HomeMy WebLinkAboutresolution.council.011-84 RESOLUTION OF THE ASPEN CITY COUNCIL
GRANTING A MULTI-YEAR LODGE GMP ALLOCATION TO THE ASPEN MOUNTAIN
LODGE AND CONCEPTUAL PUD/SUBDIVISIONAPPR(~AL FOR THE LODGE PORTION
OF THE ASPEN MOUNTAIN PUD
Resolution No. 84- //
(Series of 1984)
WHEREAS, in accordance with Section 24-11.6 of the Municipal
Code, October 1st of each year is established as a deadline for the
submission of growth management applications for lodge development
allotments within the L-l,
of Aspen; and
W~EREAS, in response
L-2, CC and CL zone districts of the City
to this provision, applications were submitted
for the Lodge at Aspen and the Aspen Mountain Lodge requesting development
allotments of forty-six (46) lodge units and two hundred and three
(203) lodge units, respectively; and
WUEREAS, a duly noticed public hearing was conducted on November
22, 1983 by the Aspen Planning and Zoning Commission to consider
these lodge growth management applications and to evaluate, score
and rank them in conformance with the criteria
24-11~6 of the Municipal Code, as amended by
of 1983); and
W~EREAS, the Commission did evaluate, score
submitted as follows:
Mountain Lodge - 60.71 points
at Aspen - 49.50 points
set forth in Section
Ordinance #35 (Series
and rank the applications
1. Aspen
2. Lodge
; and
WHEREAS, as a result of the Commission's scoring, the Lodge
at Aspen failed to receive a minimum of sixty percent (60%) of the
total points available under Section 24-11.6(b) (1), (2), (3) and
(4) of the Municipal Code, a minimum of fifty-one (51) points; and
WHEREAS, the Aspen City Council did consider an appeal of the
scoring of the Lodge at Aspen application at their December 27, 1983
regular meeting and did deny said appeal pursuant to Section 24-11.6(e)
of the Municipal Code; and
WEEREAS, the City Council is required to allocate, pursuant
Resolution No. 84- //
Page 2
to Section 24-11.6(f) of the Municipal Code, development allotments
to eligible lodge applicants prior to January 1st of each year; and
WHEREAS, the applicants for the Aspen Mountain Lodge agreed
to defer the allocation of the 1983 lodge allotment for a reasonable
period of time beyond the January 1st deadline so as to allow Planning
and Zoning Commission and City Council consideration of the applicants'
conceptual PUD/subdivision application; and
W~EREAS, the Aspen Mountain Lodge application has been revised
in response to various concerns identified by the Planning Office,
the Planning and Zoning Commission and City Council so as to reduce
the requested development allotment to one hundred seventy-two (172)
lodge units; and
W-~EREAS, the available quota for the 1983 lodge growth management
competition is sixty-seven (67) lodge units,
thirty-five (35) unit lodge quota for the
districts plus an additional thirty-two (32)
unallocated from prior years' quotas; and
W~EREAS, the City Council may award,
ll.3(b) of the Municipal Code, a development
consisting of the annual
L-i, L-2, CC and CL zone
lodge units which remain
pursuant to Section 24-
allotment for an entire
project to be constructed
year during the scheduled construction the
for in Section 24-11.1(b) is reduced by
permitted by the approval; and
over a period of years provided that each
annual allotment provided
the amount of construction
WHEREAS, certain additional reviews and approvals are required
by the Aspen Mountain Lodge pursuant to the subdivision and zoning
regulations of the Municipal Code including, but not limited to,
the following:
1. Conceptual PUD/subdivision approval for the lodge component
of the Aspen Mountain PUD.
2. An exemption from the City's growth management allotment
procedures for the reconstruction of two hundred seventy-
five (275) existing lodge units located on the Aspen Mountain
PUD site.
; and
Resolution No. 84-//
Page 3
WHEREAS, the City Council did consider the applicants' request
for conceptual PUD/subdivision approval for the lodge component of
the Aspen Mountain PUD at a study session held on January 11, 1984,
and at subsequent regular meetings held on January 23rd, January
30th, February 6th, February 21st and on March 5th, 12th, 19th and
26th, 1984; and
W~EREAS, the Planning Office and Building Department have verified,
pursuant to Section 24-11o2(a) of the Municipal Code, two hundred
thirty-three (233) existing lodge
site which may be reconstructed exempt
allotment procedures; and
units on the Aspen Mountain PUD
from the City's growth management
WHEREAS, an additional forty-two (42)
for verification pending the settlement of
between the Cantrup Estate and the City of Aspen.
NOW, THEREFORE, BE IT RESOLVED
of Aspen, Colorado:
Section 1
That
it does hereby allocate,
of the Municipal Code, a development
two (172) lodge units to the Aspen
to consist of the following:
1. The thirty-two (32)
lodge units are eligible
outstanding litigation
the City Council of the City
pursuant to Section 24-11.6(f)
allotment of one hundred seventy-
Mountain Lodge, said allocation
from prior years' quotas; and
2. Thirty-five (35) units each from the 1983, 1984, 1985 and
1986 L-l, L-2, CC and CL lodge quotas.
The above allocation shall expire, pursuant to Section 24-11.7(a)
of the Municipal Code, in the event plans, specifications and fees
sufficient for the issuance of a building permit for the one hundred
and seventy-two (172) lodge units are not submitted on or before
June 1, 1985.
The City Council's reasoning with respect to the above allocation
reflects the following considerations:
1. The need, as outlined in the Planning Office's 1982 draft
Short-Term Accommodations Report, to substantially upgrade
the quality of the community's lodging accommodations while
maintaining a balance between the quantity of our accommodations
and the capacity of our ski areas.
lodge units which remain unallocated
Resolution No. 84- ?/
Page 4
The 1973 Aspen Land Use Plan identifies the Aspen Mountain
Lodge site as the most appropriate location for the development
of new short-term accommodations.
The opportunity for additional lodge development in the
L-l, L-2, CC and CL zone districts, beyond that proposed
by the applicants, is limited given the remaining availability
of undeveloped parcels and the relatively limited expansion
capability of the districts' existing lodges.
Although there are potential growth impacts on the community
associated with the award of a multi-year allocation in
the amount required by this project, such an allocation
is justified given the off-setting benefits which are expected
to accrue to the community and the fact that the project's
construction schedule will help mitigate potential impacts.
Be
The approval of a single major project will have the effect
of confining construction to one time period rather than
piecemeal phasing of numerous small projects over many
years.
The entire Aspen Mountain Lodge district will benefit from
a project of this magnitude as a result of the applicants'
commitment to participate pro rata in the Commercial Core
and Lodging Commission's proposed lodge improvement district.
A desire to ensure the availability of lodge quota for
future competitions in the event the proposed hotel is
unable to proceed in a timely manner.
Section 2
That it does hereby grant conceptual PUD/subdivision approval
pursuant to Sections 20-10 and 24-8.7 of the Municipal Code, to the
lodge component of the Aspen Mountain PUD, as revised, subject to
the following conditions:
The applicants continuing to explore architectural treatments
of the lodge buildings as well as other techniques which
could be employed to give the appearance that, although
under common ownership and/or management, that there is
more than one lodging facility on the site.
The external floor area of the lodge component of the Aspen
Mountain PUD (i.e., Lot 1) not exceeding 310,275 s.f. and
the external floor area for the entire PUD (i.e., Lots
1, 2, 3 and 4) not exceeding 438,200 s.f.
The height of the proposed hotel not exceeding forty-two
(42) feet from natural grade to the midpoint of the roof
with the exception of elevator tower areas which shall
not exceed fifty-five (55) feet from natural grade to the
midpoint of the roof.
The applicants' resolution of the Fire Department's concerns
with respect to the accessibility of certain internal areas
of the lodge site for fire protection purposes.
Written clarifications as to which substantive representations
of the TDA, Associates traffic and parking analysis the
applicants intend to implement as part of the Aspen Mountain
PUD, in particular, further clarification with respect
to those techniques designed to mitigate the potential
impacts of peak occupancy on adjacent streets.
Resolution ~:o. 84- //
Page 5
t
10.
11.
12.
13.
14.
15.
16.
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18.
Written clarifications as to the nature and extent of the
improvements to be undertaken by the applicants in support
of their request for the vacation of various public rights-
of-way and the granting of encroachment licenses necessitated
by the Aspen Mountain PUD.
The vacation of Dean Street being conditioned upon the
retention of all utility rights, public use of the street
for circulation purposes, and the submission by the applicants
of an acceptable maintenance and use agreement between
themselves and the Mountain Chalet.
Each utility franchised
proposed street vacations
of these rights-of-way will
current or future needs.
in the City signing off on all
so as to ensure that the loss
not interfere with each utility's
The applicants' submission of a detailed subdivision plat
indicating the specific parceling of the Aspen Mountain
PUD site.
The applicants' submission of an acceptable survey of the
Aspen Mountain PUD site clarifying property descriptions.
The applicants' resolution of the various issues raised
by the Environmental Health Department in their memorandum
of October 22, 1983, with respect to various specific details
of the proposed hotel operation.
The reconstruction of existing lodge units being limited
to the two hundred seventy-five (275) units verified pursuant
to Section 24-11.2(a) of the Municipal Code, being accomplished
within five (5) years of the date of demolition and being
restricted to the Aspen Mountain PUD site.
Written clarification as to the applicants' intentions
with respect to ownership of the proposed hotel vis-a-vis
how the hotel will be managed.
The applicants continuing to investigate solutions to the
problem of increased pedestrian congestion in the project
area, in particular, the move of pedestrians between the
proposed hotel, Rubey Park and the adjacent commercial
core.
The applicants' participation in the proposed CCLC lodge
improvement district, said participation to be on a pro
rata basis or on such other basis as the district may deter-
mine.
The above conditions being met prior to preliminary PUD
subdivision approval.
Ail material representations of the applicants' growth
management and conceptual PUD/subdivision applications
not specifically referred to above being made a condition
of this approval.
City Council's reservation of the right to amend or otherwise
modify the above conditions in conjunction with its conceptual
PUD/subdivision review of the remaining components of the
Aspen Mountain PUD.
Resolution No. 84- //
Page 6
19.
The expiration of Council's conceptual PUD/subdivision
approval, pursuant to Section 24-8.8 of the Municipal Code,
in the event a preliminary PUD/subdivision application
is not submitted pursuant to the provisions of Section
24-8.11 within six (6) months of the date of this resolution.
APPROVED by the City Council of the City of Aspen, Colorado,
at their regular meeting on April 2, 1984.
ASPEN CITY COUNCIL
William Stir ling,~
ATTEST:
Kathryn Ko/ih, City Clerk