HomeMy WebLinkAboutresolution.apz.005-82 RESOLUTION OF THE ASPEN PLANNING AND
ZONING COMMISSION RECOMMENDING AMENDMENTS TO THE
LODGE GMP SCORING PROCEDURES
Resolution No. 82 - 5
WHEREAS, the Planning Office has been engaged in an update of the
Growth Management Plan since June, 1981 and has worked with the Planning
Commission to revise the Growth Management Quota System, including the
method of scoring and administering GMP applications, and
WHEREAS, September 1 has been established as the annual deadline for
the submission of lodge development applications, and
WHEREAS, the Planning Commission did hold a public hearing on April
20, 1982 to consider amendments to Section 24-11.6 of the Municipal Code
for the purpose of revising the Lodge GMP scoring procedures, and
WHEREAS, the Planning Commission does wish to recommend that City
Council adopt amendments to Section 24-11.6 of the Municipal Code for the
purpose of revising the Lodge GMP scoring procedures.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Aspen, Colorado, that it does hereby recommend that City Council repeal
and reenact Section 24-11.6 of the Municipal Code to read as follows:
Sec. 24-11.6 Lodge development application procedures.
No lodge development shall occur within the city, except lodge
development exempted pursuant to section 24-11.2, until the proposed
development shall have received a development allotment pursuant to
the following procedures:
(a) All applicants for lodge allotments shall file with the city
planning office, on or before September 1st of each year, a
completed application which shall be submitted with the
following maps, documents and information:
(1) A written description of the proposed development
including comments as to:
(aa) Type of water system to be used and including
information on main size and pressure and, if
public, the excess capacity available for such
public system; the location of the nearest main;
the estimated water demand of the building;
proposed facilities necessary to provide fire
protection including fire hydrants and water
storage tanks.
(bb) Type of sewage treatment system to be used and,
if public, the existing excess capacity available
from such public system; the location of the
nearest trunk or connecting sewer line; the
estimated sewer demand of the building.
(cc) Type of drainage system proposed to handle surface,
underground and runoff waters.
(b)
(dd)
Total development area including lot coverage, internal
square footage, and areas devoted to open space or
landscaping.
(ee)
Estimated traffic count increase on adjacent streets
resulting from the proposed development; total number
of vehicles expected to use or be stationed in the
proposed buildings; hours of principal daily usage; on
and off street parking to be supplied; location of
alternate transit means (bus route, bike paths, etc.);
any auto disincentive techniques incorporated into the
proposed development.
(ff) Effects of the proposed development on adjacent uses
and land uses in the vicinity of the project.
(gg) The proposed construction schedule including, if
applicable, a schedule for phasing construction.
(2) A site utilization map including:
(aa)
Preliminary architectural drawings in sufficient
detail to show building size, height, material, insulation,
fireplaces or solar energy devices (demonstrating
energy conservation or solar energy utilization features),
type of commercial spaces or units, and location of all
buildings (existing and proposed) on the development
site.
(bb)
Proposed landscaping, screening, attempts at preserving
natural terrain and open space, and undergrounding of
utilities.
(cc)
Motor vehicle circulation, parking, bus and transit
stops and improvements proposed to insure privacy from
such areas.
(dd) Any major street or road links and school sites,
pathways, foot, bicycle or equestrian trails, greenbelts.
(ee)
General description of surrounding existing land uses
and identification of zoning or historic district
boundary lines, if any.
The planning office shall evaluate all development allotment
applications during the early weeks of September, reject those
that are ineligible under section 24-11.3(c) and present its
recommendations at the planning and zoning commission no later
than October 1st of each year or at the commission's first
regular meeting subsequent to that date. The planning and
zoning commission shall review all applications taking into
consideration the following criteria and point schedule with
respect to each of the following areas of concern:
(1)
Availability of public facilities and services (maximum l0
points). The commission shall consider each application
with respect to its impact upon public facilities and
services and shall rate each development by assigning
points according to the following formula:
O--Project requires the provision of new services at increased
public expense.
1--Project can be handled by the existing level of service
in the area or any service improvement by the applicant
§enefits the project only and not the area in general.
2--Project in and of itself improves the quality of service
in a given area.
The following services shall be rated accordingly:
(aa) Water (maximum 2 points) considering the ability of
the water system to serve the development, and if a
public system, the applicant's commitment to finance any
system extensions or treatment plant upgrading required
to serve the development. If a private system, considering
2
the capacity and reliability of the system being proposed
and the demonstration of availability of water rights to
serve the development.
(bb)
Sewer (maximum 2 points) considering the ability of the
sewer system to serve the development, and if a public
system, the applicant's commitment to finance any system
extensions or treatment plant upgrading required to
serve the development. If a private system, considering
the capacity and reliability of the system being proposed.
(cc)
Storm drainage (maximum 2 points) considering the degree
to which the applicant proposes to retain surface runoff
on the development site. If the development requires
use of the city's drainage system, considering the
commitment by the applicant to install the necessary
drainage control facilities and to maintain the system
over the long term.
(dd)
Fire protection (maximum 2 points) considering the
ability of the fire department of the fire protection
district to provide fire protection according to the
established response standards of the district without
the necessity of establishing a new station or requiring
addition of major equipment to an existing station.
Considering the adequacy of available water pressure and
capacity for providing fire fighting flows. Considering
the commitment of the applicant to provide fire protection
facilities which may be necessary to serve the project,
including, but not limited to, fire hydrants and water
storage tanks.
(ee)
Roads (maximum 2 points) considering the capacity of
major linkages of the road network to provide for the
needs of the proposed development without substantially
altering the existing traffic patterns, creating safety
hazards or overloading the existing street system.
Considering the applicant's commitment to finance the
necessary road system improvements to serve the increased
usage attributable to the development.
(2) Quality of design (maximum 15 points). The commission shall
consider each application with respect to the quality of its
exterior and site design and shall rate each development by
assigning points according to the following formula:
O--Indicates a totally deficient design.
1--Indicates a major design flaw.
2--Indicates an acceptable (but standard) design.
3--Indicates an excellent design.
The following shall be rated accordingly:
(aa)
Architectural design (maximum 3 points) considering the
compatibility of the proposed building (in terms of
size, height, location and building materials) with
existing neighboring developments.
(bb)
(cc)
Site design maximum 3 points) considering the quality
and character of the proposed landscaping and open space
areas~the extent of undergrounding of utilities, and the
provision of pedestrian amenities (paths, benches, etc.)
to enhance the design of the development and to provide
for the safety and privacy of the users of the development.
Energy conservation (maximum 3 points) considering the
use of insulation, solar energy devices, passive solar
orientation and similar techniques to maximize conservation
of energy and use of solar energy sources.
(dd)
Parking and circulation (maximum 3 points) considering
the quality and efficiency of the internal circulation
and parking system for the project, including the proposed
trash and vehicle access and loading areas and the
design features to screen parking from public views.
3
(ee) Visual impact (maximum 3 points) considering the scale
and location of buildings to maximize public views of
surrounding scenic areas.
(3) Amenities provided for guests (maximum 9 points). The commission
shall consider each application with respect to the quality
and spaciousness of its proposed services for guests as
compared to the overall size of the proposed lodging project.
The commission shall rate each development by assigning
points according to the following formula:
O--Indicates a total lack of guest amenities.
1--Indicates services which are judged to be deficient in
terms of quality or spaciousness.
2--Indicates services which are judged to be adequate in
terms of quality and spaciousness.
3--Indicates services which are judged to be exceptional
in terms of quality and spaciousness.
The following shall be rated accordingly;
(aa)
Availability of on-site common meeting areas such as
lobbies and conference areas in relation to the overall
size of the proposed lodging project (maximum 3 points).
(bb)
Availability of on-site dining facilities, including any
restaurants, bars and banquet facilities in relation to
the overall size of the proposed lodging project (maximum
3 points).
(cc)
Availability of on-site accessory recreational facilities,
such as health clubs, pools and other active areas in
relation to the overall size of the proposed lodging
project (maximum 3 points).
(4) Conformance to local public policy goals (maximum 20 points).
The commission shall consider each application and its degree
of conformity with local planning policies, as follows:
(aa)
Rehabilitation and reconstruction of existing units
(maximum 5 points). The commission shall award I point
to each applicant who agrees to rehabilitate or reconstruct
5 existing lodge rooms, to a maximum of 25 total units.
For the purposes of this section, rehabilitation shall
include the upgrading of the structure and appearance of
a lodge room by an in-place restoration of the unit to a
higher quality status which may alter the size of the
unit. For the purposes of this section, reconstruction
shall include the partial or complete demolition and
rebuilding of a unit which may be accomplished in a
similar or different footprint and at a similar or
different size to the original configuration, provided
that the unit is rebuilt on the same site. In the case
of both rehabilitation and reconstruction, the units
shall be required to meet all other provisions of this
zoning code and other applicable codes. To be eligible
for points in this section, an applicant shall provide a
conceptual program identifying the proposed improvements
to be made to the unit and the timetable for its restoration
or rebuilding.
(bb) Provision of employee housing (maximum 15 points). The
commission shall award points as follows:
0 to 50% of lodge employees housed on or off site -- 1 point for each 10% housed.
51 to 100% of lodge employees housed on or off site
-- 1 point for each 5% housed.
The applicant shall provide the planning office with a
detailed list of all employees required to serve the
project as documentation for the claim as to the percentage
of employees housed on site. The planning office shall
inform the applicant, prior to the deadline for submission
of applications, of the number of employees the project
is expected to generate, based on the size of the proposed
lodge.
(5) Bonus points (maximum 5 points). The commission members may,
when any one shall determine that a project has not only
incorporated and met the substantive criteria of sections 24-
ll.6(b)(1), (2), (3), (4) and (5), but has also exceeded the
provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional bonus
points not exceeding ten percent (10%) of the total points
awarded under those sections.
(c) The commission shall consider all eligible applications at a
public hearing at the close of which each member of the commission
shall identify the number of points assigned by him under each of
the criteria outlined in section 24-11.6(b)(1), (2), (3), (4),
and (5), after having multiplied the number of points assigned
under each of the following sections by the corresponding multiplier:
Points
Section Multiplier Available
24-11.6(b)(1)(aa)
24-11.6(b)(1)(bb)
24-11.6(b)(1)(cc)
24-11.6(b)(1)(dd)
24-11.6(b)(1)(ee)
(Water -- 2 points) 1
(Sewer -- 2 points) 1
(Storm drainage -- 2 points) 1
(Fire protection 1
-- 2 points)
(Roads -- 2 points) 1
2
2
2
2
2
24-11.6(b)(2)(aa)
24-11.6(b)(2)(bb)
24-11.6(b)(2)(cc)
24-11.6(b)(2)(dd)
24-11.6(b)(2)(ee)
(Architectural design 3
-- 3 points)
(Site design -- 3 points) 3
(Energy conservation 1
-- 3 points)
(Parking and circulation 3
-- 3 points)
(Visual impact 3
-- 3 points)
9
9
3
9
9
24-11.6(b)
24-11.6(b)
24-11.6(b)
(3)(aa) Common meeting areas
-- 3 points)
(3)(bb) (Dining facilities
-- 3 points)
(3)(cc) (Recreational facilities
-- 3 points)
3 9
2 6
2 6
24-11.6(b)(4)(aa) (Rehabilitation and 2 l0
reconstruction
-- 5 points)
24-11.6(b)(4)(bb) (Employee housing 1 15
-- 15 points)
24-11.6(b)(5) (Bonus points -- 5 points) 1 5
Total 100
Any project not receiving a minimum of sixty (60) per cent of the
total points available under section 24-11.5(b)(1), (2), (3), and
(4), shall no longer be considered for a development allotment
and the application shall be considered denied.
(d) All projects shall be ranked according to the total points awarded
by each commission member. The ranking shall establish the
project each commission member scored as first, second, third and
so on. The project which receives the lowest total ranking by
all commission members shall be deemed the first priority project,
while the project which receives the next lowest total ranking by
all commission members shall be deemed the second priority project
and so on. The ranking thus established by the commission shall
be forwarded to the city council on or before November 1st of
each year. In the event of ties as to the overall ranking, those
projects tying shall then be ranked according to the total points
received (highest to lowest) and the ranking thus established by
the commission shall be forwarded to the city council on or
before November 1st of each year.
(e)
Having received the commission's report, the city council shall
consider any challenges thereto by applicants; provided, however,
that the city council review shall be limited to determining
whether there was a denial of due process or abuse of discretion
by the commission in its scoring. Any challenges must be filed
with the planning office within fourteen (14) days of the date of
the public hearing by the planning and zoning commission.
(f)
Subsequent to the conclusion of all protest hearings provided for
in this section, during which the city council many amend the
number of points awarded to any protesting applicant, the city
council shall by resolution and prior to December 1st of each
year, allocate the order of priority established by their rank.
Those applicants having received allotments may proceed to apply
for any further development approvals required by the zoning,
building or any other regulations of the city. Unallocated
allotments may be carried over to the following year for possible
distribution at that (or a later) time.
(g)
No applicant shall, after submission of his application pursuant
to section 24-11.6(a) amend, modify or change his application
except in insubstantial part and for purposes of clarification or
technical correction only. The standards of section 24-11.7(b)
shall determine whether or not a change is deemed insubstantial.
(h)
The procedural deadlines established in this section 24-11.6 may
be modified by the Aspen City Council for the year 1982 in the
event that they are unworkable given the effective date of this
article.
BE IT FURTHER RESOLVED by the Planning Commission of the City of Aspen,
Colorado, that it does hereby recommend that City Council repeal and reenact
Section 19-98 of the Municipal Code to read as follows:
Sec. 19-98. Construction of sidewalk, curb and gutter required for all
new construction in certain districts.
The building inspector shall not issue a certificate of occupancy for
any new construction in the CC, C1, NC, L-l, L-2, and CL zone districts
or other area as designated on the adopted sidewalk, curb and gutter plan
unless sidewalk, curb, and gutter has been constructed in the right-of-
way adjoining the building site.
Approved by the Planning and Zoning Commission of the City of Aspen at
its regular meeting on June 8, 1982.
ASPEN PLANNING AND ZONING COMMISSION
ATTEST:
De~y City Cl~rk