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ASPEN PLANNING AND ZONING COMMISSION
SPECIAL MEETING
June 2, 1994, Tuesday
4:30 P.M.
2nd Floor Meeting Room
city Hall
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I. COMMENTS
commissioners
Planning Staff
Public
II . MINUTES
III. NEW BUSINESS
A. Moore Family PUD/Subdivision Referral, Kim Johnson
& Tim Malloy
IV. OLD BUSINESS
A. Aspen Highlands Village Referral Re-Review, Leslie
Lamont & Tim Malloy
V. ADJOURN
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Kim Johnson, City Planning
Tim Malloy, Senior Planner
DATE: June 2, 1994
RE: Moore Family PUD/-Subdivision Amended General Submission -
Ref erra 1
INTRODUCTION: Parcels located within two (2) miles of the City
boundary are referred to the City for their advisory comments
regarding development proposals. Section 6-3.4 B.2A of the County
Land Use Code and the Colorado State Statutes requires development
review by the City for any subdivision proposed within two (2)
miles of the City limits. Review should consider the parcels
proximity to the City.
The City P&Z reviewed the original general submission application
in January of this year. That application was subsequently reviewed
by the Pitkin County P&Z. The Staff and County P&Z recommended
significant changes to the project and tabled further review of the
application until the recommended revisions could be made. The
Applicant submitted the amended application in April, and the
County P&Z is scheduled to begin reviewing the project on June 7,
1994. The City Planning & Zoning Commission (P&Z) reviews the
application and forwards their referral comments to the County
Planning & Zoning Commission.
The purpose of this review is comment on the project's compliance
with the Aspen area Community Plan. In addition, projects within
the metro area typically impact city services. In many cases,
development outside the City limits and within the metro area does
not provide the revenues (sales tax, property tax and fees) needed
in order to expand the city services. As a result, the City
Manager would like to expand the City's referral process and
include referral comments from the various City departments. Staff
has coordinated this review with the City departments and has the
comments of the various agencies to this memo for reference.
Staff would recommend that the P&Z review the departments referral
comments and forward them to the County P&Z-
In addition to the required two (2) mile review, if an applicant
seeks the use of City water, a water service agreement must be
finalized and approved by the City Council and contain a
contractual obligation to annex the property benefitted by the
Water Service Agreement to the City of Aspen if such property is
contiguous to Aspen and Aspen determines that the annexation is
desirable.
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION TO THE
PITKIN COUNTY PLANNING AND ZONING COMMISSION FOR THE ASPEN
HIGHLANDS VILLAGE AMENDED GENERAL SUBMISSION COMPLIANCE WITH THE
ASPEN AREA COMMUNITY PLAN
Resolution No. 94-
WHEREAS, the Aspen Highlands Village (the "Project") is
located within 1.5 miles of the city limits of Aspen and was
referred to the Aspen Planning and Zoning Commission for their
advisory comments pursuant to Section 6-3 .4 B . 2A of the County Land
Use Code; and
WHEREAS, the Commission's review of the project as a referral
agency to the County is to provide constructive comments enabling
an applicant to make adjustments during the County review process,
and design and build a project that meets our community goals; and
WHEREAS, the Planning staff believes that the most efficient
way to review the proposal is to consider the application based
upon it's consistency with the Aspen Area Community Plan (AACP) for
two reasons: it does not make sense to recite the County Land Use
Code standards or base a review upon the City Land Use Code
standards and the AACP was adopted for the metro area and is
intended to provide guidance for decisions regarding growth and
land use issues that are metro in scope and the AACP is also the
policy document that guides our land use reviews and legislation;
and
WHEREAS, secondly, if the applicant requests City water, the
water policy of 1993 requires Council approval and their review
entails consideration of the project's consistency with the AACP
and in the past the Council has relied upon the Commission's
recommendation of a project's consistency with the AACP; and
WHEREAS, the Planning and Zoning Commission first reviewed the
Aspen Highlands Village General Submission August 17, 1993; and
WHEREAS, the applicant has substantially amended the General
Submission application which requires another review by the
Commission; and
WHEREAS, the Commission reviewed the application again on May
10, 1994 and June 2, 1994; and
WHEREAS, the Commission, using the AACP, made findings with
regard to the Aspen Highlands Village proposal's consistency with
the Aspen Area Community Plan; and
WHEREAS, while utilizing the AACP as a guide for review of the
project the Commission recognizes that there exist inherent
inconsistencies between the goals and recommendations within the
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AACP; and
WHEREAS, the Commission believes that it would be difficult
for a large complex project to comply with all the recommendations
and goals of the AACP; and
WHEREAS, the Commission, having reviewed the Aspen Highlands
Village proposal, believes that the project is in substantial
compliance with the AACP and its general direction, concepts and
goals; and
WHEREAS, although the Commission believes that the project is
a good project, there are areas that still need work and revision
such as compliance with the overall rate of growth and the impacts
of the new project on the population cap as identified in the AACP;
and
WHEREAS,, the Commission encourages the land use review process
to continue through the County Planning and Zoning Commission and
the Board of County Commissioners review process.
NOW, THEREFORE BE IT RESOLVED, that the Aspen Planning and Zoning
Commission finds that the Aspen Highlands Village General
submission proposal is consistent with the following goals/policies
,of the Aspen Area Community Plan:
1. The integration of affordable dwelling units within the
two neighborhoods is consistent with the AACP Housing Action
plan that recommends the integration of free-market and
affordable units. In addition, the applicant is consistent
with the AACP's goal to develop family -oriented housing.
2. The AACP recommends the development of sale affordable
dwelling units. The revised application indicates that all
the affordable dwelling units will be sale units.
3. The revised Highlands proposal is consistent with several
Housing action plan policies to promote a micro community,
develop neighborhoods to accommodate permanent residents,
enhance neighborhood character, promote mixed housing types
and uses, and provide usable open space and convenient public
transportation.
4. Consistent with the AACP, the AHV proposal promotes inf ill
development within the existing urban area preserving open
space and rural areas, enables more employees to live near
their work, and locate permanent resident housing near desired
activity centers.
5. The proposal is consistent with Action item #15 (AACP) -
to work with the landowners to ensure that future development
of property along Maroon Creek Road and near the schools
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emphasizes a mix of free market and affordable family oriented
housing and recreational uses.
6. The Village proposal utilizes vertical zoning within the
Village and proposes affordable housing and tourist
accommodations above commerical/retail space.
7. Consistent with the AACP the proposal provides local
serving businesses but the applicant shall ensure that the
neighborhood serving commerical will remain accessible and
will not eventually become higher end commercial space.
8. The revised AHV plan is still consistent with the AACP
policy to promote of expansion of existing ski areas first.
9. The amenities such as new nordic trails, climbing rock,
and access to the mountain in the summer, are consistent with
the policy in the Open/Space/Recreation/Environment action
plan to encourage projects that not only develop affordable
housing but integrate the preservation of open space.
However, the expansion at Highlands could increase the impacts
on Parks and Recreation facilities. It is still unclear what
summer recreational activities Highlands is proposing and
therefore what the impact on city facilities will be,and how
these activities will accommodate users.
10. The transportation mitigation proposals are consistent
with items from the Transportation Action Plan (AACP):
#19 - develop intercept lot at Brush Creek
Road/State Highway 82, Buttermilk and/or other
appropriate locations;
#25 - increase the frequency, service and length of
hours of bus service throughout the Aspen Area.
#33 - evaluate the establishment of the Bial-
a -ride concept within the Aspen metro area;
and
#38 - study, fund and implement improvements
to improve safety for bicyclist on Castle
Creek, Maroon Creek (roads)...
11. The proposal is consistent with the policy to increase
transportation choices by proposing a bus/shuttle system from
Highlands to downtown Aspen with 10 to 15 minute headways.
The revised proposal integrates this system with the existing
RFTA service. A dial -a -ride system will also be operational
for Village residents and this will help to reduce dependency
on the single occupant vehicle.
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12. Other measures that the applicant should pursue that
would be consistent with the Transportation Action Plan are:
* development of the gondola connection to the
Tiehack Ski Area;
* utilization of trip generation rates that more
accurately reflect existing conditions;
* participation in off -site improvements that have
the potential to reduce VMT by approximately
2,500 vehicle miles per day for the base
village only (includes 450 space skier
parking) and any additional VMT that may be
generated by the ski area improvements;
preparation of a Transit Plan which is approved
by RFTA;
construction of remote parking stalls to
accommodate transit users destined for the
village and ski mountain;
* implementation of all proposed transportation
mitigation measures outlined in the
application;
* working closely with CDOT on the Buttermilk to
Aspen EIS (Entrance to Aspen) relative to
potential improvements to the SH 82 and Maroon
Creek Road intersection;
* provision of design widths and exact locations of
the proposed trail from Highlands to town; and
* separation of bicycles/ electric cart (small scale)
corridors from pedestrian corridors.
* a seperate transportation corridor for some
transit mode other than rubber wheel vehicles must
be defined around the parking lot at the base of the
base village.
AND, THEREFORE BE IT FURTHER RESOLVED, that the Aspen Planning and
Zoning Commission finds that the Aspen Highlands Village General
Submission proposal is inconsistent with the following
goals/policies of the Aspen Area Community Plan:
1. The applicant has complies with the 60%-40% split as it
was intended to be implemented. However, the methodology has
yet to be determined; therefore, the applicant should continue
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to work with the County to comply with the intent of the 60%-
40% split.
2. The base area upgrades will have significant impacts on
surrounding neighborhoods, transportation patterns,
environmental quality and service needs. Many of which
impacts are proposed to be mitigated but where those impacts
are not mitigated are inconsistent with the open space,
recreation, environmental policy which prefers expansions that
have minimal impacts.
3. Upon review of the revised AHV proposal, the Commission
still finds that the Highlands proposal is not consistent with
the Growth Action Plan for three reasons:
* First, the projected buildout analysis is
based upon current zoning and the AACP does
not recommend, other than for affordable
housing development, rezoning to achieve the
goals of the AACP. Unless another developable
parcel, within the metro -area were to be
downzoned or effectively sterilized from
future development, the development of 46
single-family free market homes will further
the imbalance between seasonal and permanent
housing as was identified in the AACP. In
addition, the growth rate analysis did not
anticipate the rezoning or added free market
homes which will throw off the 30,000
population cap and the 2% growth rate
recommendation.
* Second, goal of a permanent community is not
consistent with a conversion of GMQS
allotments for lodge units to free-market
singly family homes. Nor is it consistent with
the goal to balance growth between tourist
accommodations and the permanent community.
* Third, significant development of single-
family homes (visitor/seasonal) with a de -
emphasis on tourist accommodations eliminates
an appropriate area designated for tourist
accommodations. This point is more
accentuated by the elimination of the lodge
accommodations from the revised plan. In
order to preserve the necessary balance,, as
recommended in the AACP, between permanent
resident and tourist accommodations, land that
is most appropriate for tourist accommodations
should be preserved for that land use.
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4. The reduction in commercial space in not consistent with
the desire to reduce VMT because of the lack of support
services and commerical space that would encourage residents
and visitors to leave the Village for commercial activity.
The balance of "critical mass" of commerical space must be
characterized by support services, public/common space and
tourist oriented space. The applicant must continue to work
with the staff to define that balance. Maintenance of the
"critical mass" should have a net effect of reducing VMT.
AND, THEREFORE BE IT FINALLY RESOLVED,, that the Commission was
split as to their support of Finding #3 (the inconsistency with the
Growth Action Plan) and the basis for their differences are as
follows:
1. Some members support the conversion believing it is less
impactive and requires less mitigation than lodge development
and therefore is not inconsistent with the overall goals of
the AACP. (Free market homes may become permanent residences
while second homes are an alternative form of "tourist
accommodations".
2. Other members believed that the substantial amount of free
market homes proposed in the development were not contemplated
in the AACP and therefore is a "balance" issue when compared
to the goals of the AACP.
3. The majority of the Commission believed that the concept
of the conversion was acceptable but the conversion rate and
the number of units lost and gained was not acceptable. Some
conversion rates do not relate especially given delivery,
service, transportation issues. Perhaps an integrated
property management system would help reduce some of those
impacts.
APPROVED by the Commission at its regular meeting on June 2,
1994.
W. Bruce Kerr, Chair Jan Carney, Deputy City Clerk
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The applicant representing the Moore family has requested the
extension of City water service to the parcel. The review process
for development applications within the two (2) mile referral area
will consider its consistency with the AACP and the potential
impacts to City services. This is essentially the same review
process that will be considered in the review of applications
requesting a water service agreement with the City with several
exceptions. The City will also review the application that requests
a water service agreement to determine if:
* There,is sufficient water and water treatment capacity;
* The extension will not result in an operational financial
deficit;
* The extension will not adversely impact the environmental
goals of maintaining water quality and quantity, minimum
stream flows and overall water conservation;
* The extension will include adequate facilities for treated
water storage and fire suppression.
It is important to note that the review of the application based
on the above listed "exceptions" will be handled through the Public
Works Department and those comments will be forwarded to the City
Council in their review of the water service agreement along with
the recommendations from the City P&Z regarding AACP consistency
and impacts to city services.
APPLICANT: James E. Moore Family Partnership, as represented by
Glenn Horn and Gideon Kaufman
LOCATION: Maroon Creek Road, east of the Aspen public school
campus
ZONING: AF-1 (1 dwelling unit/10 acres) and AF-2 PUD (1 dwelling
unit/2 acres)
SITE DESCRIPTION: The subject property is a metes and bounds
parcel containing approximately 215 acres. The Moore family has
owned the property since 1952. This land was purchased as part of
a larger parcel (325 acres), in 1952. Since the original purchase
of this property, the Moore family has donated land to the County
for the schools and the community pool. Also, in 1992 the Moore
family sold 65 acres on the north side of Maroon Creek Road to the
County for open space. The Moores have retained a 45 acre parcel
on the north side of Maroon Creek Road where Mrs. Moore currently
lives.
The subject property is located approximately 1/2 mile from the
City of Aspen, as measured along Maroon Creek Road and Highway 82.
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The site is bordered on the north by Maroon Creek Road and the
County -owned open space land on the north side of Maroon Creek
Road. The eastern boundary of the property abuts the Meadowood
Subdivision on the north and the City of Aspen Water Treatment
Plant on the south. The southernmost portion of the property
extends over the ridge and into Castle Creek Valley. A small corner
of the parcel extends to the south side of Castle Creek Road. The
property is bordered on the west by the Aspen Highlands Ski Area
and the Aspen Highlands Subdivision. The school campus is also
located immediately west of the northern portion of the site.
The property's terrain and vegetation varies substantially from
north to south. The northern portion of the property, between the
school campus and the Meadowood subdivision, is characterized by
gently rolling terrain (generally slopes less than 15 percent)
vegetated with native grasses and sage. This portion of the
property also includes scattered clusters of oak brush and other
shrubs. The southern portion of the property is characterized by
the steep slopes (generally in excess of 30 percent) associated
with the ridge which runs through the property from southeast to
northwest. This ridge separates the Maroon Creek and Castle Creek
Valleys in this area. The slopes in this portion of the site are
generally heavily wooded with spruce trees and stands of aspens.
Between the northern meadow area and the steep slopes of the
southern portion of the property is a relatively narrow transition
zone generally between elevation 8150 and 8350. This area is
characterized by slopes between 15 and 30 percent with some
isolated areas of slopes in excess of 30 percent. The vegetation
in this area is predominantly aspen trees with shrubs and some
scattered clusters of spruce trees. one of the raw water lines
which supplies the City of Aspen Water Treatment Plant passes
through this portion of the property. This corridor is referred to
as the "Flume" and is currently utilized as a nordic ski trail.
There are two small valleys located on the east side of the
property near the Aspen Water Treatment Facility. These valleys are
visually isolated from the surrounding residential areas, most
notably the adjacent Meadowood subdivision.
The subject property is encumbered by avalanche hazard, moderate
to extreme wildfire hazard, and steep slopes (as shown on the
"Existing Conditions" exhibit included in the application) . The
avalanche hazard is located in the southern portion of the
property, on the north side of the east/west traversing ridge. The
hazard maps also show a fault line running through the property.
The property is not mapped as wildlife habitat, though there is a
big game road crossing over Castle Creek Road near the southernmost
property boundary.
The subject property is currently vacant. The Moore family has
allowed the site to be utilized for nordic skiing and a substantial
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system of nordic ski trails has been established and maintained by
the Moores and the Nordic Council over the years. This system of
trails is depicted on Figure 2 (Existing Conditions) provided in
the application. Portions of the school system roads and parking
lots are located on the subject property.
PROJECT DESCRIPTION:
Physical Improvements The Applicant has made numerous changes to
the project since it was last reviewed by the Commission. Most, if
not all of these changes were made in response to comments and
concerns from Staff, referral agencies, the City and County P&Zs
and members of the public. Nearly all of the changes relate either
to the proposed roadways or to the location and clustering of the
affordable housing units. The number of free-market and affordable
housing units has remained the same. The Applicant proposes 40 free
market lots and 31 affordable single-family detached homes. The
proposed improvements to the school roads and parking lots has also
been revised to improve circulation and reduce vehicle conflicts.
The most significant change in the plan is the elimination of the
portion of Arlian Drive that bisected the meadow. During the
previous review, there were several comments and concerns related
to this road. Among the concerns were the fact that it bisected the
open meadow in this portion of the property, and it was very
visible from the adjacent Meadowood Subdivision.
In the revised plan, virtually all of the proposed housing units
are accessed from Moore Drive at a new intersection with Maroon
Creek Road, near the High School parking lot. Only seven of the 71
total units are accessed from the north end of the property via the
old High School Road.
Moore Drive has also been redesigned to function as a through road.
This was done in order to handle the additional number of dwelling
units that will be accessed from this road as a result of the
elimination of Arlian Drive, and to reduce the conflicts between
high school traffic and traffic associated with the proposed
development. Another roadway related change, is the redesign of the
bus lane and access road for the High School. The old design had
bus traffic and vehicle traffic crossing and merging at acute
angles. The current design establishes a totally separate bus lane
and has eliminate the confusing turning movements between buses and
vehicles entering the High School or Ski Club facility parking
lots. In fact, there is no longer a separate parking lot for the
Ski Club facility. Vehicles bound for the Ski Club will park in the
High School parking lot which has been expanded.
The previous plan divided the 31 affordable housing units into two
clusters, one containing 15 lots and located on the north end of
the property near the existing ball field and Middle School, and
the other containing 16 lots and located near the center of the
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site adjacent to the Church of the Latter Day Saints property. The
revised plan divides the affordable housing lots into four clusters
of fewer, larger lots. Three of these clusters are located near the
schools and the fourth is located among the free-market lots in the
upper portion of the property. The northernmost cluster of
affordable housing units, which created the greatest concern for
residents of the adjacent Meadowood Subdivision, has been reduced
to only seven lots. Five of these lots are located along the
redesigned loop road which serves the Elementary and Middle
Schools.
The cluster of affordable lots near the Church of the Later Day
Saints property has been reduced from 16 to 15 lots and has been
divided into two clusters, one containing seven lots and located
just south of the High School parking lot and the other containing
eight lots and located just south of the Church property. The
fourth cluster of affordable lots contains nine lots which are
located among the Free-market lots near where the proposed lift
line crosses the flume towards the west side of the property.
Integrating these lots among the free-market lots has resulted in
the need to rearrange some of the free-market lots. Basically, this
has been accomplished by reducing the size of some of the free-
market lots and by locating a few lots in an area which was
identified, by Art Mears as being within an avalanche blue zone.
With respect to the avalanche blue zone, the Applicant obtained the
opinion of a second avalanche expert, Ron Halley, of Hydro -Triad
Ltd.. The Halley report showed a smaller area effected by avalanche
blue zone. The Applicant relied on this report in the revised plan
and located three lots in an area that was designated as blue zone
by Mr. Mears and is not so designated in the Halley report.
The revised plan also reduces the number of free-market lots
located along the property boundary adjacent to the Highlands
Subdivision from five to four. However, the revised plan
substitutes several affordable housing lots in this sane area.
Also, the tennis courts which were located in this area, have been
eliminated. All of the other recreational facilities proposed on
the original plan have remained unchanged with the exception of
the trails system, which has been modified in response to road
changes etc. The revised application also indicates that it may be
possible to shift the alignment of the proposed alpine ski lift to
the east, away from the homes in the Aspen Highlands Subdivision,
though the exact location is still unknown.
All other aspects of the project are the same as in the original
application. The proposed traffic mitigation has not been changed.
Off -Site Transportation Improvements The proposed transportation
improvements were not altered in the revised submission. Some of
these are physical improvements, others are programmatic or travel
demand management measures. The improvements include a new bus stop
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near the current entry road for the Middle and Elementary Schools,
and upgrading of the shelter at the existing bus stop near the High
School entrance road. Also included, is a traffic signal at the
Maroon Creek Road pedestrian crossing between the High School and
the Moore Pool. There are also several improvements proposed for
the intersection of Castle/Maroon Road and Highway 82. These are
the same improvements which were proposed in the Highlands Base
Tillage application. The proposed transportation improvements were
based on the findings and conclusions of the Applicant's traffic
consultant as identified in the traffic study found in the appendix
to the application. The County has hired an independent traffic
consultant to review the applicant's traffic study. Her findings
and other transportation issues are discussed later in this memo.
City of Aspen Referrals: A joint City/County development review
committee meeting was held on May 18 to discuss the revised
proposal. In addition, written comments were received from several
departments. The memos are attached as Exhibit "A". Highlights
of referral comments are as follows:
Parks: The bike/pedestrian trail should be a standard paved trail,
and the year-round trail for running and walking should be crusher
fines or similar material. Do not mix trails with sidewalks.
Lighting i-s not discussed, nor is ADA compliance. The bike trail
through the school must connect to Highlands. An overpass or
underpass should link the school to the pool. A trail link from
open space area to Maroon Creek should be considered near
affordable lots 25 and 31. Trail intersections should be designed
with arcs rather than "T"s.
Police: Improvements to the RFTA stop at the high school must be
made, ie. widening and paving. Right now, the bus heading up to
Highlands pulls off of the left side of the road against downhill
traffic to pick up students. This is extremely unusual and
dangerous. Two crosswalk signals on Maroon Creek Rd. may be
required. An overpass will likely not be used by students, and an
underpass poses a security risk. The gates on the school roads
cannot interfere with emergency access.
Sheriff's Office: Most of original comments are still valid
regarding avalanche, access problems, isolation problems, and
wildfire concerns. Arlian Road would have provided needed second
means of dedicated emergency access into the subdivision. Public
sector cannot be responsible for monitoring, closing and opening
of Smuggler Lane - lots of liability costs. Smuggler Lane is a not
a viable emergency access because it may not be open for large
portions of time.
Zoning: Height restrictions for principal structures and accessory
buildings must be clearly defined to peak or midpoint. The ski lift
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needs a variance. Building envelopes and setbacks must be
established at Detailed Submission. Smuggler Ln. needs to be
renamed as it is similar to many other names in the City and County
- this causes problems for emergency response.
Transportation and Parking: A bike/pedestrian path should be
pursued through Meadowood.
City Manager's office: The new year-round family lots will
generate a need for child care facilities which are currently maxed
out. Consider a location for a day care center in the subdivision
and allow day care homes also.
Other City functions such as Parks, Wheeler Opera House, Streets,
Public Works, Public Safety and Human Services contributions will
be called upon to serve the new population of the Moore
Subdivision, but will not receive tax revenues because the
subdivision is in the county. A joint City/County policy should
be developed to address revised funding mechanisms, zoning, and
impacts for developments in the metro area.
Engineering: Snowmelt is a big drainage problem - make sure the
subdivision has adequate detention capacity where it is needed.
Individual lots must control drainage on -site. Private roads
should have dedicated pedestrian easements. The project does not
comply with the City's sidewalk standards as established in the
"Pedestrian Walkway and Bikeway System Plan" for location and
design specifications for sidewalks.
Water: Comments from the earlier review are still relevant except
for discussion of the looped water system. The alignment of the 12
inch line connecting to the City's water plant is not workable.
It requires unnecessary duplication of utility corridors, land
disturbance, and an additional pump station.
Environmental Health: The applicant has not proven that their
traffic mitigation measures will not increase traffic and PM-10
emissions from the site. Raw water should be used for all
irrigation (common areas and individual lots) . The bike path must
be clearly routed through the school campus. There is no air
quality mitigation plan.
CONFORMANCE WITH THE ASPEN AREA COMMUNITY PLAN: Staff has reviewed
the revised plan and finds that the project (as did the previous
submission) meets or does not meet the goals of the AACP as
follows:
1) The revisions actually enhance the project's conformance with
the Character section of the AACP because the proposed development
further preserves the recreational and open space nature of this
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parcel as an opportunity for social interaction and lifestyle
diversity.
2) The AACP Growth Action Plan is net by this development because
it does not exceed the projected neighborhood buildout of this
area.
3) The project is consistent with the AACP Housing Action Plan
because of its creation of a "micro community" of permanent
residents within the overall design of the free market lots.
4) The project is consistent with the AACP Open
Space/Recreation/Environment Action Plan because it maintains
existing trail networks, adds public open space, and furthers the
safety of the link between the trails and Iselin Park.
5) The proposal is generally consistent with the neighborhood
planning groups consensus statements because it provides free
market residential lots which are similar in size to the existing
area (the homes will be 3,500 to 6,000 square feet), and the
affordable housing is dispersed and small scale. The subdivision's
overall density of one unit per 3 acres is much less than the
surrounding density of one unit per 1.3 acres. The proposal also
recognizes and maintains valuable open space adjacent to existing
open space parcels, and links trails for summer and winter use.
6) The Moore proposal is still not consistent with the AACP
Transportation Action Plan because the applicant does not provide
an adequate, independent commitment for transportation improvements
on Maroon Creek Road and at the Highway 82 intersection with Maroon
Creek; does not provide an adequate, independent commitment for
transit use; and does not significantly discourage auto use by the
residents of the proposed development.
STAFF RECOMMENDATION: Staff recommends that the Aspen Planning
and Zoning Commission forward the 6 findings presented above to
the Pitkin County Planning and Zoning Commission.
RECOMMENDED MOTION: "I move to accept the referral comments from
the City of Aspen, and to adopt the 6 findings in the Planning
Office memo date June 2, 1994 as they pertain to the Moore Family
Subdivision, and to forward these findings to the Pitkin County
Planning and Zoning Commission."
Exhibits:
A. Referral Comments
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PLANNING i ONING COIF KISSION
EXHIBIT APPROVED r
19 BY RESOLUTION •
To: Kim Johnson, Planning Office
From: Chuck Roth, Engineering Department e`PII
Date: May 23, 1994
Re: Moore Property PUD General Submission Rezonings, Code Amendments, 1041
Hazard Review, Special Review and Ridgeline Review
Having reviewed the above referenced application, the Engineering Department has the
following comments:
1. Site Drainage - The application states that only historic runoff will be permitted to
leave the site. This representation meets City standards, however we would like the final
engineer's report to address one additional runoff concern. Runoff designs are generally
for rain storm events. Some of Aspen's most adverse runoff events are snow melt in the
spring. Therefore we recommend that the final engineer's runoff report address spring
snow melt runoff conditions.
We recommend that final conditions of approval and final agreements provide
clearly for the development of individual lots to meet the historic runoff requirements so
that roofs, parking areas, driveways and so on not be drained to the street system.
2. Annexation - If there is a possibility that this property would be annexed into the City
in the future, then annexation should be considered at this time while there is only one
property owner. The property does not meet contiguity requirements to existing City
limit lines. Therefore other properties would need to be included to meet contiguity
requirements.
3. Sidewalks - The proposed development does not meet current City sidewalk standards
as established in the "Pedestrian Walkway and Bikeway System Plan" guidelines. The
current plans for the Williams Ranch project provide for sidewalks on one side of the
streets. Perhaps the Moore project should include sidewalks on one side of all streets with
a buffer and snow storage space between the sidewalk and the edge of the vehicle travel
surface.
4. Access widths - The City code requirement for emergency access width is 20'. This
does not apply to driveways to homes, but 20' is the width of alleys. And for driveways
accessing more than a duplex or two homes, the City has required that 20' wide drivable
surfaces be provided for emergency access.
5. Private roads - The City is discussing the desirability of providing a community that
contains restricted private roads. There is no policy in place at this time, but the
Engineering Department does recommend that any private roads be provided with
easements for public pedestrian use.
6. Similar street names - The Engineering Department supports the County Zoning Office
concern about the similar street name (Smuggler Lane), and recommends that a street
name be provided that is not similar to any existing street name. The most important
aspect of this recommendation is to assist emergency response vehicles. It is also
beneficial to the U.S. Post Office, to delivery companies, and to the public in general.
7. Improvement Districts - We recommend that standard City land use approval language
be included stating that the applicant shall agree to join any future improvement districts
which may be formed for the purpose of constructing improvements in the public (and
private?) rights -of -way.
cc: Bob Gish, Cris Caruso
M94.257
I \0
M—r—V-17=W4 1ODo lDMI rmu'i
MEMORANDUM
To: Kim Johnson, Planning Department
From: Lisa McMsmigal, Transportation and Parting Department
Date: May 20, 1994
Re: Moore Property Development
At this time, the Transportation and Parking Department has no significant concerns with the
Moore application. When Randy Ready gets back in town, I am sure he will 'wish to review the
application.
Our one suggestion is that the Planning Department be encouraged to pursue the potential of
continuing the bike and pedestrian path through the Meadowood property to facilitate bike and
pedestrian access to Aspen without having to go all the way around on Maroon Creek Road and
onto Highway 82.
FW-
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MEMORANDUM
TO: TIM MALLOY, ASPEN/PITKIN PLANNING OFFICE
FROM: PHIL OVEREYNDER, WATER DIRECTOR
DATE: MAY 20, 1994
SUBJECT: MOORE PROPERTY PUD GENERAL SUBMISSION REVIEW
Thank you for the opportunity to review the amended general submission for the Moore
Property. I have reviewed the revisions to the water and utility plan from the original
November 15, 1993, submission. The majority of the comments contained in my December
29th comment memo (attached) are still relevant to the amended submission except as noted in
the discussion under looped water systems. The majority of the changes in the design appears
to be in the circulation and roadway improvements which have resulted in changes to the
proposed water distribution system.
• Response To Request For Consideration Of Water Service --
There has been no change in status in application for City water service since the
December 29th review memo. Appendix 2 of the amended submission states that there
is a preference for connection to the City water system.
• Clarification Of Water Rights --
No additional information has been received regarding the status of water rights for the
Moore parcel. Appendix 2 states that the Stein-Arlian Marolt Ditch right may be utilized
for raw water irrigation but does not identify specific facilities which would be used to
convey the raw water to the site (see also irrigation water comments from my December
29th memo).
• ProWsed Alternative Water System --
Appendix 2 of the amended submission states that in the event there is a problem
connecting to the City's system that the applicant is prepared to develop their own
treatment facility which may include an interconnection with the Aspen Highlands private
system. The application for Aspen Highlands base area includes an option for an
independent water system but does not address water demands resulting from the
proposed development of the Moore parcel.
\1-
• Contractual Obligation To Provide Water Service --
The City's understanding of the applicant's position of the contractual obligation to
provide water service to the Moore parcel relates to a July 3, 1990, easement granted by
the Moore family partnership to construct the "Meadowood Interconnect" line from the
Meadowood pumping station to the existing Highlands storage tank. However, page 4
of the April 25, 1994, letter from Dean Gordon states an intent to abandon the existing
alignment of the interconnect line in favor of a direct connection to the water treatment
plant. To the extent the commitment to serve derives from granting the easement for the
Meadowood interconnect line, abandoning the existing easement may affect any
contractual obligation to provide water service.
• Pr hosed Water Storage Tank Site --
The technical feasibility of the 0.5 million gallon water storage tank site has not been
demonstrated (see December 29th memo). The Aspen Highlands Village application also
proposed a 0.5 million gallon water storage tank at approximately the same elevation on
the adjacent property located to the west of the Moore parcel. A single adequately -sized
water storage tank and pump station could serve the higher elevation portions of proposed
development on both parcels. Only a small percentage of the water demand occurs in
either project at an elevation which is higher than can be served by the existing
Highlands tank (elevation 8332). Providing for 1.0 million gallons of storage in this area
in two tanks at an elevation of approximately 8500 feet will require two additional pump
stations, related utilities to serve the pump stations, duplication of existing pumping
facilities, additional pressure relief valves to isolate pressure zones, additional land
disturbance and increased operating and maintenance costs associated with pumping and
storing water at an elevation higher than is necessary to serve the development.
If a single storage tank and pump station configuration were adopted to serve both
properties, the higher pressure zones could be interconnected. The logical point of
connection would be along Smuggler Lane.
• Routing Of Proposed Water Service Connections --
The proposed alignment of the 12-inch connection to the water plant is not workable and
will require unnecessary duplication of existing utility corridors, additional land
disturbance, and the construction of an additional pump station. The proposed alignment
of the interconnect line which follows the northerly boundary of the Meadowood
Subdivision is in steep, rocky terrain which is heavily vegetated with scrub oak. By
contract, connecting with an alignment which completes the original Meadowood
interconnection can utilize the existing Meadowood pump station, the already constructed
portions of the 12-inch Meadowood interconnect line, and can be constructed along
existing road right-of-ways in existing roadways. The proposed alignment of the
connection is approximately 2200 feet in length versus approximately 1200 feet to
complete the original Meadowood interconnection. There is no practical way to connect
to the water treatment plant clearwell while approaching from the south side of the plant
side as opposed to a connection to the existing pump station. An additional pressure
2
0
water line and pump station on the water treatment plant site would further constrain the
ability to provide for future plant expansions.
The Aspen School district is developing as -built drawings for improvements to the water
system constructed during 1992. These improvements are not reflected on the plans and
will affect the manner that any proposed connections to the water system are made in the
vicinity of the proposed parking area, track and field area, and baseball diamond. The
existing 6-inch cast iron water main located on the east side of the school complex has
a history of failure and would not provide a suitable connection for new water uses in
this vicinity. We have had discussions with the school district regarding the need to
replace this line to improve reliability of service in this area.
It is not clear whether the extensively landscaped and turfed areas in this vicinity would
be connected to the treated water system or fed by a raw water irrigation system. We
have previously offered assistance in designing a raw water irrigation system capable of
serving this and adjoining areas.
PO:ll
cc Bob Gish, Public Works Director
John Worcester, City Attorney
David Bellack, Assistant City Attorney
Attachment: December 29th Memo
\phiRmoore.mem
K
TO: Kim Johnson
FROM: Cindy Wilson �
DATE: May 20, 1994
RE: Referral Comments for Proposed Moore Development
The following comments identify the City services which will be
impacted by development of the Moore property. The funding source
for those services is also discussed. In many cases, development
will probably result in a need for increased City services yet will
not provide any of the revenues needed in order to expand the
services.
The development proposed will generate a need for more licensed
child care. Currently, all licensed child care facilities have
waiting lists for new enrollment. Child care enrollment is very
difficult to predict. However, since all current licensed
facilities for toddlers and infants are operating at or close to
capacity, I expect that an increase in residents will place an even
greater demand on a system which is currently operating "at
capacity". The long-term future of at least one large child care
provider is currently unknown. The applicants should consider the
need for child care generated by their proposed development and the
impact that need will have on a child care system which is already
operating near capacity. A key to understanding this situation is
to realize that both the local infant/toddler providers and most
of the local pre-schools operate on a non-profit basis. It is
unlikely that a new "for profit", non -subsidized child care
business will be created to handle growing child care needs.
Perhaps the applicants could make land and possibly a building
available for child care. It may also be beneficial to assure that
day care homes are allowed within the zoning for this area as well
as allowed by any homeowners association by-laws.
The following comments are "big picture" in nature. You already
received comments from individuals departments regarding specific
impacts to them as well as comparison of the proposal to City
standards.
The proposed Moore property development will generally impact the
following City services:
* Parks and recreation - More residents place greater demand
on parks and recreation services. The City is already feeling
"stretched" to provide the services required by the existing
level of residents and guests. The need for more parks, open
space and recreational opportunities are not restricted to
residents living within the City. People living on the
outskirts of the City will place the same demand on City
services as City residents place on the City. Citizens living
outside the City may contribute some funds toward parks
services by generating sales tax in the parks and open space
fund, however, many parks and recreation services are funded
from the City's general fund, which, under the current tax
structure, won't increase from any increased spending from
people in newly developed areas.
* Wheeler Opera House operations and Arts group contributions
The City funds used to operate the Wheeler Opera House and
to contribute to local Arts organizations are generated from
a real estate transfer tax and from the general fund. Neither
of these sources will benefit from the proposed development
yet as the "metro area" population increases there will
gradually be greater desire for these functions.
* Human services contributions - Growth from development, and
from the affordable housing required as mitigation for "free
market" development, generally increases the need for "human
services" (social, senior, child care, various health and
mental health services). The City provides a significant
contribution to these services and there will be pressure on
the City to fund more services as there is pressure on each
agency to provide more service. All of these services, except
child care, are funded from the general fund.
* Streets - There will clearly be an impact on City streets
by development in outlying areas. As the volume of traffic
increases the "life" of the street decreases. The City will
need to repair and overlay streets more frequently as the
volume of traffic increases. Increased traffic will require
more sanding and will make sweeping and plowing more
difficult. These services are funded from the general fund.
* Public works - More traf f is in town could result in the need
for more analysis of traffic patterns and installation of more
street lights, stop signs, etc. These services are funded from
the general fund. (Note: All water issues are addressed as
part of the Planning and Zoning review and are not part of
these comments) .
* Public Safety - As the number of residents in the metro area
increase, the number of people spending time in the downtown
area will also increase. As a result, the City public safety
agency; police, community service and animal control, will
have more calls for service. In particular, the Castle/Maroon
intersection is becoming increasingly congested and is
starting to require City staff to man the intersection. These
services are funded from the general fund. In addition, this
development would increase the traffic and pedestrian volumes
at the already dangerous crossing of Maroon Creek Road and
Iselin Park.
* Transportation - This area will be impacted in the form of
increased demand for parking spaces which are already in short
supply. At some point, more parking enforcement and traffic
enforcement will be needed. There could be an impact on
utilization of the parking garage. There may be a greater
demand for mass transit and a new intercept lot serving this
area.
* Air quality - As you know, the City and County already share
a significant concern about air quality and are working to
improve air quality. A significant impact of this proposed
project relates to our ability to comply with federal and
state air quality laws. The Aspen/Pitkin County PM-10 State
Implementation Plan requires new developments not to add any
PM-10 or traffic (unless they are fully offset by equal
reductions in the non -attainment area). The information made
available to me does not contain quantitative, enforceable
measures for doing this. Such measures need to be included as
a condition of general submission approval to prevent
sanctions against Aspen for not complying with clean air act
standards.
As noted above, many of the services that are impacted by
development in the metro area are funded from the City's general
fund. The primary sources of revenue for the general fund are: a
share of the County -wide sales tax, property tax and fees. Clearly,
City property tax and City fees will not increase as a result of
development in the County. The City share of the sales tax is
currently limited by ordinance based on a 1978 ballot question
which designated that 47% of the County -wide sales tax would be
distributed to the County and that the remaining 57% would be
allocated among the incorporated cities and towns based on average
collections for the past two years.
RECOMMENDATION: Perhaps it is time for the City and County to
jointly develop a policy related to development in metro areas
which impact both City and County services. Issues which may need
further attention include:
* re -assessment of the current sales tax split and
identification of guidelines for analyzing the allocation
* consideration of development impacts on child care
availability
* review of zoning in areas within a two mile radius of the
City
* identification of guidelines for ensuring that development
conforms with the state implementation plan for air quality
\1
TO: Tim Malloy, Planning Office
THRU: George Robinson, Parks Director
FROM: Rebecca Baker, Assistant Parks Director
DATE: January 3, 1994
RE: James E. Moore Family Partnership PUD
Although the Moore parcel lies outside city limits, the Parks Department has reviewed the
development application in case it should be annexed in the future and, in doing so, we have
several concerns.
The Parks Department recommends a trail link through 100' auto free zone between the Middle
School parking lot and the CMC/Auto Shop area. The development plan shows an extensive
network of "year-round, all-purpose trails". What are the intended uses for these year-round trails,
who will maintain them and what are the proposed materials and widths of these trails (i.e., paved
or unpaved, concrete or asphalt, etc.)? Will there be lighting on any of these trails and, if so, what
type of lighting (i.e, solar, electric)? All trails should be constructed to ADA standards. What is
the intended construction material and width for the pedestrian/bike trails (i.e., concrete or
asphalt)? City standards per the Aspen Area Pedestrian/Bicycle Plan recommends minimum 10-ft.
concrete trails. The plan shows an all-purpose trail and bike/pedestrian trail going between the
baseball field and the track-and-field area. This alignment could pose hazards to people on the
fields and on the path due to the high-level of activity between these two areas. Also, the trail on
the east side of Arlian Drive should connect, from the area designated "Bicycle Path Connection
with Meadowood" to Lot 28. If the applicant desires, the Parks Department would be willing to
work with the developers in laying out all trail networks to best interface with the city system.
The Parks Department recommends installation of an under- or overpass to link the High School
and the Moore Pool/Iselin Park.
All proposed sidewalks should have a buffer of eight feet between the sidewalk and the road.
The Parks Department would also recommend that these buffer zones be landscaped per the Aspen
Area Streetscape Guidelines and a landscape plan should be submitted prior to construction.
Are there any proposed uses for raw water?
We would seek an agreement with the School for use of the ballfield and track for City recreation
programs when school is not in session.
Will there any deed restrictions on the areas labeled "Open Space," including areas labeled
"Preserve Landform?"
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
DATE: June 2, 1994
RE: Aspen Highlands Village - Referral Comments Re -Review
Because staff failed to inform the applicants of the May 10
Commission meeting, they have requested another review by the
Commission in order to answer any questions or respond to
Commissioner comments. I have attached the May 10 memo as a
reference. I have also revised the\Recommendations of the May 10
memo based upon Commissioner commerlts from the May 10 meeting.
Please find those below. Revised language is in bold.
RECOMMENDATION:
Staff finds that the Aspen Highlands Village General Submission
proposal is consistent with the following goals/policies of the
Aspen Area Community Plan:
1. The integration of affordable dwelling units within the two
neighborhoods is consistent with the AACP Housing Action plan that
recommends the integration of free-market and affordable units.
In addition, the applicant is consistent with the AACP's goal to
develop family -oriented housing.
2. The AACP recommends the development of sale affordable dwelling
units. The revised application indicates that all the affordable
dwelling units will be sale units.
3. The revised Highlands proposal is consistent with several
Housing action plan policies to promote a micro community, develop
neighborhoods to accommodate permanent residents, enhance
neighborhood character, promote mixed housing types and uses, and
provide usable open space and convenient public transportation.
4. Consistent with the AACP, the AHV proposal promotes infill
development within the existing urban area preserving open space
and rural areas, enables more employees to be near their work, and
locate permanent resident housing near desired activity centers.
5. The proposal is consistent with Action item #15 - to work with
the landowners to ensure that future development of property along
Maroon Creek Road and near the schools emphasizes a mix of free
market and affordable family oriented housing and recreational
uses.
6. The Village proposal utilizes vertical zoning within the
Village and proposes affordable housing and tourist accommodations
above commerical/retail space.
7. Consistent with the AACP the proposal provides local serving
businesses but the applicant shall ensure that the neighborhood
serving commerical will remain accessible and will not eventually
become higher end commercial space.
8. The revised AHV plan is still consistent with the AACP policy
to promote of expansion of existing ski areas first.
9. The amenities such as new nordic trails, climbing rock, and
access to the mountain in the summer, are consistent with the
policy in the Open/Space/Recreation/Environment action plan to
encourage projects that not only develop affordable housing but
integrate the preservation of open space.
However, the expansion at Highlands could increase the impacts on
Parks and Recreation facilities. It is still unclear what summer
recreational activities Highlands is proposing and therefore what
the impact on city facilities will be and how these activities will
accommodate users.
10. The transportation mitigation proposals are consistent with
items from the Transportation Action Plan:
#19 - develop intercept lot at Brush Creek Road/State
Highway 82, Buttermilk and/or other appropriate
locations;
#25 - increase the frequency, service and length of hours of
bus service throughout the Aspen Area.
#33 - evaluate the establishment of the dial -a -ride
concept within the Aspen metro area; and
#38 - study, fund and implement improvements to improve
safety for bicyclist on Castle Creek, Maroon Creek
(roads)...
11. The proposal is consistent with the policy to increase
transportation choices by proposing a bus/shuttle system from
Highlands to downtown Aspen with 10 to 15 minute headways. The
revised proposal integrates this system with the existing RFTA
service. A dial -a -ride system will also be operational for Village
residents and this will help to reduce dependency on the single
occupant vehicle.
12. Other measures that the applicant should pursue that would be
consistent with the Transportation Action Plan are:
LIN
* development of the gondola connection to the Tiehack Ski
Area;
* utilization of trip generation rates that more accurately
reflect existing conditions;
* participation in off -site improvements that have the
potential to reduce VMT by approximately 2,500 vehicle miles
per day for the base village only (includes 450 space skier
parking) and any additional VMT that may be generated by the
ski area improvements;
* preparation of a Transit Plan which is approved by RFTA;
* construction of remote parking stalls to accommodate transit
users destined for the village and ski mountain;
* implementation of all proposed transportation mitigation
measures outlined in the application;
* working closely with CDOT on the Buttermilk to Aspen EIS
(Entrance to Aspen) relative to potential improvements to the
SH 82 and Maroon Creek Road intersection;
*'provision of design widths and exact locations of the
proposed trail from Highlands to town; and
* separation of bicycles/electric cart (small scale) corridors
from pedestrian corridors.
* a seperate transportation corridor for some transit mode
other than rubber wheel vehicles must be defined around the
parking lot at the base of the base village.
Staff finds the Aspen Highlands Village General Submission
inconsistent with the following goals/policies of the Aspen Area
Community Plan:
1. The AHV application represents a 43% affordable - 57% free
market split. Although the 60%-40% split has not been codified,
staff finds that the applicant is inconsistent with the AACP
recommendation that 60% of the people housed in all new subdivision
must be housed in affordable housing. (staff must reconcile these
numbers).
2. The significant base area upgrades are inconsistent with the
Open/Space/Recreation/Environment policy which prefers expansions
that have minimal impacts to surrounding neighborhoods,
transportation patterns, environmental quality and service needs.
3
3
3. Upon review of the revised AHV proposal, staff still finds
that the Highlands proposal is not consistent with the Growth
Action Plan for three reasons:
* First, the projected buildout analysis is based upon current
zoning and the AACP does not recommend, other than for
affordable housing development, rezoning to achieve the goals
of the AACP. Unless another developable parcel, within the
metro -area were to be downzoned or effectively sterilized from
future development, the development of 46 single-family free
market homes will further the imbalance between seasonal and
permanent housing as was identified in the AACP. In addition,
the growth rate analysis did not anticipate the rezoning or
added free market homes which will throw off the 30,000
population cap and the 2% growth rate recommendation.
* Second, as staff pointed out during the last review, the
goal of a permanent community is not consistent with a
conversion of GMQS allotments for lodge units to free-market
singly family homes. Nor is it consistent with the goal to
balance growth between tourist accommodations and the
permanent community.
* Third, significant development of single-family homes
(visitor/seasonal) with a de -emphasis on tourist
accommodations eliminates an appropriate area designated for
tourist accommodations. This point is more accentuated by the
elimination of the lodge accommodations from the revised plan.
In order to preserve the necessary balance, as recommended in
the AACP, between permanent resident and tourist
accommodations, land that is most appropriate for tourist
accommodations should be preserved for that land use.
Members of the Commission differed as to the above #3 findings.
Some members believed that the conversion is less impactive and
requires less mitigation than lodge development and therefore is
not inconsistent with the overall goals of the AACP. Free market
homes may become permanent residences while second homes are an
alternative form of "tourist accommodations".
Other members believed that the substantial amount of free market
homes proposed in the development were not contemplated in the AACP
and therefore is a "balance" issue when compared to the goals of
the AACP.
The majority of the Commission believed that the concept of the
conversion was acceptable but the conversion rate and the number
of units lost and gained was not acceptable. Some conversion rates
do not relate especially given delivery, service, transportation
issues. Perhaps an integrated property management system would
help reduce some of those impacts.
4
a
4. The reduction in commercial space in not consistent With the
desire to reduce VMT because of the lack of support services and
commerical space that would encourage residents and visitors to
leave the Village for commercial activity.
P"
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
Tim Malloy, Senior Planner
DATE: May 10, 1994
RE: Referral - Aspen Highlands Village General Submission
SUMMARY: The Commission first reviewed the Aspen Highlands Village
at a meeting August 17, 1993. Throughout the fall, the Commission
continued to review the first general submission of the Village
proposal.
Based upon City and County P&Z review and a conceptual review by
the BOCC, Gerald D. Hines Interests has revised their development
application. Because of the substantial revisions to the original
application, this project has been remanded back to the Planning
and zoning Commission for further review.
REVIEW PROCESS: Pursuant to Section 6-3.4 (B) (2) (A) of the County
Land Use Code and consistent with Colorado State Statutes,, any
proposal within two miles of a municipality shall be referred to
that jurisdiction for review. Aspen Highlands Village (AHV) is
approximately 1.5 miles from the City of Aspen boundary and the
AHV General Submission application is being forwarded to the
Commission for review. This application is being considered in
conjunction with an application for a master plan for rezoning to
AF-ski and improvements to the Aspen Highlands ski area. However,
since this aspect of the project does not involve subdivision, its
review by the City P&Z is not required.
The County review process divides project review for significant
developments into three categories, general submission, detailed
submission, and final plat. General submission is designed to
flush out threshold issues such as affordable housing requirements'
infrastructure capacity, density, compatibility with existing land
use code, etc. Detailed submission would include information
regarding the number of sale verses rental affordable housing
units, the mix and income categories, number of shuttle vans to
operate the transit system, etc. This first level of review is
also intended to identify missing elements that must be included
in detailed submission. This type of review could be compared to
the City's conceptual verses final PUD development review.
Again, staff 's
to the County
to enable the
goal in the
is to provide
applicant to
review process, and design
review of the application for referral
constructive comments. The intent is
make adjustments, during the County
and build a project that meets our
R0
community goals. Staff believes that the most efficient way to
review the proposal is to consider the application based upon it's
consistency with the Aspen Area Community Plan (AACP). Our
reasoning is twofold. It does not make sense to recite the County
Land Use Code standards or base our review upon the City Land Use
Code standards. The AACP was adopted for the metro area and is
intended to provide guidance for decisions regarding growth and
land use issues that are metro in scope. It is also the policy
document that guides our land use reviews and legislation.
Secondly, if the applicant requests City water, the water policy
of 1993 requires Council approval and their review entails
consideration of the project's consistency with the AACP. Recently
Council has relied upon the Commission's recommendation of a
project's consistency with the AACP.
APPLICANT: Gerald D. Hines Interests Limited Partnership
LOCATION: Aspen Highlands Ski Area and Base of Highlands
20NING: AF-1 (agricultural/forest), AR-1 (accommodations/
recreation), and R-30 (residential)
BACKGROUND:
I. site Description - According to the application, the site is
bordered by the Aspen Highlands Subdivision, metes and bounds
single-family lots, and the Moore family property to the east. The
USFS (ski area) is to the south, and the Heatherbed Lodge and the
Le Chamonix Condominiums are to the west and north.
The site is 188.6 acres and is improved with the Maroon Creek
Lodge, three ski lifts, and the Aspen Highlands Ski Area base
facilities which include four tennis courts.
According to the application, there are approximately 780 off-
street parking spaces in the existing lot and the Highlands RFTA
bus route terminates in the same parking area.
Currently, there is a total of 39,194 square feet of commercial
space (22,890 sq. ft. retail/office space, 1,970 sq. ft. skier
services, and 14,334 sq. ft. maintenance/storage). This space will
be demolished.
Over the past seven years Pitkin County has awarded general
submission land use approval to the Aspen Highlands Resort and the
Lodge at Aspen Highlands. The Highlands Resort previously received
200 tourist accommodation GMQS allotments and obtained credit for
18 existing on -site tourist accommodation units for an existing
total credit of 218 lodge GMQS allotments.
2
The Lodge at Aspen Highlands previously received BOCC approval for
49 tourist accommodation units (replacing the 49 units that were
demolished), 8 affordable housing units and 6,300 square feet of
accessory space. The total lodge units available today for
development are 267 units.
II. Proposed Development - Base Village
The Applicant proposes to demolish all of the existing structures
on the Highlands property and construct a mixed use development.
Generally, the development is comprised of a central village area
flanked on either side by two separate pods of detached, single-
family and duplex homes, which are located slightly up the face of
the mountain. In the revised plan, land uses within the
development are broken down as follows:
46 single-family, detached, free-market dwelling units;
31 free-market, townhomes;
73 tourist accommodation condominium units located in four
separate buildings within the Village;
69 affordable housing units broken down as follows:
9 single-family, disbursed throughout the
neighborhoods
6 duplex, disbursed throughout the
neighborhoods
4 townhomes, category 4, disbursed throughout the
neighborhoods
8 townhomes, category 1, in Village
8 townhomes, category 2. in Village
28 townhomes, category 3, in Village
6 townhomes, category 4, in Village
Total employees housed 187;
21,600 square feet of retail space located in various
buildings throughout the central Village; and
8,125 square feet of restaurant space located in various
buildings throughout the central Village.
The original plan proposed:
77 single-family detached dwelling units;
85 lodge rooms;
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105 tourist accommodations condominium units located in four
separate buildings;
138 affordable housing units located in four separate
buildings to accommodate 264 local residents all within
the Village;
37,440 square feet of retail space; and
14,385 square feet of restaurant space.
The Village will have a two -level parking structure for 450 cars
for skiers. One level of the garage will be below grade. An
additional 137 parking spaces will be provided underground for the
tourist accommodation and affordable housing units. Parking in,the
single-family neighborhoods will presumably be in garage stalls and
driveways. The townhomes will all have parking garages.
Vehicle access from Maroon Creek is provided via two entry drives.
These access points are located at either end of the proposed main
parking lot on the north side of the village. There are two loop
roads that serve the central village, one on the north side of the
village and one that runs through the center of the village core.
The roads for the residential neighborhoods will intersect the main
loop road at either end of the village.
Also discussed as a future element of the development is a gondola
connection to the Tiehack Ski Area. This gondola is shown as
entering the site from the north across the main parking lot and
terminating in a tower located between two of the central buildings
in the village. This tower structure would be built when the
village is constructed and used for some other purpose until such
time as the gondola connection was approved. Another possible
future element related to the Aspen Highlands Ski Area is a ski
lift from the High School, through the Moore property and up to the
top of the Powderbowl run. This lift would only be available to
Aspen public school students, residents of the Meadowood and Aspen
Highlands subdivisions, and future residents of the Moore property.
The proposed project would also include several trail improvements.
An extension of the Maroon Creek Bike Path is proposed along the
west side of Maroon Creek Road to connect the base village with
Iselin Park where the public trail currently ends. In addition,
nordic skiers will be able to access the village and ski area via
a new nordic trail which extends from the Moore property along the
north side of Thunderbowl Lane and under the roadway via grade
separated crossings. The application states that these trails will
be connected to trails on the Moore property when it is developed.
4
G
CONSISTENCY WITH AACP
Based upon staff's review of the revised Highlands proposal, the
following is a summary of staf f I s findings as the proposal relates
to the AACP.
1. Housing -
In previous review, staff had found the proposal inconsistent with
the Housing Action plan's emphasis on family -oriented housing. The
revised Highlands proposal includes 9 single-family and 6 duplex
affordable housing units within the free-market neighborhoods. This
proposal is more consistent with the AACP and addresses the
"balance" issue within individual neighborhoods better than the
previous proposal. Originally, all the affordable dwelling units
were located in the base Village.
In addition, the revised application indicates the income category
of the affordable units and that all the units will be sale units.
The AACP recommends that every new subdivision shall provide a 600
affordable - 40% free market split of housing, this -refers to
people housed. This application represents a 43% affordable - 57%
free market split which does not include the 73 tourist
accommodation units. (Staff has concluded that the tourist units
should be excluded from this calculation because they are seperate
from the residential subdivision.) The 60%-40% split has not been
codified. Although staff believes this is an important goal of the
AACP we cannot enforce this recommendation until it becomes
institutionalized within the Land Use Codes.
The revised Highlands proposal is still consistent with several
Housing action plan policies. The proposal promotes a micro
community or neighborhood development to accommodate permanent
residents, neighborhood character, mixed housing types and uses,
usable open space and convenient public transportation.
The AHV proposal is still consistent with other policies that
encourage inf ill development within the existing urban area to
preserve open space and rural areas, enable more employees to be
near their work, and locate permanent resident housing near desired
activity centers.
The proposal is also consistent with Action item #15 - to work with
the landowners to ensure that future development of property along
Maroon Creek Road and near the schools emphasizes a mix of free
market and affordable family oriented housing and recreational
uses.
Finally, Action plan item #30 recommends the establishment of a
salvage program for demolition material from homes and commerical
1.1
structures. The applicant should address salvage of the materials
for future builders.
2. Commercial/Retail - The intent of the commercial/retail action
plan is to provide incentives for managed strategic growth by
locally serving commercial and office uses and small lodges.
The Village proposal is consistent with the recommendation to use
vertical zoning. The Village proposes affordable housing and
tourist accommodations above commerical/retail space.
The revised Highlands Village plan eliminates the traditional lodge
accommodations and has downsized the commercial/retail element from
51,825 to 29,725 square feet. The existing Highlands Resort and
Lodge approvals are for 36,500 square feet of commercial/retail
space and 250 lodge rooms.
The original application included 51,825 square feet which staff
believed was too great an increase over what was anticipated for
the Highlands Base area. There was an overall concern about adding
additional commercial space when the goal of this section of the
Plan is to reduce the amount of commercial square footage from a
likely buildout of 700,000 sq. ft. to 400,000 square feet.
Staff has two concerns regarding the reduction in commercial space
in the revised plan. One is that the reduction in square footage
e may be too great and may jeopardize the objective of creating an
activity center at the base. The original intent, which staff
supports, was to create a base area that attracts skiers thus
reducing the peak traffic flows and enhances the vitality of the
neighborhood village.
The second concern is that the reduction in commercial square
footage will come out of the neighborhood serving commerical space
which was proposed previously for tourists and residents to reduce
trips into town.
Staff would recommend maintaining the amount of commercial/retail
space that was approved with the Highlands Resort development
approvals.
The loss of the lodge at the base of the ski area reduces the
amount of short term accommodations within the metro area. There
are currently no plans to increase lodge space elsewhere in the
metro area to compensate for this loss. The overall reduction in
the base area commercial activity detracts from the village concept
and is inconsistent with the current lodge zoning. The short-term
accommodation land use in this location was supported in the AACP
and in the Maroon Creek/Castle Creek neighborhood caucus plan.
Staff also continues to have concerns regarding how the applicant
will ensure that the neighborhood serving commerical will remain
6
accessible and will not eventually become higher end commercial
space.
3. Open Space/ Recreation and Environment - It is the policy of the
OSRE action plan to support ski area expansions that are found "to
have minimal impacts on land development, environmental quality and
service needs (i.e., expansion to existing areas) over ski
expansions which are found to have substantial impacts on land
development, environmental quality and service needs (i.e.
expansions involving new base villages or major infrastructural
extensions or upgrades or expansions into existing wilderness
areas).
The revised AHV plan is still consistent with the AACP policy of
expansions to existing areas. But staff finds the significant base
area upgrades to be inconsistent with the OSRE policy which prefers
expansions that have minimal impacts.
The amenities such as new nordic trails, climbing rock, and access
to the mountain in the summer, are still included within the
revised AHV proposal and are consistent with the policy in the OSRE
action plan to encourage projects that not only develop affordable
housing but integrate the preservation of open space.
The expansion at Highlands could increase the impacts on Parks and
Recreation facilities. It is still unclear what summer
recreational activities Highlands is proposing and therefore what
the impact on city facilities will be and how these activities will
accommodate users.
4. Growth - Upon review of the revised AHV proposal, staff still
finds that the Highlands proposal is not consistent with the Growth
Action Plan for three reasons.
First, the projected buildout analysis is based upon current zoning
and the AACP does not recommend, other than for affordable housing
development, rezoning to achieve the goals of the AACP.
Although the proposed density has been reduced, staff still has the
same concerns regarding the increased number of free-market
dwelling units. Unless another developable parcel, within the
metro -area were to be downzoned or effectively sterilized from
future development, the development of 46 single-family free market
homes will ' further the imbalance between seasonal and permanent
housing as was identified in the AACP. In addition,
the growth
rate analysis did not anticipate the rezoning or added free market
homes which will throw off the 30,000 population cap and the 2%
growth rate recommendation.
Secondly, as staff pointed out during the last review, the goal of
a permanent community is not consistent with a conversion of GMQS
allotments for lodge units to free -market -singly family homes.
7
While the applicant is still pursuing the conversion from lodge
units to residential units, the conversion has been modified from
the 1 lodge unit to 1 free market home conversion formula. The
revised conversion utilizes the following formula:
2.5 lodge rooms = a 3 bedroom or less single-family dwelling
unit
2.9 lodge rooms = a 4 bedroom single-family dwelling unit
3.3 lodge rooms = a 5 bedroom single-family dwelling unit
This conversion formula is based upon employee
generation/mitigation requirements in the County Land Use Code and
the size of the units as was suggested during the first round of
review. However, the applicant has not committed to using only a
percentage of the allotment for conversion.
Finally, as staff believed during the last review, significant
development of single-family homes (visitor/seasonal) with a de -
emphasis on tourist accommodations eliminates an appropriate area
designated for tourist accommodations. This point is more
accentuated by the elimination of the lodge accommodations from the
revised plan. In order to preserve the necessary balance, as
recommended in the AACP, between permanent resident and tourist
accommodations, land that is most appropriate for tourist
accommodations should be preserved for that land use. Limited base
areas should not be lost to seasonal homes.
5. Transportation - As staff outlined in the last review, the
intent of the AACP Transportation Action Plan is to provide a
balanced integrated transportation system for residents, visitors,
and commuters that reduces congestion and pollution. The goal
outlined in the Transportation Action Plan is to move from an auto
dominated transportation system to a balanced system which limits
auto use while increasing mobility via transit, carpooling,
pedestrian and bicycle modes. The Action Plan recommends items
that would make the use of the single -occupant vehicle less
convenient while developing more attractive transportation
alternatives.
The revised AHV plan has reduced the overall density and size of
the development. However, the applicant has not changed the
transportation improvements plan that was developed for the
original application. Attached, as Exhibit 1, is a full review of
the transportation mitigation plans.
The Applicant proposes a lengthy list of travel demand management
strategies and transit improvements that are consistent with the
goals of the Transportation Action Plan which seek to limit auto
use while increasing mobility through transit and other
alternatives. The applicant has attempted to address the traffic
impacts generated by this development in a comprehensive and
creative manner.
The transportation mitigation proposals are still consistent with
action items:
#19 - develop intercept lot at Brush Creek Road/State
Highway 82, Buttermilk and/or other appropriate
locations;
#25 - increase the frequency, service and length of hours of
bus service throughout the Aspen Area.
#33 - evaluate the establishment of the dial -a -ride
concept within the Aspen metro area; and
#38 - study, fund and implement improvements to improve
safety for bicyclist on Castle Creek, Maroon Creek
(roads)...
The application is consistent with the policy to increase
transportation choices by proposing a bus/shuttle system from
Highlands to downtown Aspen with 10 to 15 minute headways. The
revised proposal integrates this system with the existing RFTA
service. A dial -a -ride system will also be operational for Village
residents and this will help to reduce dependency on the single
occupant vehicle.
The applicant was a participant in the proposed Buttermilk
intercept parking lot on Highway 82. Currently, the BOCC has
directed staff to analyze an intercept lot at the airport before
further consideration of the Buttermilk lot. If the Buttermilk lot
is not developed, the applicant has still committed to providing
a skier intercept lot in the vicinity of the Tiehack ski area as
a point of origin for day -skiers riding transit to the Highlands
Ski area. Whether it was the skier/commuter lot or just a skier
intercept lot, this has been identified as one of the Applicant's
traffic mitigation measures. The Applicant should also consider
other intercept lot locations to ensure transit usage to the
development.
A bike/pedestrian path will be constructed along Maroon Creek Road
connecting Aspen Highlands to the end of the path at Iselin Park.
A nordic trail will connect the Village with the trail system on
the Moore property.
An area that is questionable, in terms of its consistency with the
AACP Transportation Action Plan (concept of reducing congestion and
air pollution), is the developments increased VMT. The revised
proposal reduces the estimated VMT to what was expected with the
previously approved Highlands Resort development. However, staff
9
.�A
requests that the Applicant pursue additional mitigation measures
to mitigate any increase in VMT du to redevelopment.
Other measures that the applicant should pursue are as suggested:
The development of the gondola connection to the Tiehack Ski Area
should be explored as it could potentially eliminate VMT as skiers
would have access to other mountains without reliance on the
private auto.
At the time of detailed submission, the Applicant should consider
utilizing trip generation rates that more accurately reflect
existing conditions.
The Applicant should participate in off -site improvements that have
the potential to reduce VMT by approximately 2,500 vehicle miles
per day. This is for the base village only (includes 450 space
skier parking) and any additional VMT that may be generated by the
ski area improvements.
The applicant should prepare a Transit Plan which is approved by
RFTA.
The Applicant should construct remote parking stalls to accommodate
transit users destined for the village and ski mountain.
The Applicant should implement all the proposed transportation
mitigation measures outlined in their application.
The Applicant should work closely with CDOT on the Buttermilk to
Aspen EIS (Entrance to Aspen) relative to potential improvements
to the SH 82 and Maroon Creek Road intersection.
Design widths and exact locations of the proposed trail from
Highlands to town should be provided. For safety reasons
bicycles/electric car corridors should be separated from pedestrian
corridors.
RECOMMENDATION:
Staff finds that the Aspen Highlands Village General Submission
proposal is consistent with the following goals/policies of the
Aspen Area Community Plan:
1. The integration of affordable dwelling units within the two
neighborhoods is consistent with the AACP Housing Action plan that
recommends the integration of free-market and affordable units.
In addition, the applicant is consistent with the AACP's goal to
develop family -oriented housing.
10
2. The AACP recommends the development of sale affordable dwelling
units. The revised application indicates that all the affordable
dwelling units will be sale units.
3. The revised Highlands proposal is consistent with several
Housing action plan policies to promote a micro community, develop
neighborhoods to accommodate permanent residents, enhance
neighborhood character, promote mixed housing types and uses, and
provide usable open space and convenient public transportation.
4. Consistent with the AACP, the AHV proposal promotes infill
development within the existing urban area preserving open space
and rural areas, enables more employees to be near their work, and
locate permanent resident housing near desired activity centers.
5. The proposal is consistent with Action item #15 - to work with
the landowners to ensure that future development of property along
Maroon Creek Road and near the schools emphasizes a mix of free
market and affordable family oriented housing and recreational
uses.
6. The Village proposal utilizes vertical zoning within the
Village and proposes affordable housing and tourist accommodations
above commerical/retail space.
7. Consistent with the AACP the proposal provides local serving
businesses but the applicant shall ensure that the neighborhood
serving commerical will remain accessible and will not eventually
become higher end commercial space.
8. The revised AHV plan is still consistent with the AACP policy
to promote of expansion of existing ski areas first.
9. The amenities such as new nordic trails, climbing rock, and
access to the mountain in the summer, are consistent with the
policy in the open/Space/Recreation/Environment action plan to
encourage projects that not only develop affordable housing but
integrate the preservation of open space.
However, the expansion at Highlands could increase the impacts on
Parks and Recreation facilities. It is still unclear what summer
recreational activities Highlands is proposing and therefore what
the impact on city facilities will be and how these activities will
accommodate users.
10. The transportation mitigation proposals are consistent with
items from the Transportation Action Plan:
#19 - develop intercept lot at Brush Creek Road/State
Highway 82, Buttermilk and/or other appropriate
locations;
11
#25 - increase the frequency, service and length of hours of
bus service throughout the Aspen Area.
#33 - evaluate the establishment of the dial -a -ride
concept within the Aspen metro area; and
#38 - study, fund and implement improvements to improve
safety for bicyclist on Castle Creek, Maroon Creek
(roads)...
11. The proposal is consistent with the policy to increase
transportation choices by proposing a bus/shuttle system from
Highlands to downtown Aspen with 10 to 15 minute headways. The
revised proposal integrates this system with the existing RFTA
service. A dial -a -ride system will also be operational for Village
residents and this will help to reduce dependency on the single
occupant vehicle.
12. Other measures that the applicant should pursue that would be
consistent with the Transportation Action Plan are:
* development of the gondola connection to the Tiehack Ski
Area;
* utilization of trip generation rates that more accurately
reflect existing conditions;
* participation in off -site improvements that have the
potential to reduce VMT by approximately 2,500 vehicle miles
per day for the base village only (includes 450 space skier
parking) and any additional VMT that may be generated by the
ski area improvements;
* preparation of a Transit Plan which is approved by RFTA;
* construction of remote parking stalls to accommodate transit
users destined for the village and ski mountain;
* implementation of all proposed transportation mitigation
measures outlined in the application;
* working closely with CDOT on the Buttermilk to Aspen EIS
(Entrance to Aspen) relative to potential improvements to the
SH 82 and Maroon Creek Road intersection;
* provision of design widths and exact locations of the
proposed trail from Highlands to town; and
* separation of bicycles/electric car corridors from
pedestrian corridors.
12
Staff finds the Aspen Highlands Village General Submission
inconsistent with the following goals/policies of the Aspen Area
Community Plan:
I. The AHV application represents a 43% affordable - 57% free
market split. Although the 60%-40% split has not been codified,
staff finds that the applicant is inconsistent with the AACP
recommendation that 60% of the people housed in all new subdivision
must be housed in affordable housing.
2. The significant base area upgrades are inconsistent with the
Open/Space/Recreation/Environment policy which prefers expansions
that have minimal impacts to surrounding neighborhoods,
transportation patterns, environmental quality and service needs.
3. Upon review of the revised AHV proposal, staff still finds
that the Highlands proposal is not consistent with the Growth
Action Plan for three reasons:
* First, the projected buildout analysis is based upon current
zoning and the AACP does not recommend, other than for
affordable housing development, rezoning to achieve the goals
of the AACP. Unless another developable parcel, within the
metro -area were to be downzoned or effectively sterilized from
future development, the development of 46 single-family free
market homes will further the imbalance between seasonal and
permanent housing as was identified in the AACP. In addition,
the growth rate analysis did not anticipate the rezoning or
added free market homes which will throw off the 30,000
population cap and the 2% growth rate recommendation.
* Second, as staff pointed out during the last review, the
goal of a permanent community is not consistent with a
conversion of GMQS allotments for lodge units to free-market
singly family homes. Nor is it consistent with the goal to
balance growth between tourist accommodations and the
permanent community.
* Third, significant development of single-family homes
(visitor/seasonal) with a de -emphasis on tourist
accommodations eliminates an appropriate area designated for
tourist accommodations. This point is more accentuated by the
elimination of the lodge accommodations from the revised plan.
In order to preserve the necessary balance, as recommended in
the AACP, between permanent resident and tourist
accommodations, land that is most appropriate for tourist
accommodations should be preserved for that land use.
RECOMMENDED MOTION: "I move to adopt staff's findings as related
to the Aspen Highlands Village General Submission and the
proposal's consistency with the Aspen Area Community Plan."
13
"I move to direct staff to refer these adopted findings to the
County for their review and to the City Council for their review."
ATTACHMENTS:
1. Aspen Highlands Village Transportation Improvements Plan
2. Revised Site Plan
14
EXHIBIT 1 - TRANSPORTATION IMPROVEMENTS PLAN
In an effort to minimize potential traffic impacts from the base
village project, the Applicant proposes a series of transportation
improvements. Some of the transportation improvements proposed are
physical improvements while others are travel demand management
measures.
The Applicant has offered the following measures to mitigate the
impacts associated with the proposed development:
A) Physical Improvements
The Applicant has stated that upon final approval of the plan, the
Applicant will contribute $650,000 to be used to pay for the
physical improvements listed below. If the improvements cost less
than the $650,000, the remainder of the monies may be used by
Pitkin County for other transportation improvements in the area.
1) State Highway 82/Maroon Creek Road Intersection - the applicant
states that a long-term solution for the redesign of this
intersection will have to wait due to pending decisions on SH 82
corridor. The "Entrance to Aspen" Environmental Impact Statement
(EIS) will commence by the end of 1993 and CDOT has estimated that
it take two (2) years to complete this EIS. The Applicant suggests
that it would not be prudent, at this time, to invest in major
reconstruction of this intersection until the EIS has been
completed. Staff would agree with their logic in that a
comprehensive look at the "entrance to Aspen" will be conducted
during the EIS process.
The Applicant has recommended that simple geometric and signalized
improvements of the intersection could result in beneficial
operating conditions. The following modifications to the
intersection are suggested:
* Extend the length of the right turn acceleration lane from Maroon
Creek Road onto eastbound SH 82. This would help to eliminate
queues back onto Maroon Creek Road.
* Extend the right turn deceleration lane on eastbound SH 82 into
Maroon Creek Road. This extension would remove those right turn
vehicles from the through lane on SH 82.
* Extend the length of the westbound left turn lane on SH 82 into
Maroon Creek Road. Morning peak hour demand for'this movement can
result in left turn queues that extend into the westbound through
lane.
* Widen the Maroon Creek Road section between the SH 82
intersection and the Castle Creek Road intersection to provide for
a left turn lane from southbound Maroon Creek Road onto Castle
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fy
Creek Road. Currently, vehicles making the left turn movement must
wait because of the amount of traffic on northbound Maroon Creek
Road and back up into SH 82.
There will be some widening of Maroon Creek Road necessary south
of the Castle Creek Road intersection to provide proper
transitioning of the lanes. The Applicant has recommended that
some of this width be utilized to extend the northbound left turn
lanes for the down valley movement onto SH 82.
* The Applicant has recommended that a "Do Not Block Intersection"
sign be posted on northbound Maroon Creek Road prior to the Castle
Creek Road intersection.
* It is recommended that a right turn arrow indication be added to
the signals facing the northbound approach on Maroon Creek Road.
It would operate when all movements are allowed to leave Maroon
Creek Road onto SH 82 and when left turns from SH 82 onto Maroon
Creek Road are being provided their protected phase.
* The Applicant will pay for the use of a traffic control officer
at the Maroon Creek Road/Sh 82 intersection when needed during
afternoon peak hours during the peak season.
2) Castle Creek Road/Maroon Creek Road Intersection - The Applicant
is recommending that consideration be given to changing the traf f is
control for the right turn from Castle Creek Road onto Maroon Road
from the present YIELD sign to a STOP condition. The concern is
that the YIELD condition creates several hazardous conditions and
the STOP sign would enhance the safety of this intersection.
3) Maroon Creek Road/School Campus Area
* Enhanced sign program.
* Pedestrian activated traffic signal should be considered.
* The RFTA bus stop at the intersection of the Maroon Creek
Road/Upper School Road would be modified to include a shelter.
4) The Applicant would construct a separate bicycle path from the
Aspen Highlands base to Iselin Park.
Bj Travel Demand Management Program
The Applicant has prepared a travel demand management program which
includes both incentives to utilize alternative travel modes as
well as disincentives to automobile use. This is similar to the
philosophy embodied in Aspen's Transportation Implementation Plan
which states that transportation alternatives alone (incentives)
will not achieve the desired reductions in traffic. An effective
program must be accompanied by disincentives that will encourage
`.
drivers to seek alternative transportation modes.
The Highlands proposal recommends the following program:
1) Provision of Housing/Lodging at Base of the Mountain - The
concept of providing accommodations at the base of the ski mountain
is to reduce the need to travel from Aspen or other parts of the
valley to ski.
2) Provision of Support Commercial in the Village - This would
provide opportunities for residents and guests staying in the area
to fulfill their trip purpose within the village.
3) Free Remote Parking - The Applicant will participate in the
development of an intercept lot in the SH 82 corridor to provide
free parking and free transit service from the parking lot to the
ski area base.
4) Regional Transit Service - The Applicant has stated that
regional transit service to the Aspen Highlands will be continued
and expanded through participation in RFTA.
5) Demand Responsive Van Service - A dial -a -ride van service is
proposed for the residential area of the community.
6) Lodge Shuttle Service - The tourist accommodations will provide
van service for their guests and the focus of this program will be
pick-up and drop-off services between the airport and Aspen
Highlands to reduce the need for visitors to rent cars at the
airport.
7) Provision of Electric Vehicles - The Aspen Highlands development
will make available an electric cart to each single family
residence. Initially, these carts would be primarily utilized to
travel between the residences and the village core. The Applicant
has also suggested that these vehicles could be a viable
alternative for travel between Aspen Highlands and Aspen and would
develop a separate path system for their use.
8) Promotional Materials regarding all aspects of the
transportation alternatives will be provided.
9) Accommodations Discount - Discounts will be offered to guests
staying in the village in the tourist accommodations that do not
bring cars while parking fees will be charged to those who arrive
with cars.
10) Time Restriction - The time period from 3:25 pm to 3:45 pm has
been identified as a critical period for school traffic. In an
effort to discourage mixing skier traffic with school traffic, the
Applicant will charge an additional surcharge to their parking fee
during this time period.
3
11) Extended Lift Hours - The Applicant has proposed to extend the
hours of operation of the lower lifts beyond those normally
experienced at the ski area; this could help to reduce the peak
impacts of traffic.
4
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a
b