HomeMy WebLinkAboutordinance.council.008-00ORDINANCE NO.
(Series of 2000)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
APPROVING THE ANNEXATION OF CERTAIN TERRITORY TO THE CITY OF ASPEN,
COLORADO, TO BE KNOWN AND DESIGNATED AS THE "ASPEN HIGHLANDS
VILLAGE PUD" ANNEXATION.
WHEREAS, on January 14, 2000, one hundred percent (100%) of the owners of certain
property situate adjacent to the boundaries of the City of Aspen did file with the City Clerk of
the City of Aspen a Petition for Annexation of territory to the City of Aspen, whereby real
property described in said Petition for Annexation, is being petitioned for annexation to the City
of Aspen; and
WHEREAS, on January 24, 2000, the City Council did adopt ReSolution No. 7, Series of
2000, finding substantial compliance with Section 31-12-107(1), C.R.S.; establishing March i3,
2000, as the date for a public hearing to determine compliance with Sections 31-12-104 and 31-
12-105, C.R.S.; and authorizing publication of said hearing; and
WHEREAS, the City Council, by resolution (Number 30, Series of 2000) at its regular
meeting on March 13, 2000, did find and determine, following a public hearing, said Petition for
Annexation to be in substantial compliance with §§ 31'12-104 and 31-12-105, C.R.S.; and
WHEREAS, the City Council does hereby fred and determine that approval of the
annexation of said territory to be in the City's best imerest; and
WHEREAS, Pitkin County granted the owners of the Aspen Highlands Village PUD land
use approvals that have been memorialized in a Subdivision Improvements Agreemem and
Planned Unit Development pursuant to the County's Planned Unit Development (PUD)
regulations; and
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WHEREAS, the Pitkin County PUD regulations differ slightly from the City's PUD land
use regulations and experience has indicated that on occasion, following an annexation of
property into the City that has received land use approvals in the County, it becomes necessary
to make minor amendments to the Final Plat and PUD; and
WHEREAS, the City Council desires to allow the City's Community Development
Director to approve said minor amendments to the PUD and Final Plat consistent with the
County PUD land use regulations that do not clearly contradict City PUD regulations without the
necessity to amend the City land use regulations or require the applicant to follow needlessly
cumbersome City land use regulations for minor amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO:
Section 1. That the tract of land described in the Petition for Annexation,
commonly referred to as the "aspen Highlands Village PUD", and as shown on the annexation
maps, is hereby annexed to the City of Aspen, Colorado.
Section 2. The City Clerk of the City of Aspen is hereby directed as follows:
(a) To file one copy of the annexation maps with the original of this annexation
ordinance in the office of the City Clerk of the City of Aspen.
(b) To certify and file two copies of this annexation ordinance and of the annexation
maps with the Clerk and Recorder of the County of Pitldn, State of Colorado.
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(c) To request the Clerk and Recorder of Pitldn County to file one certified copy of
this annexation ordinance and of the annexation maps with the Division of Local Government of
the Department of Local Affairs, State of Colorado.
Section 3.
The City Engineer of the City of Aspen is hereby directed to
amend the Official Map of the City of Aspen to reflect the boundary changes adopted pursuant to
this annexation ordinance.
Section 4.
The Community Development Director is hereby authorized to
approve minor PUD amendments to the Aspen Highlands Village PUD which are intended to
change an element or condition of the development permit; provided, however, that the proposed
amendments are consistent with the following standards:
ii.
iii.
iv.
The amendment must be a clarification or a technical correction to a plat.
The amendment must not change the use of the proposed development
between residential, commercial and tourist accommodation uses.
The amendment must be consistent with action taken during the review of
the original development and does not constitute new land development
activity.
The proposed activity does not:
Change the basic character of the approved use of land on which the
activity occurs including basic visual appearance and method of operation;
Increase off-site impacts in the surrounding neighborhood;
Endanger public health, safety or welfare;
Substantially increase the need for on-site parking Or utilities, or affect
affordable housing generation; and
Increase the floor area of the use by more than two (2) percent or decrease
open space on the site by more than three (3) percent.
Section 5.
The Community Development Director is hereby authorized to
approve minor plat amendments to the Aspen Highlands Village PUD; provided, however, that
the proposed amendments are consistent with the following standards:
The amendment increases or does not affect the degree of compliance with
land use code standards;
The amendment is being made to a recorded plat which has been approved
by the City; and
The amendment is consistent with representations made to Pitkin County
during the conceptual and detailed subdivision reviews whichever is
applicable.
Section 6. That if any section, subsection, sentence, clause, phrase or portion
of this ordinance is for anY reason held invalid or unconstitutional in a court of competent
jurisdiction, such portion shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
Section 7. That this ordinance shall not have any effect on existing litigation
and shall not operate as an abatement of any action or proceeding now pending under or by
virtue of the ordinances amended as herein provided, and the same shall be construed and
concluded under such prior ordimnces.
A public hearing on the ordinance shall be held on the /~ ~
day of
in the City Council Chambers, Aspen city Hall, Aspen, Colorado.
2000,
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City
Council of the City of Aspen on the c~ day of ~ ,2000.
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ATTEST:
>
FINALLY adopted, passed and approved this
/
day of
., ooo.
ATTEST:
JPW-03/21/2000iG:\john\word\ords\highlands.doc
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5
M.emo
To:
Re:
Mayor and City Council
Steve Barwick, City Manager
Tabatha Miller, Finance Director ~__~./
March 23, 2000
Highlands Development Annexation
SUMMARY: The attached sheet outlines the estimated financial implications of annexing
the Aspen Highlands Village Planned Unit Development into the City of Aspen, The
proposed growth is based on annexing both residential and commercial property,
DISCUSSION: The largest source of revenue from an annexation of the Aspen Highlands
Village would be Real Estate Transfer Tax (RE'TT) on the sale and transfer of the residential
· units. The REFT is a special revenue source legally designated for affordable housing and
the maintenance and operations of the Wheeler Opera House. The summary numbers
attached include the remaining initial sales of affordable housing units, free market
townhouses, free market single family home lots, and the fractional ownership
condominiums, In adciition, an estimated annual amount based on previous annual real
estate sales is included in the ongoing annual revenue column. Although the revenues from
the RE'FI' exceed $2 million in the initial build out and more than $875,000 annually after
build out, tittle or none of this revenue can be used to offset the cost of the sen/ices that must
be provided to the newly annexed area.
Most of the services that must be provided to the annexation area are funded from General
Funds. The total annual General Fund Revenue is $537,701 with expenditures of $500,702
for annual net revenue of $36,999. It must be noted that $255,497' of the general fund
revenue is dedicated to the Asset Management Plan (AMP) and will be used for additional
capital needs. This leaves a General Fund operating def~clt of $181,499~ If we operate the
· Page 1
General Fund at the current level with the new annexation expenditures there will be little or
no growth in cash balances over the next five years, based on our current projections.
An important point ~s that over the past several years the General Fund operating funds have
supplemented the AMP budget up to $1,3 million in a single year. The additional $255,497,
collected in AMP property tax from the annexation may either offset the annual General Fund
contribution to AMP or may be used to "pay back" a portion of the past supplemental funding.
This may help offset the operating deficit in the General Fund for annexation cost.
At this time and in this analysis., we have not addressed the additional cost of annexing the
Maroon Creek Road or the area where the school district resides. However, both areas will
only increase General 'Fund Expenditures and add little or' no revenue to the City, which
would continue to limit the financial flexibility of the General Fund. Early preliminary estimates
on upgrading the Maroon Creek Road to city standards show more than $1 million needed.
Overall, the City would benefit from the annexation of the Aspen Highlands Village especially
the special revenue funds. AJthough the financial strain on the General Fund must be taken
into account when weighing the decision.
RECOMMENDATION; If City Council proceeds forward with the annexation process staff
recommends that department's budgets be increased by the 'estimated annual at annexation'
amount prorated for the portion of the year remaining. Staff and City Management would
continue to review the 'Estimated annual at Build out' and adjust, as the impacts from the
annexation become better known. The allocation of the expenditure budget could be
modred to better serye CH needs in future years and match, actual impacts to departments.
· Page 2
Cit~ of Aspen
Highland Annexation
Finanoial Summery
Genaml Fund:
Plooer~ Tax
AMP P0r;ion J 63.744 ~ 255.497
TOTAL REVENUES s 170.~.58 s 1.622.915 $ 2,073.025
EXPENDITURES:
Genomt Fund:
Totll G~m~ Fund
Food Tax Refunds 5,762
Tree Mitigation encl Mist Review Work 2,500 5,~
To~ Park~ and O~en 8paoe ~nd ~ 2~5~ ~ t0,782
TOTA~ EXPENOI~S ~ ~,835 $ 511,4~
21
5.000
21,o5o
500,702 t 47,120
e 47~120
City of Aspen
Annexation Impact Report
Aspen Hi'ghlandsAnnexation
Prepared By:
AspenlPitkin'CommUnity Development Department
Submitted to the Pitkin
County Board of County Commissioners
February 2000
Table of Contents
OVERVIEW 3
GENERAL INFORMATION 4
MUNICIPAL SERVICES TO BE ROVIDED TO ANNEXATION
AREA 6
FI NANClAL ANALYSIS 7
CITY DEPARTMENT IMPACTS' 10
OTHER AGENCY IMPACTS 18
EFFECT OF ANNEXATION UPON THE LOCAL PUBLIC
SCHOOL DISTRICT SYSTEM (RE1) 20
EXISTING ZONING DISTRICTS 21.
MAPS 22
Maps
CITY OF ASPEN PRESENT BOUNDARY
CITY.OF ASPEN PROPOSED BOUNDARY
PRESENT ZONE DISTRICTS
CITY OF ASPEN WATER SERVICE AREA
ASPEN CONSOLIDATED SANITATION DISTRICT
EXISTING LAND USE PATTERNS
PROPOSED LAND USE PATTERNS
2
OVERVIEW
On October 15, 1998 Pitkin County gave final approval of the Aspen Highlands
Village PUD.
The CitY of Aspen is considering annexation of approximately 80 acres known as
the Aspen Highlands Village Subdivision. The property is located on Maroon Creek
Road, which also serves as its p Jmary access.
New roads, utilitiest open space, and recreational features are a part of the
approved Aspen Highlands Village PUD. The developer is responsible, for the
installation of the infrastructure as port of the County opprova process.
The approved PUD for the sffe includes:
0 63 Free market-housing units
O 112 Affordable Housing Units including sale and rental units
O 10 Caretakeror Accessory Dwelling Units
O 7'3 Tourist Accommodation Units
In addition to the residential units the site will include 54,725 square feet of
commercial space, which will host the following uses:
0 Restaurants
0 Retail
C) Accessory Skier Services
O Condominium & Meeting Rooms
O Ski Area Storage
3
GENERAL INFORMATION
Employee Generation
Restaurant 14,125 60.0
Retail 2t,600 ' 91.8
Accessory 12,000. 51.0
Skier Services
Remaining construction !s valued
approximatel7 $111,500,000; A recent.
Pitkln County report entitled "Construction
Workforce Dynamics" concludes that
appr.oximately 1.8 FTE's are generated per
$1..00,000 in construction valUatiOn. I~ this
analysis is deemed accurate then the
Highlands proiect will yield approximately
502 employees per phase (over four phases)
with total FTE employees generated
numbering approximately 2007.
Projected Permanent Residents
";..:. . Unit Number: Projected T. otal Occupancy
Free Market
31 23
Free Mk't. Single Family
Free Mkt. Town Ha. Single 32 24
Family
Affordable Housing
AF Dorm 38 76
AF Sing Family 23 69
AF Town Hm 28 84
AF Rental 5 15
AF Rental 2 4
AF Mu]ti Family 8 16
AF Mu]ti Family 8 16
AF Caretaker 10 20
~ Employes Generation Numbers Based on Aspen City Land Use Code Section 26.470.100 NOTE: Commercial
Square Footage OMITS 7,000 sq. ff. of space dedicated to meeting rooms and ski ares storage.
4
Acres 1811
Square Miles 2.83
Acres of Parks
Maintained 72.2
Acres of Open
Space 435
Area InformatiOn
83.39 83.39 ~< ...........
0
0
Peak Population
Tourist/peak :" U~lt Projected
Populations Number OcCupancy
Free Mkt,
Condos 73 219
Day Visitors 592
Free Mkt
Single' 93 70
Family.
Free Mkt.
Single 96 72
Family.
New Registered Vehicles
:; '~n~i~:. -- Projected Projected
Unit Type ;~Nun~ ;.~'!' To~l New
,:-': , ~ .-~ccupancy Veflicles~
Free Marke~
Frae M~. Si~Je
Family 31 23~ 24.15
Free Mkt. Town
Hm Single 32 24 25.2
Family
Affordable
Housing
AF Dorm 38 75 79.8
AF Sing Family 23 69 72.45
AF Town Hm 28 84 88.2
AF Rental 5 15 15,75
AF RentaJ 2 4 4.2
AF Multi Family 8 16 16.~
AF Multi Family 8 '16 16.8
AF Caretaker 10 20 21
Number in~udes permanent populsti0n
Based on 1.05 vehicles per individual
5
,MUNICIPAL SERVICES TO BE
PROVIDED TO ANNEXATION AREA
The City of Aspen is ¢onsiderlng the annexation of 80+ acres known as the Aspen
Highlands Village Subdivision. The property is located on Maroon Creek Road
south of the Moore PUD and southwest of Aspen High School,
ff the City of Aspen decides to annex the-Aspen Highlands Subdivision then the
area could expect that the City would provide to the annexation area all municipal
services normally performed by theCity or provided to other parts of the City.
These services might include: police/law enforcement services~ water ut[litles, trail
maintenance, municipal administrative services such as planning and zoning, and
parks/reCreation facility access.
Spe.clfically,'the Annexation Area is scheduled to be served by City of Aspen
municipal' water, Aspen ConSolidated Sanitation District sanitary sewer, electricity
by Holy Cross Electric Association, natural gas by Rocky Mountain Natural Gas,
telephone service by U.S, West Communications and TCI cable. The annexation
area is located within the'Aspen Fire Protection District, and fire suppression is by
the Aspen Volunteer Fire Department. The RE 1 Aspen School'District will serve the
school .aged children within the annexed area.
All roads within the potential Annexation Area, wlfh the excepllon of Maroon
Creek Road, are or will be, privately built and maintained.
Although not all of the impacts noted below reflect direct fiscal costs to the City of
Aspen, they are provided in this report to deliver a general overview of impacts for
Councilors and Commissioners to consider. A financial analysis is followed by brief
department-by-department service analyses.
6
INANCIAL ANALYSIS
The following page outlines the estimated financial implications of annexing the
Aspen Highlands Village Planned Unit Development into the City of Aspen. The
proposed growth is based on annexing both residential and commercial property~
The largest source of revenue from an annexation of the Aspen Highlands Village
would be Real Estate Transfer Tax (RETT] on the sale and transfer of the residential
units. The summary numbers atta'ched include remaining initial sales-of affordable
housing units, free market townhomes~ free market single family hame lots:
fractional ownership condomi0iums, and an annual amount based on previous
annual real-estate sales. Although the revenues from the REFT exceed $2 mill[on in
the initial build out and more than $875,000 annually after build out, little or none
of this revenue can be used to offset the cost of the services that must be provided
to the newly annexed area because RETT is specifically earmarked for housing and
day.care programs.
Most of the services that must be provided to the annexation area, are funded from
General Funds. The total annual General Fund Revenue from this annexation is
expected to be $513,224 with expenditures of $514,733 for an annual net
~. It must be noted that $255,497 of the general fund revenues
are dedicated to the Asset Management 'Plan and will be used for additional
capital needs. Th~s leaves (: General Fund operating deficit of $259,236. If we
operate the General Fund at the current level with the new annexation
expenditures, there will be little or no' growth in cash balances over the next five
years, based on our current proiections.
At this time and in this analysis, we have not addressed the potential additional.cost
of annexing the Maroon Creek Road' or the area where the school district resides.
While these are not part of the proposed annexation, the issue is pertinent because
of the potential future linkage of these areas. Both areas will only increase
General Fund Expenditures and add little or no revenue ta the City, which would
continue to limit the flnandal flexibility of the General Fund.
7
REVENUE:
Property Tax
AMP Portion
OperaUng Portion
;ranchise Tax
Su$ine~ O¢cuoetion Tax
Specific Ownership
Cigarette Tax
Liquor Occupation
Count' Sales Tax
Building Fees
Highway Users Tax
Road & Bridge Tax
Alarm Fees & Permit
General Fund Total
WRETT
Afford House/Daycare Fund:
HRETT
.45% Cty Sa~e$ Tax
Affor~ House/Da)'care Total
Parks and Open Space:
1.0% Cty Sales Tax
Parking Garage Fbnd
.25% C~ Sales Tax
TOTAL REVENUES
EXPENDITURES:
Higlands Annexation Financial Summary
Estimated E$timate<~ Estimated
Annual Anneal ,at One Time During
At Annexation Build Out BuUd Out
$ 63.744 S 256,497
16,164 76.939
30.818
313 1,250
2,466 9,863
1.063 _ _ 4.253
~.~40 6.560
2~,.953 g9,811
3,565 14.261
2.T~3 Z- 10,929
593 2.819
56 225
$ 107.310 $ 513.224
305.941
13.057
S 13.057 $
$
7,~5,$25
1.327.900
581.97g
52,225
634.199 S
2g,015 116.059
7.254 29,015
156,635 $ 1,5~8.437
Gene~l Fund:
Asset Management S 7.130 14.261 (2}
City Council 7.571 15.142 (2)
City Managers 15.039 30,078 (2}
Human Resources
City Clerks 12.681 25,362 (2)
City Attorneys 12,373 24.747 (2)
Risk Management 2.610 $,221 (2)
Finance 21.002 42.004 (2)
Planning 7,490 14.980 (3)
Engineering 10,513 21.225 (2)
Building 3.364 5.729 (3)
Environmental Health 12,$64 25.928 (2)
Police 168.742 168.742 (1 }
Dispatch 11,970 23.940 (1)
Streets 4,602 9.203
Recteatior 29,140 58.260 {2)
I~ Garden 14.446 28,891 (2)
Information Systems "
Tote1 General Fund
1.327.9C0
$ 2073.025
$ 341,737 $ 514,733
21,060
21.060
$ 42,120
8
~ar~s arm Open
F~:~ Tax Re~r~s
Tree Mi~g~on
2. S00
To~l'Pa~ and Ooen Spa~ Fund '~ 2,~0
TOTAL ~PEND~URES S ~,237
(1) Budget In~a~ ba~ on ~ease ~ Peak Po~u/at/on
(2) Bu~gel In~a~
~) Budget ~n~ea~.bas~
' B~get In~aze ba~ on in~se in ~t~ and IJg~ ~inlenan~
"B~get In.ease will ap~ as a ~a~e to depa~nm ~o aaa staff.
5.000
t0,?$2
525,514
42.120
9
CITY DEPARTMENT IMPACTS
General
Many of the fundamental maintenance services that would normally accompany a
residential/commercial subdivision will be provided to the Aspen Highlands through
a special service taxing district. Several of the notable exceptions to this Districts
service are noted by department below.
Police'
The Aspen Highlands development annexation would have significant impacts on the
ability for the Aspen Police Department to provide services to that area~ especially
if the City is to maintain its current level of service.
There are a number of factors that should be considered in addition to the pure
statistical analysis. The figures provided by either the Finance or Community
Development Departments would support the hire of one or two additional officers.
A case cauld be made that this would be an insufficient increase in staffing for the
Police Department.
The detached location of this.project, traffic congestion, the concentration of
commercial space, and the num~' er of day skiers combine at critical times of the day
and night to further stress our ability to respond to calls for service in this area and
the rest of the City. For example; a bar altercation at Highlands would require all
available officers to respond to the area, stripping the rest of the City of Police
services and delaying response times to other calls for service. Further
complications would.arise with the possible annexation of the Maroon Creek l~oad
and the .School complex. Combln;ed~ these areas represent potentially significant
increases in the calls for service with no increases in revenues. Pure financial
analysis for annexation of these areas, is not expected to generate general fund
revenues.
From a practical viewpoint the City needs to look at the impacts that all recent
annexation areas are having on City services. Taken as separate issuest these
newly annexed areas represent small increases ~n revenue to the general fund. This
translates to small, incremental increases in budget for the Police Depafi,~ent, which
have not yet allowed an increase 'in manpower. Budget increases are necessary to
keep pace with increased calls for service. What is at stake: increased response
times, the reduction in time available to cover traffic issues such as speeding and
10
pedestrian crossing, and.the reduction in time avail able for officers to proactively
address problems in the City. In short, we risk eroding the high level of service
satisfaction and the feeling of safety that our citizens and guests currently enjoy.
The City Council should expect a request ~or an appropriation of funds necessary
for three additional Certified Officers and one Community Safety Officer in order
to maintain current levels of service in.light of the current and recent an'nexation
proposals.
The table on the following pa ge'represe.nts a pure quantitative analysis of current
Police levels of service an d projected new officers based on population increases.
11
Police Services
.... · ...~.-;....:.-: · ~Projected New Projebted Ne~w
'* ~ '"'~ ~roJected 'Pol[~eOffi~emPollce~cers'policeOffic
Number ~ .... ' .. ,sm,~- -
., .. uccupancy . ..... , .
Free Market
Free Mkt, 31 23 0,046 0.115 0,0276 0.023
Single Family
Free Mkt.
Town Home. 32 24 0.048 0.12 0.0288 0.024
Single Family
Affordable
Housing
^F Dorm 36 76 0.152 0.38 0.0912 0,1748
AF Sing 23 69 0.138 0,345 0,0828 0.1587
Family
AF Town
28 84 0.168 0.42 0.1008 0.1932
Home
AF Rental 5 15 0.03 0,075 0.018 0.0345
AF Rental 2 ,~ 0.008 0.02 0.0048 0.0092
AF Multi
8 16 0.032 0.08 0.0192 0.0368
Family
AF Multi
8 16 0.032 0.08 0.0192 0,0368
Family
AF Caretaker 10 20 0.04 0.1 0,024 0,046
._T..OT_A.L: ,:.-_-:~ ..1_8A ,_:.:__3.4.7_ ...... 0.694 ..... .1,..7.~35 __
0.4164 0.7981
:Tourist~/Pe~k
Popu]aflon. s
Free Mkt. 73 219 0.2628. 0,219
Condos
Day Visitors 592 0.7104 0.592
Free Mkt.
Single 93 70 0,084 0.07
Family.
Free Mkt.
Single 96 72 0.0864 0,072
Family.
Tt~TA/' :' · ~1~ ', ' ~00 "' ' ' ; z*': j ....- '.:: · ':t.56 · .' ,1.7511 .~ :
12
Housing Authority
Although some departments are registering potentially negative impacts'from
annexation it would actually prove to be a boon for the Housing Authority with the
addition of no less than 122 Affordable Housing Units.
It should also be noted that RETF revenues from the project would subsidize
bedrooms at the rates intricated in the table below.
· :.-4]~l~!ng Of E~ed:.': ~y. D61ra~'-Ani~t.~:~:.:,'!..,,?./~l~m'~'~F6~-
Annual at Buil~ Out $ 6~,199 15.25
At ~nexation $ 13 057 0.31
One time dudng Build-Out $1 ,~27,900 31.92
Eng ineering
The Engineering Deportment' has determined two maior categories of impact.
First, during the development andi.mplementation phase Of annexation
improvements, the department will be required to inspect, all site improvements and
co~ duct Right-of. Way inspections. The estimated level of work performed during
this first three years of development would rectuire a dedicated, full-time
Engineering Technician.
Second, the ongoing impact phase of development will require routine' Right.o'S:.
Way inspect.ions, including inventory of all site features and constructed
improvements. This is due to its density of populations and users. Approximately
40% of the Engineering Technician's time will be required to insure conformity with
safety performance standards for the constructed improvements.
Water
The Annexation Area has already established service through a water service
agreement with the City'of Aspen Water Department While previously under the
jurisdiction of the Highlands Water and Sanitation District, the 'City of Aspen now
oversees all Infrastructure maintenance, service, and operation of the water system.
The system wlrl cam =ly with code. '
13
Streets
The following are some concerns regarding the potential annexation of Maroon
Creek Rd. In general, staff wishes to caution Councll about the need to bring
Maroon'Creek Road up to Cit~ ~tandards before itis annexed.
There is a section of Maroon Creek Road from G.len Gary Drive to Glen Dee Drive
which is 'narrow and has a steep drop-off to the river. There is 'a section of
gUardrail along the edge of the drop-off. -The Aspen Sanitation District, as part.of
their sewer line upgrade/will go' ~hrough-this area this spring to install a new liner
which will be 20 feet deep at this location. Although the District will have to rebuild
the road where ~they've beenr there' is concern that it w~ll not be brought up to
acceptable standards for the City to take over. The bank iS so steep, it is uno.ear
that it will continue to hold up the road. Aspen Sanitation is doing some deep soil
boring there in late February, at which time we will have better information. The
installation of that sewer line will close Maroon Creek Road for some time. Traffic
(at least emergency} w~ll need to be routed through the residential area.
Another significant concern is the start-up cost to begin plowing Maroon Creek
Road. Our snowplow routes are currently 9 - 10 hours long; i.e. we are already 'n
overtime mode as standard operation. Any increase in our plowing would require
the purchase of a new plow and a man to operate it. That would be about
$42K/year for the man and $220K one time for the p~ow (p~ows are on a 7-year
replacement schedule}.
Community Development
The Community Development Department will likely be impacted by increased
permit review and zoning complaints. The Department also would anticipate an
ongoing increase in caseload if the annexation were to take place.
:?'"
Residential 5437 185 3.40%
Tourist 7500 73 0.97%
Commercial 2691 8 0.30%
14
Environmental Health
The annexation of Aspen Highlands Village, conSisfin g of.new residential units and
buslnesses~ Will have a direct impact on the ~nvironmental Health Department. In
the Aspen City limits, it is required that any business, home or building that
generates trash and garbage must keep the trash and garbage inaccessible to
wil dlJfe. The annexation of Aspen Highlands Village will requi're staff time in
education, enforcement and supervision of the ordinance. Restaurant inspection s will
also be required for any new food service facility. Given these conditions, the
Environmental Health Department feels the antici pated budget allocation is
a pproprlate for the projected impact on staff time and resources.
Building Department
Building Department is not anticipating any significant impact from annexation
because.increased work will be offset by increased charges. The department
would be responsible for inspections whether the property is in the City orCounty
Parks
The chart reflects park and trail needs based on level of service standards
established in 1987 with the park impact fee methodology. The intent of this table
is not to aha yze open space and trail dedications made by the Highlands
developers, but to demonstrate bare minimur~ standa;rds.
A trail will be in place within the easement of Maroon Creek Road. This trail would
only come under.City .purview. if Maroon Creek Road were annexed.
· - -- ;.: Parks
~: ..,.. ........ .~.....<~.. *.~.~, .. ,,ProJected New Trail
.-...~.~.. _;; ~.~ ~.Unit __, ProJec~d To~I ~ .Prole~d NewPark -
.~?~:~.~.,..~.~:~mber .:-.' Occupancy;:,' .-r~-'Acreage Needed ~:
~, ~-.. :::. :'::- ~'-.' ::.. '.~' : '- '~ .... .... ~.: · , .. - ~''*' ~' ~r ~)
Free Market
Free Mkt. Single 31
Family
Free Mkt. Town
Home. Single 32
Family
23 0,46 310.5
24 0.48 324
Affordable
Housing .....
AF Dorm 38 76 1.52 1026
AF Sing Family 23 69. 1.38 931 5
AF Town Home 28 84 1.68 1134
AF Rental 5 15 0.3 202.5
AF* Rental 2 4 0.08 54
AF Multi ·Family 8 16 0.32 218
AF Multi Family 8 16 0.32 216
AF Caretaker 10 20 0.4 270
The proposed annexation will quite significantly expand administrative review
requirements of the POrks Department Staff. As noted in the submitted PUD
agreemenr~ Tree Removal Permit Applications, Planning Review, and Building Permit
Review will be a consistent impact on staff. Currently, Parks Department Staff is
operating at a deficit staffing level to meet current administrative review needs. I t
is possible a new staff position will be required to meet the administrative
requirements of the project.
The PUD agreement has significant language based on landscaping and restoration
of the site. Again, administration of associated bond and landscape requirements
will take significant staff time.
The current PUD and final plat show very limited public trail access. Specifically, it
only.shows the Powder Bowl Trail and a Bike lane along Maroon Creek Road. 'If
possible the development should include more public trail access. The trail system
should be coordinated with other projects Currently under construction or planned
for construction in trails Master Plan or the area. Specifically, the trails should be
coordlnated wlth the Moore/5 Trees project, the Community Campus/Iselin project,
the Water Plant Area, and the Thomas/Marolt Area. There is an opportunity to
provide a wide variety of recreational and commuter type trails in this area. The
City should pursue these new trail, oppor~u~JtidS i:n'any project under consideration
for annexation. The City will be incurring a new level of financial responsibility if
the project !S annexed including trail development, staff research and review and
trail maintenance.
OTHER AGENCY IMPACTS.
While the City may not directly finance these departments' services, they are
added to demonstrate some additional impacts of this subdivisions development to
the residents of the up-valley community. These impacts will exist regardless if the
City c[ecides to annex or not.
Aspen Volunteer Fire Department
The property currently resides within the Aspen Fire District. The area will be
attached to city water and all. facilities will be equipped with sprinkler systems.
ISO rating is pending but is estimated by Fire Department at ISO 6.
- -: Projected
· - - "~ Current Percent ' New Fire
Number of New Units Fighters
"-'-' Increase
Type ~- Units . From ~ (at build- .. (Based on
'-~- ., ,.-:', (in Fire Annexation · Current
.... -; ' District) ' " ~' :'" '~ out) ...:
.... · - ...~_:,.::~. -:., Level of
Residential 5760 181 3.14% 1.086
Commercial 859 81 9.43% 0.486
_TOTA~;/~ ?,. 76519 ~' , .;?262 ,'.-?"-;;~' t2.~7%'~;:~-~~. ,/'.1.~72
Note that the total commercial units includes .73 lodging units
Holy Cross Electric
Due to the complicated array of existing line systems and other improvements
taking place to core electric system infrastructure, determining specific impacts is
difficult.
However, it is roughly estimated that the Highlands Development (at build-out) will
draw an additional 8-12 megawatts. Currently, the Aspen Substation is capable of
handling approximately 7'5 megawatts current peak draw is approximately 60-65
megawatts---leaving little room for contingencies.
While the development of Aspen Highlands may not be directly responsible for the
addition or upgrade of an Upvally electrical substation we can assume that its
build-out will accelerate system upgrades.
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The approximate,, pr, ojected Highlonds V~lJa~ buil~out electrical draws are given
below.
Library
The Pitkin County .Library is not ma_in, tained:.nor funded.by the ~it7 of Aspen. The
library is contemplating a ~ 0,000 square foot expansion.
:.NEW NeeTded~ '?.;New SPa¢~ Needed to
LibrarY V61ume~!A~commodate'Volumes
'_-~:( q.'Ft.)' ·
.~::. . '~:;: .
Free Market
Free Mkt. Single
Family 31 23 130.87 526.10
Free Mkt. Town
Home. Single Family
32 24 136.56 548.97
Affordable Housing
AF Dorm 38 76 432.44 1738.41
AF Sing Family 23 69 392.6~ 1578.29
AF Town Home 28 84 477.96 1921.40
AF Rental 5 15 85.35 343.11
AF Rental 2 4 22.76 91 50
AF Multi Family 8 '~6 91.04 365.98
'AF Multi Family 8 18 91.04 365.98
AF Caretaker 10 20 113,80 457.48
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EFFECT OFANNEXATION UPONTHE LOCAL PUBLIC SCHOOL
DISTRICT SYSTEM (RE1)
Children of school age residing within the Annexation Area'wOuld attend schools
provided by the Aspen School District RE1. In 1995 both the City and the County
adopted conformed ordinances with respect to school land dedication standards.
Consequently annexation will not have an effect on the number of students
generated or the capital required to service such students. Required capital will be
captured through fees at the time of building permit issuance. Nonetheless, the
table below illustrates a dimensiori bf the-impact.
Projections in the table represent student generation numbers as determined by the
RE1 School District and City of Aspen Municipal Code.
School & Students
.... ' '" ' .......... ' **'. ' * Pr.ojected
-- - '::'- .... _... :: Projected New L~*nd ' Land '---. NewStaff
' " ~ "*.':': :-' ~' Students"
Unit TyPe- Unit Number ca.e~onlsss Dedication ~::.Dedication: . Rqquired
'"* *. · ?.': :.. -...~*. ~Aspen School District (Sq. Ft.). ~.: (Acres).*-' L..:'~for
~' ~', - suwey) - * .' :'....; : .: " Students
Free Market
Free Mkt. Single 3,1 27.9 21875.832 0.5022 2.79
Family
Free Mkt. Town
Home. Single 32 28.8 22581.504 0.5184 2.88
Family
Affordable
Housing
AF Dorm 38 34,2 26815.536 0.6156 3.42
AF Sing Family 23 20.7 16230.456 0.3726 2.07
AF Town Home 28 25.2 19758.816 0.4536 2.52
AF Rental 5 4.5 3528.36 0,081 0.45
AF Rental 2 1.8 1411.344 0,0324 048
AF M,dti Family 8 7.2 5645.376 0,1296 0.72
AF Multi Family 8 7.2 5645.376 0.1296 0.72
AF Caretaker 10 9 7056,72 0.162 0.9
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EXISTING ZONIN DISTRICTS
The existing zoning within the Annexation Area is AF-Ski, R-30, AH, AHO, AR-l, and
R-! 5 with a PUD overlay. Within 90 days of Annexation, the City must establisl~
the zone districts for the land. ,The City anticipates adopting the approved PUD
land use parameters overlay established by the County with underlying zoned
.districts. Variations to the zoning may occur through the process of formally
assigning zoning to the subject annexation lands.
BIoak l Existing Zoning4
Block A R-30
Block B AH/AHO
Block C !.AR-I
Biock D I AR-1
Block. E
I Apl:)roximate Acreages
22.450
I2.730
25.516
25.515
t R-I$/AHO 1.315
Block F AH/AHO J .745
B,ock G ~ I R-15 AHO/R-I~. . t 11.878/~459
Chart does not include a .975 acre "out parcel" sitting within block A or a 2.085 AF.Ski
parcel within block D. The Chart does not include Parcel 'A' 13.204 acres or Parcel '1' .512
acres.
· Pitkin County
s Zoning is not exactly congruent with developers block designatmns
s NOTE: Block C and D are not cumulative
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