterion to be met.
,G. Common Park, Open Space, or Recreation Area:
If the proposed development includes a common patk, open space, or recreation
area for the mutual benefit of all development in the proposed PUD, the following
criteria shall be met:
1. The proposed amount, location, and design of the common park, open space, or
recreation area enhances the character of the proposed development,
considering existing and proposed structures and natural1andscape features of
the property, provides visual relief to the property's built form, and is available
to the mutual benefit of the various land uses and property users of the PUD.
Staff Finding
The proposed application will not alter the exterior of the structure. Therefore, staff finds
this criterion not to be applicable to this application.
2. A proportionate, undivided interest in all common park and recreation areas is
deeded in perpetuity (not for a number of years) to each lot or dwelling unit
owner within the PUD or ownership is proposed in a similar manner.
12
Staff Finding
This requirement has already been complied with in the subdivision agreement for the
Maroon Creek Club Subdivision. Staff finds this criterion t() qe ,lllyt.
3. There is proposed an adequate assurance through legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and shared
facilities together with a deed restriction against future residential,
commercial, or industria/development.
Staff Finding
This requirement has already been complied with in the subdivision agreement for the
Maroon Creek Club Subdivision. Staff finds this criterion to be ,met.
H. Utilities and Public Facilities:
The purpose of this standard is to ensure the development does not impose any
undue burden on the City's infrastructure capabilities and that the public does not
incur an unjustified financial burden. The proposed utilities and public facilities
associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
Staff Finding
Staff believes that sufficient public facilities exist to allow for the addition of a kitchen in the
lodge unit as is proposed. Staff finds this criterion to be met.
2. Adverse impacts on public infrastructure by the development will be mitigated
by the necessary improvements at the sole cost of the developer.
Staff Finding
Staff does not believe that the proposal will result in any adverse impacts on the public
infrastructure. Staff finds this criterion to be met.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff Finding
The Applicants are not proposing to install oversized utilities or public facilities and it is not
anticipated that the Applicants will be required by the City to provide oversized utilities to
add kitchens to each of the units. Staff cloes not filld this, qiterion t()qe, applicable to this
application.
L Access and Circulation (Only standards 1 & 2 apply to Minor PUD applications):
The purpose of this standard is to ensure the development is easily accessible, does
not unduly burden the surrounding road network, provides adequate pedestrian
and recreational trail facilities and minimizes the use of security gates. The
13
t""\
proposed access and circulation of the development shall meet the following
criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through and approved private road, a pedestrian
way, or other area dedicated to public or private use.
Staff Finding
The proposed application will not alter the exterior of the. stfllctll.re and thus, the existing
access is not proposed to be altered. Ther~fore, staff finds this criterion not to be applicable
to this application.
2. The proposed development, vehicular access points, and parking arrangement
do not create traffic congestion on the roads surrounding the proposed
development, or such surrounding roads are proposed to be improved to
accommodate the development.
Staff Finding
The proposed application will not alter the exterior of the structure and thus, the existing
access is not proposed to be altered. Therefore, staff finds this criterion not to be applicable
to this application.
J. Phasing of Development Plan.
The purpose of these criteria is to ensure partially completed projects do not create
an unnecessary burden on the public or surrounding property owners and impacts
of an individual phase are mitigated adequately. If phasing of the development
plan is proposed, each phase shall be defined in the adopted .final PUD
development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent practical,
occupants of initial phases from the construction of later phases.
3. The proposed phasing plan ensures the nec(!ssary or proportionate
improvements to public facilities, payment of impact fees find fees-in-lieu,
construction of any facilities to be used Jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation measures
are realized concurrent or prior to the respective impacts associated with the
phase.
Staff Finding
The Applicants are not proposing to phase the construction. Therefore, staff finds this
criterion not to be applicable to this application.
14
Exl'llb;+ ''J3!/
41'2 V(JP'tl1 ~Lt'.A cr'TP€~"C
January 13,2003
CftH"CfO: f)8
C;I,CnH:V, %(l'"OPO:.oo K161!
T (lJ70) 429 7499
<I> (970) 429 9499
James Lindt, Planner
City of Aspen
130 South Galena Street
Aspen Colorado 81611
J)'. I)I;Y r c;~: v == ct (l J'!: P I cr. V f': 't"
Via hand/emaiI delivery
Re: Maroon Creek Lot 51 PUD/SP A Amendment & GM
Application
Dear James:
This letter is intended to supplement the land use application
submitted for the above referenced project by Bluegreen on behalf of
the Millennium Members ownership group. As you are aware, the
Millennium Members have been considering various methods to .
provide added benefits to their application. They have been careful
to develop programs that they believe will be used to considerable
effect by themselves and their guests. The following summarizes
these programs and their benefits.
Taxi Voucher Program~ This program will provide further benefits
in the area of Providing Transportation Alternatives by reducing
dependency on individual automobiles and creating a less congested
downtown core. Currently Members typically use rental cars when
in Aspen. This program will allow Members and their guests to
instead use the existing taxi system to travel to and from the airport
and the commercial core. The program creates an easy-to-use
voucher account with High Mountain Taxi where trips are pre-paid
and/or billed on a monthly basis.
mcc lot 51 pud/spa amendment & gm application
p.1
Shared Bike Program-This program will provide further benefits
in the areas of Providing Transportation Alternatives and,}=>romoting
Environmentally Sustainable Development The Members will' ,
purchase two bicycles that will be used by the Members and their
guests. They will be securely stored at bike racks immediately
adjacent to the un.its. The bike racks arealso available for other bike
storage. Use of the bikes will further reduce qependency on
individual automobiles and will reduce PMl 0 levels.
Recycling Program-The Maroon Creek Club has an extensive
recycling program for their commercial operations that will be made
available to the Members. Two of the Members units are ulldergoing
remodels that are accommodating recyclables/trash separation bins in
the kitchens. Recycling bins are being added in the remaining three
units. This program benefits in the area of promoting community
recycling efforts.
Please call me at 4297499 if you have any questions regarding these
programs.
Sincerely,
bluegreen, lie
---."
Sheri Sanzone, AICP/ASLA
Principal
mcc lot 51 pud/spa amendment & gm application
p.2
r"\
EX~,'to,;t \'c tl
MEMORANDUM
TO:
James Lindt, Community Development
FROM:
Cindy Christensen, Operations Manager, Housing
DATE:
November 25,2003
RE:
MAROON CREEK CLUBSP A ANI) PlJDAMgl\{QM~NI
Parcel ID No.
ISSUES:
The applicants are requesting approval to change eight lodge rooms into four residential units by
combining certain units and adding a cooking appliance to the four proposed units.
BACKGROUND:
The property is located within the Maroon Creek Club. The applicants have been given
permission by the Maroon Creek Club to combine eight lodge rooms into four residential units.
The Maroon Creek Development Corporation constructed. 39 units of employee housing on-site
satisfying its initial housing mitigation requirements. The General manager states that they are
not making any changes to their staffing levels, job responsibility or operations because of the
proposed use. No new employees will be hired or created with the proposed changed.
To calculate any additional mitigation could be done one of two ways -- by number of units or by
square feet. The application is correct that either 3,6 employees or 2.3 employees could be
generated. However, with what is being proposed, it s'eems highly unlikely that any additional
employees would be generated.
If City Council is concerned with this request, an audit could be required one year after
Certificate of Occupancy for all the remodeled units.
RECOMMENDATION:
After reviewing the application Staff would agree with the applicant that no new employees
would be generated by this conversion; therefore, no additional employee mitigation would be
required.
tbracewell@aspensan.com. ~3 AM 11/1 0/2003 , MMC PUD kitchens
Page 1 of 1
From: tbracewell@aspensan.com
Reply-To: <tbracewell@aspensan.com>
To: "John Niewhoehner" <johnn@ci.aspen.co.us>
Cc: "Peg Mohr" <pmohr@aspensan.com>, "James Lindt" <jamesl@ci.aspen.co.us>
Subject: MMC PUD kitchens
Date: Mon, 10 Nov 200308:53:00 -0700
Organization: ACSD
X-Mailer: Microsoft Outlook:Express 6.00.2800.1158
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James and John,
My only comment would be that the applicant needs to get detailed plans to Peg in our office for an estimate of
tap fees and that the fees need tobe paid to ACSD before issuance of a building permit.
Thanks
Tom
Printed for James Lindt <jamesl@ci.aspen.co.us>
01109/2004
412 voP'tl1 ~ll',,'. O'tPt;8't
d"Ut't8 [38
a01Cf:V, X,Q 1..0 p,dhl 81611
January 13, 2003
T (~70) 4297499
(I) (970) 4299499
James Lindt, Planner
City of Aspen
130 South Galena Street
Aspen Colorado 81611
I:lt..oey p 1-; t: v: 0'~)1t p La. Vt;'t
Via hand/em ail delivery
Re: Maroon Creek Lot 51 PUD/SP A Amendment & GM .
Application
Dear James:
This letter is intended to supplement the land use application
submitted for the above referenced project by Bluegreen on behalf of
the Millennium Members ownership group. As you are aware, the
Mille1111ium Members have been considering various meth6dsto
provide added benefits to their application. They have been careful
to develop programs that they believe will be used to considerable
effect by themselves and their guests. The following summarizes
these programs and their benefits.
'Taxi Voucher Program~ This program will provide further benefits
in the area of Providing Transportation Alternatives by reducing
dependency on individual automobiles and creating a less congested
downtown core. Currently Members typically use rental cars when
in Aspen. This program will allow Members and their guests to
instead use the existing taxi system to travel to and from the airport .
and the commercial core. The program creates an easy-to-use
voucher account with High MouIitain Taxi where trips are pre-paid
and/or billed on a monthly basis.
mcc lot 51 pud/spa amendment & gm application
p.1
..
Shared Bike Pr()!;)r~m__ This prog;ram 'Will p~ovide further benefits
in the areas of Providing TransportationAltern~tivesand Promoting
Environmentally Sustainable Development. The Members will
purchase two bicycles that willbe used by the Members and their
guests. They will be securely stored at bike racks immediately
adjacent to the units. The bike racks are also ava.ilabh~ for other bike
storage. Use of the bikes will further reduce dependency on
individual automobiles and will reduce PMlO levels.
Recycling Program-The Maroon Creek Club has an extensive
recycliilg program for their commercial operations that will be made
available to the Members. Two ofthe Members units are undergoing
remodels that are accommodating recyc1ables/trash separation bins in
the kitchens. Recycling bins are being added in the remaining three
units. This program benefits in the area of promoting community
recycling efforts.
Please call meat 4297499 if you have any questions regarding these
programs.
Sincerely,
bluegreen, lie
Sheri Sanzone, AICPI ASLA
Principal
mcc lot 51 pud/spa amendment & gm application
p.2
~
MEMORANDUM
C-e? u.., ifit1 <e:1/;:s
____----w
TO: Joint Aspen/Pitkin County Growth Management Commission
THRU: Joyce Allgaier, Deputy Directo~
FROM: James Lindt, Planner JL
~l,^~ 1 ~'co V ; ~:j
c=-" ,'{ e..J. ..
RE: Maroon Creek Club Lodge Conversion Gr()wth Management Scoring- Public
Hearing- Continued from 1/20
DATE: February 17,2004
SUMMARY:
The Applicants have requested to add kitchens to all of the lodge units that are located within
the Maroon Creek Club, thereby making them multi-family residential units.
ApPLICANTS:
Maroon Creek Club Millennium Members (with consent to apply from the Maroon Creek
Club)
REPRESENTATIVE:
Sheri Sanzone, Blue Green, LLC
LOCATION:
Lot 51, Maroon Creek Club Subdivision, Maroon Creek Club
ZONING:
Park with a PUD and Specially Planned Area (SPA) Overlay
LOT SIZE:
Approximately 46,000 S.F.
BACKGROUND:
The Maroon Creek Club Millennium MembGrs, ("Applicants"), represented by Blue Green,
LLC, are requesting Growth Management Scoring approval in conjunction with a PUD
amendment to add a kitchen to each of the four (4) lodge units located in the Maroon Creek
Club, thereby converting them to multi-family residential dwelling units by definition of the
City of Aspen Land Use Code. The lodge rooms in question were originally approved as
twelve (12) lodge rooms that were constructed with replacement credits for the lodge units
that used to exist in the Aspen Country Inn, pursuant to Board of County Commissioner's
Resolution No. 91-111. Subsequently, an insubstantial PUD amendment was approved by
the City of Aspen Community Development Director in 199.8 to allow for the twelve (12)
lodge units to be combined into eight (8) lodge units by making a finding that the total size
and number of lodge bedrooms within the structure would not change. The Applicants
1
,~
further have gained approval of building permits to combine the remaining units into a total
of four (4) lodge units.
The lodge units that were constructed within the Maroon c:;r~~kc:;JllbgQnQt9Qntl:!ink.it9h~ns
(staff identifies a space as a kitchen if it has built-in cooking devices). In addition, the City
of Aspen Land Use Code does not allQW lodge rooms to have kitchens if they are not located
within the Lodge Preservation (LP) Overlay Zone District. This property is not located in
such district. Furthermore, the Maroon Creek Club SPA does not currently allow for the
lodge units to have kitchens because th~SPAtl).l:!tWl:!!'l,l:!pproved in conjunction with the
annexation of the Maroon Creek qllQ, simply approved the uses that were in existence at the
time of annexation. Therefore, because the units did ,not l).ave k.itchel1s at the time of
annexation, the units are not currently allowed to contain kitchens under the SPA. Thus, the
Applicants have requested a PUD/SP A amendment and GMQS scoring approval to allow for
each of the lodge rooms to include a kitchen and thereby become multi-family dwelling units.
REVIEW PROCEDURE:
Growth Mana~ement, Scorin~. R.elliew( 2~s~t~M~~~g~1Il~Ilt C:?lIll11i~~i?n).:!~is~pplic.~tioll
for scoring requires the GroWth ManagemeIlf.Comrnrsslon toscQre theproposeddappllcation
on a scale between zero (0) and five (5) points, with five (5) points being the highest possible
score. If the proposal receives an average score of three (3) points or more in each of the four
(4) criteria sections, the score is then forwl:!rged toc:;ity Council and the Board of County
Commissioners separately for their acceptance. Conversely, if the Growth Management
Commission does not give the project a cumulative average score of three (3) points or more
in each of the criteria sections, the application fails and the Applicants have the option of
appealing the Growth Management Commission's scoring to City Council.
In scoring the proposal, the Growth Management Commission shall do an initial scoring and
then a final scoring. Between the initial scoring and the final scoring, the Commission shall
be free to discuss the scores given and provide justification for said scoring. Therefore,
according to City of Aspen Land Use Code Section 26.470.Q80(C)(4), the proceedings for the
Growth Management Commission Scoring shall be as follows:
1. The Community Development Staff shall present a summary and scoring
recommendation of the application based on the residential allotment scoring
criteria.
2. The Applicant or Applicant's representative shall then present comments
regarding the application's consistency with the scoring criteria.
3. The Commission shall then take public comments.
4. The Commission may then ask questions of Staff, the Applicant, and the Public.
5. The Commission shall then complete an initial scoring in which each
Commissioner shall assign a whole number (not a fraction) score to the
application.
2
~
6. The Commission shall then dis9\.l?sJb{fjllq~yiq\.l~L~9qI{fS provided.
7. And finally, the Commission shall do a final scoring round in which each
Commissioner will privately and without discussion, score the proposal once
again. The average of the final score will be the Growth Management
Commission's scoring ofthe application.
PUDISP A Amendment (City Planning and Zoning Commission): The PUD/SP A amendment
request shall be reviewed by. city COllncilafter obtalnlngarecommendatlc)ll frc>llltneCiiy
Planning and Zoning Commission. Review ()f the PUD/SPA. ~Dlenc:lm,~nt by the City
Planning and Zoning Commission shall take place subsequent to review of the scoring
request.
GROWTH MANAGEMENT SCORES:
As was mentioned above, the scores to be given by the individual Commissioners shall be
between zero (0) and five (5) and shall be whole numbers. Tbe scores shallhe given based
on the following guidelines:
3
r'\
Please note that Land Use Code Sectiol! 2~A7Q~Q90(C), Growth Management Scoring
Criteria, states that some statements in th~ crit~t:ia will J:l~Y~.l!Qrd~Yfl,l!.;e !Q,,~~rtfl,Jl!
types of projects and that when the criteda is.not releY~l!tJQtJ.wapplication, the
application shall not be penalized with low scores.
STAFF COMMENTS:
In reviewing the application, staff would generally not support the conversion of lodge units
into residential units due to the r~cel1t lQ$$j1l1Qgging bedrooms within the City. However,
staff believes that th~ lodge units within the Maroon Creek CluQ are 110t typical lodge rooms.
The existing lodge rooms in the Maroon Creek Club are 11.()t required to be rented out
on a short-term basis becall~~ they were approved in the County and the County's
approvals did not specify that the lodge rooms were to b,e ayaHabl~ for rel!ta.IQIl a
short-term basis to the general public as the City's land use code requires. The City
Attorney's Office has madefheinterpretation that theCity's land use code operational
requirements for lodges do not apply in this situation to the. operations of these lodge
units because the PUD is based on the County's approvals and there were not
provisions made to apply the City's land use code requirements to the development at
the time of annexation.
It is staff s opinion that the addition of kitchens will nQt r~allY change the usage of the units
because they already are not available on a short-term basistQthe general public as a lodge
unit is required to be within the City. Staff also agrees with the Applicants' contention that
there will not be any employees generated by the addition of k,itchens and the conversion of
the units to multi-family dwelling units. Moreover, the Housing Authority Staff reviewed the
request and felt that no employees would be generated by this proposal because the
maintenance operations of the units would not ch(:l.nge from their existing levels as the
Applicants have argued. Similarly, staff believes that the proposal should not necessitate
additional parking spaces because the number of total bedrQoms within tl1e Mal."oollc:ryel,<.
Club is not being altered as part of this proposal.
In total, staff believes that the community impacts created by this application will be
minimal. The scoring section of the land llse code identifie~. tha.t projects should not be
penalized with low scores because th~ s~()ring criteria is irrelevant to the application.
Staff does not feel that the ~~Qring criteria are particularly relevant given the minor
nature of the request. Therefore, in scoring the application request, staff has scored the
application in a manner in which the proposal meets the minimum required score of
three (3) points in each criterion category to grant the four (4) residential growth
management allotments that have been requested.
STAFF'S RECOMMENDED SCORING:
Criteria. The four (4) following community character-based scoring criteria are intended to
encourage imaginative, innovative and flexible approaches to advancing the visions of Aspen
area residents. Each criterion is presented in the form of general background and vision
statements. Examples of methods that might be used to implement the vision follow the
background and vision statements. It is, recognized that some statements will have no
relevance to certain types of projects; projects will not be penalized by low scores when that
4
r"\
is the case. Moreover, the list of possible implementation methods does not exhaust the range
of possible actions for which points will be awarded.
1. Revitalizing the permanent community. Residents of the Aspen area have long
recognized the need to preserve the community's character and identity as more
than just a resort, a collection of second homes and a tourist shopping mecca.
They recognize that a "critical mass" of permanent residents and local-serving
businesses is necessary to make any community function. They recognize, too, that
the vitality brought to the Aspen area by full-time residents is being seriously
diluted by the inability of working people to live in their own community.
As a result of these concerns, one of the community's central goals is to create a
community with a size, density and diversity that encourages interaction,
involvement and vitality and. one that provides opportunities for its workers to
become a permanent part of the social fabric.
These are a variety of ways in which a project might address the goal of
revitalizing the permanent community, including, but not limited to the following:
a.
Providing high-quality, on-site, affordable housing for permanent
residents consistent with the Housing Authority Guidelines;
b.
Providing site-appropriate mixing of free market and affordable
housing for efficient provision of services such as transit, and for
discouraging site planning that segregates affordable andfree market
units;
c.
Creating affordable dwelling units through buy-downs or conversion
of existingfree market units; and
d.
Providing "locally-serving commercial space/businesses. "
Staff Findin~:
The lodge units subject to this application were already accounted for in terms of employee
generation because these lodge units were constructed through lodge credits when the
Maroon Creek Club Subdivision was originally approved in the County. That being said,
staff does not believe that the conversion of a lO<fgeunit to a dwelling unit increases the
demand for employees. The Housing Authority Staff also did not feel that the proposed
request would increase employee generation. Thus, staff feels that this criteria is irrelevant
given that there should be no employee generation as a result of the request. That being the
case, staff has recommended that the commission not penalize the application for not
providing employee housing because generation of employees as a result of the conversion is
not anticipated.
Staff Score:
Three (3) Points
5
2. Providing transportation alternatives. Redyc:ing dependency on the automobile is
vital for the long-term livability and health of the Aspen area. The Aspen Area
Community Plan envisions a time in the nQt"':.fQo-:di~t(.J1J:t future when the automobile
is not the dominant means of moving people in and around the community. The
Aspen Area Community Plan seeks a balanced, integrated transportation system
for residents, visitors and commuters that reduces traffic congestion and air
pollution.
These are a variety of ways in which a project might address the goal Qf providing
transportation alternatives, including, but not limited to the following:
a. Reducing the needfor private vehicles as aform of transportation;
b. Facilitating and encouraging year-round pedestrian transportation;
c. Helping to implement a valley-wide mass transit system;
d. Providing needed improvements to the existing RFT A system;
e. Increasing the number of available transportation choices;
f Creating a less congested downtown core;
g. Helping to implement the transportation planning policies of the AA CP and
the Aspen to Snowmass transportation plan;
h. Altering land use patterns to accommodate and contribute to a more efficient
and effective transit system;
i. Creating, improving or expanding public commuter trails, walkways or
bikeway facilities that are consistent withtIJ.e goals of the AACP and
associated plans, such as the pedestrian/bikeway plan;
j. Locating developments near transit facilities;
k. Providing on-going transportation to andfrom the airport, ski areas and
shopping areas;
l. Providing on-going employee transportation services such as van pools or
buses at no cost to employees;
m. Providing bicycle parking, showers and lockers for employees; and
n. Providing secure bicycle storage for guests and employees.
6
^
~ "
Staff Finding
Once again, staff does not feel as ifthe application to convert the eight (8) lodging units into
four (4) residential units will ha:vea.11~gative impact on the transportation demand for the
area in that the units :::tr~ allcl h.;tV~ lJ~~~lly~~~ynti~!ly operating as residential units for more than
a decade: As the Applicants noted in the application, the development of the Maroon Creek
Club included transportation infrastructure improvements such as bike paths, bus stops, and a
public parking lot at the base of Tiehack.. III thatst~ffclQ~S J1QtlJyUyYyJh~tth-yry\YillQ~::m ,,',
impact on transportation demand as a r~su1t ofth~(;911Vyrsi91l, staff feels that the application
should not be penalized for not providing significant additional transportation alternatives
other than those provided in association with the original PUD approvals. However, it
should be noted that the Applicants have proposed to provide several bicycles for use by the
millennium members and guests of the millennium members t9 help discourage automobile
use. Also, the Applicants have proposed to initiate a taxi vOllch~rsystem in connection with
the Maroon Creek Club to provide an additional transportation alternative for guests of the
millennium members (see letter in Exhibit "A"). Staff recommends granting a score of three
(3) points for this section of criteria.
Staff Scoring
Three (3) Points
3. Promoting environmentally sustainable development. The natural environment is
one of the community's greatest assets. As a result, only that development that is
environmentally sensitive and that promotes individually responsible, ecological
lifestyles shall be allowed. This subsection seeks to foster a high level of
consciousness relative to res()yrce c()nfi/!.[vqtioYJ, wildlift protection and
environmental sustainability.
These are a variety of ways in which a project might address the goal of promoting
environmentally sustainable development, including, but not limited to the
following:
a. Orienting building sites, streets and other project features in order to
maximize potential for use of solar energy and other renewable energy
resources;
b. Protecting and preserving existing trees and other mature vegetation during
and qfter the construction process;
c. Usingfewer or cleaner wood-burning devices than allowed by law;
d. Removing or replacing existing, dirty wood-burning devices;
e. Increasing community access to natural and open space areas;
f Promoting community recycling efforts;
g. Landscaping with low-water-use plant materials and using chemical-free
landscape maintenance techniques;
7
f""\
h. Employing measures that reduce PMIO levels in the non-attainment area;
i. Preserving and efficiently using environmental resources during all phases of
development, including types of materials used and future energy and material
needs of the project;
j. Completely avoiding ridgeline development and natural hazard areas as
defined in Section 24.65.1.103, C.R.S.;
k. Enhancing existing wildlife habitat; and
l. Complying with the letter and spirit of Chapter 26.435, Environmentally
Sensitive Areas, as applicable.
Staff Findin~
Staff does not believe that the request to convert the eight (8) lodge units into four (4)
residential units will have a negative impact on the extent to which the existing Maroon
Creek Club Development is environmentally sustainable. Thus, given the irrelevance of this
criteria to the application, staff recommends that the commission grant a score of three (3)
points on this section and not penalize the application because the review standards are not
relevant to the impacts created by the request. ,However, once again it should be noted that
the Applicants have proposed to provide several bicycles for use by the millennium members
and their guests to aid in reducing PM-IO production to an extent. Additionally, the
Applicants have proposed to initiate a taxi voucher system at the Maroon Creek Club to help
discourage personal automobile usage as was discussed earlier in the memo.
Staff Scorin~
Three (3) Points
4. Maintaining design quality, historic compatibility and community character.
Design within the larger historic setting of the community is important as it is a
vital component of the community's economic well-being and cultural heritage.
Public architecture should support and enhance community lift. The goal of this
subsection is to ensure the maintenance of community character through design
quality and compatibility with historicfeatures.
There are a variety of ways in which a project might address the goal of
maintaining design quality, historic compatibility and community character,
including, but not limited to the following:
a. Restoring properties listed on the Aspen Inventory of Historic Landmark Sites
and Structures;
b. Improving and maintaining the appearance andfunction of alleys for
commercial, office and residential uses;
8
c. Ensuring design compatibility with existing buildings in the vicinity of the
proposed project, in terms of scale, massing, building materials, fenestration,
other architectural features, and open space;
d. Including porches or other "pedestrian-friendly"features;
e. Retaining and promoting eclectic and diverse businesses along Main Street
that maintain and enhance the special character of the historic district,'
f Ensuring the site's usability for social activities.
Staff Finding
As is the case with the other sets of criteria, staff does not believe that the proposed
conversion will have a negative impact on the design quality of the existing development due
to the fact that the Applicants are not proposing any exterior changes to the existing stmcture
or the site. Thatb~ing the case, staff feels that this crit~.ria isirrel~Y~nt tQJh~ application.
And therefore, staff has recommended that the ,G()11:l11:li~~iQP give the application the
minimum passing score of three (3) points for this set of criteria..
Staff Scoring
Three (3) Points
STAFF TOTAL AVERAGE
Twelve (12) Total Polntsclividedby F'our(4) Categories equals aTl1ree(3)J>oIIlt Average
RECOMMENDA nON:
In scoring the request as a staff, the Community Development Staff believes that the
project scores the miniDluDl~'(lDl'(ll!-l!iY~J"r~~ (3) point average in each set of criteria
that is required to grant the requested four (4) residential allotments.
GROWTH MANAGE1\1:.E~TCQMMISSION RECOMMENDED MOTION"", :.,
",_.,,' .. ......_..c.'..~., _" ....."....".. ,'_ ','0 ,...,.,._....,."..,..,.,..,._.,,',_~..,., ',>c,_""_' ,.,....._.^'.,.."'-.<..C';;"'... .. ""_;;"".,,..,',.,. ',. ',:.",,- _'.",-_.:~,- ".",0' :". ;;,",>"'.+.';,.,.., .. ,',
"1 move to approve Aspen/Pitkin County Growth Management Commission Resolution No.
1, Series of 2004, granting a cumulative average score of at least three (3) points in each set
of criteria to the Maroon Creek Club application to allow for the additipIl of kitcl1epsin four
(4) lodge units, thereby converting the units to multi-family dwelling units."
ATTACHMENTS:
Exhibit A -- Development Application (Please bring development application
that you received on 1/20)
Exhibit B -- Referral Comments
9
1"'""\
Resolution No.1
Series of 2004
A RESOLUTION OF THE CITY OF ASPEN/PITKIN COUNTY GROWTH
MANAGEMENT COMMISSION SCQRING A REQUEST TO CONVERT THE
EIGHT (8) LODGE UNITS IN THE MARQON CREEK CLUB INTO FOUR (4)
RESIDENTIAL UNITS, LOT 51, MAROON CREEK CLUB SUBDIVISION/PUD,
CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel ID No. 2735-023-09-051
WHEREAS, the Community Development Department received an application
from the Maroon Creek Club Mi11tmnium Members, represented by Blue Green, LLC,
requesting approval of Growth Management Scoring for four (4) residential growth
management allotments to convert the existing eight (8) lodge units within the Maroon
Creek Club into four (4) free-market residential units, Lot 51, Maroon Creek Club
Subdivision/PUD, City and Townsite of Aspen; and,
WHEREAS, pursuant to Sections 26.304 and 26.470.080 of the City of Aspen
Land Use Code, land use applications requesting growth management allotments are
reviewed and scored by the Aspen/Pitkin County Growth Management Commission at a
duly noticed public hearing after considering recommendations by the Community
Development Director, and members of the general public. The scoring is then forwarded
to the Pitkin County Board of County Commissioners and the Aspen City Council and
development allotments may th~n be allocated by Ordinance by the Aspen City Council
at a duly noticed public hearing after considering recommendations by the Community
Development Director, and members of the general public; and,
WHEREAS, during a duly noticed public hearing on January 20, 2004, the
Aspen/Pitkin County Growth Management Commission opened and continued the
hearing until February 17,2004; and,
WHEREAS, during a duly noticed public hearing on February 17, 2004, the
Aspen/Pitkin County Growth Management Commission considered the recommendation
of the Community Development Director, the recommendation of the Aspen/Pitkin
County Housing Authority Board, and testimony offered by the general public,
considered the project for initial and final scoring (score summary attached), found the
proposal meeting or exceeding the necessary scoring, and recommended, by a to
_ L-~ vote, that City Council allocate four (4) residential allotments for the
conversion of the lodge units in the Maroon Creek Club into four (4) free-market
residential units.
NOW, THEREFORE BE IT RESOLVED by the Aspen/Pitkin County Growth
Management Commission that the City Council should allocate four (4) residential
allotments to convert the existing lodge units in the Maroon Creek Club into four (4)
residential units, subject to the following conditions ofilPproval:
I""',
;.;, ..}
1. The Applicants shall purchase two (2) bicycles to be
kept at the Maroon Creek CIlJR fQr lJse by the
Millennium Members and tl1~ir guests prior to applying
for building permits to add kitchen,stq any ofthe units.
2. The Applicants shall establish the proposed taxi voucher
system for use by the Millennium Members and th~ir
guests prior to applying for building permits to add
kitchens to any of the units.
APPROVED by the Aspen/Pitkin County Growth Management Commission at its
regular meeting on February 17,2004.
APPROVED AS TO FORM:
ASPEN/PITKIN COUNTY GROWTH
.~ ..... ........ " _. ....,.,........ ,'..C;.__<._,",_, .. ~:_., :,-,;.,_,',.". .._._.._..__", -,',.C'. .......;.,.,:.... .,. "',,".""., .-',_..,' ~_.-;', ..<.",",",. ,.."',',- ._. .:._......:,.:,,:,.. ,: ".
MANAGEMENT COMMISSION:
Jasmine' Tygre, t Chair
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk:
Art: Scoring summary
~
Exk't"to.;+ \VJ'/j
MEMORANDUM
TO:
James Lindt, Community Development
FROM:
Cindy Christensen, Operations Manager, Housing
DATE:
November 25,2003
RE:
MAROON CREEK CLUB SPA AND PUD AMENDMENT
Parcel ID No.
ISSUES:
The applicants are requesting approval to change eight lodge rooms into four residential units by
combining certain units and adding a cooking appliance to the four proposed units.
BACKGROUND:
The property is located within the Maroon Creek Club. Tlie applicants have been given
permission by the Maroon Creek Club to combine eight lodge rooms into four residential units:
The Maroon Creek Development Corporation constructed 39 units of employee housing on-site
satisfying its initial housing mitigation requirements. The General manager states that they are
not making any changes to their staffing levels, job responsibility or operations because of the
proposed use. No new employees will be hired or created with the proposed changed.
To calculate any additional mitigation could be done one of two ways -- by number of units or by
square feet. The application is correct that either 3.6 employees or 2.3 employees could be
generated. However, with what is being proposed, it s'eems highly unlikely that any additional
employees wbuld be generated.
If City Council is concerned with this request, an audit could be required one year after
Certificate of Occupancy for all the remodeled units.
RECOMMENDATION:
After reviewing the application Staff would agree with the applicant that no new employees
would be generated by this conversion; therefore, no additional employee mitigation would be
required.
tbracewell@aspensan.com. 08:53 AM 11/10/2003 ,MMC PUD kitchens
~
Page 1 of 1
From: tbracewell@aspensan.com
Reply-To: <tbracewell@aspensan.com>
To: "John Niewhoehner" <johnn@ci.aspen.co.us>
Cc: "Peg Mohr" <pmohr@aspensan.com>, "James Lindt" <jamesl@ci.aspen.co.us>
Subject: MMC PUD kitchens
Date: Mon, 10 Nov 2003 08:53:00 -0700
Organization: ACSD
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James and John,
My only comment would be that the applicant needs to get detailed plans to Peg in our office for an estimate of
. tap fees and that the fees need to be paid to ACSD before issuance of a building permit.
Thanks
Tom
Printed for James Lindt <james1@ci.aspen.co.us>
01109/2004
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Residential ~C()I~~~Sheets
Maroon Cr~ek Club
K rz A Bit tfE~
' ,..,
.. . '. . .~,. " ,."'~ Ie. c', /,
CommISSIOn Member: ' . . ',' /
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation .
o Obtain an average score of three (3) points from the Commission in each 6fthe
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
J
r-."
1--'
Maroon Creek Club
Residential GMQS Scoring Sheet
Score: 0 Project will contribute nothing to implern..entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
"'-----------5,----------Project-demonstrates---ex:ceptional-sensitivity-to--the--'stated- ,__
visions of the community and will result in significant
movement toward implementation of those goals.
1. Revitalizing the /1 S/
permanent 3
communit .
2. Providing ~
transportation C;
3 J
alternatives.
3. Promoting
environmentally 3 f (
sustainable
develo ment.
4. Maintaining design
quality, historic 3 'f
compatibility and
communit character.
y
'r
r".
~
Residential Scoring Sheets
Maroon Creek Club
Commission Member:
gla~~
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
~,
~
Residential GMQS Scoring Sheet
Maroon Creek Club
Score: 0
Project will contribute nothing to imple~entation of the
articulated vision and may move community further away from
its stated goals.
Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
u,_u__u-S-uu__u---u-Project---demons-tra tesu_uuexceptional-sensitivity-to---the--stated-
visions of the community and will result in significant
movement toward implementation of those goals. '
3
1. Revitalizing the'
permanent 3 ? !5
communit .
2. Providing .
transportation 3 :3 4
alternatives.
3. Promoting
environmentally 3 3 3
sustainable
develo ment.
4. Maintaining design
quality, historic 3 3 5
compatibility and
communit character.
""
~
Residential Scoring Sheets
Maroon Creek Club
~
Commission Member: 7 ~ \\....0,.,.."">
~
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
~
~
.\
Maroon Creek Club
Residential GMQS Scoring Sheet
Score: 0 Project will contribute nothing to imple~entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
'-----------S------'------Project-demonstrates--exceptional--sensitivity--..to-.the-stated-- -----________.._______
visions of the community and will result in significant
movement toward implementation of those goals. .
1. Revitalizing the
permanent 3 '3 ~
communit .
2. Providing ,
transportation ,tr t
3 ~l
alternatives.
3. Promoting
environmen tally 3 1
sustainable 75
develo mente
4. Maintaining design
quality, historic 3 J 1
compatibility and
communit character.
.~
Residential Scoring Sheets
Maroon Creek Club
CommissiO/l Member: ~<
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
'e:/
~
Maroon Creek Club
Residential GMQS Scoring Sheet
Score: 0 Project will contribute nothing to imple~entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
-------------.-----. - '-----'-----'--5--------------Project-demonstrates.,---exeeptional.'-sensitivity---to---the"-stated,,- "'-----'-----,---_______
visions of the community and will result in significant
movement toward implementation of those goals. '
1. Revitalizing the'
permanent 3 :5 3
communit .
2. Providing 1
transportation 3 "'2
alternatives. J
3. ' Promoting
environmentally 3 :3
sustainable ?
J
develo mente
4. Maintaining design
quality, historic 3 -7
compatibility and 0 3
communit character.
~
..
Residential Scoring Sheets'
Maroon Creek Club
Commission Member: ~1f;J f..oWt,If:N'6
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five'(5) shall be given by the Commission members.
_"__""'__"_,___,__~,__~,__'"'________,___,__,_--._,_,_",___"^.___".___'__'_'_'___"'_""_.~____'_'~__'__"____,-.---.-------~._--.._-----------,...,....,.,,+"-.--.""---.-.--,...---------..,-----..'"":"~-.-._.~...~.-..-,--..,....".~'_:_---:-c-:--...--------.-..c----.....,..,--..,.-.-.-.---.--.-.---..,....----,.-.,.---..._-~,.-:--
. . ..-... ,',,' -, ....... . .,' " .....', "- ...' .' .'.' '. ......... ,,'. .. .... .. ... . .. '.'
~
Residential GMQS Scoring Sheet
Maroon Creek Club
Score: 0 Project will contribute nothing to implell!entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
------------------- .-----..-----5----- ,,-..---Project"'--.demonstrates"--exeeptional---sensitivity --to---the--'stated,- -------..----------,-----
visions of the community and will result in significant
movement toward implementation of those goals. '
1. Revitalizing the
permanent 3 ? t
communit .
2. Providing ,
transportation 3 ? f
alternatives.
3. Promoting
environmen tally 3 ) ,
sustainable
develo mente
4. Maintaining design
quality, historic 3 3 ?
compatibility and
communit character.
c.
~
~
41
Residential Scoring Sheets'
Maroon Creek Club
Commission Member:
f\J~
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score ofthree (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
'"
r'\
Maroon Creek Club
Residential GMQS Scoring Sheet
Score: 0 Project will contribute nothing to imple~entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
--'----------,-..-------,---,--- '----S---..-------Project--,-tiemonstrates--,exeeptional" m-sensitivity-,,--to--the-,-stated'- .-------__________
visions of the community and will result in significant
movement toward implementation of those goals. '
1. Revitalizing the
permanent 3 3> ~,
.,./'
communit .
2. Providing ,
transportation 3 '-t
alternatives.
3. Promoting
environmentally 3 ~<
sustainable
~
develo mente
4. Maintaining design
quality, historic 3 ~ --z.
compatibility and ./ ~~
communit character.
.....
~.
~
..
Residential Scoring Sheets
Maroon Creek Club
~---2.~ c: ~\2 A--~ i~D . I
Commission Member: ,;7)'-;;; 't \<.:.. --- r;-J
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission member.s.
.
i>.
{
r"\
Resideptial GMQS Scoring Sheet
Maroon Creek Club
H: ,.."".-,
Score: 0 Project will contribute npt4ing to imple~entation of the
articulated vision and mlilY move community further away from
its stated goals.
3 Project will move the community closer toward lilttainment of
its stated visions and .mal5ell positive contribution toward the
implementation of articulate~ goals. -
________~----_------- ,,_ --------.---.5---.-------Projeetn-d:emonstrate$-ex~eptional,--sensitivityto- ,,-the---stated-, ---------------.---------
visio,ns of the c()mm~l1itr and will result in significant
movement toward implementation of those goals.
1. Revitalizing the I~
permanent 3 4~
comm unit .
2. Providing
transportation 3 cJ:z 1-
alternatives.
3. Promoting
" environmentally 3
sustainable j. ]
develo mente
4. Maintaining design
quality, historic 3 '-3
compatibility and 3>
communit character.
~''',...-
~
''I
I Residential Scoring Sheets'
Maroon Creek Club
Commission MemberJumj ~ -r Wf:--
Scoring. A development application for a residential allotment shall be required to meet
all ofthe following thresholds 'to be eligible for an allocation
o Obtain an average score ofthree (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
".__._____.__...__..__..__.___,_.,__.._..__.___.__~.__..__..___.__...___,_.__.._.._______.___....__.._____.___--.__.___._._.--c--___.__.._~__~-._.--..-.:.--:-.~-.--~.-.-"---7-:-.-.-..---,.-~-".7...-.--.~__..~-_.~-_.--.-.~"...-----:-.--.--..--.-.~--~--.__:___-7-------------~---:---7.-
"""
"
Residential GMQS Scoring Sheet
Maroon Creek Club
Score: 0 Project will contribute nothing to imple~entation the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attaiIlment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
,-..__________.."__' "',.-.--.-"",..-.----5----..---Pro-ject--demonstl'ates-~ex:ceptional,.,..sensitivity..,to.--the.-stated .,..---..---.--.-..----
visions of the community and will result in significant
movement toward implementation of those goals.
1. Revitalizing the'
permanent
.
communI
2. Providing .
transportation .
altern a tives.
3. Promoting
environmentally
sustainable
develo ment.
4. Maintaining design
quality, historic
compatibility and
communi cnaracter.
3
/
)
3
~
L
3
/
I
3
/
/
~
~,'.......::~
Residential Scoring Sheets
Maroon Creek Club
Commission Member:1A-t-lc..- ~WfJ)ar1
Scoring. A development application for a residential allotment shall be required to meet
all of the following thresholds to be eligible for an allocation
o Obtain an average score of three (3) points from the Commission in each of the
criteria set forth on the following page. Whole number scores (no fractions)
between zero (0) and five (5) shall be given by the Commission members.
------..----......-.------.------------..---.-..----------.-.----~..,..;..,......--.---..--.--_..-----""---.....--"-~.-'--'~,.;.....-.-...;.;;..;.;..:..--.-'-*-'--'--~-"'---...~..--~~~.~.-"-;;..;.,;.'.....~...;.:..-~.~..:.;.;"___"_~~~;~.,...;;...~..;;;;.:.o.;.;~....;.,~~__;_:.c..:......;..;
~
Residential GMQS Scoring Sheet
Maroon Creek Club
.',
Score: 0 Project will contribute nothing to imple~entation of the
articulated vision and may move community further away from
its stated goals.
3 Project will move the community closer toward attainment of
its stated visions and make a positive contribution toward the
implementation of articulated goals.
-----------.----,--------.-------S-----------Project,--demonstrates--exceptional--sensitivity----to-the---stated-,- ------ .-,,--------------
visions of the cQmmunity and will result in significant
movement toward implementation of those goals. '
1. Revitalizing the yJ rp
permanent 3
communit .
2. Providing
transportation 3 /
alternatives.
3. Promoting
environmentally 3 /
sustainable (
develo mente
4. Maintaining design
quality, historic 3 j )
compatibility and
communit character.
,~
~,
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: . . : ~~I, lIa- .
SCHEDULED PUBLIC HEARING DATE:. 2Zj3/ dl-
, Aspen, CO
,200_
STATE OF COLORADO )
) ss.
County of Pitl{in )
!, ~ c,: VA.. rQS L) V\.d f- (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the AspelJ; Laud. Use Code in the following malmer: . "'"'_
X Publication oj notice: By ~e publication in the legal notice section of an official
paper <Jr a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By,' P?sting, of no, h 'ce, which form w, a'SObt<rin~~. from the
C01TIl11mnty Development Department, which was made of suitabe,
'Yat~rproof materials, wInch was not less than twenty-two (22) inc .es wide
andtwenty-~!xJ26) inches high, and wInch was composed of letters not
less tl;.1n Qn~$ch in height. Said notice was posted at least fifteen (15) days
, prior to tl1epu.blic hearing and was continuously visible from the_____day of
. '.'.. ":'~dJiY ". ' , 200_____, to and including thed~teand time oftlle public
hearirtg':-A photograph of the posted notice (sign) is attached hereto.
I
Mailing of notice. By the mailing ofa notice obtained from the C~ml11unity
Development Department, which contains the information de~cribe\i iu Section
26.304.060(E)(2) of the AspenLand Use Code. At least fifteen (IS) days priorto
the public hearing, notice was hand delivered or mailed by first class postage'
prepaid U.S. mailto allY federal agency, s!ate, county, municipal government,
school, service district or other governmental or quasi-govenunental agency that
owns property within three hundred (300) feet of the property subj ect to the
development application. The names and addresses of property owners shall be
those on the current t~x records of Pitkin County as they appeared ~10 more than
sixty (60) days prior to the date'ofthe public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
,--....,
,~
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of'1.n accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the plaI1ping agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
The~Affidavit Of, Notice" was acknowledged bffore me tIlls} <0 da, y
of,' '., ,200l..(,by -S~ J-'~
WITNESS MY HAND AND OFFICIAL SEAL
SPA AM
o'v,'N
he'a'ring will be, ' "Tl sday, Fel>ruary 3, 2004 '
at a meeting to begin at :30 p.m. belore.the,As-
'periPI~nning and Zo~1 ComIl1ission, Sister Cit-
ies Roo Hale' 1~0 S. Galena, St, Aspen, to
c licationsubmitt~(Lby the Mar'()().n- ,
n-
Notary Public
ATTACHMENTS:
jpy OF THE PUBLICATION
'H OF THE POSTED NOTICE (SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
~
MEMORANDUM
TO: Joint Aspen/Pitkin County Growth Management Commission
.J^A
THRU: Joyce Allgaier, Deputy Director
FROM: James Lindt, Planner ~L
RE: Maroon Creek Club Lodge Conversion Growth Management Scoring- Public
Hearing
DATE: January 20,2004
SUMMARY:
The Applicants have requested to add kitchens to all of the lodge units that are located within
the Maroon Creek Club, thereby making them multi-family residential units.
ApPLICANTS:
Maroon Creek Club Millennium Members (with consent to apply from the Maroon Creek
Club)
REPRESENTATIVE:
Sheri Sanzone, Blue Green, LLC
LOCATION:
Lot 51, Maroon Creek Club Subdivision, Maroon Creek Club
ZONING:
Park with a PUD and Specially Planned Area (SPA) Overlay
LOT SIZE:
Approximately 46,000 S.F.
BACKGROUND:
The Maroon Creek Club Millennium Members, ("Applicants"), represented by Blue Green,
LLC, is requesting Growth Management Scoring approval in conjunction with a PUD
amendment to add a kitchen to each of the four (4) lodge units located in the Maroon Creek
Club, thereby converting them to multi-family residential dwelling units by definition of the
City of Aspen Land Use Code. The lodge rooms in question were originally approved as
twelve (12) lodge rooms that were constructed with replacement credits for the lodge units
that used to exist in the Aspen Country Inn, pursuant to Board of County Commissioner's
Resolution No. 91-111. Subsequently, an insubstantial PUD amendment was approved by
the City of Aspen Community Development Director in 1998 to allow for the twelve (12)
lodge units to be combined into eight (8) lodge units by making a finding that the total size
and number of lodge bedrooms within the structure would not change. The Applicants
1
further have gained approval of building permits to combine the remaining units into a total
of four (4) lodge units.
The lodge units that were constructed within the Maroon Creek Club do not contain kitchens
(staff identifies a space as a kitchen if it has built-in cooking devices). In addition, the City
of Aspen Land Use Code does not allow lodge roomsto have kitchens ifthey are not located
within the Lodge Preservation (LP) Overlay Zone District. This property is not located in
such district. Furthermore, the Maroon Creek Club SPA does not currently allow for the
lodge units to have kitchens because the SPA that was approved in conjunction with the
annexation of the Maroon Creek Club, simply approved the uses that were in existence at the
time of annexation. Therefore, because the units did not have kitchens at the time of
annexation, the units are not currently allowed to' contain kitchens under the SPA. Thus, the
Applicants have requested a PUD/SP A amendment and GMQS scoring approval to allow for
each ofthe lodge rooms to include a kitchen and thereby become multi-family dwelling units.
REVIEW PROCEDURE:
Growth Mana~ement Scorin~ Review (Growth Management Commission): This application
for scoring requires the Growth Management Commission to score the proposed application
on a scale between zero (0) and five (5) points, with five (5) points being the highest possible
score. If the proposal receives an average score of three (3) points or more in each of the four
(4) criteria sections, the score is then forwarded to City Council and the Board of County
Commissioners separately for their acceptance. Conversely, if the Growth Management
Commission does not give the project a cumulative average score of three (3) points or more
in each of the criteria sections; the application fails and the Applicants have the option of
appealing the Growth Management Commission's scoring to City Council.
In scoring the proposal, the Growth Management Commission shall do an initial scoring and
then a final scoring. Between the initial scoring and the final scoring, the Commission shall
be free to discuss the scores given and provide justification for said scoring. Therefore,
according to City of Aspen Land Use Code Section 26.470.080(C)(4), the proceedings for the
Growth Management Commission Scoring shall be as follows:
1. The Community Development Staff shall present a summary and sconng
recommendation of the application based on the residential allotment sconng
criteria.
2. The Applicant or Applicant's representative shall then, present comments
regarding the application's consistency with the scoring criteria.
3. The Commission shall then take public comments.
4. The Commission may then ask questions of Staff, the Applicant, and the Public.
5. The Commission shall then complete an initial scoring in which each
Commissioner shall assign a whole number (not a fraction) score to the
application.
2
^
6. The Commission shall then discuss the individual scores provided.
7. And finally, the Commission shall do a final scoring round in which each
Commissioner will privately and without discussion score the proposal once
again. The average of the final score will be the Growth Management
Commission's scoring of the application.
PUD/SPA Amendment (City Planning and Zoning Commission): The PUD/SPA amendment
request shall be reviewed by City Council after obtaining a recommendation from the City
Planning and Zoning Commission. Review of the PUD/SP A amendment by the City
Planning and Zoning Commission shall take place at the next regular Planning and
Zoning Commission meeting.
GROWTH MANAGEMENT SCORES:
As was mentioned above, the scores given by the individual Commissioners shall be between
zero (0) and five (5) and shall be whole numbers. The scores shall be given based on the
following guidelines:
3
""
Please note that Land Use Code Section 26.470.090(C) states that some statements in the
criteria will have no relevance to certain types of projects and that when the criteria is
not relevant to the application, the application shall not be penalized by low scores.
ST AFF COMMENTS:
In reviewing the application, staff would generally not support the conversion of lodge units
into residential units due to the recent loss in lodging bedrooms within the City. However,
staff believes that the lodge units within the Maroon Creek Club are not typical lodge rooms.
The existing lodge rooms in the Maroon Creek Club are not required to be rented out
on a short-term basis because they were approved in the County and the County's
approvals did not require that lodge rooms be available for rental on a short-term basis
to the general public as the City's land use code does. The City Attorney's Office has
made the interpretation that the City's land use code operational requirements for
lodges do not apply in this situation to the operations of these lodge units because the
PUD is based on the County's approvals and there were not provisions made to apply
the City's land use code requirements to the development at the time of annexation.
It is st~l.ff s opinion that the addition of kitchens will not really change the usage of the units
because they already are not available on a short-term basis to the general public as a lodge
unit is required to be within the City. Staff also agrees with the Applicants' contention that
there will not be any employees generated by the addition of kitchens and the conversion of
the units to multi-family dwelling units. Moreover, the Housing Authority Staff reviewed the
request and felt that no employees would be generated by this proposal because the
maintenance operations of the units would not change from their existing levels as the
Applicants have argued. Similarly, staff believes that the proposal should not necessitate
additional parking spaces because the number of total bedrooms within the Maroon Creek
Club is not being altered as part of this proposal.
In total, staff believes that the community impacts created by this application will be
minimal. The scoring section of the land use code identifies that projects should not be
penalized with low scores because the scoring criteria is irrelevantfo the application.
Staff does not feel that the scoring criteria are particularly relevant given the minor
nature of the request. Therefore, in scoring the application request, staff has scored the
application in a manner in which the proposal meets the minimum required score of
three (3) points in each criterion category to grant the four (4) residential growth
management allotments that have been requested.
STAFF'S RECOMMENDED SCORING:
Criteria. The four (4) following community character-based scoring criteria are intended to
encourage imaginative, innovative andflexible approaches to advancing the visions of Aspen
area residents. Each criterion is presented in the form of general background and vision
statements. Examples of methods that might be used to implement the vision follow the
background and vision statements. It is recognized that some statements will have no
relevance to certain types 0.1 projects; projects will not be penalized by low scores when that
is the case. Moreover, the list of possible implementation methods does not exhaust the range
0.1 possible actions for which points will be awarded
4
1. Revitalizing the permanent community, Residents of the Aspen area have long
recognized the need to preserve the community's character and identity as more
than just a resort, a collection of second homes and a tourist shopping mecca.
They recognize that a "critical mass" of permanent residents and local-serving
businesses is necessary to make any community function. They recognize, too, that
the vitality brought to the Aspen area by full-time residents is being seriously
diluted by the inability of working people to live in their own community.
As a result of these concerns, one of the community's central goals is to create a
community with a size, density and diversity that encourages interaction,
involvement and vitality and one that provides opportunities for its workers to
become a permanent part qf the social fabric.
These are a variety of ways in which a project might address the goal of
revitalizing the permanent community, including, but not limited to the following:
a. Providing high-quality, on-site, affordable housing for permanent
residents consistent with the Housing Authority Guidelines;
b. Providing site-appropriate mixing offree market and affordable
housing for efficient provision of services such as transit, and for
discouraging site planning that segregates affordable and free market
units;
c. Creating affordable dwelling units through buy-downs or conversion
of existing free market units; and
d. Providing "locally-serving commercial space/businesses. "
Staff Finding:
The lodge units subject to this application were already accounted for in terms of employee
generation because these lodge units were constructed through lodge credits when the
Maroon Creek Club Subdivision was originally approved intlie Courity. That being said,
staff does not believe that the conversion of a lodge unit to a dwelling unit increases the
demand for employees. The Housing Authority Staff also did not feel that the proposed
request would increase employee generation. Thus, staff feels that this criteria is irrelevant
given that there should be no employee generation as a result of the request. That being the
case, staff has recommended that the commission not penalize the application for not
providing employee housing because generation of employees as a result of the conversion is
not anticipated.
Staff Score:
Three (3) Points
2. Providing transportation alternatives. Reducing dependency on the automobile is
vital for the long-term livability and health of the Aspen area. The Aspen Area
Community Plan envisions a time in the not-too-distant future when the automobile
5
,..,.",
If. ~
is not the dominant means of moving people in and around the community. The
Aspen Area Community Plan seeks a balanced, integrated transportation system
for residents, visitors and commuters that reduces traffic congestion and air
pollution.
These are a variety of ways in which a project might address the goal of providing
transportation alternatives, including, but not limited to the following:
a. Reducing the needfor private vehicles as aform of transportation;
b. Facilitating and encouraging year-round pedestrian transportation;
c. Helping to implement a valley-wide mass transit system;
d. Providing needed improvements to the existing RFT A system;
e. Increasing the number of available transportation choices;
.f Creating a less congested downtown core;
g. Helping to implement the transportation planning policies of the AA CP and
the Aspen to Snowmass transportation plan;
h. Altering land use patterns to accommodate and contribute to a -more efficient
and effective transit system;
1. Creating, improving or expanding public commuter trails, walkways or
bikeway facilities that are consistent with the goals of the AA CP and
associated plans, such as the pedestrian/bikeway plan;
j. Locating developments near transit facilities;
k. Providing on-going transportation to andfrom the airport, ski areas and
shopping areas;
l. Providing on-going employee transportation services such as van pools or
buses at no cost to employees;
m. Providing bicycle parking, showers and lockers for employees,' and
n. Providing secure bicycle storage for guests and employees.
Staff Finding
Once again, staff does not feel as if the application to convert the eight (8) lodging units into
four (4) residential units will have a negative impact on the transportation demand for the
area in that the units are and have been essentially operating as residential units for more than
a decade. As the Applicants noted in the application, the development of the Maroon Creek
6
~
Club included transportation infrastructure improvements such as bike paths, bus stops, and a
public parking lot at the base of Tiehack. In that staff does not believe that there will be an
impact on transportation demand as a result of the conversion, staff feels that the application
should not be penalized for not providing significant additional transportation alternatives
other than those provided in association with the original pun approvals. However, it
should be noted that the Applicants have proposed to provide several bicycles for use by the
millennium members and guests of the Maroon Creek Club to help discourage automobile
use. Also, the Applicants have proposed to initiate a taxi voucher system in connection with
the Maroon Creek Club to provide an additional transportation alternative for guests of the
Maroon Creek Club (see letter in Exhibit "A"). Staff recommends granting a score of three
(3) points for this section of criteria.
Staff Scoring
Three (3) Points
3. Promoting environmentally sustainable development. The natural environment is
one of the community's greatest assets. As a result, only that development that is
environmentally sensitive and that promotes individually responsible, ecological
lifestyles shall be allowed This subsection seeks to foster a high level of
consciousness relative to resource conservation, wildlife protection and
environmental sustainability.
These are a variety of ways in which a project might address the goal of promoting
environmentally sustainable development, including, but not limited to the
following:
a. Orienting building sites, streets and other projectfeatures in order to
maximize potential for use of solar energy and other renewable energy
resources;
b. Protecting and preserving existing trees and other mature vegetation during
and after the construction process;
c. Using fewer or cleaner wood-burning devices than allowed by law;
d Removing or replacing existing, dirty wood-burning devices,'
e. Increasing community access to natural and open space areas;
f Promoting community recycling efforts;
g. Landscaping with low-water-use plant materials and using chemical-free
landscape maintenance techniques;
h. Employing measures that reduce P MIO levels in the non-attainment area;
7
r'\
i. Preserving and efficiently using environmental resources during all phases of
development, including types of materials used and future energy and material
needs of the project;
}. Completely avoiding ridgeline development and natural hazard areas as
defined in Section 24.65.1.103, C.R.S.;
k. Enhancing existing wildlife habitat; and
l. Complying with the letter and spirit of Chapter 26.435, Environmentally
Sensitive Areas, as applicable.
Staff Finding
Staff does not believe that the request to convert the eight (8) lodge units into four (4)
residential units will have a negative impact on the extent to which the existing Maroon
Creek Club Development is environmentally sustainable. Thus, given the irrelevance of this
criteria to the application, staff recommends that the commission grant a score of three (3)
points on this section and not penalize the application because the review standards are not
relevant to the impacts created by the request. However, once again it should be noted that
the Applicants have proposed to provide several bicycles for use by the millennium members
and guests to aid in reducing PM-IO production to an extent. Additionally, the Applicants
have proposed to initiate a taxi voucher system at the Maroon Creek Club to help discourage
personal automobile usage as was discussed earlier in the memo.
Staff Scoring
Three (3) Points
4. Maintaining design quality, historic compatibility and community character.
Design within the larger historic setting of the community is important as it is a
vital component of the community's economic well-being and cultural heritage.
Public architecture should support and enhance community life. The goal of this
subsection is to ensure the maintenance of community character through design
quality and compatibility with historic features.
There are a variety of ways in which a project might address the goal of
maintaining design quality, historic compatibility and community character,
including, but not limited to the following:
, a. Restoring properties listed on the Aspen Inventory of Historic Landmark Sites
and Structures,'
b. Improving and maintaining the appearance and function of alleys for
commercial, office and residential uses;
c. Ensuring design compatibility with existing buildings in the vicinity of the
proposed project, in terms of scale, massing, building materials, .fenestration,
other architectural features, and open space;
8
r"\
d Including porches or other "pedestrianft'iendly"features;
e. Retaining and promoting eclectic and diverse businesses along Main Street
that maintain and enhance the special character of the historic district;
f Ensuring the site's usability for social activities.
Staff Finding
As is the case with the other sets of criteria, staff does not believe that the proposed
conversion will have a negative impact on the design quality of the existing development due
to the fact that the Applicants are not proposing any exterior changes to the existing structure
or the site. That being the case, staff feels that this criteria is iITelevant to the application.
And therefore, staff has recommended that the Commission give the application the
minimum passing score of three (3) points for this set of criteria.
Staff Scoring
Three (3) Points
STAFF TOTAL AVERAGE
Twelve (12) Total Points divided by Four (4) Categories equals a Three (3) Point Average
RECOMMENDA TION:
In scoring the request as a staff, the Community Development Staff believes that the
project scores the minimum cumulative three (3) point average in each set of criteria
that is required to grant the requested four (4) residential allotments.
GROWTH MANAGEMENT COMMISSION RECOMMENDED MOTION:
"I move to approve AspenJPitkin County Growth Management Commission Resolution
No...C1t, Series of 2004, granting a cumulative average score of at least three (3) points in
each set of criteria to the Maroon Creek Club application to allow for the addition of kitchens
in four (4) lodge units, thereby converting the units to multi-family dwelling units."
ATTACHMENTS:
Exhibit A -- Development Application
Exhibit B -- Referral Comments
9
Resolution NO..aJ
Series of 2004
A RESOLUTION OF THE CITY OF ASPENIPITRINCOUNTY GROWTH
. ......, , -" " ".' --"./" ',..... -- ;""""".--"'~"'" ,;_.. "",),{.'."_,,.,-.<. 'A, .')\,;'. '~"_);~_'>..:.. -,:,,:v,";':"'>-~-':,\'.-::"':i '.:.,k:',",:';"<,_,,:,>,,',;
MANAGEMENT COMMISSIUN 'S<:;'fj1l1N'fj'1t~qlJl!:~r'1'2~QN'y~g!!HE
EIGHT (8) LODGE UNITS INTIIE:l\1:A.RQ2~t:~EI(~E(JIlIl~T() J?()tr~ (~)
RESIDENTIAL UNITS, LOT 51, MAROON CREEK CLUB SUBDIVISIONlPUD,
. CITY AND TOWNSITE OF ASPEN; PITRINCOUNTV,(:<JLORADO:
Parcel ID No. 2735-023-09-051
WHEREAS, the Community Development Department received an application
from the Maroon Creek Club Millennium Members, represented by Blue Green, LLC,
requesting approval of Growth Management Scoring for four (4) residential growth
management allotments to convert the existing eight (8) lodge units within the Maroon
Creek Club into four (4) free-market residential units, Lot 51, Maroon Creek Club
Subdivision/PUD, City and Townsite of Aspen; and,
WHEREAS, pursuant to Sections 26.304 and 26.470.080 of the City of Aspen
Land Use Code, land use applications requesting growth management allotments are
reviewed and scored by the Aspen/Pitkin County Growth Management Commission at a
duly noticed public hearing after considering recommendations by the Community
Development Director, and members of the general public. The scoring is then forwarded
to the Pitkin County Board of County Commissioners and the Aspen City Council and
development allotments may then be allocated by Ordinance by the Aspen City Council
at a duly noticed public hearing after considering recommendations by the Community
Development Director, and members of the general public; and,
WHEREAS, during a duly noticed public hearing on January 20, 2004, the
Aspen/Pitkin County Growth Management Commission considered the recommendation
of the Community Development Director, the recommendation of the Aspen/Pitkin
County Housing Authority Board, and testimony offered by the general public,
considered the project for initial and final scoring (score summary attached), found the
proposal meeting or exceeding the necessary scoring, and recommended, by a to
- L-~ vote, that City Council allocate four (4) residential allotments for the
conversion of the lodge units in the Maroon Creek Club into four (4) free-market
residential units.
NOW, THEREFORE BE IT RESOLVED by ilie Aspen/Pitkin County Growth
Management Commission that the City Council should allocate four (4) residential
allotments to convert the existing lodge units in the Maroon Creek Club into four (4)
residential units, subject to the following conditions of approval:
~
1. The Applicants shall purchase two (2) bicycles to be
kept at the Maroon Creek Club for use by the
Millennium Members and guests of the Maroon Creek
Club prior to applying for building permits to add
kitchens to any of the units.
2. The Applicants shall establish the proposed taxi voucher
system for use by guests of the Maroon Creek Club
prior to applying for building permits to add kitchens to
any of the units.
APPROVED by the Aspen/Pitkin County Growth Management Commission at its
regular meeting on January 20, 2004.
APPROVED AS TO FORM:
ASPEN/PITKIN COUNTy GROWTH
MANAGEMENT COMMISSION:
City Attorney
Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
Att: Scoring summary
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412 vo("-rTl ~ll/,I'. a'tr~:~;"t
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January 13,2003
(H'I"1t!:V,y"O/,nr((.i'\o Rlol!
T (970) 429 7499
(I) (970) 4299499
James Lindt, Planner
City of Aspen
130 South Galena Street
Aspen Colorado 81611
j'\ I.ll (;y rE f: \IS' a t'1)'1: r t(l". Vf;"t
Via hand/emaiI delivery
Re: Maroon Creek Lot 51 PUD/SPA Amendment & GM
Application
Dear James:
This letter is intended to supplement the land use application
submitted fo~ the above referenced project by Bluegreen on behalf of
the Millennium Members ownership group. As you are aware, the
Millennium Members have been considering various methods to
provide added benefits to their application. They have been careful
to develop programs that they believe will be used to considerable
effect by themselves and their guests. The following summarizes
these programs and their benefits.
Taxi Voucher Program~ This program will provide further benefits
in the area of Providing: Transportation Alternatives by reducing
dependency on individual automobiles and creating a less congested
downtown core. Currently Members typically use rental cars when
in Aspen. This program will allow Members and their guests to
instead use the existing taxi system to travel to and from the airport
and the commercial core. The program creates an easy-to-use
voucher account with High Mountain Taxi where trips are pre-paid
and/or billed on a monthly basis.
mcc lot 51 pud/spa amendment & gm application
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Shared Bike Program-This program will provide further benefits
in the areas of Providing Transportation Alternatives and Promoting
Environmentally Sustainable Development. The Members will
purchase two bicycles that will be used by the Members and their
guests. They will be securely stored at bike racks immediately
adjacent to the units. The bike racks are also available for other bike
storage. Use of the bikes will further reduce dependency on
individual automobiles and will reduce PMlO levels.
Recycling Program-The Maroon Creek Club has an extensive
recycling program for their commercial operations that will be made
available to the Members. Two of the Members units are undergoing
remodels that are accommodating recyclables/trash separation bins in
the kitchens. Recycling bins are being added in the remaining three
units. This program benefits in the area of promoting community
recycling efforts.
Please call me at 4297499 if you have any questions regarding these
programs.
Sincerely,
bluegreen, lie
Sheri Sanzone, AICPI ASLA
Principal
mcc lot 51 pud/spa amendment & gm application
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January 13,2003
a:crn:cv, %<..l'''l1PO::6o X!61!
T (970) 429 7499
{II (970) 429 9499
James Lindt, Planner
City of Aspen
130 South Galena Street
Aspen Colorado 81611
I~ A.\H:Y r!-;!-; \' == O'on: pIa. \It;T
Via hand/email delivery
Re: Maroon Creek Lot 51 PUD/SP A Amendment & GM
Application
Dear James:
This letter is intended to supplement the land use application
submitted for the above referenced project by Bluegreen on behalf of
the Millemlium Members ownership group. As you are aware, the
Millennium Members have been considering various methods to
provide added benefits to their application. They have been careful
to develop programs that th~y believe will be used to considerable
effect by themselves and their guests. The following summarizes
these programs and their benefits.
. Taxi Voucher Program-This program will provide further benefits
in the area of Providing Transportation Alternatives by reducing
dependency on individual automobiles and creating a less congested
downtown core. Currently Members typically USe rental cars when
in Aspen. This program will allow Members and their guests to
instead use the existing taxi system to travel to and from the airport
and the commercial core. The program creates an easy-to-use
voucher account with High Mountain Taxi where trips are pre-paid
and/or billed on a monthly basis.
mcc lot 51 pud/spa amendment & gm application
p.1
~
,
"':
Shared Bike Program-This program will provide further benefits
in the areas of Providing Transportation Altematives and Promoting
Environmentally Sustainable Development. The Members will
purchase two bicycles that will be used by the Members and their
guests. They will be securely stored at bike racks immediately
adjacent to the units. The bike racks are also available for other bike
storage. Use of the bikes will further reduce dependency on
individual automobiles and will reduce PMI 0 levels.
Recycling Program-The Maroon Creek Club has an extensive
recyc1ii1g program for their commercial operations that will be made
available to the Members. Two of the Members units are undergoing
remodels that are accommodating recyc1ables/trash separation bins in
the kitchens. Recycling bins are being added in the remaining three
units. This program benefits in the area of promoting community
recycling efforts.
Please call me at 4297499 if you have any questions regarding these
programs.
Sincerely,
bluegreen, lie
Sheri Sanzone, AICP/ASLA
Principal
mcc lot 51 pud/spa amendment & gm application
p.2
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MEMORANDUM
TO:
James Lindt, Community Development
FROM:
Cindy Christensen, Operations Mana~er, Housing
DATE:
November 25,2003
RE:
MAROON CREEK CLUB SPA AND PUD AMENDMENT
Parcel ID No.
ISSUES:
The applicants are requesting approval to change eight lodge rooms into four residential units by
combining certain units and adding a cooking appliance to the four proposed units.
BACKGROUND:
The property is located within the Maroon Creek Club. The applicants have been given
permission by the Maroon Creek Club to combine eight lodge rooms into four residential units.
The Maroon Creek Development Corporation constructed 39 units of employee housing on-site
satisfying its initial housing mitigation requirements. The General manager states that they are
not making any changes to their staffing levels, job responsibility or operations because of the
proposed use. No new employees will be hired or created with the proposed changed.
To calculate any additional mitigation could be done one of two ways -- by number of units or by
square feet. The application is correct that either 3.6 employees or 2.3 employees could be
generated. However, with what is being proposed, it seems highly unlikely that any additional
employees would be generated.
If City Council is concern.ed with this request, an audit could be required one year after
Certificate of Occupancy for all the remodeled units.
RECOMMENDATION:
After reviewing the application Staff would agree with the applicant that no new employees
would be generated by this conversion; therefore, no additional employee mitigation would be
required.
~
-
Mr. James Lindt
City of Aspen Community Development Department
130 South Galena Street
Aspen CO 81611
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October 27, 2003
RE: Maroon Creek Club PUD Amendment, SPA Amendment and GMQS Scoring
Dear Mr. Lindt:
This letter is to authorize Sheri Sanzone of Blue Green to represent the Millennium
Membership in our application for a PUD Amendment, SPA Amendment, and Growth
Management Quota System Scoring. She is authorized to act on my behalf in all matters
pertaining to this application. All contact should be handled through her at the following
address:
Sheri Sanzone
Blue Green
412 North Mill Street, Suite B8
Aspen Colorado 81611
T 970.429.7499
F 910A29'.9499
Bluegreen@sopris.net
Jim Williams is also authorized to act on behalf of the Millennium. :M~tnbership as the
membership's representative. All contact with Millennium members, if needed, should
be handled through him at the following address:
Jim Williams
Land Plan Development Corporation
54<:><:>P~!!~~~:J:>ar~ay
Frisco Texas 75034
T 214.618.3800
F 214.618.3830
jim@landplan.com
, Srficerely,'
.... ~
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Lt~
Carol Duncan
Units 5 and 6
Jim Pierce
Unit 4
Ted Bell
Units 7 and 8
4t~::.1 0 r th mill s tree t, sui t e b 8
a ~n, colorado 81611
T (970) 429 7499
F (970) 429 9499
bluegreen@sopris.net
www.bluegreenaspen.com
transmittal
To: James Lindt-Gity of Aspen From: Sheri Sanzone
Project: Maroon Creek Club Lot 51 Date: 31 October 2003
Re: Land Use Application cc: Project files
Method DMail DCourier ~and Delivery DOther
Please find attached the following:
· Land Use Application for PUD/SPAAmendment and GMQS Residential Scoring (1 copy)
This copy is for your review for completeness. I look forward to your comments. Thanks.
o r t h mill street, suite b 8
aspen, colorado 81611
T (970) 429 7499
F (970) 429 9499
bluegreen@sopris.net
'www-:-6Iuegte-enaspen.com
transmittal
To: James Lindt-Gity of Aspen From: Sheri Sanzone
Project: Maroon Creek Club lot 51 Date: 06 November 2003
Re: land Use Application cc: Project files
Method DMail DCourier ~nd Delivery DOther
Please find attached the following:
.
land Use Application for PUD/SPAAmendment and GMQS Residential Scoring (34 copies)
f1t1Po/
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Thanks.
.-