agenda special meeting aspen city council march 31 2010 50 0 pm

Transcription

AGENDA
SPECIAL MEETING
ASPEN CITY COUNCIL
MARCH 31 2010
M
00 P
5
Appointments
II
to
Board of Examiners and
Ordinance 2 2010
Aspen Club Final
Appeals
PUD
SPA
MEMORANDUM
TO
Mayor
FROM
Stephen Kanipe
THROUGH
Chris
DATE OF MEMO
March
24
2010
MEETING DATE
March
31
2010
RE
Appointment
by
Ireland and
Aspen City
Council
Chief Building Official
r
Bendon Community Development
the
iDrector
of
Building Code Board of Appeals members as required
Aspen Municipal Code 070
08and referenced in Ordinance 59
8
series 2003 sections 8
010
2
0
and 020
44
8
s
16n 020
8
010
32i 010
8
36i
8
REQUEST OF COUNCIL Staff requests action from Council
regarding a motion to appoint
citizen volunteer members to two
year terms on the Building Code Boazd of Appeals BCBOA
SUMMARY
The International Codes each contain
BOARD OF APPEALS that reads as follows
a
section in the administrative
In order to hear and decide appeals of
orders decisions
official
relative
to the application and
building
and is hereby created
22
interpretation
This
boazd is
code
approved City
supported by
the
adopt
County Building
agreed to combine two sepazate boazds
adopt bylaws and procedures for conduct of hearing
City Charter
1998 to hear and rule on
building official decisions The last
BCBOA also met in 2002 to review and recommend
any person
1993 through
appeal hearing was in 2002
Codes
adoption of the 2003 I
new
the
of Aspen and Pitkin
BACKGROUND The administrative section of the building codes
literally allows
to appeal a decision of the
building official The boazd met several times a year from
The BCBOA reviews
by
there shall be
pleasure
its business
2002 the BCBOA met and
joint
of this
boazd of appeals The boazd of
appeals shall be appointed by the
authority and shall hold office at its
The boazd shall
Code Board of Appeals Resolution 02
1 This resolution
City and County to form a single Boazd and
appeals
determinations made
titled
a
applicable governing
rules of procedure for conducting
On March
or
chapter
International Code editions and advises
recommended amendments to create
building plumbing
The
building department staff on
requirements
mechanical and electrical
protection building practices
without compromising the City
s responsibility to building
appropriate to our community values
Codes
in the State aze reviewing the 2009 I
safety for our citizens and visitors Most jurisdictions
and administrative
regulations to
ensure
life
safety
and fire
the
citizen boazd in matters of
role as
expert
adoption The BCBOA will perform an important
Codes A request for an
I
of
the
2009
the adoption
regulating construction practices regarding
s office The BCBOA will also meet regazding
appeal hearing has been received by the attorney
the appeal
for
Don Westerlind Steve
Those volunteers that have stepped up to serve aze Wayne Stryker
decades of
This
Feldman
group represents many
Saunders Jim Iglehart David Guthrie and Chet
expertise in architectural design new and
and demonstrated
practical experience
professional
remodel residential and commercial projects construction
management
RECOMMENDATION By adopting the Consent Agenda
named citizens to the Building Code Boazd of Appeals
CITY MANAGER COMMENTS
and electrical
Council is
contracting
appointing
the above
CITY OF ASPEN
APPOINTMENT APPLICATION
fE
MAILING ADDRESS
dS2
70 A2S
HOME PHONE 4
PHONE
U
5
D
7 SkYO
CELL
7O
WORK PHONE Q
8 Zoning Commission
Board of
Adjustment
Board of Examiners
n
mru
t
i
BOARD OR COMMISSION FOR WHICH
Planning
4b
X125 Sq
1
APPLICATION IS MADE
Appeal
Historic Preservation Commission
Wheeler Board of Directors
Commercial Core
Lodging
Transit
Agency
Roaring Fork
Housing Authority
Liquor License Authority
Child Care Advisory Committee
Open Space Advisory Board
Citizen Budget Task Force
Aspen IPitkin Animal
Shelter Board
ATTACH A
OR P
Z APPLICANTS PLEASE
HISTORIC PRESERVATION COMMISSION
GENERAL PHILOSOPHY ON
BRIEF STATEMENT ADDRESSING YOUR
which aspects you may agree or disagree
1 Aspen Area Community Plan on
Area
2 Growth in Aspen and the Aspen
3 Affordable Housing
YEAR
CITY RESIDENCY REQUIREMENT IS 1
IF SELF
02
n
EMPLOYED IDENTIFY NATURE OF EMPLOYMENT
EMPLOYMENT PREVIOUS TWO YEARS
i
Crd
ulPna
v
n
STREET ADDRESS PREVIOUS TWO
INVESTMENTS ANDIOR LANDHOLDINGS
I desire the
appointment
for the
following
IN PITKIN COUNTY
reasons
rw
k0
T G
GUi KAE
N6
SIGNATURE
i
O
DATE
CITY OF ASPEN
APPOINTMENT APPLICATION
STREET ADDRESS
MAILING ADDRESS
log
L
o
22
HOME PHONE
qzs
CELL PHONE
3
1
9 t
BOARD OR COMMISSION FOR WHICH APPLICATION IS MADE
Zoning Commission
Adjustment
of Examiners
Appeal
Planning
Board of
Board
Historic Preservation Commission
Wheeler Board of Directors
Commercial Core
Lodging
Agency
Fork Transit
Roaring
Housing Authority
Liquor License Authority
Child Care Advisory Committee
Open Space Advisory Board
Citizen
Budget Task
Force
Pitkin Animal Shelter Board
Aspen
P
Z APPLICANTS PLEASE ATTACH A
HISTORIC PRESERVATION COMMISSION OR
PHILOSOPHY ON
BRIEF STATEMENT ADDRESSING YOUR GENERAL
1 Aspen Area Community Plan on which aspects you
2 Growth in Aspen and the Aspen Area
3 Affordable Housing
CITY RESIDENCY REQUIREMENT IS 1 YEAR
IF SELF
EMPLOYED IDENTIFY NATURE
EMPLOYMENT
OF
I desire the
IPc
PREVIOUS TWO YEARS
C
v
o
2 c
OR LANDHOLDINGS IN PITKIN COUNTY
AND
appgintment foyr the following
or
disagree
EMPLOYMENT
STREET ADDRESS PREVIOUS TWO YEARS
INVESTMENTS
may agree
reasons
il e
r
P
d
eS i Q
I
d
since19991
Jackie Lothian
From
us
co
aspen
cityclerk@ci
web
Sent
To
Tuesday March 09
cityclerk
web
Subject
City of Aspen Board
Results
City
From
By
10AM
2010 10
of Aspen Board
Unauthenticated
User
30
20
10
IP
Name David
Guthrie
34
Molly
Ct
103
City
Aspen
State
Colorado
Zip
Code
81611
Home
925
Phone
5521 Work
Phone
Cell
274
Phone
0344
daaspen almsn
Email
com Board Commission
Selection
Board of
Examiners
amp Appeal
Requirement
Submission
No
File
Uploaded
employment
Previous Employment
Silich
Construction
Inc Aspen
Previous
Address
May 09 920 W
34
Molly
Hallam
Ct
St
103
Appointment Application
amp
1
Address
Commission
since
Commission Appointment
ApplicationSubmit ed
Pitkin
Holdings
VAST
Own
Burlingame
34 Molly Ct
Desire for
unit
at
above address
appointment
Because I want to
Kanipe
asked
for
some
give back to
help with this
the
community
board
2
that has
given
me
so
much
and
Stephen
BOARD OF EXAMINERS AND APPEALS
term
appointed
Don Westerlind
County Chair
County
Steve Saunders
City
Wayne Stryker
Enabling
1999
1 01
1 95
Legislation
of Aspen
08 City
8
Chapter 010
Municipal
Code
206
28
S 30
R
C
Powers and Duties
A
To
suspension
or
B
hear
and
revocation of same in
perform
To
s
applications for contractor
conformity with applicable Codes
determine
all
such other duties
as
the
City Council
licenses and
and BOCC may from time
to time determine
of
suitability of alternate materials and methods
make special
construction provide for reasonable interpretations of building code or
with their general purpose and
exceptions to the terms of the building code in harmony
does not lessen any fire
modification
intent if in the opinion of the Board the exception or
of structural integrity
protection requirements or any requirements or any degree
C
determine
May
the
Meetings
2nd
Thursday
at
noon
in the
City Council
chambers
Membership
Qualification
matters
pertaining
for two years
to
A citizen shall be
building construction
The two
Building section
qualified by experience and training
ex
and shall have been
officio members shall be
a
to
judge
resident of Pitkin
employees
or
upon
County
officers of the
joint
MEMORANDUM
TO
Mayor
THRU
Jennifer
FROM
Jessica
RE
1450
Ireland and
Aspen City Council
Phelan Community Development Deputy
Garrow Long Range
l
Planner
Lake Road Final SPA
Crystal
Year Growth
Multi
Directo
11a1
Fin
PUD Final Timeshare
Management Rezoning
and Subdivision Reviews
Second Reading Ordinance No 2 Series of 2010
continued from 3
2010
8
March 31 2010
MEETING DATE
ZRECOMMENDATION
P
APPLICANT OWNER
Aspen
Club and
Spa
The P
Z voted 4
2 in favor of the
LLC
They approved
Vann
Associates
affordable
management allotments and
review
They recommended
REPRESENTATIVE
Sunny Vann
12
LLC
approve the other land
use
application
housing growth
a stream
margin
the City Council
reviews
LOCATION
1450
Crystal
Lake Road Lot 15 of the
Callahan Subdivision
CURRENT ZONING
PUD Rural
RR
with
a
Residential
Planned Unit
zone
district
Development PUD
Overlay
SLIMMARY
The
Applicant
requests
final
PUD
final
h
final
SPA
Timeshare
Stream
Reviews
Management
Review
Rezoning
Review in order
units
to
12 affordable
and
Growth
Margin
Subdivision
develop 20 timeshare
housing units and 1 2
Lots 15 and 14A the
parking spaces on
existing 35 spaces on Lot 14A will not
change as part of this application of the
Callahan Subdivision
STAFF RECOMMENDATION
Staff recommends
Applicant
6 prior
to
City
to eliminate
Council
or
require
relocate units
the
Photo
Aspen
Club
building
and location
rantin approval
Aspen Club
Council Second
Reading
2010
8
3
Page
1 of 6
NOTE Staff has attached
new
Exhibits to this
memo
Exhibits that
were
part of the first three
11and second readings on 2
1
2010 2010
8
packets first reading on 2010
22
2
2010 are
8
3
not being attached again Please contact Jessica Garrow if you need an additional copy of these
exhibits
COUNCIL
QUESTIONS
At the
Applicant
to address
issues
outlined below and the
1
are
How will the
a
22 public
February d
hearing City
questions when they returned
number of issues and
Applicant
s
Applicant
ensure
Council
to Council
response to these issues is attached
that the Club is
open
to and
asked the
as
These
Exhibit Z
1
accessible
local
by
residents
a
The
Applicant has proposed language to the Ordinance new Section 23
s
Accessibility of Club Membership that would require at least 50 of the Club
members be local residents
the
Local residents
are
defined
as
individuals
living
in
Fork
Roaring
Valley at least 6 months of the year The Club would be
required to provide an annual audit to the City indicating that they have or have
not met the
requirement If they do not meet the requirement they have 1 year to
come into
compliance If they are not in compliance for 2 years in a row then all
time City of Aspen employees would receive a free membership to the Club
full
until such time as they are in compliance with the 50 requirement The City of
Aspen memberships would not count toward the 50 requirement There is no
reference to pricing as part of the Applicant
sproposed language
The
Applicant
a
needs to be clearer in their commitment for re
investment in the Club
Applicant has proposed language to the Ordinance new Section 24 Club
invested in the Club
Reinvestment that requires a minimum of 5 million be re
building Verification would be provided to the Building Department prior to
issuance of the Certificate of Occupancy CO The CO will not be issued until
the Applicant has met the 5 million requirement The Building Department has
reviewed this language and believes it will be enforceable
The
investment
How will the Club address the issue of re
a
4
over
the years
The
Applicant has not addressed this issue as part of proposed
language but they will address this issue at the Public Hearing
Ordinance
What
happens if the Applicant does not meet their enemy commitments How are they
held responsible
a
The Applicant has committed to holding their energy use after completion of the
project to today
s levels or to reduce net energy usage The Applicant worked
with Resource Energy Group to calculate their current energy usage The three
year average is
600 million BTUs
18
per year
or
240 BTUs per square foot of the
The energy usage of the new development club building
timeshare units and affordable housing units will be required to be equal to or
less than these numbers Resource Energy Group provided a report on how the
existing building
Applicant
can
meet the energy
goal
D Exhibit 2 and has been attached
to
This report is in the Applicant
s
the Ordinance as Exhibit C
Aspen
Club Council Second
Reading
Appendix
2010
8
3
Page
2 of 6
The
Applicant
and
City Planning Building and Canary staff have agreed on a
mechanism for this commitment The
tracking mechanism requires a
combination of yearly reports and audits for five
5 years beginning after a CO
is issued The Applicant will be
to
submit
a
required
report of energy usage one
yeaz and two yeazs following Certificate of Occupancy If the
report shows that
the Applicant is not
meeting their stated energy goal then they will be required to
put 100
000 into an escrow account that can be used in future years for on
site
systems to improve energy efficiency
tracking
Formal audits would be
completed after the third fourth and fifth years using the
previous s
yeaz average energy usage If the Applicant does not meet the
energy goal in any of those yeazs they must make improvements to the
property
to bring it into
compliance The Applicant may use the money in the escrow
three
account to
site improvements
help pay for the on
by a year for each year the Applicant
The
auditing requirements will
does not meet the energy goal
in yeaz five and after If the Applicant reaches the
goal in year five the auditing
requirement will be lifted
This language has been incorporated into the
Ordinance see new Section 22 Energy
be extended
Commitments
5
What financial
assurances can
do not want to have
empty hole
a
m
the
applicant provide regazding project completions We
a partially completed
or an
proiect and an
situation where there is
the around
a
The
Applicant has proposed changes to the language in Section 5 of the
Ordinance Financial Assurances This language requires that prior to
receiving a
Building Permit the Applicant must provide evidence to the City Attorney and
Building Department that there is sufficient funding to complete the project
including all proposed infrastructure improvements The Applicant will provide a
Completion Bond that is reviewed and approved by the City Attorney and
Building Department The Completion Bond will provide the funds necessazy to
complete the project including infrastructure improvements These changes have
been
b
incorporated in the Ordinance
City Attorney has proposed language that would also require
Bond This language is included in the Ordinance in Section
5
The
believes that
a
Reclamation
The
Reclamation Bond is redundant if there is a
Completion
would like to see one or the other incorporated but not both
a
REFERRAL AGENCY COMMENTS
related to Financial Assurances
a
The
Applicant
Applicant
Bond
and
has
provided a copy of language
Completion Bond to the City Attorney The City Attorney
believes the language addresses Council concerns related
to completion of the project
The
Chief building Official has also reviewed the
language
The
Applicant has met with City Planning Building and Canary staff
regarding
Commitments and all have agreed to the language incorporated into the Ordinance
ORDINANCE CHANGES There have been a number of
These have been done in track
changes so deleted teat is in
Aspen
changes
the
Energy
made to the Ordinance
Club Council Second
and added text is in
Reading
2010
8
3
Page
3 of 6
Changes made by Community Development are in green These changes have been
by the Applicant The changes are summarized as
Amended language in Section 5 Financial Assurances related to a Completion Bond
The Applicant proposed new language for a Completion Bond which eliminated the
Reclamation language
The City Attorney has proposed to include the Reclamation
in
addition to the Completion Bond
in
this
section
language
Anew Section 22 Energy Commitment that outlines the tracking of the energy
commitments The Applicant
s baseline Energy Study has been included as Exhibit C
underline
reviewed
of the Ordinance
Membership that includes the Applicant
s
commitment that 50 or more of the Club memberships will be local residents defined
as anyone who lives six 6 or more months in the Roaring Fork Valley
Anew Section 24 Club Reirrvestment that requires at least 5 million be re
invested
Anew Section
into the Club
23 Accessibility of
Club
Building
25 Reporting Requirements
Anew Section
contained in the Ordinance This section
by requiring
one
report
that outlines all the
reporting requirements
reporting efforts
added to streamline the
was
rather than a number of individual reports
addition the City Attorney has reviewed the Ordinance and made some changes
purple The Applicant has not had an opportunity to review most of these changes
have comments or questions about them at the public hearing
In
Staff will review all the Ordinance
changes
as
the
Applicant
applicant
revise their
Eliminate
or
Revise the
plans prior
point
to any
landscaping plan
Provide
more
Provide
a more
approval
of the
project by
a
aze
they
in
may
S
vote of 4
2
and
time staff recommends City Council require
approvals Specifically staff recommends the
relocate units 5 and 6 from the site
rural nature of the
so
part of the Staff Presentation on March 31
ZRECCOMENDATION The P
P
Zrecommended
STAFF RECOMMENDATION At this
which
to consolidate the
plan
paved
areas so
it fits in better with the
area
programming elements of the proposal
drainage plan that meets Engineering Department Standards
detailed information
detailed
on
the
2 Series 2010 approving Final
124
Specially Planned Area SPA Final Planned Unit Development PUD Final Timeshaze
Yeaz Lodge Growth Management Allotments Rezoning and Subdivision for the Aspen
Multi
Club project
PROPOSED MOTION
I
move
to approve Ordinance
CITY MANAGER COMMENTS
Aspen
Club Council Second
Reading
2010
8
3
Page
4 of 6
Attachments
Exhibits included in this
Council
packet are
bolded all exhibits list the date then
were
included in the
s
packet
EXHIBIT A SPA Review
Criteria
Staff
8 2
22 3
8 3
Findings provided 1
11 2
31
EXHIBIT B
Criteria
Staff
11 2
Findings provided 1
82
22 3
8 3
31
PUD Review
EXHIBIT C Timeshare Review
EXHIBIT D Growth
Criteria
Management
Staff Findings
Review
Criteria
provided 1
11 2
82
22 3
83
31
Staff
Findings provided 1
11 218 2
22
8 3
3
31
EXHIBIT E
Rezoning
Review
Criteria
EXHIBIT F Subdivision Review
G
T
s
Exx
DRC Comments
BtT H
ExH
Housing
r
sl
Extt
I Revised
EXHIBIT J
Staff
Criteria
Findings provided 1
11 2
82
22 3
83
31
Staff Findings
provided 1
11 2
82
22 3
83
31
provided 1
11
Comments
provided 1
11
Transportation
Demand
Management TDM plan provided 1
11
11
sLetter Regarding Vesting provided 1
Applicant
EXHIBIT K
Letter
Applicant
s
provided
11
Regarding Continuing Operation
of the
Aspen
Club
Spa
1
EXHIBIT L City Council minutes from
Conceptual approval July 14
EXHIBIT M
October
Planning and Zoning Commission Minutes
6 and October 20 2009 provided 1
11
from Final
EXHIBIT N
Planning and Zoning
Commission Resolution
EXHIBIT O
Application Bound provided 1
11
EXHIBIT P
Application Appendix Bound provided 1
11
EXHIBIT
Q Letter from Applicant
s Attorney
operation of the Club facility provided 2
8
EXHIBIT R Letter from
dated
sRepresentative
Applicant
accessibility to the proposed
timeshare units
ExxtstT T
Optional
site
ExxtstT U
Updated
TDM Plan
provided 1
11
approval September 29
11
provided 1
January
14 2010 regarding the continued
dated
January 25
provided 2
8
3rT S Site Plans from each stage of the
ExHt
2008
2010
regarding
the
public
proposed project provided 2
8
plan provided by Applicant
per
City
Council request
provided 2
8
provided 2
8
EXHIBIT V Letters from the
public provided 2
8
Ext11s1T W Letters from the
public
entered at the 2
2010 public
8
EXHIBIT X Additional Comments from Environmental Health
EXHIBIT Y Letters from the
public
EXHIBIT Z Letters from the
public provided 318
provided 2
22
entered at the 2010
22public
2
Aspen Club
hearing provided 2
8
hearing provided 2
22
Council Second
Reading
2010
8
3
Page
5 of 6
EXHIBIT Z
1 Letter from Michael Fox dated 3
2010 responding to Council
1
questions
provided 3
83
31
ttstT Z
Ext
2Traffic
Study
Review conducted
by
Fehr
Nathanson and Citizens for Preservation of Zoning
Z Letters from the
ExHIBIT 3
Peers
on
behalf of
Gary
provided 3
31
public provided 3
31
Aspen Club
Council Second
Reading
2010
8
3
Page
6 of 6
ORDINANCE N0 2
SERIES
AN
OF 2010
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN COLORADO
APPROVING FINAL SPECIALLY PLANNED AREA SPA FINAL PLANNED UNIT
DEVELOPMENT PUD FINAL TIMESHARE MULTI
YEAR GROWTH
MANAGEMENT REVIEW REZONING AND SUBDIVISION FOR THE
DEVELOPMENT OF SUB
GRADE PARKING TWENTY TIMESHARE UNITS
REDESIGNED COMMERCIAL SPACE AND TWELVE AFFORDABLE HOUSING
UNITS FOR THE PROPERTY LOCATED AT 1450 CRYSTAL LAKE ROAD THE
ASPEN CLUB CITY OF ASPEN PITKIN COUNTY COLORADO
Parce ID 2737
019
32
181
WHEREAS
September 17 2007 the Community Development Department received
application from Aspen Club and Spa LLC represented by Sunny Vann of Vann Associates
LLC requesting approval of conceptual commercial design review conceptual approval for a
Specially Planned Area SPA Planned Unit Development PUD and Timeshare to develop a
grade garage nineteen 19 timeshare units and twelve 12 affordable housing units and to
sub
redesign existing commercial spaces and
on
an
WHEREAS upon initial review of the application and the applicable code standards the
Community Development Department recommended the Applicant amend the proposal to better
comply with the requirements of Specially Planned Area SPA a Planned Unit Development
PUD Conceptual Timeshare and the Commercial Design Standards and
a
WHEREAS the Applicant amended the application
units and amended the site
plan
for the
May
6 2008
Planning
to
and
include
twenty 20 timeshare
Zoning hearing and
WHEREAS during a duly noticed public hearing on May 6 2008 continued from
2008 February 19 2008 March 4 2008 March 18 2008 and April 1 2008 the
February
Planning and Zoning Commission approved Resolution No 9 Series of 2008 by a Four to One 4
1 vote approving Conceptual Commercial Design Review and recommending the Aspen City
Council approve a Conceptual PUD Conceptual SPA Conceptual Timeshare and
WHEREAS during
approved
a
duly noticed public hearing
Resolution No 6 Series of 2008 by
a
on
July 14 2008 the City Council
approving Conceptual
Four to One 4 1 vote
PUU Conceptual SPA Conceptual Timeshare and
WHEREAS
application
on
May 4 2009 the Community Development Department received
an
from Aspen Club and Spa LLC represented by Sunny Vann of Vann Associates
LLC
requesting approval of final Specially Planned Area SPA final Planned Unit
ream Margin Affordable Housing Growth Management
Development PUD final Timeshare S
Year Growth Management Lodge Allotments Rezoning and Subdivision to
Allotments Multi
grade garage twenty 20 timeshare units and twelve 12 affordable housing
develop asub
units and to redesign existing commercial spaces and
Ordinance No 2 Series 2010
Growth
timeshare
SPA
Aspen Club PUD
Subdivision
Management
Page of 19
WHEREAS during a duly noticed public hearing on October 20 2009 continued from
September 29 2009 and to October 6 2009 the Planning and Zoning Commission approved
Resolution No 15 Series of 2009 by a four to two 4 2 vote approving Stream Margin Review
and twelve
12 Affordable Housing Growth Management Allotments and recommended the
Council
hundred and
Aspen City
approve a Final PUD Final SPA Final Timeshare Rezoning one
Year Lodge Grovv
th Management Allotments 112 Allotments from 2009
four 124 Multi
twenty
and 12 Allotments from 2010 and Subdivision and
WHEREAS in response to concerns by the Planning and Zoning Commission and the
Community Development Department the Applicant provided a letter dated December 16 2009
inextricable connection between the continued operation of the Aspen
indicating that there is
Club
Spa facility and the proposed Aspen Club Living Condominiums the fractional units
and that the Club Owner will not have the ability to shut down the Club operation
to
of the Club Building without the express consent and approval of
substantially change the
the City of Aspen and at
minimum the Association on behalf of the Fractional Owners and
an
or
use
a
WHEREAS pursuant to Section 26
310 the City Council may approve
Rezoning
during duly noticed public hearing after considering recommendation from the Planning and
Zoning Commission made at duly noticed public hearing comments from the general public
recommendation from the Community Development Director and recommendations from
relevant referral agencies and
a
a
a
a
a
440 the City Council may approve a Final SPA
a
duly noticed public hearing otter considering a recommendation from the Planning and
Zoning Commission made at a duly noticed public hearing comments from the general public a
during
recommendation
from the Community Development
Section 445
26 the
hearing after considering
WHEREAS pursuant
noticed
during duly
Zoning Commission
a
recommendation
relevant referral
public
made at
from
a
to
duly
Director and
recommendations
from
Council may approve a Final PUD
recommendation from the Planning and
City
a
noticed
the Community
public hearing comments from the general public a
Development Director and recommendations from
agencies and
Year
26 the City Council may approve Multi
Management Allotments during a duly noticed public hearing otter considering a
recommendation from he Planning and Loning Commission made at a duly noticed public
hearing comments from the general public a recommendation from the Community
Growth
Development Director
and recommendations from relevant referral
agencies
and
480 the City Council may approve
Subdivision
during duly noticed public hearing after considering a recommendation from the Planning and
Zoning Commission made at a duly noticed public hearing comments from the general public a
recommendation from the Community Development Director and recommendations from
a
a
Growth ManagemenUSubdivision
Timeshare
SPA
Aspen Club PUD
Page 2 of 19
590 the City Council may approve a Final
26
after considering a recommendation from the
hearing
Timeshare during
duly
public
Commission
made
at a duly noticed public hearing comments from the
and
Toning
Planning
and
general public a recommendation from the Community Development Director
WHEREAS
pursuant
a
to
Section
noticed
agencies and
recommendations from relevant referral
WHEREAS during a duly noticed public hearing on February 8 2010 and February 22
2010 and March 8 2010 continued to March 31 2010 the City Council approved Ordinance No
to
vote approving Final SPA Final PUD Final
2 Series of 2010 by a
Timeshare
124
Year Growth
Multi
Management Lodge
Pillow Allotments
Rezoning
and
Subdivision and
WHEREAS the Aspen City Council has reviewed and considered the development
under the applicable provisions of the Municipal Code as identitied herein has reviewed
proposal
and considered the recommendation of the Planning and Zoning Commission the Community
Development Director the applicable referral agencies and has taken and considered public
comment at
a
public hearing and
WHEREAS the City Council finds that the development proposal
applicable development
standards and
conditions is consistent with the
goals
meets
or
exceeds all
approval of the development proposal
elements of the Aspen Area Community Plan and
that the
and
with
WHEREAS the City Council finds that this Ordinance furthers and is necessary for the
of public health safety and welfare
promotion
TY OF
TY COUNCIL OF THE C
NOW THEREFORE BE 1T RESOLVED BY THE C
ASPEN AS FOLLOWS
Section 1
Pursuant
City
to
the procedures and standards set forth in Title 26 of the Aspen Municipal Code the
Unit
hereby approves a Final Specially Planned Area SPA Final Planned
Multi
hundred
one
and
124
Final Timeshare
four
twenty
Council
Development PUD
Year Lodge Growth Management
Rezoning
hundred
one
Allotments
and twelve 112 from the
2009
Growth Management Year and twelve 12 from the 2010 Growth Management Year and
Subdivision subject to the following conditions
Subdivision Plat and Agreement
SPA
Section 2 PUD
SPA agreement hereinafter
PUD
Applicant shall record aSubdivision
The
the
Agreement that
days of approval The 180 days shall
Design Review approval by the Planning and
of Land Use Code within 180
requirements
Commercial
upon the granting of Final
Subdivision Plat shall be recorded in the
SPA
oning Commission Additionally a final PUD
L
s Office within 180 days of the final Commercial Design
Pitkin County Clerk and Recorder
Approval and shall include the following
meets
commence
Timeshare
SPA
Aspen Club PUD
Page
3 of 19
A
a
final
plat meeting
encroachment
improvements
and location of
of the
licenses
City Engineer
reception
with
and
showing easements
numbers for physical
utility pedestals
proposed improvements parking
and
detailed landscaping plan
drawing representing the project
s architectural character including building elevations
A final
grading and drainage plan meeting all requirements of the City Engineer The
Applicant shall receive Engineering Department approval for their drainage plan prior to
Engineering Department sign
off on the Final Plat
A final utility and
public facilities plan
A trail easement for the trail to be dedicated to the
public crossing the property from the
existing Aspen Club Trail through the site to Ute Avenue
A
d
A
g
and
illustrative site plan of the project showing the
dimensional requirements as approved
c
f
requirements
An
b
e
the
agreements
The
Applicant shall condominiumize the timeshare units after substantial completion of the
project The condominium plat
s shall be reviewed administratively The Agreement shall
require recordation of a condominium plat prior to issuance of a Certificate of Occupancy
Section 3 Timeshare Documents
fhe
imeshare Disclosure Statement and Development Instrument
T
Applicant shall record
concurrently with the Condominium Plat and Declaration The documents shall meet all
90 of the Land Use Code
requirements outlined in section 26
a
Section d Dimensional Requirements
The
approved
setbacks
dimensional
requirements
are
based off the
following
the south side of the lots alt the rear yard setbacks
all side yard setbacks are the east and west sides of the lots
are
standardization
are on
all front
yard
the north side of the lots and
Growth Management
SPAlrimeshare
Aspen Club PUD
Subdivision
Page 4 of 19
RR
Dimensional
Re
Dimensional Requirements for subdivided lots
Proposed
uirement
Lot 1
Lot 2
Minimum
Lot
661 sq fr
124
A
N
Lot 3
812 sq ft
10
Lot 4 26
110 sq ft
Size
Lot 5 3
9
55 s
Minimum
Area
per
unit
dwellin
fr
Lot
A
N
Lot 1 277 Feet
ot
Minimum
Lot
2 N
A
ot 3
I
Width
135 Feet
Lot 4 266 Feet
Lot 5 9 Feet
Lot 1 30 feet above
Minimum
Front
grade
5 feet below grade
Lot 2 N
A
Yard
Setback
Lot 3
10 feet
Lot 4
0 feet
Lot 5
5 feet
7
Lot 1 0 feet above and below
Minimum Side
Lot 2 N
A
Yard
Lot 3
10 feet
Lot 4
20 feet
Lot 5
5 feet
Lot I
60 feet above grade for
Setback
East Side
Minimum Side
Yard
Setback
West Side
Yard
Setback
building 20
grade
feet above
grade
for garage access stair 5 feet below
Lot 2 N
A
Lot 3
20 feet
Lot 4
5 feet
Lot 5
0 feet
Lot 1 100 feet 15 feet from
Lot 2 N
A
Minimum Rear
grade
Lot 3
10 feet
Lot 4
10 feet
Lot 5
10
Top of Slope
feet
Townhouse Units Lots 3
4
Pitched Roofs Units 1 7 14 28 feet
Flat Roofs Units 2
58
13 28 feet
Maximum
Club Units Lot 2 28 feet
Height
Affordable
Housing
Units
Lot
28
feet
with
the
following exceptions
Unit 11 Northwest Corner
32 feet
Unit 12 Northwest Corner
41 feet
Aspen Club PUD
Growth ManagementlSubdivision
himeshare
SPA
Pale 5 of 19
RR
Dimensional
Re
Proposed Dimensional Requirements for subdivided
lots
uirement
Unit 12 Southwest Corner 25
31 feet
Club Building Lot 1 28 feet
Aspen
Minimum
O
en
S
A
N
ace
Total FAR
1
55
Total 94
70 sq ft
Allowable
Floor Area
390 sq ft
Multi affordable housing units 12
family
410 sq ft
490 sq ft Townhouse Units 34
Lodge 50
Club
Units 16
080 sq ft
Commercial Club 31
870 s
Minimum Off
Street
Parking
ft
132 spaces total
Lodge 20 spaces
Aspen Club and Spa 95 spaces 60 spaces
spaces on Lots 14A
AH units 17 s aces
public improvements required
on
Lot 1 35
14W
under the Subdivision
SPA Aereement and the Aspen Club
PUD
institutional panypursuant
curet to which the surety aegr es to provide the funds necessary
to complete the construction of the improvements covered by the Building Permit all public
Timeshare
SPA
Aspen Club PUD
Page 6 of 9
sanitation district
ool
sch
the
tut
ill
19 herein
requirements set forth at 15 herein the parks plans referenced in
commitment
t
r
th
ate
spelled
sct
reguircmcnt
21
encrer
the
hercin
land dedication
i in una
h
ihr luh rr
rnt hli n
tn
int
it l
a
ih ir i 4
c
I
herein fhe
Comment
j2Tha
section
was
added
by
the
City Attorney and uses the Reclamation language
that the Apphcatu proposed to delete below
SPAlCimesharelGrowth Management
Aspen Club PUD
Subdivision
Page 7 of l9
COInI11Cnt j3The Applicant proposed to delete
this Reclamation language after the Completion
Bond
Section
Construction Meeting
6 Pre
construction meeting with the City Community Development
Applicant shall conduct apre
to
submittal
for
a
prior
building permit application This meeting shall include the general
contractor the architect producing the construction drawings
representative of the Building
Department a representative of the Engineering Department and the Community Development
Departments case planner
The
Staff
a
Section 7 Commercial Design Review
The Applicant shall submit an application for final Commercial Design Review within one 1
PUD approval
The Applicant is required to receive final
year of the date of final SPA
Commercial
Design Review prior
to
submission of
a
building permit
Section 8 BuildinE Permit Application
Applicant shall meet all adopted building codes and requirements in effect at the time the
way and accessible parking
of
building permit is submitted Accessible routes to any public right
will
be
The
will
be
building
reyuired
proposed project
subject to the Use Tax
spaces
materials The proposed project will be required to comply with all Efficient Building Programs
in place at time of building permit submittal Prior to building permit submittal the architect of
record must determine the type of construction for the existing structure and the allowable
for building and addition based on the type of construction and modifications
The
on
area
The
building permit application
a
A
b
A
c
d
e
f
shall include the
following
Z Resolution
copy of the final City Council Ordinance and P
copy of the final Commercial Design Review approval
The conditions of
approval printed
on
the
cover
page of the
building permit
set
of egress plan
An overall access plan for the site
A
means
fthe Club is intending
separation
to
operate while under construction
from construction
activity
g
h
The TDM Plan and the Traffic Study
A detailed Lighting Plan
i
A plan
showing protection
will be
on
a
plan
to
maintain exits and
required
which its based
of the stream
margin
area
and the
stability
of the
hillside
above the trail
Section 9 En
ineerinQ
GrowrthManagemenUSubdivision
imeshare
SPA
Aspen Club PUD
Page 8 of 19
was
added
to
the ordinance
The
s design shall be compliant with al sections of the City of Aspen Municipal
Applicant
Code Title 21 and all construction and excavation standards published by the Engineering
Department The Applicant shall be subject to the Stormwater System Development Fee The
final drainage plan shall meet all Engineering Department standards The application shall be
referred to the Colorado Geologic Survey for their review on the geologic hazards to the site
Chic information shall be provided
as
part of the building permit submittal
The construction management plan shall address construction while the Club remains open and
shall address how all construction activities will not impact all trees that are remaining on the
site
Aspen Club Trail
access
or
use
for any construction activities is prohibited
or materials
at
all
times this
includes but is not limited to truck traffic foot traffic storage
Section 0 Ute Trail Improvements
The Applicant will agree to contribute to the completion of the Ute Trail based on the Review
Standards for Development in a SPA This contribution will occur no later than 60 days notice
of the
notice to
date
commencement
of
Aspen The Applicant
annually according to the
s construction as provided by the City
proceed of the Trail
000 to be adjusted
agreed upon contribution in the amount of 70
Consumer Price Index C
L
P
has
a
Prior to both the contribution and the
the
building permit
issuance the
Applicant
will need to
provide
of Aspen a Bond or Letter of Credit in the amount of 000
70 This bond will be
released once the contribution is received If the contribution is not made as described above the
City
bond
or
letter of credit will be executed
Section 11
by
the
City of Aspen
Ute Ave Improvements
The
Applicant agrees
while maintaining the
to
improve the Cu de
center
sac
island Sheet
at
Ute Ave to accommodate
of
plans dated
a
shows
100 foot diameter
conceptually
how
this will be achieved
he Applicant agrees to install two speed tables along Ute avenue One at the trail crossing and
the other location to be approved by the City Engineer The final design of the speed tables must
be
approved by
The
Applicant
financial
the City
shall
assurances
Engineer
provide
a
cost
for all public
with the proposed improvements
estimate
as
improvements
to
approved by the City Engineer and provide
The
Applicant
shall bear all
costs
associated
Ute Avenue
Section 12 Affordable Housing
fhe
site affordable housing units Three 3 units of S50
Applicant shall provide twelve 12 on
units of 950 sq ft of
sq ft of net livable area shall be deed restricted to a Category 2 five
net livable area shall be deed restricted to a Category 3 and four 4 units of 950
sq ft of net
livable
a
Category 4 The Applicant shall record a deed
12 affordable housing units in conjunction with filing a
condominium plat for the property and prior to issuance of a Certitcate of Occupancy CO on
the affordable housing units The Certificate of Occupancy for the affordable housing units shall
area
restriction
be issued
shall
on
prior
be deed
restricted to
each of the twelve
to
or
at
the
same
time
as
the proposed timeshare units
Growth Management
Timeshare
SPA
Aspen Club PUD
Subdivision
Page 9 of 19
The affordable
housing units shall be owned and managed by the Aspen Club and Spa More
regarding the management and maintenance of the units shall be provided to
detailed information
APCHA with the proposed deed restriction prior to CO
The
shall have the
owner
provide
cannot
At
process
no
employment by
the lease period
Each
The
are
as
right to rent the units to qualified employees of the Club If the
s normal advertising
qualified tenant the units shall be rented through APCHA
time shall the tenancy of the units during
lease period be tied to continued
owner
a
a
the
Tenant leases however may be terminated for
upon termination of employment
owner
in the rental units shall be
tenant
required
to
be
requalified by
APCHA
cause or
on a
shall convey an undivided 1
10 of 1 ownership interest in the lot
to APCHA The APCHA
ownership interest shall be in perpetuity
owner
situated
the units
are
converted to
ownership units
or
the statutory restriction
on
at
basis
yearly
which the units
on
until such time
or
rent
the end of
control units is
eliminated
The deed restriction shall allow the units
Aspen
Club and
determines
year
one
to
become
ownership
units
any of the units
li
are
found to be out of
compliance
for
one
the units the units shall be listed for sale with APCHA at the
restriction
at
such time
as
the
owner
the
elects to condominiumize and sell the units or at such time as APCHA
or more units are found to be out of
compliance with APCHA Guidelines for one
Spa
The sales
price
shall be
as
year
or
the
owner
categories specified
elects
to
sell
in the deed
stated in the APCHA Guidelines in effect at the time of
recordation of the deed restriction
plus appreciation calculated at three percent 3per
simple appreciation not compounded whichever is less as of the
listing date of the units If the units are being sold due to noncompliance all of the units shall be
sold through the lottery system if the owner elects to sell the units the owner may choose 1
d of
3
annum
or
the Consumer Price Index
the initial
If the
buyers provided they quality
owner
elects to sell the units
or
under s
APCHA top
they
shall condominiumize the units and form
maintenance thereof
ownership
In
the
required
to
for the unit
be sold due to
noncompliance
owner
condominium association for
housing association
the management and
shall be separate from the fractional
s association
unit
event
APCHA
The affordable
are
a
priority
or
the
the
rental units
City
may
elect
are
to
required to become ownership units due
purchase them for rental to qualified tenants
to
noncompliance
in accordance with
APCHA Guidelines
Section 13 Fire MitiEation
All codes adopted by the Aspen Fire Protection District at the time of
shall be met This includes but is not limited to
building permit
submittal
International Fire Code IFC 2003
Edition Section 503 approved fire sprinkler and fire alarm systems FC as amended Section
903 and 407
access
Growth ManagemendSubdivision
Timeshare
SPA
Aspen Club PUD
Page l0 of 19
The
The
Applicant shall provide an overall access plan for the site with the building permit submittal
subgrade garage shall have adequate fire access This shall be reviewed and approved by
the Fire Marshall
The
Pire
proposed
lawn pavers shall be
sprinklers
and alarms
are
engineered
required
to
support fire truck loads
and shall be included in the
project including
in all
structures
Section 14 Public Works
The
Applicant shall comply with the City of Aspen Water System Standards with Title 25 and
applicable standards of Title 8 Water Conservation and Plumbing Advisory Code of the
Aspen Municipal Code as required by the City of Aspen Water Department Utility placement and
design shall meet adopted City of Aspen standards Each of the units within the building shall have
with the
individual water meters
Nothing
from the 1976 PUD water
rights agreement
may
change
The recorded
by
the
The
as
plat shall provide adequate easements for all utility
Engineering and Water Departments prior to recordation
project
will demonstrate the
lines
current
project
This shall be reviewed
of fire flows
adequate to satisfy Aspen Fire Protection
Building This may be satisfied by an analysis
acceptable to the Aspen Water Department which demonstrates system delivery capabilities of
the existing water distribution system at the Ute Avenue side of the
project of 3
000 gallons per
District standards for
a
Type
delivery
part of this
IIIB Commercial
minute
The
Applicant shall bear all costs associated with the proposed improvements
along Ute Avenue and metering connections that result from this project
to
the water line
Section 15 Sanitation District Requirements
Since there is
an
sanitary
line
existing Aspen Consolidated Sanitation District owned and maintained main
currently running through the proposed development the proposed relocation
of this main ACSD sanitary sewer line must be
s consulting engineer
approved by the District
and board of directors prior to the district
to
serve
this
committing
application The district will
require a written verification from the Applicant that the revised sanitary sewer service for the
Silver Lining Ranch is acceptable to the current owners of the Silver Lining Ranch
property
sewer
Since it is apparent at this level of approval that the district
smain sanitary sewer lines will be
modified to serve the new proposed development a line relocation request and collection
system
s action items New easements will
agreement are required Both are ACSD Board of Director
he required for the sanitary relocation
according to standard district form Additional access and
maintenance easements may be
required depending
on
the final
sanitary
sewer
utility plans
Growth
imeshare
SPA
Aspen Club PUD
Subdivision
Management
Page
1 I
of 19
Service is
which
contingent
are on
s rules regulations and specifications
upon compliance with the District
file at the District office The Applicant shall bear all costs associated with the
proposed improvements
Section 16
The
state
to
the sanitation system that result from this
project
Environmental Health
of Colorado mandates
specific mitigation requirements with regards to asbestos
Additionally code requirements to be aware of when filing building permit include prohibition
on engine idling regulation of fireplaces fugitive dust requirements noise abatement and pool
designs The Applicant must meet all applicable requirements associated with the
pool
Wildlife protection
enclosures for the trash and recycle area is required
a
a
new
The
Applicant
will be
subject
to
the TDM
Air
Quality Impact
Fee in place at the time of
Building
Permit submittal
Section 17 Exterior Lighting
All exterior
lighting
shall meet the
requirements
of the
s
City
Outdoor
Lighting
Code pursuant
to
Section 57
26 Outdoor lighting No lighting shall be permitted in the
150
stream margin area fifteen 15 foot setback area from
top of slope or in any area below the top
of slope line toward the river unless it is in the exact location of the existing lighting and
Land Use Codc
requires
no
additional disturbance to the stream
margin
area
This shall be verified at time of
building permit submittal
Section 18 Transportation
he
Applicant
plan attached
attached
The
as
shall
to
with all aspects of the Transportation Demand Management TDM
A The TDM Plan and the fDA Traffic Study
comply
this Ordinance Exhibit
Exhibit B shall be recorded
as
part of The Agreement
may update the traffic counts and TDM Plan prior to building permit submittal
be conducted after working with the Transportation Community Development
Applicant
this shall
Engineering and Environmental Health Departments to ensure compliance with all approvals
Any changes to the TDM plan based on updated traffic counts must be reviewed and approved
by the Transportation Engineering Environmental Health and Community Development
Departments
he Applicant shall conduct
l
meeting to review the Transportation Demand Management Plan
prior to submittal for a building permit application This meeting shall
include the Applicant a representative of the Transportation Department
representative of the
Engineering Department a representative of the Environmental Health Department and the
Community Development Department
s case planner
a
with the City Staff
a
Any updated traffic
of
counts
shall take
place
in the 15 two weeks of March and the is two weeks
August
Section 19 Parks
Building permit plans
stability of the hillside
shall include
a
detailed
plan
above the trail The detailed
submitted for stream
plan
shall
identify
margin protection and
fencing
the location of silt
Growth
Timeshare
SPA
Aspen Club PUD
Subdivision
Management
Page 12 of 19
and erosion control
requirements
along
include
a
the hillside The
City
off
protect the river from residual run
provide specifications if needed minimum
placed in a manner preventing erosion and
can
silt fence and straw bales
All of these detailed at the
15 set back from
top of
slope
shall include a detailed plan submitted for Construction staging This plan
shall detail how the construction will take place with staging
storage of materials and locations
of vehicles so that trees remaining on site will not be impacted and remain
Building permit plans
protected
Building permit plans shall include detailed plan submitted for Tree Protection Tree protection
fences must be in place and inspected by the
her designee before any
city forester or his
a
construction
activities
are
to
commence
No excavation
storage of materials storage of
construction backfill storage of equipment foot or vehicle traffic allowed within the drip line of
any tree on site There should be a location and standard for this fencing denoted on the plan
An
and
permit is required before submission of the building permit set Proper spacing
legend for new plantings and plantings around existing trees shall be reviewed by
Department at building permit submittal This legend shall include species
approved
a
tree
detailed
the Parks
name
Building Permit Plans shall detail the material and width of the footpath proposed within the
stream margin area
this footpath shall be installed with hand excavation tools only and set
around all trees to remain on site The utilities located under the trail should be developed and
installed with junction boxes so future repairs can be accomplished without the need to excavate
the
This trail shall not be used for or provide access for any construction activities
trail
new
This includes but is not limited to truck traffic foot traffic storage
or
materials
Aspen Club Trail
access or use for
any construction activities is prohibited at all times
includes but is not limited to truck traffic toot traffic storage or materials
he Applicant will be subject to the Parks
1
Permit submittal
Development Impact
Fee in
place
at
the time of
This
Building
Section 20 Parking
No
parking
is
approved
for Ule Ave
or
in the cul
sac
de
Section 2l School Lands Dedication
Applicant will be subject
Building Permit submittal
fhe
to the
School Lands Dedication cash
lieu in place at the time of
in
Section 22 Ener
v Commitment
fa
An
audit of the has and electrical energy consumed by the existing 77 000 square
as conducted
preceding three years w
by Resource
foot Aspen Club buildin
during the
En ing Bering Group and summarized in
a written
report dated November 24 2008 a copy of
which report is attached as Exhibit C to the Ordinance T
he energy consumption reflected in that
600 million Btu
report averaged 18
year over the subiect three year period the Baseline
Average
The
Its
C
e
t
x
thereby commits
Applicant 9
and
agrees
that
following
Ordinance No
the
2 Series 2010
Growth
Timeshare
SPA
Aspen Club PUD
Subdivision
Management
Page
13 of 19
redevelopment of the Property pursuant to the approvals granted in this Ordinance the average
annual sumhti
crt includinthe Cluh the Timeshare Units
eon of all uses of lhe Prn
r
en
n
b
Group
must
The
be
9vvr
Applicant
reviewed
and
commits
approved by
the
and
City
agrees
Building
that
the
Department
Building Permit
and the
Canary
Initiative staff before the Building Permit is issued
Ic
Pursuant
krAw is also
C
3er
cor
installation of
the energy consumption mechanical components including
that
are incorporated in the approved Building Permit
systems
existin
Inver the
upgrades
to
has demonstrated
mechanical components
includingupgrades
to
existing systems
have in fact been installed by
Applicant
e
Within 30 days following the expiration of the
issuance of the tinal
Certificate of
Occupancy
for the Aspen
one
Club
year
period fgllo
the
yn
Living development
the
teFshall provide the Building Department and Canary Initiative staff with a
A
Applicant C
report summarizintg he ene
all uses of the Property during said one near period
y consumed by
With such report the
consumption
the
into
Applicant
compliance
durinP
Property
the
er shall
9wr
provide
the
BuildingDepartment
and Canary
with the Baseline Average
precedin tg hree
period
and averat
ina the
enere
consumption
Ordinance No
of the
2 Series 2010
Timeshare
SPA
Aspen Club PUD
Page 14 of 19
shall
have
13
k
ef
t
9i
rts
effi
e
Similar audits will be performed four vears and five vears respectively
the date of issuance of the final Certificate of Occupancy for the Aspen Club Livin
followin
project
in
such remediation efforts
f said fifth near audit determines that the enemy consumption on the Proyertv
rline er
t
sr the f
scrc Account shall he closed and all remainine
lthr 13
esce
h
does
not
vrter and
A
iuH
Funds
Property
an
exceeds the Baseline Average the
additional energy
consumption
c
on
the
If
Property
any
of the Club hold
consumption
audit
her energy reports
rt
fu
no
or
Applicant ref shall be obli ateed to provide
vears following the date of issuance of the final
six
does not exceed the Baseline Average
such audit concludes that less than 0 percent of the dues
pang members
will take
Memberships in the Club the Applicant r
Resident
Growth ManagemendSubdivision
Timeshaze
SPA
Aspen Club PUD
Page 1 of 19
whatever steps
be
may
Residential Memberships
reauired
to
to
increase
the
ratio of Resident Membership
greater than 50 percent In the
with the
event
Non
vs
the next annual audit retlects
a
continuing non
compliance
requirement
Memberships exceed 50 percent
of the total dues
wing Memberships in the Club then the Club will offer free one
year
Resident
Memberships
Members such offer
to
that Resident
time City of Aspen employees that wish to be Club
any and all full
remain in effect until an annual audit concludes that the Club is again in
to
compliance with the requirement that Resident MembershiEexceed 50 percent of the total dues
payinQ Memberships in the Club When a compliance audit is obtained each free Resident
Membership held b
plovee will expire one year after the date on which the employee
a
signed
Membership Agreement with the Club and such employee will have the option of
Section 24 Club Reinvestment
a
of
a
The
Applicant
ter hereby commits and agrees that
9
N
tnal Certiticate of Occupancy for the Aspen Club
prior to the issuance
development
Living
approved by this
nee will spend a minimum of 000
Ordinance the Applicant
000 in upgrades to the
5
existing Aspen Club
Spa facility including but not limited to structural improvements a new
swimmingpool new locker rooms upgraded activity spaces improvements to utilih systems
investments in clean energy initiatives and
a
new
entryway
b
Upon substantial completion of the upgrades to the Aspen Club
Spa facility the
net shall provide to the City Building Department a summarkof the costs and
Applicant 9
expenses
incurred
b tyhe
9w in accomplishin tghe upgrades
C
Applicant e
approved by the City Building Department
which cost
summary shall be reviewed and
c
A
final Certiticate
of
Occupancy
shall not be issued for the
Aspen
Club Living
development project approved by this Ordinance until the Ciri Buildine Department is satistied
that the Applicant derhas expended
a
minimum of 000
000 in connection with the
5
Section 25 Reaortina Renuirements
Applicant shall be subject to number of reporting requirements as indentified herein All
reporting requirements shall to the extent possible be compiled into one report that goes to the City
Community Development De
rtment This report shall include
The
a
The
reporting
and audit
procedures
as
specitically
Any items required to o to other City Departments
directly to those Departments h tyhe Applicant
outlined in Section 22
by other sections of this ordinance shall be sent
Growth Management
SPAlTimeshare
Aspen Club PUD
Subdivision
Page
16 of 19
Section 26 Vested Rights
The
approvals granted pursuant
development
to
Planning and Zoning Commission and
period of three 3 years from the
Resolution 15 Series of 2009 and herein shall be vested for
date of issuance of the
Development
No later than fourteen 14 days
obtain
a
Development
Order
published in a newspaper
Aspen a notice advising
and creation of
the
following
a
approval of all requisite reviews necessary to
in this ordinance the City Clerk shall cause to be
circulation within the jurisdictional boundaries of the City of
following
as
set
of
a
Order
the final
forth
general
general public of
vested property right pursuant
the
the
to
approval
of
a
site specific development plan
this Title Such notice shall be substantially in
form
Notice is
general public of the approval of a vested property right
City of Aspen and Title 24 Article 68 Colorado
Revised Statutes pertaining to the following described property 140 Crystal Lake Road
City of Aspen CO by Ordinance No 2 Series of 2010 of the Aspen City Council
pursuant
hereby given
to
to
the
the Land Use Code of the
Section 273
representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded whether in public hearing or documentation presented before
the Planning and Zoning Commission or City Council are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein unless
amended by
authorized entity
All material
an
imeshare
SPAlI
Aspen Club PUD
Page
17 of 19
j5 This language
City Ailorncy
mment
1
Section 28
This ordinance shall
action
not
affect any
proceeding now pending
herein provided and the
shall
or
same
existing litigation and shall not operate as an abatement of any
amended
under
by virtue of the ordinances repealed
be conducted and concluded under such prior ordinances
or
or
as
Section 29
tf any section subsection sentence clause phrase or portion of this ordinance is for any reason
held invalid or unconstitutional in a couR of competent jurisdiction such portion shall be deemed a
separate distinct and independent provision and shall not affect the validity of the remaining
portions
The
thereof
City Clerk
is directed upon the adoption of this ordinance to record
County Clerk and Recorder
a
copy of this ordinance in
the office of the Pitkin
Section 302b
A
public hearing on
this ordinance shall be held
on
the
8 day
of
February 2010
at
a
meeting
of the
00 p
Aspen City Council commencing at 5
m in the City Council Chambers Aspen City Hall
Aspen Colorado a minimum of fifteen days prior to which hearing a public notice of the same shall
he
published
in
a
newspaper of
general
INTRODUCED READ AND ORDERED PUBLISHED
of the
City
of Aspen
on
the 11
City
circulation within the
as
of Aspen
provided by law by
the
City
Council
h
day
of
January
2010
Attest
Kathryn
S Koch City Clerk
FINALLY adopted passed
and
Michael C Ireland Mayor
approved this
day
of
2010
Attest
Kathryn S Koch City Clerk
Approved as
to
Michael C Ireland
Mayor
form
Ordinance Na 2 Series 2010
Growth Management
SPAffimeshare
Aspen Club PUD
Subdivision
Page 1 S of 19
was
added
by
the
City Attorney
Attachments
Exhibit A
Approved
TDM Plan
Exhibit B TDA Traffic Study
Exhibit C Energy Baseline Report by Resource
Engineering Group
Ordinance No
Aspen
2 Series 2010
Club PUD
Grou2hManagementlSubdivision
Timeshare
SPA
Page
19 of 19
Ordinance 2 Series 2010
Exhibit A
Aspen Club Living
TDM PLAN
GOAL
Have
Aspen
in traffic levels on Ute Avenue
growth
zero
Club
traffic levels
Living Project
coming
while
creating
a
on
Additional
trip
trips
a
result of the
AM
day
per
between
prepared
Report
the Club should
peak trips coming to
PM
traffic studies may be
and baseline
building permit
as
the current TDA
to the Club shall remain at their stated baseline of 860
be limited to 99 per hour
submission for
Club
Aspen
Based
safer street
a
to the Club should be limited to 70 per hour
peak trips
to the
coming
limits and the TDM Plan will be
now
and
updated
as
necessary
BACKGROUND
goal
The
in traffic
of
City
traffic
of Aspen Club
on
is to create both
Living
Ute Avenue due to this
engineers
who have been used
by
safer Ute Avenue
To achieve these
project
staff and
Aspen Transportation
a
engaged TDA
the
goals
locations in the
have
a
vicinity including
job description
perpetuity
In
The
limit any
as
City of Aspen
to
help
Ute Avenue and the
us
via
Aspen
Transportation
with the
respected
create
high
a
set of traffic
season
safety
traffic counts at
Club entrance The Club will
as
a
function
Coordinator shall manage all TDM programs in
addition the Aspen Club will
Transportation Options Program
growth
have consulted with the
Coordinator who will manage all TDM programs
designated Transportation
of their
we
well
Inc of Seattle and Denver
management tools Baseline conditions have been established
key
as
remain
an
Transportation
active
member
Coordinator
acting
of the
s
City
the
s
City
as
contact
TARGET GROUPS
A unique challenge associated with this
distinct needs The
following
Aspen
Club
project
Living TDM
is the existence of
program establishes
a
a
variety
variety
of
user
of tools
groups with
targeting
the
groups
Employees commuting to
Employees living
Club affordable
the Club
site in
on
Aspen
Club guests
Aspen Club Living
owners
housing
Club members
Ordinance No 2 Series 2010 Exhibit A
Aspen Club TDM Plan
Page I of
11
0
o
0
d
Y
v
o
N D
0
ro
o
o
c
c
0
cc
c
G
X
n
a
W
a
a
c
E
o
o
4l
C
C
b
V
v
v
n
U7
O
O
v
Y
O
O
U
U
0
o
O
a
r
C
O
O
E
E
k
m
N
ai
ai
ai
ti
ti
U
U
U
U
U
U
G
C
C
G
C
C
C
C
7
7
7
N
V
n
O
O
O
U
U
L
v
ctl
r
C
ai
U
o
n
a
as
O
O
U
U
U
U
U
w
O
O
O
U
U
L
L
L
L
ti
y
y
cd
T
o
L
fl
E
C
C
O
O
E
E
E
E
E
E
E
X
X
k
k
X
X
X
L
VI
Vi
Vi
V1
N
N
Vi
o
c
c
c
c
c
c
ro
c
c
3
O
o
o
L
L
ro
c
c
c
L
T
0
L
L
L
L
O
o
E
E
p
X
X
A
VI
c
c
0
0
0
0
c
c
c
c
0
e
U
N
V
V
N
U
V
C
V1
Vl
V
V
ctl
ro
td
a
a
a
C
O
N
a
C
C
C
C
O
O
1
N
V
Y
U
ed
t0
ro
R
a
a
a
a
C
g
L
ttl
a
U
a
L
p
v
n
a
L
d
y
L
ro
E
U Y
40
W
00
V
U
a
d
a
o
c
c
n
v
y
c
00
N
w
E
E
o
i
v
U
G
U as
U
O
O
D
U
4l
d
c
U
V
a
a
d
d
d
tl
t
c
t
a
j
c
o
X
U
O
y
L
Y
a
c
o
a
a
on
ou
C
N
L
3
s
ai
vi
L
y
V
E
F
O
O
O
s
N
ocq
d
N
N
U
N
N
N
N
w
L
T
O
T
O
T
T
T
O
N
O
T
O
T
O
n
n
E
a
E
a
o
x7
U
W
a
W
W
ri
O
a
E
W
o
d
V
T
O
N
a
a
T
O
G
v W
N
s
N
VI
O
d
C
L
L
C
c
y
y
c
E
0
c
E
C
O
lA
rh
fi
c
v
O
i
G
U
y
Y
c
U
c
ti
oq
W
z
s
ro
s
Y
y
n
L
h
r
N
V
ea
y
L
C
O
E
U
L
L
ate
L
L
v
Q
O
O
O
L
F
N
C
U
7
o
O
U
o
a
O
C
d
z
G
C
C
O
UI
c
w
O
i
U
N
C
O
J
0
O
ro
v
M
N
C
O
E
a
a
m
V
C
N
a
G
0
41
ai
U
N
u
C
v
j
Vi
ti
7
N
a
X
n
VI
7
G
C
i
o
N
p
r
y
T T
O
a
p
Hr
y
y
L
nc
v o
ni
N
y
T
O
T
a
y
y
L
ac
E
ai
o
a
0
A
F
E
E
cu
a
a
a
7
U
C
o
W
CG
im
U
o
c
a
E
L
v
O
E
n
ou
on
c
E
y
o
o
V
W
C
U
o
Q
V
G
E
v
C
c
ai
a
N
LO
u
E
w
T
C
b
N
V
V
C
v
d
ro
bq
p
H
d
E
O
T
O
N
p
v
d
A
v
O
m
U
U
z
w
z
U
m
U
U
y
a
Q
C
O
V
a
L
ti
U
c
Q
U
f
o
E
o
a
o
c
N
1
u
i
o
N
oq
n
Ordinance
Series 2010
2
Exhibit A
Aspen
Club
TDM Measure Detail
Living
FIXED ROUTE ASPEN CLUB SHUTTLE
The
Aspen
Club will
provide
shuttle service to and from the Club at
would augment the Cross Town Shuttle services
operating
on a
regularly
scheduled intervals These
fixed route and schedule
Details
a
Shuttle vehicles will be reduced emissions
b
Shuttle service will be free of
c
Signs
and other information
and if permitted
d
The shuttle will be
e
The
who
for
identifying
emission
zero
employees
owners
the routes and times will be
in Club
marketing
will coordinate
and guests
posted
materials and inside the
pickups and drop
at
the Club
offs
facility
best
to
accommodate
Park
departing Rubey
arriving
are
members
Park and other locations in town
publicized
shuttle schedule
employees
f
Rubey
at
charge
or
The shuttle route
schedule will be coordinated with hotel partners to minimize total
shuttle
trips
to the
Aspen
Club
will be allowed to
g
Employees
a
This service will be
access
shuttle service for
lunch errands
etc
Schedule
summer
and winter
Weekend Labor
Mountains
demand
experience
the
seasons
Day
the Ski
7 AM to 9 PM every
half from
provided hourly
Peak
Peak winter
summer
season
season
is defined
These hours may be increased
but will not be less 13 round
is
as
or
defined
day during
as
the
peak
Food and Wine
December 15th the Close of
decreased
depending
trips daily operating
at
on
actual
approximately
30am mid
9
day 12
30pm and evening 6
1
4
O
Opm peak
morning 8
hours
on
the half hour and the hour
b
During
that at
shoulder seasons and before 7 AM and after 9 PM there will be scheduled service
a
minimum remain
otherwise with the
season
c
may be
within those
trip numbers outlined
Transportation department
above
unless
A reduced service schedule
agreed
in the off
appropriate
Without the minimum level of service in
to contribute a fee
equal to
13
trips
per
place
day
to
described above the Club will be
the
operation
required
of the Cross Town Shuttle
Timeshare
SPA
Aspen Club PUD
Page 3 of 11
Exhibit A
d
Service to the
airport
order to
the in
town service
shall be
keep
provided
will be
provided separately
on a
from the scheduled in
town service in
fixed schedule
demand only to avoid unnecessary
on
In addition the
airport
service
trips
Phasing
A
complete
City
of
an
This
plan
alternative to
as
a
must be
Certificate of
later six months
fixed route service the
Aspen
prior
to the
issuance of
Club may contribute to the
discussed above If this arrangement
demand only in order
operate on
plan
no
approved by
a
the
Certificate of
must meet the conditions discussed above
operating
Cross Town Shuttle
shuttle
the Club shuttle route
s schedule and stops must be
plan detailing
Aspen Transportation Department
Occupancy
As
shuttle
to minimize
trips
approved by Transportation
is
selected
the Club
s
f this arrangement is selected
staff
no
later than six months
a
prior
operation
van
of the
service will
demand
detailed on
to the issuance of a
Occupancy
DEMAND ASPEN CLUB SHUTTLE
ON
The
Aspen
Club will
provide
and other areas not served
by
an
demand shuttle service to
on
serve
from the
guests traveling to
airport
the fixed route service
Details
a
emission
Shuttle vehicles will be reduced emissions orzero
b
demand service will be free and available to Club
On
c
demand service is meant to
On
replace
fixed route service
serve
during peak
replace
as
a
backup
summer
demand service may
On
a
demand service will be available
On
owners
and guests
to fixed route service and will not
and winter
fixed route service
d
members
during off seasons
Schedule
daily during
Club hours of operation
Phasing
A detailed on
demand shuttle
later six months
prior
plan
must be
approved by the City
of Aspen
to the issuance of a Certificate of Occupancy
This
Transportation Department
plan
no
must meet the conditions
discussed above
Growth Management
Timeshare
SPA
Aspen Club PUD
Subdivision
Page 4 of I I
Exhibit A
BUS PASS SUBSIDY
The
Aspen
Club will
provide
reduce
priced
bus passes for
employees
to use RFTA The Club
subsidizes 50 of employee
s bus passes Subsidized bus passes will remain in
currently
place
Phasing
This
subsidy
measures
of
is
to be
Occupancy
in
currently
provided
to
The program
place
Transportation
Measure to remain in
be marketed to
must
with
employees
marketing
later than six months after the date of issuance ofCertificate
no
place
in
perpetuity
unless
approved
for discontinuance
by
the
CARPOOL MATCHING
The Aspen Club will
for
organize carpools
employees
who have to commute to the
Aspen
Club
Details
a
First
priority
Transportation
will
Carpool matching
c
if
match
match
to
employees
with
other
employee
via
the
s
Club
Coordinator
b
no
be
will be discussed
during
is found in
house the
City
new
of
hire orientation
TOP program
Aspen
and
carpool matching
software will be used to search for external matches
Phasing
This program
must be
approved by Transportation Department
the date of issuance of Certificate of
marketing
measures
to be
Occupancy
he
place
no
later than six months after
The program must be marketed to
provided to Transportation
Certificate of Occupancy Measure to remain in
and in
place
no
in
employees
with
later than six months after the date of issuance of
perpetuity
unless
approved
for discontinuance
by
Growth Management
Timeshare
SPA
Aspen Club PUD
Subdivision
Page 5 of 11
Exhibit A
CARPOOL PARHING
Preferential
spaces will be
provided
and located in the
parking
carpool parking
spaces will be
provided
for
carpooling employees
area on
A minimum of 3
14W closest to the
Lots 14A
carpool
path
to the
Club
Aspen
Details
spaces will be
a
Carpool
b
Approved carpools
designated
will be
with
provided
signage
with
a
tag
or
preferential
to allow access to
permit
spaces
monitored
spaces will be
c
Carpool parking
d
Employees parked
in
carpool
by Transportation
spaces without
Coordinator
appropriate permits
tags will be
written up
Phasing
This program must be
the date of issuance of Certificate of Occupancy
approved
and in
place
no
place
in
perpetuity
unless
by the Transportation Department
for discontinuance
RESTRICTED PARHING
Employee parking
will be limited to the
Crystal
Lake
lot located
Parking
Lots 14A
on
14W
Details
is not allowed in Ute Avenue
a
Employee parking
b
Preferential
c
Parking
d
Employees parked inappropriately
parking
area
will be
provided
will be monitored
for
parking
employees
by Transportation
who
lot
carpool
Coordinator
will be written up
Phasing
This
measure
discontinuance
is
by
currently
the
in
place
Measure to remain
in
place
in
perpetuity
unless
approved
for
NEW HIRE ORIENTATIONS
At all
options
new
for
hire orientations the
commuting
to the
Aspen Club
will
provide
Club and reducing traffic
on
information
on
all
the different
employee
Ute Avenue
Timeshare
SPA
Aspen Club PUD
Page 6 of 1 I
Exhibit A
Phasing
This program must be
the date of issuance of Certificate of
for discontinuance
approved
by
the
and in
place
no
Occupancy
place
in
perpetuity
unless
EMPLOYEE INCENTIVE PROGRAM
The
Club will create incentive
Aspen
plans
for
carpoolers
bikers walkers and RFTA riders
Details
Program
a
will consist of
gift
cards punch cards
prize drawings
or
end of
season
raffles
Phasing
Program
must be in
Program
must be
place
no
marketed
later than six months afer the date of issuance of Certificate of Occupancy
to
employees
with
marketing
measures
later than six months after the date of issuance of Certificate of
perpetuity
unless
for discontinuance
approved
by
the
to be
Occupancy
provided
to
Transportation
place
no
in
EMERGENCY RIDE HOME PROGRAM
As
a
member of TOP the
Program
for
get home in
get home
employees
a
hurry
quickly
Aspen
Club will work with the City in
who take the bus to
This will
work
give employees
but for
a sense
implementing
one reason or
an
another
of comfort that they
can
Emergency
Ride Home
g sick child
e
need to
take the Bus into town but
if they need to
Details
The
Aspen
Club will be
responsible
for any
trips
taken
beyond
the TOP
s budgeted
program
in
unless
limit
each year
Phasing
This
measure
discontinuance
is
by
currently
the
in
place
place
perpetuity
approved
for
Growth Management
Timeshare
SPA
Subdivision
Aspen Club PUD
Page 7 of I I
Exhibit A
MEMBER INCENTIVE PROGRAM
The
Aspen
shuttle
or
Club will create
incentive system for members who
an
walk
ride their bikes
or
take either
our
the Cross Town Shuttle to and from the Club
Details
this incentive system will be
a
Information
b
Members will have
c
Incentives will
for
prizes
on
a
punch
provided
card system to track their
potentially consisting
of gift cards
in
materials
membership
use
of alternative
prize drawings
or
transportation
end of season raffles
and rewards
Phasing
Program
Measure
must be in
remain
to
place
in
no
place
later than six months afrer the date of issuance of Certificate of Occupancy
in
perpetuity
unless
approved
for discontinuance
the
by
Transportation
Department
HOUSING PREFERENCE
Preference for
a car
at the
to
access
Aspen
Site Affordable
On
Housing
would be
given
to
employees
in packets that will
Club The Club will also develop move
alternative transportation programs
provided
in
who agree not to
provide
information
park
on
all
Aspen
Phasing
Program
to be in
place
before first tenants
move
in and to remain in
place
for future tenants
CAR RENTAL DISCOUNT
Arrangements
will be made with
a
local
car
rental company for discounted
car
rentals
Details
a
The Club will arrange for discounted
well
b
as
Trips
for
Aspen
will be
Club
charged
Living
at the
car
rentals for
our
employees
site
who live on
as
owners
negotiated
discounted
car
rental rates
Growth Management
Timeshare
SPA
Subdivision
Aspen Club PUD
Page 8 of 11
Exhibit A
BICYCLE FLEET
Shared
Living
bicycles
will be available for
employees
as
well
as
tenants of employee
and
housing
Aspen
Club
owners
Details
a
A minimum of four
will be available at program outset
b
Bicycles
c
A check out check in system such
bicycles
will be maintained
by the
smaintenance staff
Club
as
using
electronic D card will be
for
implemented
use
d
The program may
expand
as
needed based
on
usage
Phasing
later than six months after the date of issuance of Certificate of Occupancy
Program
must be in
Program
must be marketed to
place
no
employees
with
marketing
measures
later than six months after the date of issuance of Certificate of
perpetuity
unless
approved
for discontinuance
by
the
to be
Occupancy
provided
to
Transportation
place
no
in
CARSHARE PROGRAM
A Carshare vehicle will be
Aspen
Club
Living
site for employees living
available on
in affordable
housing
as
well
as
for
owners
Details
a
Prior to
opening
of the
project
the
Aspen
Club and
determine how to best structure this program
GO
b
or
possibly being operated by
the
Aspen
possibly using
will
the services of CAR TO
Club
Issues to be addressed include
i
ii
iii
Ownership
of vehicle
Access to the vehicle
Payment of
maintenance and
operating
costs
Growth Management
Timeshare
SPA
Subdivision
Aspen Club PUD
Page 9 of I I
xhibit A
F
Phasing
A
complete plan
for the
implementation
approved by the Transportation Department
of Occupancy This
plan
must
of
no
site carshare program
on
an
later than six months
prior
be
must
to
presented
and
to the issuance of a Certificate
at a minimum
include
1
ownership
Purchase
of vehicle
s
2
Type of vehicle
s
3
s
Parking location
4
Allowable customers
5
Vehicle
6
Operations plan including
reservations
7
cost sharing plan
Subsidy
for CAR TO GO should CTG operate the vehicle
replacement plan
access
insurance
fueling
MONITORING PROGRAM
The effectiveness of the program will be measured in several ways
1
Vehicle
counts have been
during
year
March and
performed
Report using
TDA
Report
by
shall be
October 1
both
daily
an
provided
hourly
program components
in March and
to
project
August annually
Transportation
Engineering
firm
or
Transportation Engineering
for five years after the
annually
and
for five years after the
August
surveys shall be undertaken
at Ute Avenue and at the Club and will
traffic counts
project
receives
in the
a
CO
same
with
required
manner as
the current
counting
devices
and Environmental Health Departments
receives
a
The report must indicate
CO
Annual report shall also include
compliance
Non
a
Vehicle counts and
traffic
using standard
continue twice
status of
TDM components will be
required
brought
TDM
to
City
Council for discussion and action if needed
2
Survey
of above target groups to
Annual surveys must be
3
approved by
pre
their
the
knowledge
The
are
readily
of and
participation
in the programs
Results will be summarized in Memorandum form
year trends
to
4
ensure
complete
with tabulations and charts
so
that
apparent
may
require
insas necessary
interim check
Growth Management
Timeshare
SPA
Subdivision
Aspen Club PUD
Page 10 of I I
Ordinance
2
Series 2010
Exhibit A
CHANGES TO THE PLAN
Ifthe
Applicant
numbers
peak trips
must
update
per
hour
be conducted
must
be
submission for
to
approvals Any changes
with all
and
reviewed
a
also be
approved by
per
day
required
to the TDM
update
to
and those
peak trips
per hour
This
the TDM Plan
the
Community Development Departments
for
plan
based
on
and
must
be reviewed
revised base line traffic counts
the
70 AM
study
by
building permit
Environmental Health and
compliance
by TDA 860 trips
Applicant shall
then the
prior
the baseline in the current TDA
counts from
traffic
update the
to
different than the current counts done
are
and 99 PM
chooses
Environmental
Health
and
Community Development Departments
The
update
or
this
plan
and its associated TDA traffic counts shall be submitted
as
part of the building
permit application
FURTHER TOOLS
Should
required
monitoring
to
develop
following suggested
show that the
a
plan
TDM
for
zero
growth goal
approval by
the
is exceeded at any time the
Aspen Club will
include
to
a
variety
be
of the
measures
additional transit service via Club shuttle
additional contribution to the Cross Town Shuttle
additional restrictions
on
employee driving
additional rewards
incentives programs for
flexible
scheduling
scheduling
more
employees
to avoid
of club activities to avoid
aggressive
paid parking
other
for
for
measures
peak
employees
and guests
congestion
peak
hour
hour
congestion
internal and external education
employees
as
and guests
approved by the Transportation Department
Growth Management
Timeshare
SPA
Subdivision
Aspen Club PUD
Page 11 of I I
IV
C
TDA
CQ
Transportation
COLORADO
INC
October 29 2008
Michael Fox
W
Aspen Club International
1450 Crystal Lake Road
Aspen
Dear
CO 81611
Michael
As
agreed we have summarized high summer season traffic count data that was collected over
three consecutive days in August in the
vicinity of the Aspen Club and Spa This data along
with prior traffic counts from this past Mazch
dwing the Spring Break period and in August
2004 will help establish benchmazks for monitoring acrual xraffic
changes associated with
your planned addition of 32 dwelling units at the Club
property We have also estimated
what level of Club traffic currently passes
the
four key intersections that will be
through
gauging stations for monitoring future changes associated with the Club development plan
Key findings from
Weekday
with
the combined data collection efforzs
traffic volume
Tuesday
on
as
further described
below
Ute Avenue is about 70 higher than he weekend
and
are
day average
Thursday being slightly higher than the other three weekdays
Summer day 24
hour
weekday traffic volumes on Ute Avenue are about 50 higher
the corresponding winter weekday volumes
Club and Spa
daily traffic
days
weekend
Hourly traffic activity at
and
As
again
a
volume is slightly higher
the Club is
between 3PM and 6PM for
design day
for
on
Friday
as
compared
highest and fairly uniform between
weekday and weekend
to
than
mid week
lOAM and 1PM
assessing future development traffic a Thursday during August
day for the surrounding neighborhood
would represent a typical high traffic activity
Club traffic is near its daily
peak volume
The 3
00
to
00 PM hour is
4
hour
Spa trips During
east of Original
this
or
when
the combined peak
Club
trips
traffic hour for Ute Avenue and Club
comprised about 29 of the 200 vehicles on Ute
Avenue
During
the rune
hour
daytime video count for all arrivals to the Club approximately 81
bicycle and 9 as pedestrians Approximately 80 of arrivals are via
entrance with 20
crossing the footbridge from Crystal Lake Road
via autof 10 via
are
Ute Avenue
On
a
hour basis Club traffic using Ute Ave is about the same level as the volume
24
to Ute Place residences and the other
abutting uses located between Ute Place
attributed
and
Original
900 E
Street
Louisiana Ave Suite 100 Derrer Colorado 80210 38257101
FAX 8257108
3CT tdacobrado
TDA
com
Alpert Clab
October 29 2008
Just
a
Spa Traffer Coant
P
few Club members
workers currently
use
the Crosstown bus
that
route
runs
Ute Avenue
At the busiest intersection in the
Z
along
vicinity Original Cooper
Street Avenue Club Spa
traffic in the AM
peak hour and 5in the
trips represents about 8 of summer day total
higher overall volume PM peak hour
INTRODUCTION
To augment and
Spa
further
recent summer
identify peak
traffic
locations Count locations and time
staff
By design
traffic conditions in the
vicinity of the Aspen Club
collected to compare with winter counts at
counts were
periods
were
selected in
concert
with
neazby
City engineering
performed at the same locations during the same calendar week in
future years will help identify changes associated with Aspen Club and Spa development
traffic Specifically future counts will help document the
degree of success in implementing
the wide ranging Transportation Demand Management Plan that is
being designed for your
counts
mixed expansion
planned use
This report summarizes the
program
August
and compares with available
Mazch 2008 winter counts as well as the earlier
2004
summer
traffic counts performed
August
at two intersections along South Original Street and the access drive to the
Aspen Club
Spa
The March 2008 counts were collected
the
winter
of
season
Break
while
during
high
Spring
the August 2008 counts reflect high summer season conditions Data were collected
the
new
2008
summer counts
by
firm All Traffic Data Services
DATA COLLECTION
24Hour Volume
In March
2008 Ute
Avenue
of Original
counted for
seven consecutive
days All
passing each location were recorded separately for each travel direction This week
longcount identified daily variations in Ute Avenue traffic volumes throughout a Spring
east
was
vehicles
Break week Exhibit A illustrates the total and directional daily volumes for the full week As is
common in mountain resort towns
weekday volumes are higher than those on weekends During the
count week Tuesday and Thursday each exceed 1
500 vehicles per day The average weeks total daily
Exhibit A
u
j
Togl o
NTx
Rk by DM
eUOn
nUU IWnM w
tn
o1
i
t
Orq Ma181n
Mwc ImB
i
A6oulnDOUnU
tem
1 X08
cNpMUOUM
txm
I
lmo
sr
D8
em
I
I
rsuoe
I
Man
I
m
xrts
TW
I
rm
WN
I
I
roe
x
a
ae
3rze
Thu
Fn
I
xravm
8w
I
yxaae
Bun
7DA Colorado
0
Arprtt
Cktober 29 2008
r
Club
Spa TraJftc
Count
Page
3
volume of 1
300 is about 70 higher than the weeken average of 800 vehicles
per day For comparison
CDOT data shows that SH 82 as it follows
along Cooper Avenue just southeast of Original St carried
900 annual average daily vehicles in 2007
6
The August 2008 count was conducted in collaboration with
City public works staff Three
days of continuous traffic volume data were collected at six locations 24
hour count data
were
collected from
hour
count
21
midnight Thursday 8
through midnight Saturday
locations are listed here and identified in
Figure 1
1
on
Ute Avenue
2
on
Original Street south of Ute Avenue
Aspen Club Spa entrance north of Ute Avenue
Ute Avenue east of Ute Place
3
on
4
on
5
on
6
on
Crystal Lake
Crystal Lake
east
of
23 The six 24
8
Original Street
Road
west
of SH 82
Road
west
of the X intersection
Locations ql q3 and g41ie
along Ute Avenue the main road serving the Aspen Club Spa
Locations q5 and q6 serve a
parking area along the north side of the Roaring Fork River
which connects to the
Aspen Club Spa via footbridge over the river Location q2 lies on
an alternate route for vehicles
heading out of town
a
y
Intersection Peak Hour Volumes
Turning
2008
Spa
at
recorded
movement counts were
four intersections
hour
Two
along
counts were
on
Thursday Friday and Saturday August 21
23
path for vehicles accessing the Aspen Club
the usual travel
performed
from 7
00 to 9
00 AM and
00 to 6
4
00 PM
to
determine the
peak 60 minutes of traffic flow during the usual morning and evening peak
The
four
periods
turning movement count locations also identified on Figure 1 are
r
7
Cooper
8
Durant Avenue
9
Avenue
Cooper
Avenue
10 Durant Avenue
Data were also collected
at
at
Original
Street
at
Original
Street
at
at
Spring Street
Locations q7
March
2008 and
Aspen
Club Entrance Volume
a
West
End
Wednesday
Thursday
q8 above
in
during a Friday Saturday
August 2004
and
Sunday
Video
recordings collected count data at the Ute Ave entrance to the Aspen Club Spa
d for nine hours from 10
00 AM to 7
00 PM This provides detailed
Friday August 22
information on turning movements made by vehicles bikes and pedestrians into and out
the
Aspen Club at both the main lot and side lot entrances In addition
noted counting riders on and off each bus arriving on the half hour
bus patronage
in
on
of
was
Secondary access to the Club is provided on the north side via a pedestrian bridge over the
Roaring Fork River This bridge and trail connects to a designated Club parking lot along
Crystal Lake Road north of the river A nine hour video count on Friday August 22nd from
00AM to 7
10
OOPM recorded pedestrian activity there as well
1DA Colorado
r
w
F
O
I
Qc4
r
r
Y
0
w
o
ter
i
i
y
o
Clevela
d St
V
r
ro
Q
a
M
H QQ
V
i7
o
z
m
V
3
West E d
Z
a
Original
o
St
g
r
N
S p rin g
t
a
N
m
O
2
a
Vj
Hunter
t
c
w
N
r
o
m
C
a
t
c
7
U
8
o
Galena
9
c
mi
8
va
a
e
v
g
s
E
r
S
m
Mill St
N
N
p
C
Y
6
r
a
a
r
m
W
m
T
F
O
t
g
N
0
m
V CS
LL F
Aspers Club
October 29 2008
Spa Tragic Count
paee 5
DAILY VOLUME COMPARISONS
A summary of the 24
hour summer count data
the common trend in resort towns that
along Ute Avenue shown
weekday volumes are higher than
Figure
2 illustrates
daily volumes
for the three
Ute Place is calculated
in
Figure 2
on
affirms
weekends
of the count at three of the count
locations Volume on
using data from Locations pl dL N4 During the
count Thursday represents the peak with nearly 2
200 vehicles per day on Ute Avenue just
east of
Original Street Friday volume on Ute Avenue is almost 90 of the peak Thursday
volume while Saturday volume is just 60 of the Thursday peak Similar percentages are
shown on Ute Avenue just east of Ute Place
Also noted here while
consistent Friday
was
days
weekday daily vehicle volume to and from the Aspen Club is fairly
marginally higher than Thursday unlike traffic on the adjacent streets
Figure
2
Volums Proflls
August 2006 Daily Volume Comparison
along Ilb Ave 8 at Aspen Club Main Lot Entranp
zsoo
e Ave elo
U
nz
z
Aspen Club
m
D
500
1
4
i
Stl
entrance
1375
L
zn
r
i
900
x
9a9
a
i
975
809
411
500
I
0
TTurs
Fri
Sat
T
r
oo9
z
Orginal
o Ute Ave e
oUle PI
ea2
i
lUU1 Colorado
Aspcm Club F
Spa Traffu Connt
October 29 2008
Crystal
Pace 6
Lake Road
provides an alternate access to the Aspen Club Spa site via SH 82
pazk at a designated Club parking lot along this road and walk across a
over the
footbridge
Roaring Fork River to the Club entrance As shown in Pigure 3 nearly
60 of the volume on this road is headed toward the
parking area serving the Aspen Club
The remainder accesses residential areas along Crystal Lake Road
Again Thursday volumes
are
highest with Friday at about 97 and Saturday at 60 near the highway and 40 closer to
Vehicles
can
the river
Figure
Crystal Lake
3
Roca Taal
Daily Vdumee
Pugust2008
Thurs
4t0
Fri
e Sat
S
t
rr
Lliiirlq
li
i
u
zee
z
ii
s
j
I
zes
I
F
h
I
l
ii
zoo
Ili nll
Daiy Vdurtes
on
Crystal
south W SH82
Seasonal variations in traffic
Lake Roatl
Lot Entrance
depicted in Figure 4 comparing total daily volumes on Ute
Avenue east
Original Rvenue during the winter season in Mazch and high summer season
in August 2008 As shown summer Thursday volumes are again
higher than Friday or
with
the
the
same in winter and summer
Saturday
Friday and Saturday proportions nearly
As is also common in mountain resort towns summer volumes are again shown to be higher
than winter volumes The August Thursday total is 50 higher than during a Spring Break
week in March with similar percentage comparisons for Fridays and Saturdays
are
of
Figure
4
TIIUfS
Ute Avenw Total
M arch vs
Dafly Volumes
Algust 2008
trz
z
Fri
a
M
e rc
Ute AverNa east of
Original Sheet
h
hah wints season
A
Ngh
uguet
sumrer eeseon
J
on
i
lDo4 Colorado
Aspen CIWb Fs Spa Trafftc Covent
Ottober 29 2008
Pace 7
Hourly volume entering the Aspen Club Spa varies throughout the day Figure 5 illustrates hourly
accessing the Club from Ute Ave showing variations for Thursday Friday and Saturday
ate
Friday
morning exhibits the highest hour with a total of 67 vehicles in and out during the 9
00 to
00 AM period Also shown are the peaking characteristics and how
10
they vary by day of week
Each day has amid
Noon and a late afternoon peak from
morning peak period from about 10 AM
about 46 PM Saturday afrernoon volume drops off starts eazlier than the weekday 6 PM
drop off
total volume
Figure
5
Total Volumes at Aspen Club Main Entrance
No Ute Avenue
August
a
2008
70
Thurs
60
Fri
Sat
50
m
40
30
c
20
i
10
I
p
1
2
3
4
5
6
7
8
9 10 11 12 13 14 15 16
Hour
17 18 19 20 21 22 23 24
j
Ending
INTERSECTION PEAK HOUR VOLUMES
r
6
AM
peak hour volumes for each turning movement at
Thursday volumes are also shown at each of the six 24
locations
hour
Turning movement counts are summarized every 15 minutes The peak
volume is defined as the highest total of four consecutive 15
minute volumes The AM peak
hour usually occurs between 7 and 9AM while the PM peak hour occurs between 3
30 to
Figure
displays the Thursday
the four intersections counted
and PM
Total
30PM
6
The
highest turning
volumes
occur
during
intersection with 130 southbound left
movements are
CLUB
m
links in the State
the PM
peak
hour
at
and 187 eastbound
the
Cooper
Original
right turns Both
82
Highway
designated route through the city
turns
of these
SPA TOTAL DAILY TRAFFIC VOLUME
As
depicted in Figure 6 combining 610 daily Club vehicles on Ute Avenue with the 250
using Crystal Lake Road suggests a total of 860 vehicle trips attributed to the Club
Spa on a typical summer weekday
vehicles
lA4 Colorado
F
I
0
z
0
a
0
0
U
ya
w
o
a
U
e
i
e
m
o
z
o
w
m
8
offig
a
w
N
Y
FL
I
C
P9
SP
St
o
a
3
3e
e
Q
u
i
i5
n
n
v
m
J14
60 130
58 107
L 10 za
X85 133
5 22
29 51
N
YO
J
r
y1
vN
o
W
W
15
z7
1z
as
o
50 89
21 36
43 65
I
vl
YOB
57 94
21 32
Zh
I
I
p
vi
Q1O
Asjxn
wb F Spa
C
Traffic
October 29 2006
Covent
Page
9
VOLUME COMPARISON FROM PREVIOUS COUNTS
Data was also collected
counts were
at two
during Friday Saturday
2004 The data show that
is
true
in
and
the
6 These earlier
Figure
in
Sunday
March 2008 and midweek in August
and Durant intersettions with
Street winter
Cooper
Original
are
slightly higher than for summer weekday AM but he
the PM where summer weekday PM peak hour volumes are
higher than in
weekday AM peak
reverse
of the four intersections shown in
a
at
hour volumes
winter
Specifically
2008 volumes
August
weekday
r
location
7
data show that
March 2008
are
at
the
Original intersection
Cooper
14 lower than the
counts
However
only
displays this data showing
hourly volumes regardless
that
weekday
of the
Comparison
2008 PM
PM
peak
of
at
the
same
22 bigber than in March 2008 Figure
hour volumes represent the highest
Summer 2004
Peak Hour Total Volumes
988
2008
WinOar
Original
Summer 2008
929
000
1
1
721
sect
515
y
6
peak hour volumes
season
at Cooper S
750
peak hour weekday
2004 counts and 4 lower than the
August
August 2004 yet
4 lower those in
are
August
the
the AM
77e
7
500
411
i
zea
250
0
Weekend
Weekday
AM
PM
AM
PM
r
At the
that
Original intersection
Durant
summer
and winter
However weekday
r
As stated
that
r
a
PM
the available
Thursday Friday
peak hour volumes have less variation as
peak hour volumes are again the highest
earlier total daily
volumes
are
higher in
the
summer
Saturday
shown in
data show
Figure
8
than in winter This indicates
greater portion of total daily trips are occurring outside of the peak hours during the
than in winter due to longer days and usually better roadway conditions
summer
Figure
Comparison
at
8
of Peak Hour Total Volumea
Durant
Original
Summer 2004
000
1
Summer 2008
751
523
387
50l
358
2B2
25f
476
336
6
7J
p3
r
327
l
DIJJ
c
212 203
0
Weekday
AM
PM
Weekend
AM
PM
7DA Colorado
Aspen Clttb fSpa Trafftc Coant
Oaober 29 2008
CLUB
Page
SPA TRAVEL
Vehicle
10
MODES
Trips
Day
by Hour o
As shown in
AM and
to
Aspen Club trips tend to build gradually in the morning starting at 8
a plateau of about 55 vehicles
per hour by 11 AM that lasts through 1 PM
Figure
reach
9
picking
back up to this level between
evening
hours
During
Ute volume
the
Figure 9 the
Aspen Club
begins
to
tapering
off
steadily into the
busy part of the average day from 8 AM to 7 PM Club
34 of total traffic on Ute Avenue athe Original Street
intersection As shown in
to
before
the
traffic varies from 21 to
attributed
3 PM and 5 PM
are
10
to
hours with
11
AM
Spa
higher proportional
when Club
trips peak
share of total traffic
and 4 to 5 PM when
caper off
Figure
9
burly portbn of Mpen Club Trips
on
LRf Avenue a
oOrlgnal Street
i
e
Total
on
Aspen
r
200
Ule e
oOriginal
Club
entrance volt
1
i
g
oo
50
o
a
1Ea
E
3
Ea
3 f f
Ibur
Entling
Peak Hour f
olumes
At the
Aspen Club entrance the AM and PM peak hour volumes used in analyzing traffic
30
0
8
O
OAM
0and from 3
impacts at intersections in town occurred on Friday from 9
The
hour
Club
volume
of
54
30PM
4
AM peak
trips had 40 in and 14 out while the PM
hour
volume
of
67
had
36
in
and
31
out via the Ute Avenue entrances
peak
trips
Alternate Modes of Arrival
Pedestrian Volumes
There
residences in the
surrounding neighborhood and some Club members do walk to
the facility From lOAM to 7PM on Friday the daytime video count shows a total of 18
pedestrians into and 16 out the Club via the Ute entrance contributing 6of the combined
vehicle pedestrian and bike access there during those nine hours
are
A
secondary access to Aspen Club Spa is via a footbridge over the Roaring Fork River
serving the parking area along Crystal Lake Road north of the river A video count of
22
8
00AM to 7
10
OOPM shows a
pedestrian and bicycle activity hereon Friday 08from
total of 154 pedestrians and 19 bicycles using the footbridge to access the Club Of the
from their vehicles parked
pedestrians it is assumed that approximately 80 are walking to
Lake
with
20
either
in
cars
Road
or walking in from the
along Crystal
passengers
neighborhood Therefore total pedestrian access to the Club via both entrances is
hour count representing 9of total arrivals
approximately 65 trips during the nine
W
1DA Colorado
Aspen
Club fr Spa
Traffu
October 29 2008
Count
Page
11
Yolames
Bicycle
During
the nine
hour
totaled 24
daytime
in and 34
video count
out while
access to the Club
via the
trips
bicycle access
bicycle trips contributed about 11 of the
the Club during those nine hours
total of 77
access to
bicycle
footbridge
combined
along Ute
was
Avenue
6 in and 13
vehicle pedestrian
out
A
and bike
Bus Volumes
RFTA
provides regularly
neighborhood
near
scheduled Cross Town Route bus service to the Ute Avenue
the Club Video
22 from 10
8
08
00AM to
and
unloading The
count
of the Club entrance
OOPM shows bus arrivals and
7
bus is scheduled
along Ute Avenue
on
Friday
with passenger loading
the hour and half hour
departures
arrive every 30 minutes on
nine count bus riders totaled 17 boarding and 10 alighting at the Aspen Club
During the hour
entrance on Ute Ave However not all of those transit riders were oriented to
from the
Aspen
to
Club
The peak hour of bus usage a this location was Noon
1PM when 3 passengers got on and 1
off
he
bus
Transit
is
used
got
currently
by just a few Aspen Club members
employees
iQ4Colorodo
Aspen Clab fi Spa TraJ
c Coant
October 29 2008
CLUB
Page
12
SPA VEHICLE TRIPS THRU KEY INTERSECTIONS
Vehicle
trips to and from the Club distribute to and through town via several routes Using
existing trip distribution patterns noted at each of the four key intersections counted Figure 9
depicts the expected distribution of Aspen Club trips to the roadway network Current
patterns show that all Club vehicle trips using the south entrance enter
exit via the west and
continue to
from the north via Original Street Overall
entering trips currently arrive
40
the
north
via
from
o
18
from
the
east via SH82 and 42 from the
approximately
SH82
west
through other streets in Town Exiting trips currently depart approximately 55 to the
north via SH 82 17 to the east via SH 82 and 339
o to the west through Town
Table 1 presents the total
morning and evening peak hour traffic volume through each of the
existing Aspen Club vehicle trips contribute 11 of the AM
hour
volumes
the
intersection
of Durant Ave
peak
through
Original Street The PM
hourly share is 9 As Club trips distribute throughout the roadway network the percentage
four intersections counted The
of total traffic attributed
The future
to
the Club is reduced
expanded Aspen Club Spa is estimated to yield a total of 70 AM and 88 PM
trips via Ute Avenue assuming no reductions applied for sponsored
Club
hour vehicle
peak
travel demand management TDM measures that are
currently under consideration In the
morning peak hour these could be 50 trips heading to the Club and 20 departing In the
evening peak hour there could be 46 inbound and 42 out bound Club trips
Using the distribution patterns shown in Figure 10 the forecasted project trips are added to
existing peak hour intersection volumes The percentage of traffic attributed to the Club
increases at the Durant
Original intersection only slightly from today
s 16 to a future 17
in the AM and from existing 14 to future 16 in the PM peak hours At the
high volume
intersection
the
Club
increases
Cooper
Original
State Highway 82
portion
slightly from 8
to 9in the future
AM
to
and from 4
6 in the higher volume PM peak
today
during the
hour
Table 1
Estimated Aspen Club Portbn of Peak Hour V9ehicls Trips
Through Four Key Intersections
SYTm41r Waxikda
August
Analysis
Intentaction
r
r
Total thru
intersection
2006
Tdps
vWqubProjaG
FuWre
Aspen Club
Tdps
Trips
Aspen Club
Aspen Club
4
Tri
Total mN
intersection
Aspen
Club Tri
AM
PM
PM
AM
PM
AM
PM
AM
PM
AM
PM
407
929
35
45
B
5
45
59
482
988
9
6
293
569
10
12
3
2
12
15
305
579
4
3
Durant AvenueQOriginal Street
936
476
54
67
16
14
70
M
406
564
17
t6
Durant Avenue
273
370
16
19
6
5
20
24
293
394
7
fi
Cooper Avenue
Original
Cooper Avenue
West End
r
Street
reet
@ Spring S
A
t IrOnt
August 2006 fuming movement courts
August 2000 tube counts at Cluh entrance
3 from August 2008 video round at Club enhance
4 existing with added residential tdps using standard
2 tram
ITE
Tnp Generatbn rates
no
TDM
mdgation
a
r
7QA Colorado
0
x
6
F
O
U
0
b
H
a
N
de
pNp
O
F
M
O
r
I
Cleveland St
w
Q
C
W
d0
J
7
a
H
0
aU
West End St
OL
m
d
O
a
LL
c
Original
nn
o
St
d
Y Y
tt
m
n
Spring
St
K
0
u
m
m
08
St
4 t X05
5L
SZ
1
y
o
C
A
eq
G
a
E
Emil
N
ae
01
M
a
h
oU
Ec
1
S
ov
F
ss
N
0
a
N
s
n
iZaoQ
Aspen Club
fSpa
October 29 2008
Traffic
Count
Pace 14
FINDINGS
As in similar mountain towns peak vehicle volumes in
months than in winter Weekday volumes are
Therefore
a
design day for Aspen
should be alate
week
August mid
Aspen are higher during the summer
generally higher than during a weekend
Spa residential development traffic monitoring
Club
day
Mid
r
morning and late afternoon volumes at the Club entrance in the August 2008 count were
compazable to the August 2004 peak hour volumes We expect the daily volume is now
higher than it was in 2004 given the increase in Club membership and services offered during
the
intervening yeazs
The
August 2008
for all amvals
the
counts
for the nine
hour
period from
lOM
to
7PM show that
o via bicycle and 9 as
approximately 81 are via auto 109
of
arrivals
via
0
aze
Ute Avenue with 20 crossing the
Approximately 809
pedestrians
Roaring
video traffic
Fork
to
Club
footbridge
from
Crystal
Lake Road
Club and
0 of total traffic
Spa trips currently represent about 5
passing through the
intersection
in
the
summer weekday PM peak hour
Original State Highway 82
Cooper
The Club contributes about 8 in the AM when total volumes
through the intersection are
less than half of that
hour
With the addition of 32
experienced during the evening peak
residential units at the Club coupled with continuing
we estimate that
membership growth
Club traffic could increase
hour totals These
a
TDM program
impacts
aze
6of the
future PM and 9of the future AM peak
could be even less once the effects of the Club
son
going plans for
marginally to
factored into future
trip generation
y
To assist in
August
can
identifying artstal post
development traffic changes we
midvehicle
week
compare
by specific
Please
coon a
specific turning
traffic
contact us
the
same
movements
locations as the
from year
to year
August
to
recommend
repeating
2008 counts As
detect the
magnitude
late
such
we
of change
routes
if you have
questions
or
comments on
this data
compilation
and
presentation
Prepared
under the direction of
Sincerely
TQA Colorado Inc
0
1
t0
Audzey Girard
Senior Associate
David D
E
P
Principal
1GA Colorado
Aspen
Club
Living
Transportation Analysis
Prepared for
Vann
Associates
Aspen
LLC
CO
Prepared 6y
TDA Inc
685
Spring Street M195
Friday Hazbor WA 98250
2007
September
17
w
4
TD
r
2111
TABLE OF CONTENTS
ATION OF THE TRANSPORTATION STUDY
OAGANL
1
INTRODUCTION
2
EXISTWG CONDITIONS
Roadway System
4
and Classification
4
P u bli c Transportation
Pedestrian Bicycle
Intersection
and
4
Equestrian Transportation
4
Operations
7
BACKGROUND COND
TIONS
8
Roadway Improvements
8
Other Planned
Projects
Public Transportation
PROJ ECT C ONDITIONS
Trip Generation
8
8
11
11
Fractional
Ownership
Affordable Housing
11
1
Winter Conditions
12
Transit
12
r
Trip Distribution and Assignment
Turning Movement Volumes
Traffic Operation
Width of Adjacent Streets
Parking Requirements and Parking Supply
12
14
16
16
6
MITIGATION
r
APPendix
18
A
20
INTERSECTION LEVEL OF SERVICE
21
GLOSSARY
22
LIST OF TABLES
Table 1
Table 2
Existing AM Peak Hour and PM
Background AM Peak Hour and
Table 3
Trip
Table 4
Project AM Peak Hour and PM
s
With
Project AM Peak Hour and
Table 5
Table 6
Generation Rates
Aspen
Code
Peak Ilour LOS
7
PM Peak Hour LOS
0
Vehicle Trip
Ends per Unit
Peak Hour
Trip Generation
PM Peak Hour LOS
Requirements
11
11
16
16
LIST OF FIGURES
Figure 1 Site Location
Figure 2 Existing AM PM
Figure 3 Background AM
Figure 4 Project Trips AM
Figure 5 With Project AM
3
Peak Hour Volumes
summer
PM Peak Hour Volumes
PM Peak Hour
PM Peak Hour
6
9
13
summer
5
ORGANIZATION OP TFIE TRANSPORTATION
STUDY
w
In
describing the impacts and mitigation for the proposed project this study follows typical
procedures of the transportation planning profession
This report is divided into three
major sections
Existing Conditions refers to toda5
straffic parking and transit conditions
Background Conditions is a forecast ofconditions in the future project
completion year
without construction of the project This section takes into
consideration such elements
as changes in traffic volumes road
construction and other developments
likely to be
completed It is referred to as background because these changes provide a
background on which to apply the project
Project Conditions examines conditions in
This section focuses
on
the
impacts
of the
the future yeaz with the project
project
impacts
Where
appropriate
a
figure of table illustrates each
information including
a
glossary
and proposes actions to
completed
mitigate those
ofthe
is contained in the
sfindings Supplemental
study
Appendix
r
s
w
r
Aspen Club and Spa
1
doc
2117treport
TDA Inc
I
7
Sep
INTRODUCTION
This mport describes the traffic impacts associated with the Aspen Club and Spa development
project The project consists of developing 19 fractional ownership units and 12 affordable
r
units on the existing
housing
existing Aspen
is proposed
Club and
Aspen Club and Spa property and to remodel portions of the
Spa building No increase in net leasable area of the existing building
LAND USE
Fractional
UNITS
QUANTITY
Ownership
Club Units
i
3 bedroom
4
2 bedroom
2
dwelling units
dwelling units
Townhouse Units
3 bedroom
9
dwelling units
4 bedroom
4
dwelling
12
dwelling units
units
Affordable Housing
2 bedroom
r
r
In addition the project will provide 19 spaces in a secure subgrade garage for the fractional
units l2 spaces th the same garage for the affordable housing as well as 5 surface spaces in front
of the affordable housing units for temporary parking There will also be 98 spaces available on
Lot 15 45 surface spaces and 53
subgrade spaces as well
The project will remove an existing portion of the club
be
developed
Figure 1
within and
on
the
existing
as
as
35 surface spaces
on
Lot 14A
6 of the proposed fractional units will
structure
shows the location of the proposed project and
study
intersections
This draft report is a revision of a draft done in 2005 It changes only the number of affordable
8
12 and revises the proposed parking supply Existing traffic volumes
housing units from 0
are those of the 2005 report and were not recounted Project trip generation changed slightly
The level of service calculations
r
were
not redone
However the increase in traffic volumes with
service would not change from
of
the increase in affordable housing is so small that the levels
their very favorable A and B levels With recalculation the average delays as shown in
Table 5
might
increase
by a
small
probably insignificant
amount
r
r
Aspen Cfub and Sya
doc
N2117frepart
Sep
7
07
TDA
2
Inc
y
E
r
Ave
COpp
r
nt gtre
E
a
r
s
r
w
Aspen Club
and
Site Location
Spa
Project SBe
FIGURE 1
TQA
Aspen
Club and
Spa
07
Sep
17
doc
2111heport
TDA Inc
3
EXISTING CONDITIONS
and Classification
System
Roadwa
r
Roadway classifications for the streets
arterial verify
Cooper
in the study
azea are
Durant collector
Original
collector
Ute residential
Traffic Controls
Two intersections
were studied
to determine
project impacts Both of the intersections aze four
E Cooper Avenue and S Original Street
E
Original Street
Durant Avenue The driveway of the Aspen Club and
Spa was also studied
controlled
way stop
intersections S
Public Transnortation
The Roaring Fork Transportation Agency BETA provides both city and
valley transit
down
service The Rubey Pazk transit station is located on Durant
between
Street
Avenue
Original
and Monarch Street The transit station is served
service is available from 6
30 AM
City Routes
to
00 AM Service is
2
six routes four of which
Silver Queen Gondola
on
ten minute
Aspen Club and Spa approximately
by all summer
serve
by
the RFTA and
described below
generally
residential areas and
headways
ever
routes run
one serves
the post office and
The Cross
Town Shuttle specifically
runs
to the
20 minutes
Valley Routes During the summer there are 43 scheduled departures Mid
valley routes
depart every 30 minutes while routes serving Glenwood Springs are provided every two hours
Seasonal Routes
Special service is provided for events such
the summer in the Aspen area
t
throughout
Pedestrian
as
the Aspen Music
Festival
cle and Equestrian Transuortation
Bic
Existing pedestrian facilities
aze
found
on
S Original Street E
Cooper Avenue E
Durant
Avenue and Ute Avenue
r
r
RFTA website
r
Aspen Club and Spa
doc
1i2171treport
07
p
y7
TDA Inc
4
Turning Movement Volumes
Figure
2 shows the
turning
movement volumes at each of the
and the PM Peak hour Volumes
are
based
on
study intersections during the AM
by TDA Inc on August 18 and
counts collected
19 2004
r
r
r
w
r
w
1
y
Aspen Ciu6 and Spa
07
Sep
17
TDA Inc
doc
H2111trepart
5
l
z63
33 61 176
63
82
54
18
31
S
Z1
y
76
30
t r
nu3n
ECoppef Ava
20 138 39
w
w
E
Ava
64 61 31
r
33
14
I 1
6Z 41
1
33
i 21
37
48 39
37 39
96
5
7
qtr
23 34
1
139 ee
l
1
s
a
3r1
h
r
y
nlli
I
l2
r
r
Aspen Club
and
Existing AM PM
Spa
Traffic Volumes
Project Site
i
FIGURE 2
TDL4
rac
Aspen
Club and
7
Spa
07
Sep
TDA
ti2111 treport doc
6
Inc
M
Intersection Operations
w
Intersection
conditions were evaluated using the
Higlnuay Capacity Manual 2000
and
the
latest version of Synchro 6
0 for signalized and
updated 2000
unsignalized intersections
The intersection and operating conditions aze indicated
a level of service LOS letter
operating
by
designation LOS provides a measure of delay ranging from LOS A free flowing minimal
delay to LOS F extreme congestion long delays For signalized intersections total delay is
estimated Additional information
on
LOS is provided in Appendix A
Table 1 shows the existing LOS for each of the
study intersections during the
and the PM Peak hours All intersections operate
Table 1
Existing
at
LOS B
or
AM Peak hours
better under existing conditions
AM Peak Hour and PM Peak Hour LOS
Unsignalized
intersections
S Original St
E
Cooper
Existing AM Peak hour
Ave
S Original St
E Durant Ave
Ute Ave
Aspen Club and
B 0sec
B
A
A
A
Spa
Existing PM Peak hour
8 sec
0
6 sec
5
A
6 sec
12
8 sec
8 sec
5
r
Note that
because
summer
traffic volumes in Aspen
more summer
visitors arrive
by
aze
generally higher
than winter volumes This is
automobile than do winter visitors
r
r
r
r
Aspen Club and Spa
ii2
1
t 07
Sep
7
doc
trepart
TDA Inc
7
BACKGROUND CONDITIONS
This section describes the estimated future traffic conditions in the study
growth
no
area
of the proposed project Because of the City
sestablished
background increases in traffic volumes were included
development
policy
Figure 3
without
of zero traffic
Roadway Improvements
No
roadway
from
now
or
signalization improvements
through
are
planned
for the study
area
during
the period
2007
Other Planned Projects
No other
projects affecting
this study area
were
identified
Public Transportation
No significant changes
are
expected
to the
public transportation system
in the study
area
r
r
r
Aspen Club and Spa
07
Sep
17
2111 heport
doc
TDA Inc
8
a
nl 7
33 81
776
14
y
L
60 23
54
82
18
31
O
y
124
63
21
1
76
30
1 r
ub3n
zo 73 39
aerA
r
1
QMAva
f
64 61 31
r
33 71 14
111
t 21 33
62 91
48 39
37
37 39
5
46
7
qtr
23 34
1
39 88110
S
4
i
f371
J
t
f
1
7
IZn71
Aspen Club and Spa
Background
PM
Traffic Volumes
Project SBe
TDV4
FIGURE 3
Aspen Club and Spa
doc
2111heport
07
Sep
17
TDA
9
r
AM
Inc
Traffic Operations
Table 2 shows the background LOS for the AM Peak hour and the PM Peak hour
with the existing conditions LOS
In the AM Peak Hour and the PM Peak
Table 2
Background
Unsignalized
hour all intersections remain
intersections
E Cooper
Original St
Ave
Original St
E Durant Ave
Ute Ave
Aspen Club and Spa
S
higher
Existing AM
Peak hour
S
at a LOS B or
compared
B
0 sec
10
Existing
PM
Peak hour
B
6 sec
12
sec
Background
Background
AM Peak
PM Peak
hour
hour
B
0 sec
10
B
6 sec
12
A8
0 sec
A8
A 8
0 sec
A 8 sect
A
A
A 5
6 sec
A
6 sec
5
8 sec
5
8 sec
5
i
Aspen Club
and
Spa
17
07
Sep
TDA Inc
doc
H2711treport
10
PROJECT CONDTI
IONS
This section describes estimated trip generation for the project impact on study intersections
estimated parking needs and comparison with parking code requirements
Generatron
Tri
Estimates of
project trips are based on adjusted trip generation data found in the Institute of
Transportation Engineers fl
E Trip Genera Non 7 Edition These are summarized in Table 3
Adjustments
Table 3
are
Trip
described
following
Table 3
Generation Rates Vehicle Trip
Ends per Unit
LAND USE
TCE
PM
AM
Trip Generation Code
Peak Hour VTE
Rate
per Unit
Resort Hotel 330
Resort Hotel 330
32
4
0
1
key
32
4
0
1
key
9 3 bedroom units
Resort Hotel 330
Resort Hotel
42
0
3
32
4
0
1
key
4
39
0
0
DU
Fractional
Ownership
Club Urritsz
2
2 bedroom
4
3 bedroom
Townhouse Units
4 bedroom units
330
key
Affordable Housing
12
2 bedroom
VTE vehicle hip end
Rise
Mid
Apartment 223
a vehicle trip
end represents either
the
begiraung
or
end
of
a
hip each trip has
2
tripcnds
Fractional Ownership
The fractional units
r
are
considered
fractional interest will be sold
they
lodge
units based
the
Cit Land Use Regulations While
s
to the
public for nightly rental
units
ITE
Resort Horel was used
the
for
lodge
figure
on
will also be made available
Because the fractional units are considered
Affordable Housin
The ITE figures for Mid
Rise apartments make
Using
1TE
no
distinctions for unit size
trip generation rates we estimate that the proposed developments will result in a
trips in the AM Peak hour and 21 trips in PM Peak hour Table 4 shows the
net
increase of 6
calculation of trip generation assumptions
Table 4
Project AM Peak Hour and
s
PM Peak Hour
LAND USE
Trip Generation
CI
I
QUAN
Y
Fractional Ownership
38
KEYS
AM PM Peak Hour Trip Ends
Trips In
87
Trips Out
4
9
Total
12 16
Affordable Housing
12
2 bedroom
DU
12
TOTAL
Z
Each unit will have one lockom bedroom
Nine units will each have
Aspen Club
and
one
for
a
total
lockout bedroom for
2
2
5
4
10
11
6
21
16
of 12 keys
a
total of 22 keys
Spa
07
Sep
17
doc
2111heport
TDA Inc
11
Winter Conditions
Note that summer traffic volumes in Aspen aze generally higher than winter volumes This is
because more summer visitors arrive by automobile than do winter visitors Under winter
conditions with
packed roads the projected excess capacity may be reduced measurably
snow
Operations would continue to be in the acceptable range On a few days after a heavy snowfall
road capacity will be further reduced However those conditions are
infrequent enough that
they should not be used for design and evaluation
Transit
These volumes
aze probably conservatively
high because they are based on data incorporating
of transit In fact the Aspen Spa is served every 30 minutes
sCross
A
town
by RFI
Shuttle 8 AM to 9 PM and by the Spa
s own van service
little
use
Trip Distribution and Assi
rwrent
Trip distribution refers
to
the direction trips travel to and from the site
distribution for
new
PM
Project trips
peak
hour
trips
Figure 4
shows the trip
to and from the
were
proposed project site during the AM peak hour and
assigned based upon existing distrbutlon
r
w
r
r
Aspen
Club and Spa
07
Sep
17
doc
N2111heport
TDA Inc
12
0
0
0
0 0
9
0
J 1i
i
0
o
o
o
y
0
6
0
O 90
ECocp
A
E
e
Qntgt
0
9
1
0
u
o
o
0
i
o
o
o
0
qtr
0
6
0
1 9 1
w
S
eq
wr
IZ
6
lp
O
to
oll
Aspen Club and Spa
Project Trips AM PM
Roject Site
T
FIGURE 4
Aspen CIu6 and Spa
N2ll1 heport
da
Sep
7
07
71JA Inc
13
umes
Taming Movement Vo
Figure
5 shows the AM and the PM
volumes
were determined
by
peak hour fuming volumes for the project year These
adding the estimated project trips for the proposed project to the
background volumes
M
W
r
r
ur
r
Aspen
Club and
07
Sep
17
Spa
TDA Inc
2111 trepart
doc
14
11
33
90 176
J 1
L 124
60 z3
59
82
18
31
F
y
63
Zl
196
76
30
qtr
11 69 Z1
20 139 39
E Con
e
W
ni quo
E
65 70 31
33 80
1
62 41
48 39
35 90
19
t
t
21
33
37 96
s
7
9
f42
29
43
n717Z
F
3
I2
r
Aspen Club and Spa
With
Project
AM
PM
Traffic Volumes
Project Site
4
TD
FIGURE 5
uric
Aspen Club and Spa
211 treport
doc
17
o
sev
TDA Inc
15
Traffic
Operation
Table 5 shows the project LOS for the AM peak hour and the PA4 peak hour compared with the
background conditions LOS In the AM peak hour and the PM peak hour all intersections
operate
at LOS B
Table 5 With
or
better
Project
Unsignalized
intersections
S Ori
l St E Coo
S Ori
ISt E Durant Ave
Ube Ave As
Width of
n
With
Background
AM Peak
PM Peak
AM Peak
PM Peak
hour
hour
hour
hour
B 10
0sec
6 sec
B 12
2 sec
B 10
B 12
8sec
0 sec
A 8
A
8sec
A
A
A
8 sec
5
A 5
7 sec
r Ave
Club and S
With
Background
a
6 sec
5
Project
0 sec
8
A
Project
9sec
8
A 6
0 sec
Streets
Adjacent
The width of Ute Avenue is 21 feet
Parking and Parking Suouly
Reouvements
Table 6 summarizes the applicable minimum
parking code requirements
and Affordable
and 35
on
Housing Units The existing Aspen
lot 74A across the river
Table 6
Aspen
Code
Club has
a
for the Fractional Units
total of 91 spaces
56
on
Lot 15
Requirements
Source
Land Use
Aspen City Code Parking
Supply
Fractional Units
Lodge
Unit
Parking Rate
Unit
5 spaces per
0
Unit
7 space per unit
key
Units
Affordable Housing Units
Existing Aspen Club
Source Vann
cSOoates
A
w
Table 7 identifies estimated peak
parking
code requirement
Table 7 Parking Code Requirement
r
LAND USE
Fractional Lod
Affordable
a
Units
Housing
QUANTITY
CODE REQUIREMENT
ADDED
Rate
Stalls
38 ke
Proposed Supply
5
0
9
19 in
units
12
1
72
12 gazage
0
a
n
91
40 Lot 15
s
aza
e
5 surface
Units
Existing Aspen Club
on
total
Aspen CIu6
and
122
22
Garage 35
Lot 14
133
17
07
Sep
TDA Inc
Spa
2111heport
doc
16
a
n
applicable because no expansion is planned The 91 space maximum was
saccess to
previously by the City at the time of a previous relocation of the Club
not
determined
Ute Avenue
The 40 surface in Lot 15 and 35 stalls on Lot 14 exist the 53 gazage
spaces and 5 surface
housing units are new
spaces at the affordable
Aspen Club and Spa
doc
2111treport
17
07
Sep
1DA Inc
17
r
MITIGATION
No
mitigation
is necessary Traffic
parking supply
is
operations will remain
at
a
service and
of
high level
the
adequate
r
Aspen Club and Spa
07
Sep
17
doc
ti2111treport
TDA Inc
18
r
r
r
INTERSECTION LEVEL OF SERVICE
Level ofService LOS s a qualitative assessment ofintersection operations based on the average
delay in seconds incurred by vehicles Delay is a surrogate measure of driver frustration fuel
and lost travel time
consumption
For
unsignalized
intersections the total delay is calculated Total delay is the difference between
through the intersection and the travel time if the vehicle had not been
vehicles actual travel time
fuming movements
Only minor movements and major left
intersections Major through movements have
delay
way stop
controlled
or slowed
stopped
are
reported at
two
no
For
intersections stopped delay is estimated Stopped delay is the time period when
in afully
acceleration time or queue
stopped position and does not include deceleration
signalized
vehicles
are
uptlme
move
Level of Service A represents minvaral
unsignalized
and
delays and is
flowing traffic
free
signalized
poor traffic flow The range of delay for each LOS
intersections is
UNSIGNALIZED INTERSECTIONS
LOS
associated with
long delays and
F is associated with
Total Delay
in
Stopped Delay
Seconds
in
Seconds
5
B
5and570
l0and520
C
l0and520
20and535
D
20 and
30
35 and S 55
E
30 and 5 45
SS and 580
F
45
80
Highway
Source 1994
for
SIGNALIZED INTERSECTIONS
510
A
while LOS
score
Capacity Manual Update Transyt 7F Users Guide
necessarily indicative ofintersection failure Rather LOS F may indicate
experience long delays due to the timing of the traffic signal or other operational
volumes
oftraffic may sh71 flow through an intersection at overall LOS F
problems High
Level of Service F is not
that drivers would
Further
an
movements
intersection may operate at overall LOS A even though one or more approaches or
approach which is
operates at LOS F This is true because oftentimes the movement
very low volumes The LOS designation is based on the ouerall operation of the
intersection In other words an intersection with 1
000 cars moving through it would still operate
operating poorly has
well if the
Delay
movement
experiencing
the long
or
unacceptable delay
carries
just
a
few
cars
analyzing the ratio of critical volumes to capacity The software module
delay when volumes exceed capacity by certain amount In that case
when volume exceeds capacity
the LOS calculation Generally LOS is shown as
is derived from
cannot calculate LOS
may appear
Although
always
th
a
or
it is sometimes true that
an
intersection
operates
at
LOS F when
appears this is
not
true
r
07
Sep
17
Aspen Club and Spa
TDA Inc
doc
g2111beport
21
GLOSSARY
AVO
Average Vehicle Occupancy The average number of people riding
Also referred to
as
ACO for
Average
Car
in a vehicle at one time
Occupancy
Background Growth A general level of traffic increase not relayed
usually expressed as an annual percentage rate of growth
to a
specific
site or project It is
Capacity The maximum number ofvehicles that can be expected to travel over a given section of
roadway or a specific lane during a given time period under pmvailing roadway and prevailing
traffic conditions
CBD Central Business District
y
design day is generally a busy day during the peak business season but not the
design day is often used for determining parking needs and traffic volumes A
the busiest day ofthe season would result in substantial excess capacity for
to
serve
facility designed
al but a few days of the year an unrealistic standard The design day standard provides a balance
adequate cwpanty for most days of the year with recognition that it may be exceeded on five ro ten
days per year
Design Day
A
busiest Selection of a
Design
Year The year
a
development
is scheduled to open
Headway The time between vehicles moving
of buses
hequency
HOV
on
a
particular
in the same direction Often used to indicate the
bus route
High Vehicle
Occupancy
Level of Service
minimal delay
LOS
to
A measure of intersection or
LOS F
roadway operating quality ranging from
LOS A
long delay
Split The percentage of persons in a group which choose to travel
different modal choices such as auto pedestrian transit and others
Mode
by
one
of
a
variety of
The number of parking spaces occupied by one unit of measure e
g per
as
s Parking
parking generation rate in ITE
per apartment sometimes calculated
Generation Manual
Parking Generation
employee
By Trips In the case of a new development particularly retail establishments certain
Pass
restaurants banks service stations and convenience markets trips are attracted from the passing
traffic on adjacent streets that is traffic already passing by the site Thus when forecasted hips
based on standard trip generation rates or equations are distributed some reduction is made ro
account for those trips
Peak Hour The hour of the day
Often there is
an
m
a
and
during which the heaviest
m peak hour
p
volume of traffic
occurs
on a
roadway
rarely completely full due ro turnover and the difficulty m
finding the few remaining open spaces For example for retail cusromers practical capacity is
generally 85 ofthe supply For office employees who are familiar with a parking facility practical
capacity generally rises to 95
07
Sep
17
Aspen Club and Spa
Inc
TDA
doc
2111treport
Practical
Capacity Parking Facilities
are
22
Queue
Area
Storage space of a street
or
within
a
pazking facility for vehicles entering or exiting
Shared Pazking Parking space that can be used to service two or more individual land uses without
conflict or encroachment The opportunity to implement shazed pazking is the result of two
conditions variation in the peak accumulation of parked vehicles as the result of different activity
pattern of adjacent
or
nearby
area or
land
s
people
activities that result in
uses
by
hour
attraction to
land
by day by season relationships among
single auto trip to
two or more land uses on a
a
use
given
development
w
Phase That part of a traffic signal
cycle allocated to a traffic movement
s time
combination of movements receiving the right
way simultaneously
of
Signal
or
a
SOV
Single Occupant
left turns
g
e
Vehicle
Traffic Warrants Criteria used to
assess
the
necessity for
traffic control devices
g
e
traffic
signal
Transportation Management
TDM Transportation Demand Management
TMA Transportation Management Association
TMO Transportation Management Ordinance
TMP Transportation Management Plan
VMT Vehicle Miles Traveled
direction vehicle
Trip A single or one
inside
a study site
entering
of
origin
or
the destination
exiting
or
assignment of vehicle trip volumes to the roadway network and the
roadways of the
generated vehicle trip volumes to individual driveways
site
Trip Assignment
assignment
movement with either the
fhe
development
Trip
Distribution The
expected
and intersections within the
Trip Ends One trip end
given period
designated time
over a
is
study
equal
of time
directional distribution of
generated
site
haffic on roadway links
area
to one
are the
Mp
Mp generation purposes total trip ends for a land
hips entering plus all trips exiting a site during that
For
total of all
use
calculated in trry ends
Trip Generation The number of Mps generated by a development sometimes
s Trip Generation Manual Generally trips both to and from a development are counted
as in ITE
W
C Ratio Volume to capacity
V
a traffic facility
Italicized terms unthin
a
ratio between the flow rate of vehicles
definition
are
separately defined elsewhere in
Sources TDA Ine
1TE Urban Land Institute
Version
Aspen
the
or people
and
to
the
capacity
of
glossary
Highway Capacity Manual
FTA APA
05
07
07
Sep
17
Club and Spa
TDA Inc
doc
2111heport
23
o17 jtA
i
N
y
r1 Irv
Vw
ul e
ermepP
gy a
Mechanical
4teln
Pig
en
Asf
T
EXHIBI
tuh
c
t
k
it
V
Aspen Club Living
Conceptual Energy
Mechanical
Systems Plan
1300 Ute Avenue
Aspen
Resource
Report prepared by
Zack Gustafson
August Hasz P
E
Engineering
Group Inc
officlency
wstainaplllty
Colorado
Resource
simplicity
Engineering Group Inc
November
24
2008
Table of contents
Section 1 Executive Summary
Section 2
Conceptual System Description
Section 3 Historical Data Breakdown
Section 4 Energy
Section 5 Final
Savings Plan
Development Energy
Use
Projections
Section 1 Executive
The total energy
use
AFL development
historic energy
of the entire 7300 Ute Avenue site after the
is
complete
will be
equivalent
Aspen Club Living
to or less than the site
s recent
use
Summary
Energy
bills over the last three
sf
600 million Btu
yeazs average 18
yr or 240 kBtu
000 sf building The high energy use per square foot of the
yr for the existing 77
existing site presents great opportunities for savings
New
development requires a complete HVAC retrofit for the existing building
Overall energy use for the existing building including all site snowmel must be
reduced to 15
900 million Btu
yr or less o meet the stated goal The remaining
700 million Btu will be allocated
2
to the
000 sf of additional
planned 73
residen
ialspace
New development
must be designed fur 3R kBtu
sfyr or lower for fractional
residential spaces and 34 kBtu
sf yr or lower for affordable housing spaces
This energy goal is within reach A 20 reduction in energy use of the existing
site would free up enough energy annually to supply all new residential
spaces
the site The strategy for this reduction is addressed in Section 4
on
Page 1
i
tuai titt
c
n
Ntecite S
af
r Ef
rg
tx
t
ee
t
r1Gen
Section 2
teiF
Conceptual System Description
Whole site systems
Source Heat
AGround
structure will
Pump GSHP loop field under patios and the parking
cooling and approximately 40 of peak
provide
heating for the entire site The loop field will consist of approximately 150
boreholes 200 ft deep and 15 ft apaz
A campus
wide digital controls systems will allow advanced energy savings
100 of peak
strategies remote access and monitoring and energy use analysis
will also
provide data for energy
use feedback to tenants
Aspen Club building
water and water
to
Water
airGSHPs will provide space
to
pool heating and domestic hot water DHW
heating
The systems
and
cooling
A
high efficiency condensing
modulating boiler array will provide an auxilliary
source for peak heating events
One or two larger air handlers using hot water coils for heating and
evaporative
media for cooling will
replace all of the existing air handlers in the main azea of
the existing building
heat
The lower level spa and massage rooms will be retrofitted with radiant
hydronic
ceiling panels for heating and Energy Recovery Ventilators ERVs for
ventilation
New residential units in the
floor radiant tubing
Aspen Club building will have in
water GSHP units connected
to
cooling Water
o he central loop field will provide hot and cold water for heating and cooling
Individual GSHPs for each unit will allow for energy use sub
metering
Solaz thermal collectors were not included in this round of modeling but could
provide heat for DHW requirements and offset pool energy use
Affordable housing units
The new affordable housing units will have in
floor radian tubing and water
to
GSHPs
water
attached to the central loop field for heating Individual GSHPs per
unit will allow sub
ing of the living units No cooling will be provided for
e
me
for
and fan coil units for
heating
these units
Town homes
New own homes will have in
floor radiant tubing for
for
cooling
provide hot and cold water for heating and cooling
for energy
heating
and fan coil units
water GSHP units connected to the central
to
Water
use
loop
field will
Individual GSHPs will allow
metering
sub
Page 2
1
pr
n
a
3
G
i di
Il rtiL
M3
vanir
rqy n Gi
1Uf3
rVx7t P18n r
eP e
S
Section 3 Historical
Energy Use
Breakdown
Existing Site Energy Use
yr
600 Million Btu
18
Sn
Tennis br
heatir
7
Pool
The average annual energy consumption of the site based on utility bills from January
2006 to July 2008 is 18
600 million Btu
yr We used several methods and sVategies to
split
total energy
consumption into he following areas
Space heating and cooling We created an Energy
10 model an hourly analysis
w Aspen weather data based on building envelope occupancy and observed
operation o estimate annual usage
Lighting and plug loads We used site observations
HVAC
sfinstalled and
watts
plug
o estimate
loads at 1
6 watts
sfinstalled These
scheduled in the Energy
10model based
DHW Most of the heated water used
on
nn
occupancy
5
lighting at 1
loads
were
peak
patterns
site is used for showers and
calculated annual DHW energy use from overall water use Vends in
and occupancy and estimated end
use water temperature
laundry We
facility use
heating We created an Energy
10 model based on the existing pool
to approximate
handler is not currently operational
envelope
yearly use The air
and was not modeled All heating energy is provided by the pool and spa boilers
Tennis bubble We created an Energy
10model to approximate yearly energy
value of 1
7
use The model used the approximate dimensions of the bubble an R
set
of
and
the
observed
for the material a temperature
F
50
point
nameplate input
and output of the bubble
sdedicated air handler 80 efticiency
snowmelt We modeled yearly energy use for snowmelt based nn Aspen
Pitkin
nergy Code calculations We used the nameplate rating of the snowmelt boiler
F
Pool
sfenergy
h
and assumed 821 hours per year of runtime 125 btn
area was modeled at approximately 2500 sf
use
snowmelt
Page 3
i7zC
iu
ret
Crlr
ch ij
s
lY
ai
i1
r
g
t5t
ii
9an A3Ku
Gkttt9
n
M
Section 4
Keductions to energy
azeas
N
Plan
using
a
use
in the
existing Aspen
Space heating
cooling
The breakdown ofthe
yr of natural
Btu
Btu of electricity to
yr
crab
space Heating
zoooo
isDDo
existing
m
loooo
o
This represents 45 of
building
M
from
gas and 797
heat and cool the
the total
come
Extettng
existing
energy bills shows an average
energy use of 7
450 million
million
Club will
combination of different methods
use
Using
the
sooo
heating
system described in Section 3
our analysis shows a G8
o
reduction in the energy required
for space
resulting in
Total Site
heating
Existing
Use
Reduced Use
Energy
625 million Btu
5
yror 30
savings
in total energy
to meet
cooling demands of he existing
use
use
for he existing
of primarily evaporative
can
be reduced
the renovation
using
as
part of
lower
wattage lighting and control
that turn off lights and
strategies
equipment
use
when
they
aze
A 20 reduction in
an
Existing
zoooo
extremely
lighting
crab
slightly
small due to the
T
i
it
gnting and Piug
All energy
tsooo
m
a
f
Lighting
I
1D000
oaas
i
uses
Savings
I
plugs
i
I
sooo
x
s
3
not in
and plug loads in the existing
building results in 713 million
yr or
u
B
energy will increase
cooling
Lighting and plug loads
Energy use by lights and
523 million
equipment totals 3
yr 033 MWh
Btu
yr or about
19 of total yeazly energy use
This
building Cooling
club The increase is
D
13
7
523
3
T
total 5
e
rExisting
Use
Zug
Reduced Use
Energy
additional 4savin gs in overall
energy
use
Page 4
r
rn ei
G
t
ear P
i
E
r
ctiarfe n
ysFe IaF t
4
n
iuo
DFIVy
The energy
spent
for domestic use
Existing
heating
water
represents
3
1
70 million Btu
yr or about
18 ofthe total site energy The
oo
ts
laundry
Using GSHPs we
energy use by 50
and showers
reduce
which results in
670 million
1
the overall
thermal
a
savings
btus or
yr
energy
panels
use
toooo
o
sooo
of
9of
Solar
o
total site
were not
modeled but could provide
additional energy savings This
technology
use
heating and ventilation
development plan includes
a major renovation to the
pool
facility A new building
envelope and air handling
use
Solar thermal
Heating
toooo
o
sooo
panels
modeled but could
provide additional
Total Slte
energy
Tennis bubble
Use
Incresed Use
Existing Club Tennis Bubbla
Discarding the tennis bubble
and its heating system as
planned represents a 7
savings The bubble is a fairly
simple structure with a
straightforwazd heating system
and is easily modeled Our
model predicts an average
use
Existing
Energy
savings
energy
Pool
the
tsooo
comfort in the space but will
result in a small increase in pool
were no
Reduced Use
zoooo
system will greatly increase
and thermal
Use
especially appropriate given
Existing Club
The
quality
would be
in the club
Pool
indoor air
Existing
Energy
round nature of DHW energy
yeaz
energy
Hot Water
of this is for
majority
can
Ciub Domestic
zoooo
zoooo
i
tsooo
toooo
o
sooo
of 2
1
24 million
yr of natural gas and 103
Btu
million Btu
yr of electricity for
fans and lighting This is based
on the
optimistic 80 nameplate efficiency
conditioning
to
N and
50
a
total site
Existing use
Reduced use
Energy
of the existing heating system continuous
7
1
K
insulation
value for the skin of the bubble
generous
Page
5
s
3
YA
oncepfuai r
rhanirat
s
riszs
Svs
Exlsting
Snowmelt
The
izlb
tsn spen i
t
proposed
azea
Club Snowmelt
zoooo
for Snowmelt
is 550 greater than the
isooo
increasing he
the
energy used We estimated
increased use with calculations
existing
based
azea
on
the
t
All ener9Y
ii
uses
Snowmelt
1n000
0
Pitkin
Aspen
Energy Code and historic
snowfall data for the Aspen
E
5000
area
a
Total Site
ExisBng
Use
Increased Use
Energy
Energy Savings Plan Srunmary
The above
savings measures in
addition to increased energy
use
for
pool
heating and
370 million Btu
yr or 34 over recent historic
savings of 6
to supply the planned new development as
energy use This represents enough energy
small
in
construction design and allow for vaziability
changes
well as a cushion to absorb
Snowmelt yield
in energy
use
a
total energy
patterns of club guests and residential tenants
Projected
Site Energy Use
yr
600 Million Btu
18
pace heating
cooling
14
Snowmelt
Lighting
18
Plugs
15
Tenr
M
h
w
y
0
Pool Heating
10
Page 6
U tSZt
i iy
r
e
t
F
tg
t
Y
i
ia
a
2
Section 5 Final
t
Pir
it
4n C
t
4
Use
New Energy Use
600 Mllllon Btu
18
yror less
Affordable
housing
2
Townhomes
8
Qub resldenN
units
3
The energy use ofthe affordable housing town homes and club residential units shown
in he graph above aze based on Energy
0 models developed from planned construction
design System design was modeled as outlined in Section 2 The town homes as modeled
will
require 39 kBtu
yr The club units will require 37 kBtu
sf
yr and the affordable
sf
units
will
34
These
will
require
numbers
housing
sf
u
kB
yr
vary somewhat based on
final construction details
and
use
lighting design
occupant
patterns
Conclusion
Our
analysis shows
that the goal of adding 73
000 square feet ofresidential space while
less annual site energy is achievable We believe these results are
conservative Detailed calculations and modeling results aze available for review
upon
J overall savings shown above represents the cushion to absorb
request The 21
using the
same or
differences between planned
energy
use
and the actual future energy
use
of the site
Page
7
EXHIBIT A
Chapter 26
440
Sec
SPECIALLY PLANNED AREA
SPA
A Standards
030
440
26
for Designation Any land in the
City may be designated Specially
SPA by the City Council if because of its unique historic natural physical or
Iocational
characteristics it would be of great public benefit to the City for that land to be allowed
design flexibility and to be planned and developed comprehensively as a
multiple use development
A parcel of land
designated Specially Planned Area SPA shall also be designated on the City
s
Official Zone District
Map with the underlying zone district designation which is determined the
most
appropriate The underlying zone district designation shall be used as a guide but not an
absolute limitation to the uses and
development which may be considered during the development
review
Planned Area
process
StaffFindinn
In order for
SPA
designation
to be
approved this Standards for Designation requirement
is the City Council after hearing a recommendation from the Planning and
Zoning Commission must determine that because of the site
s unique historic natural physical
or locational
characteristics it would be of erect public benefit to the Citv for that land to be
allowed design flexibility and to be planned and
developed comprehensively as a multiple use
development Staff believes that the SPA designation would create a public benefit It will
allow multi
family affordable housing to be developed on the parcel which is not currently a
permitted use in the underlying zone district This will enable the Club to house some of its
employees that currently commute into Aspen reducing impacts on the transportation system
and the entrance to Aspen Further the timeshare
development will provide for the Club which
the applicant has committed to reinvest in the Club
building thereby enabling to Club to
continue to provide a home for many of the
profits
non
s
Valley
upgrade the Club and adding
new specialized
be
made
available
to
to
the
programming
public Staff finds this criterion to be
an
must be met
That
met
Sec 440
26Review standards for development in a
050
Specially Planned Area SPA
A General In the review of a
for
a conceptual development
and
development application
final
development plan
the
following
L
Whether
the
plan
Planning
and
Zoning
Commission and
the
proposed development is compatible with
development in the immediate vicinity of the parcel in terms
bulk architecture landscaping and open space
City
or
a
Council shall consider
enhances
of land use
the
mix
of
density height
Staff Finding
The
uses
in the
family
multi
Avenue there
Both
quite mixed with commercial single
family free market residential
and
uses
all
on
the adjacent properties Along Ute
housing
profit
non
short term accommodations The Gant as well as a
variety of residential uses
area
are
affordable
are
family
single
residential and
In terms of architecture the
intended to convey
a
family residential
multi
applicant
are
located
across
the river
has stated that the
residential scale that is
proposed mass scale and materials are
representative of the different buildings and uses in
Exhibit A SPA Review Criteria
Page
I of 8
the area while also being true to the Club
s use The
townhome units residential in character
mix of
applicant has done this by making the
a
pitched and flat roofs a material palate of
stone and wood that is similar to residential uses in the
area modulation typical of residential
townhomes and changing the existing blank facade of the club to be more articulated and
pedestrian friendly The applicant made a number of changes to the site plan during
conceptual
approval in an attempt to open the site up and create a greater visual connection with the river
moving one unit from the lower bench to the upper bench reconfiguring the siting of the
units moving the Club entrance to an area that overlooks proposed open area between the
townhome units
The
applicant has proposed a water feature as part of the landscaping plan This water feature is
located in the middle of the site and runs from the lower bench to the
here are
upper bench T
paths that run through the site to connect the timeshare units to the Club and the parking areas
In addition the applicant is providing a permanent trail easement for the
exists on
site and connects the river
with
planning
access
without
portions
to the Club
area
staff and the fire
creating
additional
of the upper bench
Staff continues to have
department
paved
building
and
parking
to come up with
areas
a
path currently
The applicant worked
to provide adequate fire
area
way
The solution is the installation of grass pavers in
area
related to the scale and mass of the townhouse units on the
and believes there is too much massing proposed on the site
Staff
believes the elimination or relocation of units 5 and 6 would create a clearer connection to the
lower bench of the
riparian
area
In terms of
concerns
site
and would
provide
a
needed break in the
proposed massing
landscaping
and open space staff finds that additional refinement is needed for the
The
site
is located near the urban
landscape plan
rural fringe and as such the area has a more
rural feel than other areas of town The elimination or relocation of units 5 and 6 on the lower
bench will
help create the open
landscape plan includes a great
space staff finds is needed in this proposal
The current
deal of paving and seems rather formal
Given the site
s
context staff believes less formal
landscaping
and less
paving
is needed
Staff finds that the
proposed use mix will fit in with and is consistent with the variety of uses on
immediately adjacent parcels and the overall context of Ute Avenue Staff believes the
proposed health and wellness program will be a good addition to the existing Club services and
to the community in general
the
Overall staff finds this criterion
2
Whether sufficient
public
to not be met
facilities and roads exist to service the
proposed development
Staff Findinn
Sufficient
public facilities and roads exist to serve the proposed development The traffic
engineering report provided in the application indicates that the proposed development will not
significantly
alter the current service levels
on
Ute Avenue
or
at the intersections between the
he applicant has worked with city
Aspen Club and Cooper Avenue 1
Demand
Transportation
Management TDM tools that will help control
staff to create
a
set of
the number of
trips
on
Page
2 of 8
Ute Avenue
result of this
as a
amount of traffic
development
Ute Ave
The
result of this
applicant
project
has also committed to not increase the
The applicant has also committed to
paying for street improvements to Ute Avenue including speed tables a trail connection and
sac Further the Applicant has agreed to
de
paving part of the cul
upgrade the existing water
service line and to relocate a sewer line to accommodate the
proposed units Staff finds this
on
as
a
criterion to be met
3
Whether the
parcel proposed for development is generally suitable for development
considering
slope ground instability and the possibility of mudflow rock falls
avalanche dangers and flood hazards
the
Staff Findinr
The
has located all
Applicant
floodplain
avalanche
study
as
the blue zone
100 years
agreed
development
No other natural hazards
part of the final
According
are
outside the
s mapped 100
Roaring Fork River
year
believed to affect the lot The applicant conducted an
application
which found the affordable
housing
units
are
in
to the
study blue zone avalanches have a return period of 30 to
1 to 3 probability annually The applicant and
Engineering Department have
the mudflow risk evaluated by the Colorado
Geologic Survey Staff finds this
or a
to have
criterion to be met at this time
4
Whether the
proposed development creatively employs land planning techniques to
significant view planes avoid adverse environmental impacts and provide
preserve
open space trails and similar amenities for the
users
of the
project
and the
public
at
large
Staff Finding
The
proposal replaces existing
building
and adds affordable
tennis courts with
housing
lodging units
adds
lodging
units to the
units to anunder
utilized portion of the site
existing
While there
protected view planes in the vicinity Staff believes it is important to retain the perception
of the riparian corridor
throughout the site During Conceptual Review the Applicant made
to
the
architecture
changes
and site plan to address Staff
s concern The applicant did move the
are no
club entrance to ensure views to the river were maximized However Staff does not believe
these changes go far enough to ensure the riparian area is made
prominent in the design Staff
believes the elimination or relocation of units 5 and 6 will help open the site
plan and make the
riparian
area
more
prominent
There is
an
existing path that crosses the Aspen Club property near the river This path will be
maintained in the proposal Additionally the applicant has committed to installing a sidewalk on
their property along Ute Avenue to help complete a needed
pedestrian connection The applicant
is also formally dedicating the trail
from the river to the
area for the use and
running
benefit of the
The
applicant
drainage
the
on
has
provided information from SGM Engineering stating there is adequate
Engineering Department has reviewed the application and is working with
ensure there is
adequate documentation provided for the proposed drainage
site
applicant
parking
public
to
The
xhibit A SPA Review Criteria
F
Page
3 of 8
Overall
5
Staff finds this criterion is not met
Whether
the
proposed
development
is
in
compliance
with
the
Aspen
Area
Plan
Comprehensive
Staff Finding
Staff believes that
in the Aspen Area Community Plan are met but has
of
the AACP The Application meets a number of
relating
aspects
AACP goals related to affordable housing economic Sustainability and arts and culture and has
made changes since Conceptual Review to meet goals related to transportation The
Applicant
has also made changes to the site plan which Staff believes
the
closer to
some
number of the
a
goals
to other
concerns
brings
the
related to
goals
community
character
design
project
and open space
environment
Staff finds this review criterion to be met
meeting
Overall
Housine
The
Applicant is providing 145 of the required Affordable Housing which is an important step
helping the community meet the Affordable Housing goals outlined in the AACP The
Housing section of the AACP states the intent of affordable housing is to create an affordable
housing environment that is appropriately scaled and distributed throughout existing and new
in
neighborhoods Intent
and free
market
the
adjacent
pg
25
This
with affordable
lodging
building
Club
and other
development proposal
housing
mixes free
market commercial
The affordable
housing
is scaled to relate to
surrounding buildings
This section also states
that Our housing policy should bolster our economic and social
variety and enhance our sense of community by integrating affordable
housing into the fabric of our town A healthy social balance includes all income ranges and
types of people Each project should endeavor to further that mix and to avoid segregation of
economic and social classes by project
Philosophy pg 25 This proposal would provide 12
new affordable
rental
units
for
housing
Aspen Club Employees A mix of category 2 3 and 4
units are proposed which will ensure the housing is accessible to a wide range of income levels
diversity
reinforce
Managing
Growth
The AACP
Chapter lists one of the main goals of managing growth as foster
through integrated design that promotes economic diversity transit
and pedestrian friendly lifestyles and the mixing of people from different
backgrounds Goal
E pg 19 The proposal will promote a mix of backgrounds through the Club use as well as the
affordable housing residents and lodge visitors that will be on site
Additionally a detailed
transportation plan is proposed that promotes pedestrian access to the site and the use of
alternative modes of transportation
a
Managing
Growth
balanced community
well
Economic Sustainability
Further the Economic Sustainability section of the
AACP
recognizes that local ownership of
helps
s
community
character tends to return more money to the
local economy and provides additional opportunities for upward
mobility of people and that
the community and its governments should support local ownership as well as
owned
externally
businesses that are locally
serving and locally
involved Philosophy pg 31 The Aspen Club
business
maintain
our
unusual
Page
4 of 8
is owned
by
variety
proposal
a
of this
goal
visitors
locals
the
and to
of locals and
is to
provide
locals
non
a new
but it is
a
locally operated business The stated
opportunity for residents and
health and wellness
the money raised through the timeshare sales to subsidize programs for
The Club currently provides services and events that are designed for locals including
use
with Michael program that highlights a local non
profit and their activities every
week in the summer as well as periodic health lectures Staff believes that the concept of this
Tuesdays
application
is
good one
Area Community Plan
a
and will go
a
long
way toward
furthering
the
goals
outlined
Aspen
The Economic
Sustainability section also states that it is important to encourage resource
efficiency
responsibility and cultural and community sensitivity in local
organizations and in construction Policies pg 32 The applicant used the new LEED for
Neighborhood standards in developing the proposal This requires that development be done
using environmentally friendly techniques To that end the applicant is investigating ways to
minimize construction impacts utilizing alternative renewable energies and various energy
efficient materials The applicant has committed to no net new energy use as a result of this
project
environmental
Arts Culture
Education
The AACP states that arts
culture
and education
are
acknowledged
as
essential to
s
Aspen
thriving year
round economy its vibrant international profile and its future as a unique place to
live work and learn Philosophy Pg 45 The Aspen Club currently works to promote the
profits through
Arts Culture and Education of the Aspen Area by supporting local non
of office space and financial support and by
programs for Club members and community members at
continue this commitment if the application is approved
provision
facilitating educational and wellness
large The applicant has pledged to
Environment
Open Space
The Parks Open Space
Environment section of the AACP discusses the need to preserve
enhance and restore the natural beauty of the environment of the Aspen Area Intent pg 34
Staff believes the changes made to the application during conceptual review help the proposal
move in the direction of enhancing the riparian area on the site and bringing the riparian area
into the site however staff believes the current mass detracts from the natural beauty of the area
The removal or relocation of units 5 and 6 would further help the development meet this section
Parks
of the AACP
Developments should be in accordance with the Wildlife and
Biodiversity map and the Parks Open Space and the Environment map to protect sensitive
habitat areas e
g riparian corridor and Elk habitat Policies pg 35 The development is
respecting the required stream margin setback and the applicant has worked with the Parks
Department to ensure that construction methods will not negatively impact the riparian area
This section also states that All
Design Quality
The
Design Quality
eclectic mix of
design styles
The section also
development retain and encourage an
and enhance the special character of our community
diversity tempered by context sometimes historical
section of the AACP asks that
to maintain
states that we favor
Page
5 of 8
sometimes
opposed to arbitrariness Context refers first to region then town
neighborhood
finally the natural and man made features joining a particular development
site
Decisions regarding scale massing form materials texture and color must be first
measured by context Contextual appropriateness transcends style alone Philosophy pg 42
not
as
and
Staff believes the ideas put forward in the Application for a health and wellness facility are good
goals and that the site plan changes at Conceptual have moved the proposal in the direction of
combining
ensure
the
this
goal
with the
development
proposed
architecture
will enhance the
special
Further Staff finds that the changes help
character of
our
community
The
Aspen
Club
site is
unique and this Application proposes a unique addition to the Club Staff believes the
changes to the site plan begin to reflect these opportunities In terms of uses the project does a
good job of relating to the immediate context which is comprised of a variety of uses In terms
of massing staff is concerned that there is too much mass on the site given its context of being
on the urban
rural fringe The elimination or relocation of units 5 and 6 would help better meet
the Design Quality section of the AACP
Transportation
The AACP has
a
number of
goals
and
policies
related to
Transportation including
a
that
policy
mixed patterns that enable and support travel
growth should be structured on compact use
foot bicycle and public transportation for all types of trips Policies pg 22 Additionally
new
by
Transportation Chapter includes goals to maintain and improve the appeal of bicycling and
by adding sidewalk connections replacing sidewalks and requiring sidewalks as part
walking
of development approvals where appropriate Goal C pg 22 and the appeal of carpool or
vanpooling for a wide variety of trip types Goal D pg 22 The Transportation Chapter also
includes a policy to require all employment school social recreation or other activities that
generate demand for travel to mitigate traffic impacts through support of alternative
transportation modes in proportion to trips generated Policies pg 22
the
applicant has worked with city staff to create a set of Transportation Demand Management
TDM tools that focus on alternative forms of transportation including carsharing vanpools
carpooling biking and walking The applicant has also committed to installing a new sidewalk
along Ute Avenue to make walking and biking safer and more viable The TDM plan includes a
The
commitment
to
continue
use
of the Cross Town Shuttle and the
use
of coordinated
and
vans
as visitors who stay at other hotels but want to use the Aspen
service
at the airport is also proposed for the timeshare users Staff
pick up
believes that the TDM plan meets the goals and policies of the AACP related to Transportation
shuttles for
Club
6
employees
as
well
Coordinated
proposed development will require the expenditure of excessive public
provide public facilities for the parcel or the surrounding neighborhood
Whether the
funds to
Findine
Staf
application states that all costs associated with public
borne by the Applicant This includes the realignment of
The
traffic
study
indicates that Ute Avenue
addition the applicant
transportation for club
has created
users club
can
infrastructure
a sewer
accommodate the
line
s
proposal
improvements will be
The Applicant
s new
traffic
generation
In
comprehensive fDM plan to encourage alternative modes of
employees affordable housing resident and timeshare owners
a
Page
6 of 8
speed tables and humps for Ute Ave has also been proposed to
ensure the road is safer for
pedestrians The applicant has committed to zero growth in traffic as
a result of this project
The applicant has hired consultants to assess the existing water flows to
determine if adequate flows exist for fire safety and the preliminary report indicates there are
adequate flows The applicant is working with the City Water and Fire Departments to confirm
this
The applicant is also working with the Engineering Department to ensure adequate
drainage exists on the site
A
safety plan
While
no
net
which includes
truck
new
delivery
traffic is
that the
Conceptual approval
existing
standards
Some improvements to
accommodate truck traffic
anticipated
the
part of this project it
applicant
applicant is responsible
for the
was
adequate pavement
sac pavement will
de
cul
is working with the Engineering
existing
The
determine to what extent the
as
sac does not have
de
cul
improvements
found after
city
to meet
be needed
to
Department
to
Staff finds this
7
Whether
proposed development on slopes in excess of twenty percent 20
2
B
040
445
slope reduction and density requirements of Subsection 26
meet the
Staff Finding
The
s
property
meet Ute Ave
northern lot line lies in the
on
the south
There
are
Fork River and then the property slopes up to
in excess of 20 and the Applicant has made the
Roaring
slopes
density reductions The total square footage
appropriate slope
047 square feet of land area is available
232 but after slope reduction 171
215
calculations The proposed development equals approximately 95
000 square feet
reduction and
approximately
on
the lot is
for floor
or an
area
FAR of
55 Staff finds this criterion to be met
0
1
H Whether there
are
sufficient
GMQS
allotments for the
Staff Finding
requested the necessary Affordable Housing and Lodge Growth Management
Allotments The proposal will decrease the amount of commercial space on site so growth
management allotments are not required The applicant needs 12 affordable housing allotments
and 124 lodge pillow allotments In a single growth management yeaz there are 112 lodge pillow
allotments available Because the applicant needs 12 more pillow allotments then are available
in this growth management year they have requested multi
yeaz allotments Staff finds this
The
Applicant
has
criterion to be met
requirements of the
underlying zone district provided however that variations from those requirements may be
allowed based on the standards of this Section Variations may be allowed for the following
requirements open space minimum distance between buildings maximum height minimum
front yard minimum rear yard minimum side yard minimum lot width minimum lot area trash
access area internal floor area ratio number of off
street parking spaces and uses and design
standazds of Chapter 26
410 for streets and related improvements Any variations allowed shall
be specified in the SPA agreement and shown on the final development plan
B Variations
permitted
The final
development plan
shall
comply
with the
Page
7 of 8
Staff Finding
There
are
are no
requests
to vary the dimensional
requirements
as
part of the SPA
made under the PUD request Staff finds these criteria to not be
These requests
applicable
Page
8 of 8
EXHIBIT B
445
Chapter 26
PLANNED UNIT DEVELOPMENT
Sec 26
050 Review Criteria
445
A
for
PUD shall
comply
associated with
with the
conceptual
following
requirements
properties eligible
or
minor
Due to the limited issues
for minor
PUD
review
certain
noted The burden shall rest upon an Applicant to show the
applied
of the development application and its conformity to the standards and
as
procedures
of this
A General
requirements
development
1
standards and
reviews and
standards shall not be
reasonableness
conceptual final consolidated and minor PUD
conceptual final consolidated conceptual and final
Chapter and
The proposed
this Title
shall be consistent with the
Aspen Area Community Plan
Staff Findine
Community Plan are met but has
some concerns relating
The Application meets a number of
AACP goals related to affordable housing economic sustainability and arts and culture and has
made changes since Conceptual Review to meet goals related to transportation The Applicant
has also made changes to the site plan which Staff believes brings the project closer to meeting
environment Overall
the goals related to community character
design and open space
Staff believes that
a
number of the
goals
in the
Aspen
Area
to other aspects of the AACP
Housing
The
Applicant
is
providing
community
145 of the
required
Affordable
Housing
which is
an
important step
Housing goals outlined in the AACP The
helping
section
of
the
AACP
the
intent
of
affordable housing is to create an affordable
states
Housing
market commercial
neighborhoods Intent pg 25 This development proposal mixes free
and free
market lodging with affordable housing The affordable housing is scaled to relate to
the adjacent Club building and other surrounding buildings
the
in
meet the Affordable
that Our housing policy
variety and enhance our sense
should bolster
our
economic
and social
of community by integrating affordable
diversity reinforce
economic and social classes by project Philosophy pg 25 This proposal would provide 12
new affordable housing rental units for Aspen Club Employees A mix of category 2 3 and 4
units are proposed which will ensure the housing is accessible to a wide range of income levels
Managua
Growth
Managing Growth Chapter lists one of the main goals of managing growth as foster
a well
balanced community through integrated design that promotes economic diversity transit
and pedestrian friendly lifestyles and the mixing of people from different backgrounds Goal
The AACP
Exhibit B PUD Review Criteria
Page I
of 18
affordable
housing residents
transportation plan
is
and
proposed
lodge
visitors that will be
that promotes
pedestrian
on
site
access
Additionally
to the site
a
detailed
and the
use
of
Further
the Economic
business
helps
Sustainability
section of the AACP
recognizes
that local
ownership of
community unusual character tends to return more money to the
s
local economy and provides additional opportunities for upward
mobility of people and that
the community and its governments should
local
support
ownership as well as externally
owned
and
serving
locally
is owned by a variety of locals and non
locals but it is a locally operated business The stated
of
this
is
to
goal
proposal
provide a new health and wellness opportunity for residents and
visitors and to use the money raised through the timeshare sales to subsidize programs for
locals The Club currently provides services and events that are designed for locals
including
the Tuesdays with Michael program that highlights a local non
and
their
activities
profit
every
week in the summer as well as periodic health lectures Staff believes that the
concept of this
application is a good one and will go a long way toward furthering the goals outlined Aspen
Area
maintain
Community
our
Plan
The Economic
Sustainability section also states that it
efficiency environmental responsibility and cultural
is
and
important to encourage
community sensitivity
resource
in
local
and in construction
organizations
Policies pg 32 The applicant used the new LEED for
project
Arts Culture
Education
The AACP states that arts culture and education
round economy its vibrant international
thriving year
acknowledged as essential to Aspen
s
profile and its future as a unique place to
profits through
of
office
and
financial
and
educational
and wellness
provision
space
support
by facilitating
for
Club members and community members at large The applicant has pledged to
programs
Parks Open Space
he
7
are
nvironment
F
Parks Open Space
Environment section of the AACP discusses the need
to
preserve
Aspen Area Intent pg 34
move in the direction of enhancing the riparian area on the
site and bringing the riparian area
enhance and restore the natural
the removal
or
beauty
of the environment of the
relocation of units 5 and 6 would further
help the development
meet
this section
of the AACP
Exhibit B
PUD Review Criteria
Page 2 of 18
Biodiversity
Parks Open Space and the Environment map to protect sensitive
habitat areas e
respecting the required stream mazgin setback and the applicant has worked with the Parks
Department to ensure that construction methods will not negatively impact the riparian azea
map and the
Design Quality
The Design Quality section
eclectic mix of design styles
of the AACP asks that
to maintain and enhance
The section also states that we favor
the special character of our community
diversity tempered by
context sometimes
historical
sometimes
not as opposed to arbitrariness Context refers first to region then town
neighborhood and finally the natural and man made features joining a particular development
site
Decisions
measured
by
regarding scale massing form materials texture and color must
appropriateness transcends style alone Philosophy
context Contextual
be first
pg
42
Staff believes the ideas
put forward in the Application for a health and wellness facility are good
combining this goal with the proposed architecture Further Staff finds that the changes help
ensure the development will enhance the special character of our
community The Aspen Club
site is
good job of relating to the immediate context which is comprised of a vaziety of uses In terms
on the urban
Transportation
The AACP has
a
number of
goals
and
policies
related to
a
that
policy
use patterns that enable and support travel
growth should be structured on compact mixed
and
for
all
by foot bicycle
public transportation
types of trips Policies pg 22 Additionally
the Transportation Chapter includes goals to maintain and improve the appeal of bicycling and
walking
new
The
along Ute Avenue to make walking and biking safer and more viable The TDM plan includes a
commitment to continue
shuttles for
Club
employees
Coordinated
believes that
use
as
well
as
use
of coordinated
visitors who stay at other hotels but want to use the
airport is also proposed for the timeshare users
up service at the
pick
the TDM plan
vans
meets the
goals
and
policies
of the AACP related to
Exhibit B
and
Aspen
Staff
Transportation
PUD Review Criteria
Page 3 of
18
requirements
all front
the north side of the
yard
lots
setbacks
aze
and all the side
the south side of the lots all the
yazd
setbacks
aze
the
rear
east and west
yard
setbacks
sides of the lots
Underlying
RR
Dimensional
Proposed
Dimensional
Requirements
for subdivided lots
Dimensional
based
Requirement
Size
on
Requirements
fathering parcel
sq ft
661
124
Total Lot Area 4
941 acres
or 215
232 sq ft
Lot 2 N
A
Lot 3
812 sq ft
10
Lot 4
sq ft
fr
Lot 5
26
110
355 s
9
Lot Area afrer
Reduction
Slope
per
dwellin unit
Dimensional
0
2
acres
047 sq fr
171
Minimum Lot
Area
Zone District
Re uirements
Lot 1
Minimum Lot
aze on
Family
Multi
A
N
A
N
A
N
Lod
e
A
N
Lot 1 277 Feet
Minimum Lot
Width
Lot 2 N
A
Lot 3
135 Feet
352 Feet
200 Feet
Lot 4 266 Feet
Lot 5 95 Feet
ot 1 30 feet above
I
Minimum
Front Yard
Setback
grade
5 feet below
grade
5 Feet for Affordable
7
Lot 2 N
A
Lot 3
10 feet
Housing
30 Feet
Units
Lot 4 0 feet
Lot 5
5 Feet
7
Lot 1 0 feet above and below
grade
Minimum Side
Lot 2 N
A
5 Feet
Yard Setback
Lot 3
Affordable
East Side
Lot 4 20 feet
Lot 5
10 feet
east side for
Housing
Units
20 Feet
5 feet
Lot 1 60 feet above
20 feet above
feet
grade
for
for garage
grade
below grade
Minimum Side
stair 5
Yard Setback
A
Lot 2 N
West Side
Lot 3 20 feet
Lot 4
on
building
access
5 Feet
on
west side for
subgrade
garage 20 feet for
timeshare Unit 1
20 Feet
100 Feet
20 Feet
5 feet
Lot 5 0 feet
Lot I
100 feet
15
feet from
Top
of
Slope
Minimum Rear
Lot 2 N
A
Yard Setback
Lot 3
10 feet
Lot 4 10 feet
Lot 5
Maximum
Height
10 feet
Pitched Roofs
Lots 3
4
Units 1 7 14
Affordable
Townhouse Units
28 feet
Housing
11 Northwest
Unit
Corner
Exhibit B
28 Feet
32
PUD Review Criteria
Page
5 of 18
Underlying
Proposed
Dimensional
Dimensional
Zone District
Dimensional
Requirements
for subdivided lots
based
Requirement
Requirements
fathering parcel
on
Dimensional
Re uireroents
Flat Roofs
Units 5
2 8
13 28 feet
Club Units Lot 2 28 feet
Affordable Housing Units Lot 5 28
feet with the following exceptions
Unit 11 Northwest Corner 32 feet
Unit 12 Northwest Corner 41 feet
feet
Unit 12 Southwest Corner 31
25 feet
Aspen Club Building Lot 1 28 feet
25 feet
31
Affordable
12
Housing
Unit
Northwest Corner 41
feet
Affordable
12
Housing
Unit
Southwest Corner
Minimum
O
en
S
A
N
A
N
A
N
ace
Total FAR
1
55
Total 94
750 sq fr
1
55
Total FAR
94 sq fr
750
family affordable housing units
Multi
Allowable
housing units 12
390 sq ft
Lodge 50
490 sq fr
410
Townhouse Units 34
sq fr Club Units 16
080 sq
12 390 sq fr
Floor Area
Lodge
410
34
490 sq ft Townhouse Units
50
sq fr Club Units 16
080 sq ft
Commercial
870
Club 31
family
Single
family affordable
Multi
Total
fr
sq ft
Commercial
Club 31
870
Same
Zone
15
R
as
district
family
Multi
A
N
A
N
Lodge
Commercial N
A
sq ft
132 spaces total
Lodge 20 spaces
132 spaces total
Minimum Off
Street
Parking
Lodge 20 spaces
Aspen Club and Spa
spaces
on
Lodge spaces
5
per key 20
spaces
Club and Spa 1
95 spaces 60
Lot 1 35 spaces on Lots 14A
Aspen
Club and
spaces
60
35 spaces
14W
AH units 17 spaces
Spa
spaces
on
on
95
Lot
1
Lots 14A
space per 1000
sq fr of net
leasable
43
14W
spaces
AH units 17 spaces
AH units 1 space
per unit
12
spaces
1
The proposed dimensional requirements for the subject property
compatible
a
with the
following influences
The character
in the
and
of
surrounding
on
are
appropriate
and
land
uses
the property
compatibility with existing
and
expected future
area
StaffFindins
The
uses
in the
area
are
quite mixed
with
commercial single
family
housing and non
profit uses all on
residential multi
family affordable
properties Along Ute Avenue there
are
short term accommodations
Exhibit B
free market
the
as
adjacent
well
as
a
PUD Review Criteria
Page
6 of I S
adjacent pazcels as well as
the proposal is consistent
he
1
proposed
the overall
uses
are
consistent with the
use
mix
the
on
context of Ute Ave
Overall the height of
underlying zoning
exceptions are to
accommodate the affordable housing units The affordable housing units are located
in a portion of the upper bench of the site that is lower than the surrounding areas It
is lower than the existing club structure the adjacent Silverlining Ranch and lower
than the Ute Avenue right of way Staff believes the proposed heights will fit in the
context of the development and neighborhood because the ground elevation is much
lower than the surrounding ground elevations
use
with the
The three
Staff finds this criterion to be met
b
Natural
or
made hazards
man
Staff Finding
The
has located all
Applicant
development
outside the
Roazing
Fork River
s
mapped
100 floodplain No other natural hazards are believed to affect the lot The
year
applicant conducted an avalanche study as part of the final application which found
the affordable housing units are in the blue zone According to the study blue
zone avalanches have a return period of 30 to 100 yeazs or a 1 to 3 probability
annually The applicant and Engineering Department have agreed to have the
mudflow risk evaluated by the Colorado Geologic Survey Staff finds this criterion to
be met at this time
c
Existing natural characteristics of the property and surrounding area such
steep slopes waterways shade and significant vegetation and andforms
as
Finding
Staf
Most of the
already been
impacted by development The riparian area is being maintained through the fifreen
15 foot top of slope setback required by the Stream Margin portion of the Land Use
he
Code No development including excavation is permitted in this setback area 7
has
worked
on the relocation of the existing
with
the
Parks
applicant
Department
walkway that connects the Aspen Club Trail and the parking across the river to the
development proposed
club Staff finds this criterion to be
d
is within
areas
of the site that have
met
made characteristics of the property and the
Existing and proposed man
area such as noise trafftc transit pedestrian circulation parking
surrounding
and historical
resources
Staff Finding
The
Ave
proposed
as
a
lowering
the
expected
traffic
impacts
on
Ute
result of this
incentives for
the CarShare
residents
TDM tools will assist in
and
development These tools include the use of carpooling and
employees to use alternative modes of transportation participation in
program the availability of bikes for use by affordable housing
timeshare
users
and
coordinated
shuttle
service
Exhibit B
for
visitors
PUD Review Criteria
Page
7 of 18
Additionally
the
applicant
pedestrian friendly
traffic
as a
is
installing
environment
result of this
The
a
sidewalk
applicant
along
Ute Ave to create
has also committed to
zero
a more
growth
in
project
2
The
proposed
dimensional requirements
permit a scale massing and quantity of open
favorable to the character of the proposed
space and site coverage appropriate and
PUD and of the surrounding area
Staff Finding
No open space is currently proposed on
site Staff recommends the Applicant look at ways
to consolidate the paths that are used to access the individual timeshare units to help create
more
will
help
Staff finds this criterion is not met
space
3
for open space Further Staff believes the elimination of units 5 and 6
created needed visual relief from the massing and will create better quality open
opportunities
The
appropriate number of off
street parking spaces shall be established based on the
following considerations
a
The probable number of cars used by those using the proposed development
including
b
The
residential land
any non
varying
proposed
time
periods of
use
uses
whenever joint
use
of
common
parking
is
The
c
availability of public transit and other transportation faci
ides including
those for pedestrian access and
or the commitment to utilize automobile
disincentive techniques in the proposed development
d
The proximity
of the proposed development
activity centers in the city
to the commercial
care
and
general
Staff Finding
The
proposal
includes 132
code required amount
an
parking spaces divided as follows 20 for the timeshare units
17 for the affordable housing units code requires 12 spaces and
additional 5 spaces that aze being provided for short term use i
e for guest parking or
and
95
for
the
club
is
4
more
drop off
spaces
this
spaces than was approved
for grocery
by City Council in 1996
grade gazage to help reduce
such
The
applicant
examined
the amount of surface
locating more parking in the sub
parking The water table is located in
subgrade parking cannot be accommodated on this site The
20 timeshare and 12 of the affordable housing spaces will be located in the subgrade
garage Employees of the Club will continue to use Lots 14A and 14W located across
the river for their parking which will make more onsite parking available for club users
In addition the applicant has created a detailed TDM plan that employs a number of
alternative transportation modes in an effort to reduce the project
s dependence on the car
a
way that additional
Page
8 of 18
and need for
parking
No
parking
is
permitted along
Ute Ave
Staff finds these criteria
to be met
4
The maximum allowable density within a PDD may be reduced if there exists
insuffrcient infrastructure capabilities Specifically the maximum density of a PDD
may be reduced if
There is not sufficient water pressure drainage capabilities or other utilities to
a
service the proposed development
b There are not adequate roads to ensure fire protection snow removal and road
maintenance to the proposed development
lFinding
Sta
s expense
This
Adequate public facilities exist and will be upgraded at the owner
includes the realignment of a sewer line The Applicant
new
traffic
indicates
that
s
study
Ute Avenue can accommodate the proposal
In addition the
s traffic generation
has
created
a
TDM
to
alternative
modes of
applicant
comprehensive
plan
encourage
transportation for club users club employees affordable housing resident and timeshare
A safety plan which includes speed tables and humps for Ute Ave has also
owners
been proposed to ensure the road is safer for pedestrians The applicant has committed to
zero growth in traffic as a result of this project
The applicant has hired consultants to
the
assess
existing water flows to determine if adequate flows exist for fire safety and the
preliminary report indicates there are adequate flows The applicant is working with the
City Water and Fire Departments to confirm this The applicant is also working with the
Engineering Department to ensure adequate drainage exists on the site Staff finds this
5
The maximum allowable
hazards
or
density within a PUD may be reduced if there exists natural
features Specifically the maximum density of a PUD
critical natural site
may be reduced if
a
The land is not suitable
b
instability
The effects of
the
due
to
or
watershed
c
d
for the proposed development because of ground
of mudflow rock falls or avalanche dangers
proposed development are detrimental to the natural
runoff drainage soil erosion and consequent water
the possibility
pollution
The proposed development will have a pernicious effect on air quality in the
surrounding area and the City
The design and location of any proposed structure road driveway or trail in the
proposed development is not compatible with the terrain or causes harmful
disturbance to critical natural features of the site
Staff Finding
Staff does not find any significant natural hazards on the site that would necessitate a
density reduction For the most part the proposed development is located in areas of the
site that
currently
application
contain
development
Staff does not believe the
s natural watershed
site
The
Based
proposal
applicant
is
on
the information
will involve
working
with
a
provided
pernicious impact
engineering
to
ensure
in the
on
the
drainage
Page
9 of 18
into the watershed and
Roaring
Fork River is
properly
treated Staff finds this criterion to
be met at this time
6
The maximum allowable
density within a PUD may be increased if there exists a
significant community goal to be achieved through such increase and the development
pattern is compatible with its surrounding development patterns and with the site
s
physical constraints
a
The increase in density serves one or more
goals of the community as expressed
in the Aspen Area Community Plan AACP or a specific area plan to which the
property is subject
b The site
sphysical
capabilities can accommodate additional density and there
exists no negative physical characteristics of the site as identified in
Subparagraphs 4 and 5 above those areas can be avoided or those
characteristics mitigated
c
The increase in maximum density results in a development pattern compatible
with and complimentary to the surrounding ezisding and expected development
pattern
and
uses
and characteristics
Notes
Lot sizes
for individual lots within a PUD may be established at
lower rate than specified in the underlying Zone District as long as
a
the entire PUD
Zone District
conforms
or as
to the maximum
otherwise established
pursuant
b
higher
on
or
average
density provisions of the respective
as the maximum allowable
density
PUD
final
Development Plan
approved dimensional requirements for all lots within
required to be reflected in the final PUD development plans
to
a
a
The
the PUD
are
Staff Finding
There
set
are no
is established
creating
a
density requirements
the PUD
by
critical
mass
for the Rural Residential
Staff believes that the
for club services
density
Staff does have
on
RR
district so density
appropriate in terms of
related to the massing of
zone
site is
concerns
the site and would like to see units 5 and 6 removed or at the very least relocated to another
area of the site
say create additional club units Staff finds this criterion to be met
C Site
Design
The purpose of this standard is to ensure the PUD enhances public spaces is complimentary
s natural and man
to the site
made features and the adjacent public spaces and ensures the
s
public
1
health and safety The
Existing
interest
natural
or a
preserved
or
or
made features
man
of
shall comply with the following
the site which
specific reference to the past or contribute
an
appropriate manner
are
to the
unique provide visual
identity of the town are
enhanced in
StaffFinding
The site has
asset in the
River which crosses the site The Applicant
will abide by all requirements for stream margin review which will help preserve the
riparian area There is an existing path that crosses the stream margin azea and the applicant
a
great
Roaring
Fork
Page
10 of 18
has worked with the Parks and
Community Development Departments on a new location for
the path that will minimize the impact to the hillside
The realigned path will also be
dedicated
a
trail
easement
The
proposed development and utilities are
formally
through
located outside of the stream margin area However staff does not believe that the site plan
appropriately preserves or enhances this important natural feature The elimination of units 5
and 6 would help alleviate staff
s concerns At this time staff finds this criterion is not met
2
Structures have been clustered to
appropriately
preserve
significant
open spaces and
vistas
Staff Finding
significant existing open
No
where the tennis courts
proposed
applicant
amended the site
property Staff does
3
alleviate staffs
Structures
are
context where
plan
are
proposal as the timeshare units
currently located During Conceptual approval
to create
a
larger
not believe this has created
views of the river and
help
spaces will be lost with this
riparian
or
the
on
the lower bench of the
area
to preserve and enhance
open space
large enough
The elimination
area
At this
concerns
a
are
relocation of units 5 and 6 would
time staff finds this criterion is not met
appropriately oriented to public streets contribute to the urban or rural
appropriate and provide visual interest and engagement of vehicular
and pedestrian movement
Staff Finding
The timeshare units
are
already
used to accommodate the
located
adjacent
and
to
neighborhood
along Ute Avenue because most of the street frontage is
existing Club The proposed affordable housing units are
not located
the street and Staff believes these will contribute to the street character
context Additionally the Club Units will help create a more pedestrian
by providing
fenestration and interest to the
friendly
environment
exists
you enter the property from Ute Ave
The
as
Applicant
has
agreed
to
provide
an easement
along
exiting
blank wall that
portion of the site to
Additionally a new bus
the Ute Ave
accommodate the eventual continuation of the Ute Ave trail
stop out and shelter are proposed to better accommodate
pull
of these improvements are located in the public right of way
the Subdivision Plat to accommodate the portions on site
the Cross Town Shuttle Most
but easements
are
provided
on
landscaping plan outlines paths throughout the site Staff believes a simplified plan
is more appropriate in this context This site is uniquely located in an area that is on the
Rural fringe and adjacent to the Roaring Fork River As such there is an opportunity
Urban
While there are multi
to provide unique structures that reflect the diverse settings
family
Staff
believes
the
mission
of
this
and single
homes
in
the
area
development
wellness
family
to
reflective
of the
location
enable
the
be
and personal growth and iYs unique
design
s
surrounding residences while providing a different take on the design that reflects the Club
While the
open areas on the site and the elimination of some of the mass
would help the overall design better relate to the rural context The elimination of units 5 and
s concerns At this time staff finds this criterion is not met
6 would help alleviate staff
mission Provision of
more
PUD Review Criteria
Exhibit B
Page
11 of 18
4
Buildings
vehicle
and
access
ways
are
appropriately arranged
to allow emergency and service
access
Staff Finding
The
City of Aspen Fire Marshal has reviewed the proposal
compliance with all applicable life safety requirements The
and has found it
Fire Marshall
to be in
requested
a
staircase be added to the western side of the site to connect the upper and lower bench This
was added
during the Conceptual review and resulted in the elimination of one parking space
the
total
surface
of parking spaces decreased from 133 at
parking azea accommodates fire truck turn
applicant
worked with the Fire and
pavers that
conceptual to 132 at final The existing
grounds and must be maintained The
Community Development Departments to utilize grass
accommodate fire truck loads
can
This
was
done to reduce the amount of
the site
impervious surface on
Further all structures will be required to include fire
and
fire
alarm
sprinkler systems
systems The applicant will be required to ensure adequate
fire access exists in the subgrade garage Staff finds this criterion to be met
5
Adequate pedestrian
and handicapped
access
is provided
Staff Finding
According
to the
Application
has been included
Accessible
and
a
as
a
the
project
condition
will
comply
with all
in the Resolution
Two
of the Club units
number of the other units include ADA bathrooms
the Club will dedicate
an
easement for the future
completion
This
applicable requirements
aze
As mentioned
ADA
above
of the Ute Avenue trail
Staff
finds this criterion to be met
6
Site
proposed development in a practical
manner and shall not negatively impact surrounding properties
drainage
reasonable
is accommodaded
for
the
and
Staff Finding
drainage will be handled
with some
to maintain historic runoff
Further the Applicant
s
states
that
the
timeshare
units
will
have
a similaz footprint to the existing tennis
engineer
courts so an expansion of the impervious surface will be minimal The Applicant will be
required to pay the applicable Storm Water Fee assessed by the Engineering Department If
areas are re
paved as part of the redevelopment Staff recommends that the re
paving utilize
pervious paving materials The applicant is working with the Engineering Department to
ensure runoff is properly treated Staff finds this criterion to be met
According
7
letter submitted
by
drainage improvements
to
a
the
s engineer
Applicant
site
For non
residential land uses spaces between buildings are appropriately
accommodate any programmatic functions associated with the use
designed
to
Staff Finding
There is
and the
a
significant grade
difference between the
The units that
existing Club
spacing Staff would
sufficient
are
proposed
located at the
same
timeshare units
grade
as
near
the river
the Club do
provide
like to the elimination of units 5 and 6 which would increase
Exhibit B
PUD Review Criteria
Page 12 of
18
the amount of space available for outdoor
not met at this time
programming
elements Staff finds this criterion is
D
Landscape Plan
The purpose of this standard is to ensure compatibility of the proposed landscape with the
visual character of the city with surrounding parcels and with existing and proposed features
of the subject property The proposed development shall comply with the following
1
The
landscape plan exhibits a well designated treatment of exterior
existing significant vegetation and provides an ample quantity
ornamental plant species suitable for the Aspen area climate
spaces preserves
and variety of
Staff Finding
The
has
Applicant
provided
This has been reviewed
ensure
2
proper native
by
plants
the Parks
are
with
landscaping plan
Department
a
number of
who is
plantings proposed
applicant to
new
working
with the
used Staff finds this criterion to be met
natural and man
made site
Significant existing
and interest in the
a
landscape
are
preserved
or
features
enhanced in
which
an
provide uniqueness
appropriate manner
Staff Finding
The Parks
trail
Department
has
the
riparian
is
in
proposed
development
3
through
requested
area
the
a
condition of approval to limit the construction of the
to hand tools
This condition
protected riparian
The proposed method of protecting
area
has been included
No
existing vegetation
and other
landscape features
is
appropriate
Staff Finding
The
provided a landscaping plan with a number of new plantings proposed
by the Parks Department who is working with the applicant to
native plants are used
Applicant
has
This has been reviewed
ensure
proper
In terms of
plan
The site is located
than other
will
landscaping
help
areas
staff finds that additional refinement is needed for he
near
of town
the urban
rural
The elimination
fringe
or
and
as
such the
plan
great deal of paving and
believes less formal landscaping and less
a
has
relocation of units 5 and 6
create the open space staff finds is needed in this
includes
area
seems
paving
proposal
rather formal
on
a more
landscape
rural feel
the lower bench
The current
landscape
Given the s
site context staff
is needed
The
applicant is maintaining the existing Aspen Club trail that crosses the property and is
creating a new trial easement that connects the river area to the Club building and the parking
area
There is an existing path that is being reconfigured after consultation with the Parks
Department and will be in the new trail easement Only hand tools will be used in the
The applicant is also creating a fisherman
s easement
stream margin area for this path
Exhibit B
PUD Review Criteria
Page
13 of 18
Additionally
Avenue to
Overall
the
applicant has committed to installing a sidewalk
help completed a needed pedestrian connection
on
their property
along
Ute
staff finds this criterion is not met
E Architectural Character
Be
compatible with or
existing and proposed
and indicative of the
enhance the visual character
historical and cultural
resources
architecture
intended
of the City appropriately
of the property represent
use
and
a
relate to
character suitable
respect the scale and
for
massing of nearby
Staff Findine
The
Club
Aspen Club
through the
site is
unique
and this
Application
proposes
a
unique
addition to the
health and wellness program Staff believes the architecture should
reflect these opportunities
In terms of architecture the applicant has stated that the
new
proposed mass scale and materials are intended to convey a residential scale that is
representative of the different buildings and uses in the area while also being true to the
s
Club
use
character
a
The
applicant
mix of
similar to residential
changing
the
and flat
pitched
by making
roofs
the townhome units residential in
materials
of stone and wood that is
palate
in the area modulation typical of residential townhomes and
blank fapade of the club to be more articulated and pedestrian
uses
existing
proposal In addition the
subject
following approval of the
final PUD
SPA application
Staff anticipates having concerns related to the specific
Commercial Design Review Criteria including Building Design and Articulation
friendly
proposal
The
Staff has
has done this
concerns
will be
applicant
related to the
to final Commercial
has
proposed
a
water feature
massing
Design
part of the
as
feature is located in the middle of the site and
bench There
landscaping plan
This water
from the lower bench to the upper
runs
the site to connect the timeshare units to the Club
through
addition the applicant is providing a permanent trail easement
for the Aspen Club Trail that currently exists on site
The applicant worked with
and
staff
the
fire
to
come
with
a
planning
department
up
way to provide adequate fire
access without
creating additional paved areas The solution is the installation of grass
in
portions of the upper bench area
pavers
and the
are
parking
paths
that
of the
Review
areas
run
In
The elimination
or relocation of units 5 and 6 would
this time staff finds this criterion is not met
1
help
alleviate staff
s
concerns
At
Incorporate to the extent practica natural heating and cooling by taking advantage of
the property
intensive
s solar access shade and vegetation and by use of non or less
mechanical systems
Staff Findins
The site
south
plan utilizes the north
for Neighborhoods program
exposure
LEED
The
on
the
applicant
lot
is also
and is
participating in the new
planning use of renewable energy
Page
14 of 18
including a Growth
Conceptual Energy
Source Heat
3
the storage and shedding of snow ice and water
that does not require significant maintenance
Accommodate
appropriate
Pump loop for heating and cooling as outlined in
Systems Plan Staff finds this criterion is met
their
Mechanical
in
safe
a
and
manner
Stall Finding
The
Applicant has included a detailed snow removal and storage plan as part of the final
application This plan includes snow melt systems and onsite storage of snow In addition
the pazking and fire access areas will be plowed Staff finds this criterion to be met
F
Lighting
1
The purpose
in
an
of this
appropriate
standard to
manner
ensure
the exterior
of the development will be lighted
public safety and general aesthetic
both
considering
concerns
2
All exterior
lighting shall in compliance with the outdoor lighting standards unless
approved and noted in the final PUD documents Up
lighting of sitefeatures
buildings landscape elements and lighting to call inordinate attention to the property is
prohibited for residential development
otherwise
Stall Finding
The PUD will
comply with all lighting regulations in place No lighting shall be permitted in
the stream margin area fifteen 15 foot setback area from top of slope or in any area below
the top of slope line toward the river unless it is in the exact location of the existing lighting
and requires no additional disturbance to the stream margin area Staff finds these criteria to
be met
G Common
If
the
mutual
1
Park Open Space
or
benefit of all development
The
proposed
recreation
Recreation Area
includes
in
park
the proposed PUD
a common
open space or recreation area for the
the following criteria shall be met
amount location and design of the common park open space or
enhances the character of the proposed development considering
area
existing and proposed structures and natural landscape features of the property
provides visual relief to the property
s builtform and is available to the mutual benefit
the
various
land
and
uses
of
property users of the PUD
2
A
proportionate undivided interest in all
in perpetuity notfor a number ofyears
PUD
3
or
ownership
There is
permanent
is proposed in
proposed
care
a
park
to each lot
similar
adequate
an
common
or
and recreation
dwelling
unit
is deeded
areas
owner
within the
manner
assurance
through
a
legal
instrument
for
the
and maintenance
with
facilities together
industrial development
a
of open spaces recreation areas and shared
deed restriction against future residential commercial or
Page
15 of 18
Staff Finding
There
not
are no common
spaces
proposed
as
part of this
application
Staff finds these criteria to be
applicable
H Utilities and Publicfacilities
The purpose of this standard is to ensure the development does not impose an undue burden
the City
s infrastructure capabilities and that the public does not incur an unjustified
financial burden The proposed utilities and public facilities associated with the development
on
shall comply with the following
1
2
3
Adequate public infrastructure facilities exist to accommodate the development
Adverse impacts on public infrastructure by the development will be mitigated by the
necessary improvements at the sole cast of the developer
Oversized utilities public facilities or sUe improvements are provided appropriately
and where the developer is reimbursed proportionatelyfor the additional improvement
Staff Finding
The
improvements will
be borne by the Applicant This includes the
of a sewer line The Applicant
s
traffic study indicates that Ute Avenue can accommodate the proposal
new
s traffic
the
has
created
a
generation In addition
applicant
comprehensive TDM plan to encourage
alternative modes of transportation for club users club employees affordable housing
resident and timeshare owners A safety plan which includes speed tables and humps for
Ute Ave has also been proposed to ensure the road is safer for pedestrians The applicant has
committed to zero growth in traffic as a result of this project
The applicant has hired
consultants to assess the existing water flows to determine if adequate flows exist for fire
safety The preliminary report indicates there are The applicant is working with the City
Water and Fire Departments to confirm this
The applicant is also working with the
to
ensure
Engineering Department
adequate drainage exists on the site
application
While
states that all
costs associated with
public
realignment
infrastructure
delivery traffic is anticipated as part of this project it was found afrer
sac does not have adequate pavement to meet
de
Conceptual approval
existing cul
sac pavement will be needed to
de
city standazds Some improvements to the existing cul
accommodate truck traffic The applicant is working with the Engineering Department to
determine to what extent the applicant is responsible for the improvements Staff finds this
no
net
new
truck
that the
criterion
to
be met at this time
IAccess and Circulation
Only
standards 1
2
The purpose of this standard is to
burden the
road
ensure
the
apply to Minor PUD applications
development is easily accessible does
network provides adequate pedestrian
surrounding
facilities and minimizes the use of security gates The proposed access
development shall meet the following criteria
not
unduly
and recreational trail
and circulation
of the
Page
16 of 18
1
Each lot structure
or
other land
use
within the PUD has
street either
directly or through an approved private road
area dedicated to
public or private use
adequate access to
a pedestrian way
a
public
or
other
Staff Finding
Staff believes that all structures and
timeshare units club and affordable
additional
parking
available from the
on
have
housing
Aspen
Club Trail located
finds this criterion to be
formally
appropriate
units have
Lot 14A is accessed from
Lot 14A to the club will be
1
uses
by
access
to
a
public
street
The
Highway
from Ute Avenue while the
82 There is also pedestrian access
the river
The trail that
dedicated for
public
access
use as
part
provides access
of this application
from
Staff
met
The
proposed development vehicular access points and parking arrangement do not
trajfic congesdion on the roads surrounding the proposed development or such
surrounding roads are proposed to be improved to accommodate the development
create
Staff Finding
The
Applicant has submitted a Traffic Report that
configuration will not adversely impact traffic levels
Intersections
The
applicant
Staff finds this criterion
3
to
has committed
to no new
indicates
on
traffic
the
proposed parking
or
the adjacent
of this development
Ute Avenue
as a
result
be met
Areas
of historic pedestrian or recreational trail use improvements of or connections
to the bicycle and pedestrian trail system and adequate access to signifccant public
lands and the rivers are provided through dedicated public trail easements and are
proposed for appropriate improvements and maintenance
Staff Finding
The
proposed development will not result in any changes to the existing Trail easements
Applicant has also agreed to provide an easement along Ute Avenue to continue the Ute
Avenue Trail In addition a new trial easement will be provided for the trail that connects the
river to the Club building Staff finds this criterion to be met
The
4
The recommendations
of the Aspen Area Community Plan and adopted specific plans
regarding recreational trails pedestrian and bicycle paths and transportation are
proposed to be implemented in an appropriate manner
Staff Finding
The
Applicant
Avenue Trail
has
agreed
In addition
the river to the Club
5
to
provide
a new
building
Streets in the PUD which
an
easement
along
trial easement will be
Ute Avenue to continue the Ute
provided
for the trail that connects
proposed or recommended to be retained under private
ownership provide appropriate dedication to public use to ensure appropriate public
and emergency
are
access
Page
17 of 18
StaffFinding
There
6
are no
internal streets
proposed
Security gates guard posts
within the PUD
are
as
part
of this PUD Staff finds this criterion to be met
other entryway expressions
minimized to the extent practical
or
for
the PUD
or
for
lots
Staff Finding
There
are no
gates
or
guard posts proposed
as
part of this PUD Staff finds this criterion
to
be met
J
Phasing of Development Plan does not apply to Conceptual
PUD applications
partla completed projects do not create an
ly
unnecessary burden on the public or surrounding property owners and impacts of an
individual phase are mitigated adequately fphasing of the development plan is
proposed
each phase shall be defined in the adopted final PUD development plan
The purpose
of
this criteria
is to
ensure
Staff Finding
The development
phasing is proposed as part of this development
over a two
the
year
approximately
2
period however
applicant has requested
No
vesting period
mixed
use
because of the national economic outlook and the
projects
will
a
availability of
against
Staff finds this criterion to be met but recommends
take
place
7 year
funding for
seven
the 7 year
vesting period
PUD Review Criteria
Exhibit B
Page
18 of 18
EXHIBIT C
Chapter 26
590
TIMESHARE DEVELOPMENT
Sec 26
070 Review standards for timeshare
590
An
the
lodge development
lodge development shall demonstrate compliance with each of
following standards as applicable to the proposed development These standards are
applicant
for timeshare
in addition to those standards
applicable
to the review of the PUD and
Subdivision
applications
A Fiscal
impact analysis and mitigation Any applicant proposing to convert an
existing lodge to a timeshare lodge development shall be required to demonstrate
that the proposed conversion will not have a negative tax consequence for the City
In order to demonstrate the tax consequences of the proposed conversion the
applicant shall prepare a detailed fiscal impact study as part of the final PUD
application The fiscal impact study shall contain at least the following comparisons
between the existing lodge
operation and the proposed timeshare lodge
development
1
A summary of the sales taxes paid to the City for rental of lodge rooms
during the prior flue years of its operation If the lodge has stopped renting
prior
to the time of submission of the
application then the summary
5
lodge was in operation The summary
of past taxes paid shall be compared to a projection of the sales taxes the
proposed timeshare lodge development will pay to the City over the first five
5 years of its operation As part of this projection the applicant shall
specify the number of nights the applicant anticipates each timeshare lodge
unit will be available for daily rental to visitors that is the annual number of
s
nights when the unit will not be occupied by the owner or the owner
guests the expected visitor occupancy rate for these units the expected
average daily cost to rent the unit and the resulting amount of sales tax that
will be paid to the City
rooms
shall reflect the final five
2
years the
An estimation of the real estate transfer taxes that would be
if the
existing lodge
were
to be sold If
occurred within the last twelve
an
12 months
paid
to the
City
actual sale of the property has
then the real estate taxes
paid
compared
projection
of the real estate transfer taxes the proposed timeshare
lodge development
will pay to the City over the first five 5 years of its operation This
projection shall include a statement of the expected sales prices for the
timeshare estates and the applicable tax rate that will be applied to each sale
for that sale shall be used This estimation shall be
3
to
a
A summary of the City
portion of the property taxes paid for the lodge for
the prior five 5
years of its operation and a projection of the property taxes
the
proposed
five 5 years
lodge development will pay to the City over the first
operation This projection shall include a statement of the
timeshare
of its
Exhibit C Timeshare Review Criteria
Page
I of 7
expected value that will
the applicable tax rate
The fiscal
be
impact study
assigned
to the
property by
the Tax Assessor and
may also contain such other information
that the
believes is relevant to
applicant
understanding the tax consequences of the
For
example the applicant may provide information
demonstrating there will be secondary or indirect tax benefits to the
City from the oceupancy of the timeshare units in terms of increased retail
sales and other economic activity in the community as compared to the
existing lodge development The applicant shall be expected to prove
definitively why the timeshare units would cause such economic advantages
that would not be achieved by a traditional lodge development Any such
additional information provided shall compare the taxes paid during the
prior five 5 years of the lodge
s operation to the first five 5 years of the
timeshare
proposed
s operation
lodge
If the fiscal
impact study
demonstrates there will be
from the conversion of
an
annual tax loss to the
timeshare
an existing lodge to a
City
lodge in any of
the specific tax categories property tax sales tax lodging tax RETT tax
then the applicant shall be required to propose a mitigation program that
resolves the problem to the satisfaction of the City Council Analysis of the
fiscal impact study shall compare existing tax revenues for a lodging
property with anticipated tax revenues The accepted mitigation program
shall be documented in the PUD agreement for the project that is entered
into between the applicant and the City Council
Staff Findings
The
proposal
development
B
does not include any conversion of an existing
Staff finds this criterion to not be applicable
lodge
into
a
timeshare
loge
existing projects Any existing project that is proposed to be
converted to a timeshare lodge development shall be physically upgraded and
modernized The extent of the upgrading that is to be accomplished shall be
determined as part of the PUD review considering the condition of the existing
facilities with the intent being to make the development compatible in character
with surrounding properties and to extend the useful life of the building
1 To the extent that it would be practical and reasonable existing structures
shall be brought into compliance with the City
s adopted Fire Health and
Building Codes
of
Upgrading
2
No sale of any interest in
a
a
timeshare
lodge development shall
upgrading
be closed until
Certificate of Occupancy has been issued for the
lFindings
Sta
The
of
Applicant
an
existing
proposes an entirely new project which does not include any conversion
lodge into a timeshare loge development The new development will be
Page
2 of 7
required
be
to meet all
City health fire
and
building
codes
Staff finds this criterion to not
applicable
C
Preservation
existing lodging inventory Au express purpose of these
regulations
s existing lodging inventory
preserve and enhance Aspen
Therefore any proposal to convert an existing lodge or other property that provides
term accommodations to a timeshare lodge should at a minimum replace the
short
existing number of units on the property in the planned timeshare lodge If the
applicant is unable to replace the existing number of units then the timeshare lodge
development shall replace the existing number of bedrooms on the property or the
applicant shall demonstrate how the proposal complies with the purposes of these
regulations even though the planned timeshare lodge will not replace either the
existing number of units or bedrooms
is
of
to
Staff Findinss
The
Applicant proposes an entirely new project which does not include any conversion
of an existing lodge into a timeshare loge development The new development will bring
additional lodge rooms to the City
s Lodging stock Staff finds this criterion to not be
applicable
D Affordable
1
housing requirements
a timeshare lodge development is required to provide affordable
housing mitigation for the development shall be calculated by applying the
standards of the City
s housing designee for lodge uses The affordable
housing requirement shall be calculated based on the maximum number of
proposed lock out rooms in the development and shall also take into account
any retail restaurant conference or other functions proposed in the lodge
Whenever
StaffFindinQS
While this section
affordable
offrooms
lock
the land
requires
updates to
housing mitigation
use
to be based
on
the number of
code
Section 470
26of the Land Use Code
050
require mitigation be based on bedrooms
requires projects to provide mitigation equal to
1
A
100
470
states that there are 5 FTEs
employees generated Section 26
bedroom
This
two 62
generated per lodging
s twenty 20 units include sixty
project
a
31
FTEs
bedrooms
bedrooms creating
generation of
62
5 Therefore the mitigation
6 FTEs 31 FTEs
requirement is 18
60 The applicant has proposed to provide
in twelve 12 2
for
FTEs
onsite
bedroom units This exceeds
seven 27
twenty
housing
the code requirement by nearly 145
60 of the
No
mitigation
is
required
amount of net leasable
as
part of the Club remodel
as
there is
no
increase in the
area
2
multi dwelling unit that meets the definition of
family
family housing to timesharing shall comply with the
multi
The conversion of
any
residential
Page
3 of 7
of
provisions
even
There
are
when there is
currently
criterion to not be
E
Chapter 26
530
no
no
Resident
demolition of the
family dwelling
multi
Family Replacement Program
Multi
existing multi
family dwelling unit
units
on
the property
Staff finds this
applicable
Parking requirements
1 The parking requirement for timeshare lodge development shall be
calculated by applying the parking standard for the
underlying zone district
for lodge uses The parking requirement shall be calculated based on the
maximum number of proposed lock out rooms in the development
Staff Findings
Pursuant to section 26
030 of the Land Use Code 0
515
5 parking spaces are required for
each key in a lodge development There are a maximum of forty 40 keys resulting in a
parking requirement
The
has
Applicant
of twenty
20 parking spaces for the timeshare units 40 0
5
20
provided twenty 20 spaces in the sub
grade parking garage for the
timeshare units Staff finds this criterion to be met
2
The timeshare
lodge development shall also provide an appropriate level of
guest transportation services such as vans or other shuttle vehicles to offer
an alternative to having owners and guests using their own vehicles in Aspen
lFindings
Sta
The
Applicant
has
provided
a
detailed
Transportation
Demand
Management TDM plan
demand shuttle services to
part of the final application The TDM plan includes on
and from the airport for owners and guests of the timeshare units This service will
as
operate separate from
their in town shuttle
marketing
highlight the
well
as
the
materials will
transportation options
The
a
owner
parking
Additionally the sales and
philosophy of the project healthy living as
available at the club These include the
Share program and site
on bikes
growth in traffic trips as part of this
3
overall
services
The
applicant
project
site when the
space on
has also committed to
of a timeshare estate shall be
owner
use
to
of the Car
having
zero
be met
prohibited from storing
using that estate
a
vehicle in
is not
lFindings
Sta
The timeshaze
are
F
not
staying
owners
will be
prohibited
from
storing
their
cars
in the garage when
they
in their unit Staff finds this criterion to be met
Appropriateness
of
marketing and sales practices The marketing and sale of
governed by the real estate laws set forth in Title 12
Article 61 C
as
be
amended from time to time The applicant and licensed
S may
R
marketing entity shall present to the City a plan for marketing the timeshare
development
timeshare estates shall be
Page
4 of 7
1
The
following marketing
shall not be permitted
for
practices
timeshare
a
development
The solicitation of prospective
purchasers of timeshare units on any
street mall or other public property or facility and
Any unethical sales and marketing practices which would tend to
mislead potential purchasers
a
b
2
and sales
Giving
of
gifts
presentation
gift reflects
to
encourage potential purchasers to attend a sales
a timeshare
development is permitted provided the
to visit
or
the local
Aspen economy For example gifts for travel to or
Aspen restaurants in Aspen and local attractions ski
concert
passes
tickets rafting trips etc are permitted Gifts that have no
to
the local Aspen
relationship
economy are not permitted The following
are
also
not
gifts
permitted
a
Any gift for which an accurate description is not given
b Any gift package for which notice is not given to the prospective
purchaser that the purchaser will be required to attend a sales
presentation as a condition of receiving the gifts and
c
Any gift package for which the printed announcement of the
requirement to attend a sales presentation is in smaller type face than
the information on the gift being offered
accommodations in
Staff Findings
The
has committed to
Applicant
timeshare instruments
document
SPA
PUD
G
The
These
timeshare
requirements
instruments
of maintenance and
documentation and
1
an
recorded
requirements
in the final
into the drafr Disclosure
simultaneously
with
the
procedure
The
applicant shall provide
lodge development will be
a manner
that will be both stable and
identification of when and how maintenance will
and shall also address the
A fair
be
the timeshare
and maintained in
continuous This shall include
provided
incorporated
are
will
management plan
that
guarantees
appropriately managed
be
all the above
Agreement
Adequacy
incorporating
following requirements
shall be established for the estate
owners
to review and
approve any fee increases which may be made throughout the life of the
timeshare development to provide assurance and protection to timeshare
that
owners
assessment
management
fees
will
be
applied
and
used
appropriately
2
The
applicant
ensure
that the
throughout
shall also demonstrate that there will be
proposed
timeshare
development
will be
a
reserve
fund to
properly
maintained
requirements
in the final
its lifetime
Staff Findings
The
Applicant
has committed to
timeshaze instruments
These
incorporating
requirements
are
all the above
incorporated
into the draft Disclosure
Page 5 of 7
document
The
timeshare
SPA Agreement
PUD
instruments
will
be
recorded
simultaneously
with
the
H
Compliance with State Statutes The applicant shall demonstrate that the
proposed timeshare lodge development will comply with all applicable requirements
of Title 12 Article 61 C
S Title 38 Article 33 C
R
S and Title 38 Article 33
R
3
S including the requirements concerning the five 5 day period for rescission
R
C
of a sales contract and the procedures for holding deposits or down payments in
escrow
Staff Findings
The
Applicant
has committed to
timeshaze instruments
document
These
incorporating all the above requirements in the final
requirements aze incorporated into the drafr Disclosure
The final timeshare instruments will be recorded
simultaneously
with the
SPA Agreement Staff finds this criterion to be met
PUD
I
Approval by
condominium
If the
owners
development
that is
proposed to be
condominium the applicant shall submit written proof that the
condominium declaration allows timesharing that one hundred percent 100 of
the owners of the condominium units have
approved the timeshare development
the common elements that the
to
any
improvements
including
applicant may
propose that all mortgagees of the condominium have approved the proposed
timeshare development and that all
condominium
units in the timeshare
will
be
included
in
the
same
sales
and
development
marketing program
timeshared is
a
Staff Findings
The
be
project currently
applicable
J
Prohibited
does not have condominium
owners
Staff finds this criterion to not
practices and uses Without in any way limiting any requirement
contained in this Chapter it is unlawful for any person to knowingly engage in any
of the following practices
1 The creation operation or sale of a right
use interest or any other
to
timeshare concept which is not
specifically allowed and approved pursuant
to the requirements of this Section Right
use timeshare concepts e
to
g
holds and vacation clubs are considered inappropriate in Aspen and
lease
are not
permitted
2 Misrepresentation of the facts contained in any application for timeshare
approval timeshare development instruments or disclosure statement
3 Failure to comply with any representations contained in any application for
timesharing or misrepresenting the substance of any such application to
another who may be a prospective purchaser of a timeshare interest
4 Manage operate use offer for sale or sell a timeshare estate or interest
therein in violation of any requirement of this Chapter or any approval
granted pursuant hereto or cause or aid and abet another to violate any
Page 6 of 7
requirement of this Chapter or an approval granted pursuant
2002
i part 2002 Ord No 13
Chapter Ord No 21
2005 5
to
this
Staff Findinns
The
Applicant
has committed that
mentioned activities
they
will not
knowingly
engage in any of the above
Exhibit C
Timeshare Review Criteria
Page
7 of 7
EXHIBIT D
Chapter 26
470 Growth Managemeut Quota System
Sec
B General
OSO
470
26
All
requirements
development applications for growth
following standards The reviewing body shall
application for growth management review based
following generally applicable criteria and the review criteria applicable to the specific
management review shall comply with the
approve approve with conditions or deny an
the
on
type of development
Sujficient growth
1
management allotments
available to accommodate the
proposed
Subsection 26
D Applications for multiyear
030
470
development pursuant
1shall not be required to
090
470
development allotment pursuant to Paragraph 26
are
to
meet this standard
Staff Finding
The
Application includes a request for multi
year allotment for the timeshare portion of the
development and 12 allotments for affordable housing There are sufficient affordable
housing allotments available This review criterion is not applicable to the timeshare portion
of the applicant Staff finds this criterion to be met
2
The proposed
development
is consistent with the
Aspen
Area
Community Plan
Staff Finding
Staff believes that
number of the
Community Plan are met but has
relating to other aspects of the AACP The Application meets a number of
AACP goals related to affordable housing economic sustainability and arts and culture and has
made changes since Conceptual Review to meet goals related to transportation The Applicant
has also made changes to the site plan which Staff believes brings the project closer to meeting
the goals related to community character
environment Overall
some
a
goals
in the
Aspen
Area
concerns
Housing
the
in
Applicant
helping
the
is
providing
community
145 of the
required
Affordable
meet the Affordable
Housing which is an important step
Housing goals outlined in the AACP The
market commercial
and free
market lodging with affordable housing The affordable housing is scaled to relate to
diversity
variety and enhance our sense of community by integrating affordable
reinforce
Exhibit D
GMQS Review Criteria
Page 1 of 10
affordable
new
units
are
proposed
Managing
rental units for
which will
ensure
the
Aspen
Club
housing
A mix of
Employees
is accessible to
a
category 2 3 and 4
wide range of income levels
Growth
The AACP
a
housing
Managing
Growth
Chapter
lists
one
of the main
balanced community
well
goals
of managing
growth
as
foster
through integrated design
diversity transit
pedestrian friendly lifestyles and the mixing of people from different backgrounds Goal
that promotes economic
and
transportation plan
is
proposed
that promotes
pedestrian
access
to the site
and the
use
of
Further
the Economic
Sustainability
section of the AACP
recognizes that local ownership of
helps
s
community
character tends to return more money to the
local economy and provides additional opportunities for
upward mobility of people and that
the community and its governments should support local ownership as well as externally
owned
The Aspen Club
serving and locally
involved Philosophy pg 3
but
it
is
a
business
The stated
locals
locally operated
goal of this proposal is to provide a new health and wellness opportunity for residents and
visitors and to use the money raised through the timeshaze sales to subsidize programs for
locals The Club currently provides services and events that are
designed for locals including
business
maintain
our
unusual
week in the summer as well as periodic health lectures Staff believes that the concept of this
application is a good one and will go a long way toward furthering the goals outlined Aspen
Area Community Plan
The
Economic
responsibility and cultural and community sensitivity in local
efficiency
and
in
construction Policies pg 32 The applicant used the new LEED for
organizations
project
environmental
Arts Culture
Education
are
acknowledged
as
essential to
s
Aspen
thriving year
round economy its vibrant international profile and its future as a unique place to
Arts Culture and Education of the Aspen Area by supporting local
profits through
non
provision
of office space and financial support and by
programs for Club members and community members at
facilitating
large
The
educational and wellness
applicant
has
pledged
to
Exhibit D
Page 2 of
10
Parks
Environment
Open Space
Parks Open Space
move in the direction of
enhancing the riparian area on the site and bringing the riparian area
The removal or relocation of units 5 and 6 would further help the development meet this section
The
of the AACP
Biodiversity
habitat
map and the
Developments
should be in accordance with the Wildlife and
Parks Open Space and the Environment map to protect sensitive
corridor and Elk habitat Policies pg 35 The development is
g ripazian
e
respecting the required stream margin setback and the applicant has worked with
Department to ensure that construction methods will not negatively impact the riparian
areas
the Parks
area
Design Ouality
Design Quality section of the AACP asks that development retain and encourage an
eclectic mix of design styles to maintain and enhance the special character of our community
The section also states that we favor diversity tempered by context sometimes historical
sometimes not as opposed to arbitrariness Context refers first to
region then town
site
The
Staff believes the ideas put forward in the Application for a health and wellness facility aze good
combining
this
with the
the
development will
proposed
architecture
Further
Staff finds that the
changes help
special character of our community The Aspen Club
site is unique and this Application proposes a unique addition to the Club Staff believes the
good job of relating to the immediate context which is comprised of a variety of uses In terms
on the urban rural fringe
The elimination or relocation of units 5 and 6 would help better meet
ensure
goal
enhance the
Transportation
The AACP has
a
number of
goals
and
policies
related to
a
policy
that
for
all
foot bicycle and public transportation
types of trips Policies pg 22 Additionally
new
by
the
walking
Exhibit D
Page
3 of 10
The
applicant has
TDM tools that
worked with
focus
carpooling biking
along
and
on
staff to create a set of Transportation Demand
alternative forms of transportation
city
Management
including carsharing vanpools
walking The applicant has also
walking and biking safer and
Ute Avenue to make
use
committed to
more
viable
installing
The TDM
use
a new
plan
of coordinated
sidewalk
includes
vans
a
and
shuttles for
employees as well as visitors who stay at other hotels but want to use the Aspen
Club Coordinated pick up service at the airport is also
proposed for the timeshare users Staff
believes that the TDM plan meets the goals and policies of the AACP related to
Transportation
3
The
development conforms to
the
requirements
and limitations
of the
zone
district
StaffFinding
The
application
requirements
requirements
is for
for
that
this
are
an
site
SPA and PUD to vary the
The project will comply
established
as
underlying
dimensional and
use
with all dimensional and use
SPA review
Staff finds this
part of the final PUD
criterion to be met
4
The
proposed development is consistent with the Conceptual Historic Preservation
Commission approval the Conceptual Commercial Design Review
approval and the
Planned
Unit
as
Conceptual
Development approval
applicable
Staff Finding
The
project received conceptual
approval The final application
commercial
design
review
approval and conceptual PUD
approvals Staff finds this
is consistent with both those
criterion to be met
S
Unless otherwise
specified in this Chapter sixty percent 60 of the employees
generated by the additional commercial or lodge development according to Subsection
A Employee generation rates are mitigated through the provision of
OO
470
26
The employee generation mitigation plan shall be approved
affordable housing
to
pursuant
Paragraph 26
4Affordable housing at a Category 4 rate as
070
470
defined in the Aspen
Pitkin County Housing Authority Guidelines as amended An
choose
to provide mitigation units at a lower
applicant may
category designation
Staff Finding
The
applicant
has committed
Growth
Management Review
lodge development
to
meeting
which is the
the 60
employee mitigation number for
highest mitigation level outlined in the code
the
for
The
lodge development includes 62 bedrooms ten 3
bedroom units four 4
bedroom units
four 3
bedroom units and two 2
bedroom units Land Use Code section 26
1
A
100
470
states that there are 5 FTEs per lodging bedroom Therefore the
is 31
FTEs
62 lodge bedrooms
mitigation for the project is
5 FTEs
31
FTEs
At
6 FTEs
18
31
FTFs
60
a
employee generation
mitigation level of 60 the required
6 FTEs
18
Exhibit D
Page
4 of 10
The
bedroom affordable housing units
applicant is providing twelve 2
Land Use Code
section 26
2states that each 2 bedroom unit houses 2
A
100
470
2
5 FTEs Therefore the
bedroom units
25FTEs
2
proposed 12 affordable housing units will house 27 FTEs 12 two
27
FTEs
This is
approximately
145 of the
required
affordable
housing mitigation
6
Affordable housing net livable area for which the finished floor level is at or above
natural or ftnished grade whichever is higher shall be provided in an amount equal to
at least thirty percent 30 of the additional free
market residential net livable area
for which the finishedfloor level is at or above natural or finished grade whichever is
higher
Affordable housing shall be approved pursuant to Paragraph 26
4Affordable
070
470
housing and be restricted to a Category 4 rate as defined in the Aspen
Pitkin County
Housing Authority Guidelines as amended An applicant may choose to provide
mitigation units at a lower category designation Affordable housing units that are
restricted at any
being provided absent a requirement voluntary units may be deed
level of affordability including residential occupied
Staff Finding
No free
market residential
this criterion is not
7
development
applicable
is
proposed
as
part of this
application
Staff finds
The
project represents minimal additional demand on public infrastructure or such
additional demand is mitigated through improvement proposed as part of the project
Public infrastructure includes but is not limited to water supply sewage treatment
energy and communication utilities drainage control fire and police protection solid
waste disposal parking and road and transit services Ord No 14 2007 7
Staff Finding
s expense This includes
Adequate public facilities exist and will be upgraded at the owner
the realignment of a sewer line The Applicant
s new traffic study indicates that Ute Avenue
can accommodate the proposal
traffic
s
generation In addition the applicant has created a
comprehensive TDM plan to encourage alternative modes of transportation for club users
club employees affordable housing resident and timeshare owners A safety plan which
includes speed tables and humps for Ute Ave has also been proposed to ensure the road is
safer for pedestrians The applicant has committed to zero growth in traffic as a result of this
project The applicant has hired consultants to assess the existing water flows to determine if
adequate flows exist for fire safety and the preliminary report indicates there are adequate
flows The applicant is working with the City Water and Fire Departments to confirm this
The applicant is also working with the Engineering Department to ensure adequate drainage
exists
Sec
on
the site
Staff finds this criterion to be met at this time
City Council applications
090
470
26
Exhibit D
Page 5 of 10
The
following types
of
shall be
approved approved with conditions or denied by
City Council pursuant to Section 26
110 Procedures for review and the criteria for each
470
type of development described below Except as noted all growth management applications
shall comply with the general requirements of Section 26
050 Except as noted all City
470
Council growth management approvals shall be deducted from the respective annual
development allotments and development ceiling levels
development
the
1 Multi
090
470
26
year
from the
Planning and
multi development
year
a
development allotment The City Council upon a recommendation
Zoning Commission shall approve approve with conditions or deny a
allotment request based
on
the
following criteria
The
proposed development is considered exceptional considering the following
criteria Note A project need not meet all of the following criteria only enough to be
sufficiently considered exceptional
1
The
exceeds the minimum
proposal
project
affordable housing required for
a
standard
Staff Finding
The
applicant
required by
is
providing housing
the code
for 27 FTEs when
This represents
housing
6 FTEs is
housing for 18
requirement Staff
at 145 of the
2
The proposed
project represents an excellent historic preservation accomplishment
from the Historic Preservation Officer shall be considered for
A recommendation
this standard
Staff Finding
The
does not include
a
historic
preservation
element
property is not designated and is not on the Ordinance 48 list of potentially
structures Staff finds this criterion is not applicable
3
The
significant
The
proposal furthers affordable housing goals by providing units established as
priority through the current Aspen
Pitkin County Housing Authority Guidelines
and provides a desirable mix of affordable unit types economic levels and lifestyles
g singles seniors families etc A recommendation from the Aspen
e
Pitkin
County Housing Authority shall be considered for this standard
Staff Finding
The
applicant has proposed a mix of Category 2 3 and 4 units although the land use
only requires the provision of Category 4 units Category units that are below
Category 4 are priority units for AHCPA The mix of categories will enable a variety
of income levels to rent housing near where they work The income requirements for
these categories are
code
Maximum Income for Rental Units
Exhibit D
Page 6 of 10
No of Adults
orv
CateE
Cateeory
Cateeory
2
3
4
1 Adult
2Adult
49
000
000
73
79
000
000
119
129
000
000
193
3 Adult
000
85
000
139
000
225
000
125
000
150
000
175
Net Assets not in Excess
of
4
The
proposal minimizes impacts on public
innovative energy
saving techniques
infrastructure
by incorporating
StaFf Findins
The
is
committing to a project that will contain no net new energy usage
This is being done through upgrades to the existing Club building insulation
drainage etc and energy efficient building techniques like radiant floors energy
efficient materials etc In addition the applicant is contemplating the use of solar
panels and has committed to the use of Ground Source Heat Pumps GSHP The
ND program and will exceed the City
project is participating in the LEED
s adopted
applicant
energy codes
S
Staff finds this criterion to be
The proposal minimizes construction
met
impacts
to the extent
practicable
both
during
and after construction
Staff Finding
The
has
provided a preliminary construction management plan which
project will meet all applicable city code requirements related to
Amore detailed plan will be submitted at the time of the building
construction
permit application
applicant
indicates the
Staff would like
indicated
effort
during
more
the
decrease
to
detail
For instance the
construction types
applicant
review that modulaz construction might be used in an
on
conceptual
construction
application regarding
impacts
There is
no
information
on
the final
this issue
At this time staff finds this criterion is met
6
The
proposal
maximizes
potential public
transit usage and minimizes reliance
on
the automobile
Staff Finding
The
applicant
plan
and traffic
TDM
plan
increase
has submitted
a
detailed
Transportation Demand Management TDM
growth project in terms of traffic The
study that commits to
specific measures to reduce the reliance on the automobile and
alternative modes including carpooling biking walking and using
a zero
includes
use
of
Exhibit D
Page 7 of 10
shuttles
Specific measures aze proposed for Aspen Club employees those living in
the affordable housing units owners and guests of the timeshare units and members
and guests of the Aspen Club
The plan has been reviewed by the
Spa
Transportation Department Staff finds this criterion is met
7
The
proposal exceeds minimum requirements of the Efficient Building Code or for
certification as applicable A recommendation from the Building
Department shall be considered for this standard
LEEDS
Staff Findinr
The
is
applicant
participating
in the LEED
ND
8
pilot
program which
requires specific
footprint of the development
The Applicant worked with Resource Engineering Group to do an energy use study of
the proposal see Exhibit 2 in the Application Appendix D The Applicant
s goal is
to have the entire energy use on site afrer the development be equal to or less than the
To do that the applicant will use a Ground Source Heat
energy used on site today
Pump GSHP loop for heating and cooling improved insulation and HVAC systems
on the
club building and the use of radiant floors for efficient heating in the
timeshare and affordable housing units
The applicant has also committed to
the City
code
Staff
current
s
exceeding
energy
measures
be taken to reduce the overall environmental
The proposal promotes
sustainability of the
local economy
Staff Finding
One of the
applicant stated goals with this project is to ensure that the Aspen Club
s
and Spa remain an economically viable business
The timeshare units will help
subsidize improvements to the Club and new programming opportunities The Aspen
Club is a business that currently serves both locals and visitors and the improvements
envisioned for the club will help ensure it is attractive to locals and visitors in the
future Additionally the provision of rental affordable housing for club employees
will provide opportunities for employees to put roots in the community
The
timeshare units will be subject to the Real Estate Transfer Tax RETT when they aze
sold creating tax revenue Staff finds this criterion to be met
9
The proposal represents
a
desirable site plan and an architectural
solution
design
StaffFinding
The site has
Applicant
preserve
a
great asset in the Roaring Fork River which crosses the site The
by all requirements for stream margin review which will help
will abide
the
riparian
area
However staff does
enhances
appropriately preserves
Conceptual approval the applicant amended
on the lower bench of the
property Staff
or
enough
area
this
not believe
that the site
natural
important
plan to
the site
create
feature
a
larger
open space
does not believe this has created
to preserve and enhance views of the river and
riparian
Exhibit D
plan
During
a
large
area
Page 8 of 10
In terms of architecture the
and materials
applicant
has stated to staff that the
proposed
mass
scale
intended to convey a residential scale that is representative of the
different buildings and uses in the area while also being true to the Club
s use The
are
by making the townhome units residential in character a
pitched
roofs a material palate of stone and wood that is similar to
residential uses in the area modulation typical of residential townhomes and
changing the existing blank facade of the club to be more articulated and pedestrian
friendly Staff has concerns related to the massing of the proposal
applicant
has done this
mix of
and flat
In
addition the proposal
following approval of the
concerns
related to the
will be
specific
and Articulation
Building Design
design between now
The
applicant
has
subject
final PUD
SPA
to Final
Commercial
Staff
application
Commercial
Review
Design
However the
applicant
Design Review
anticipates having
Criteria including
has time to refine the
and the future review
proposed
a
water feature
as
part of the landscaping plan
water feature is located in the middle of the site and
runs
This
from the lower bench to the
upper bench There are paths that run through the site to connect the timeshare units
to the Club and the parking areas In addition the applicant is providing a permanent
running from the river to the Club building and parking
The applicant worked with planning staff and the fire department to come up
area
with a way to provide adequate fire access without creating additional paved areas
The solution is the installation of grass pavers in portions of the upper bench area
trail easement for the trail
The elimination
At this
or
relocation of units 5 and 6 would
help
alleviate staff
s concerns
time staff finds this criterion is not met
proposed development is compatible with the character of the existing
uses in the surrounding area and the
purpose of the underlying zone district
The
10
and
Stall Finding
family free market
quite mixed with commercial single
residential family
multi affordable housing and non
profit uses all on the adjacent
Ute
there
are
short
term
accommodations as well as a
Avenue
properties Along
Staff
finds
that
the
proposed use mix will fit in with and is
consistent with the variety of uses on the immediately adjacent parcels and the overall
context of Ute Avenue Staff believes the proposed health and wellness program will
be a good addition to the existing Club services and to the community in general
Overall staff finds this criterion is met
The
b
uses
in the
area
are
project complies with all other provisions of the Land Use Code
all necessary approvals from the Historic Preservation Commission
Zoning Commission and the City Council as applicable
The
and has obtained
the
Planning
and
StaffFinding
Exhibit D
Page 9 of 10
The Growth
reviews
c
are
Management Reviews are paR of a larger application
approved by City Council this criterion is met
Assuming
these
The
Community Development Director shall be directed to reduce the applicable
annual development allotments as provided in Subsection lti
Din subsequent
030
470
years as determined appropriate by the City Council
StaflFindinp
The
Community Development Director will reduce the
applicable 112 pillows will be deducted from 2009
annual
and
development allotments as
12 pillows will be deducted
from 2010 Staff finds this criterion to be met
Exhibit G
D
MQS Review Criteria
Page 10 of 10
EXHIBIT E
Amendments to the Land Use Code and Official Zone District
310
Chapter 26
Map
040 Standards of review In
310
Sec 26
an
amendment to the Official Zone
reviewing an amendment to the text of this Title or
District Map the City Council and the Planning and Zoning
Commission shall consider
A
Whether the
proposed
amendment is in
conflict with
any applicable
portions of this
Title
Staff Finding
Through
the review criteria outlined in the
met
units 5
although
are
B
6 and
minor
reconfiguration
Whether the
Community
some
proposed
changes
are
of internal
exhibits
staff believes the
suggested including
paths Overall
requirements
the elimination
or
of the code
relocation of
staff finds this criterion to be met
amendment is consistent with all elements
of
the
Aspen
Area
Plan
Staff Finding
Staff believes that
some
has also made
the
number of the
goals
goals
in the
Aspen
Area
Community
Plan
are
met but has
relating
aspects of the AACP The Application meets a number of
related to affordable housing economic sustainability and arts and culture and has
goals
changes
AACP
made
a
to other
concerns
since
Conceptual
Review to meet
goals
related to
the
changes to the site plan which Staff believes brings
community character
related to
The
Applicant
project
meeting
environment Overall
transportation
closer to
Housin
Housing which is an important step
The
in helping the
meet the Affordable Housing goals outlined in the AACP
market commercial
and free
market lodging with affordable housing fhe affordable housing is scaled to relate to
The
Applicant
is
providing
community
145 of the
required
Affordable
diversity reinforce variety and enhance our sense of community by integrating affordable
new affordable housing rental units for Aspen Club
Employees A mix of category 2 3 and 4
to a wide range of income levels
are
which
will
ensure
the
is
accessible
units
housing
proposed
Exhibit E Rezoning Review Criteria
Page I of 6
Managina
Growth
Chapter lists one of the main goals of managing growth as foster
a well
balanced community through integrated design that promotes economic diversity transit
and pedestrian friendly lifestyles and the mixing of people from different backgrounds Goal
transportation plan is proposed that promotes pedestrian access to the site and the use of
The AACP
Managing
Growth
Further
the Economic
Sustainability
section of the AACP
recognizes
that local
ownership
of
community unusual character tends to return more money to the
s
local economy and provides additional opportunities for upward mobility of people and that
the community and its governments should support local ownership as well as externally
owned
serving and locally
locals but it is a locally operated business The stated
goal of this proposal is to provide a new health and wellness opportunity for residents and
visitors and to use the money raised through the timeshare sales to subsidize programs for
locals The Club currently provides services and events that are designed for locals including
business
maintain
helps
week in the summer
application
Area
is
a
good
Community
as
our
well
as
periodic
one and will go
a
Staff believes that the concept of this
outlined Aspen
way toward furthering the goals
health lectures
long
Plan
important to encourage resource
in local
efficiency environmental responsibility and cultural and community sensitivity
LEED for
organizations and in construction Policies pg 32 The applicant used the new
This
that
requires
development be done
Neighborhood standards in developing the proposal
using environmentally friendly techniques fo that end the applicant is investigating ways to
project
The Economic
Arts Culture
Sustainability
section also states that it
is
Education
essential to
s
Aspen
profile and its future as a unique place to
profits through
educational
and wellness
and
by facilitating
provision of office space and financial support
The applicant has pledged to
programs for Club members and community members at large
thriving year
round economy its vibrant international
are
acknowledged
as
Parks
Environment
Open Snaee
Parks Open Space
The
Page 2 of 6
move
in the direction of
into the
site
enhancing
the
riparian
however staff believes the current
The removal
or
area on
mass
the
site
and
detracts from the
relocation of units 5 and 6 would further
help
the
bringing the riparian area
natural beauty of the area
development
meet this section
of the AACP
Biodiversity map and the Parks Open Space and the Environment map to protect sensitive
habitat areas e
respecting the required stream margin setback and the applicant has worked with the Parks
Department to ensure that construction methods will not negatively impact the riparian azea
Design
The
Quality
Design Quality
design styles
special character of our community
The section also states that we favor diversity tempered by context sometimes historical
sometimes not as opposed to azbitraziness Context refers first to region then own
site
eclectic mix of
to maintain and enhance the
Staff believes the ideas put forward in the Application for a health and wellness facility are good
combining
ensure
site is
this goal with the proposed architecture Further Staff finds that the changes help
development will enhance the special character of our community The Aspen Club
the
changes
to the site
of
plan begin
to reflect these
opportunities
In terms of uses the
to the immediate context which is
of
project
of uses
does
a
In terms
good job
relating
comprised
vaziety
massing staff is concerned that there is too much mass on the site given its context of being
on the urban
a
of
Transportation
The AACP has
a
number of
goals
and
policies
related to
a
policy
that
foot bicycle and public transportation for all types of trips Policies pg 22 Additionally
new
by
the
walking
generate
demand
transportation
for
modes in
travel
to
proportion
mitigate
to
traffic
impacts
through support
trips generated Policies
pg
of altemative
22
The
Page
3 of 6
along
Ute Avenue to make walking and
biking
safer and
more
viable The TDM
use
plan
of coordinated
use
includes
vans
a
and
shuttles for
employees as well as visitors who stay at other hotels but want to use the Aspen
Club Coordinated pick up service at the airport is also proposed for the timeshare users Staff
believes that the TDM plan meets the goals and policies of the AACP related to T
ransportation
C
Whether the
proposed amendment is compatible with surrounding
uses considering existing land use and neighborhood characteristics
zone
districts and and
Staff Finding
The
is consistent with the character of the
consists of a variety of single
family and
family homes
multi
area
and while the
The
neighborhood
proposal is for new
timeshare
lodge units it will function in a more residential nature than a typical lodge downtown
The proposed affordable housing is consistent with the adjacent properties which include a
number of affordable housing projects
Additionally adjacent parcels also include non
profit
and commercial
D The
uses
effect of the proposed
amendment
on
traffic generation
and road safety
Staff Finding
The
snew
Applicant
the
traffic
study
has created
indicates that Ute Avenue
can
accommodate the
addition
applicant
comprehensive
plan
transportation for club users club employees affordable housing resident
A safety plan which includes speed tables and humps for Ute Ave has
ensure
a
the road is safer for
result of this
E
project
TDM
a
pedestrians
The
applicant
proposal
In
to encourage alternative modes of
has committed to
and timeshare
owners
also been
proposed
to
growth
in traffic
as
zero
Whether and the extent to which the
proposed
amendment would result in demands
on
public facilities and whether and the extent to which the proposed amendment would exceed
the capacity of such public facilities including but not limited to transportation facilities
sewage facilities water supply parks drainage schools and emergency medicofacilities
Staff Finding
The
applicant has agreed to pay for any extension or improvement of utilizes if any are needed
Applicant has contracted with a consulting firm to determine available water flows for the
site That study has indicated that there is enough water capability for required fire needs The
applicant is working with the ACSD on a realignment of the sewer The proposal is currently
being reviewed by the board of directors
The
According to a letter submitted by the Applicant
s engineer site drainage will be handled with
some drainage
improvements to maintain historic runoff Further the Applicant
s engineer
states that the timeshare units will have a similar footprint to the existing tennis courts so an
expansion of the impervious surface will be minimal The Applicant will be required to pay the
applicable Storm Water Fee assessed by the Engineering Department If areas of the site are re
paved as part of the redevelopment Staff recommends that the re
paving utilize pervious paving
materials The Engineering Department has reviewed the application and is working with the
applicant
to
ensure
there is
adequate drainage
onsite
Page 4 of 6
At this
F
time
staff finds this criterion is met
proposed
Whether and the extent to which the
adverse
impacts
on
amendment would result in
significantly
the natural environment
Staff Finding
The
applicant
has committed to
ensuring
the
new
existing development This will be done through
building and the use of a GSHP loop
There
are
trees that need to be
some
Department to ensure the trees
all stream margin requirements
aze
development
properly mitigated
efficiency
for n
energy than the
of the
Aspen
Club
has worked with the Parks
applicant
removed but the
no more
uses
increased energy
addition
the
applicant
is
abiding by
G
Whether the
character in the
proposed
City
amendment is consistent
and
compatible
with the
community
Staff Finding
Rezoning is required because of the SPA designation the SPA designation is required to
allow multi
family Affordable Housing and Lodging on the site Other pazcels in the immediate
and the Benedict Building The
area are also zoned with an SPA overlay Silverlining Ranch
The
is consistent with the chaacter of the area as outlined in Review Criteria
that are located throughout town and
C above Both Affordable Housing and Lodging are uses
The city
aze
to the functionality of Aspen the Resort and Aspen the Community
integral
has
a
number of small
proposal
neighborhood lodges
is similar to those
lodges
that
are
scattered
throughout
residential
areas
This
Staff finds this criterion to be
in term of size and character
met
H Whether
there
been
have
surrounding neighborhood
changed
conditions
affecting
the
subject parcel
or
the
to
that
which support the proposed amendment
Staff Finding
The
neighborhood already
diversity
addition there have
kind of development
In
address this
b
contains
a
mix of
been
no
uses
recent
and the
changes
lodging component
in the
Staff finds this criterion is not
azea or
to the land use code that
applicable
proposed amendment would be in conflict with
harmony with the purpose and intent of this Title
Whether the
whether it is in
would add
the
public
interest and
Staff Finding
There is
overlays
housing
no
known conflict
regarding
in the area and an SPA
which is a goal of the
on
this
application
There
are a
number of
parcels
with SPA
this site would enable the creation of additional affordable
Staff believes that the SPA
Area Community Plan
Aspen
Page 5 of 6
designation would create a public benefit It will allow affordable housing to be developed on
the parcel which is not currently a permitted use in the underlying zone district This will enable
the Club to house some of its employees that currently commute into Aspen reducing impacts on
the transportation system and the entrance to Aspen Further the timeshaze development will
enable to Club to continue to provide a home for many of the Valley
profits and will
s non
enable specialized programming to be made available to the public Staff finds this criterion to
be met
Page 6 of 6
EXHIBIT F SUBDIVISION
Chapter 26
480 SUBDIVISION
480 of the City Land Use Code provides that development applications
Section 26
Subdivision must comply with the following standards and requirements
A
for
General Requirements
1
The proposed subdivision sha
i
be consistent with the Aspen Area
Comprehensive
Pion
Staff Findins
goals in the Aspen Area Community Plan are met but has
some
relating
aspects of the AACP The Application meets a number of
AACP goals related to affordable housing economic sustainability and arts and culture and
The
has made changes since Conceptual Review to meet goals related to transportation
the
project
Applicant has also made changes to the site plan which Staff believes brings
and
closer to meeting the goals related to community character
design
open space
environment Overall Staff finds this review criterion to be met
Staff believes that
a
number of the
to other
concerns
Housing
Applicant is providing 145 of the required Affordable Housing which is an important
step in helping the community meet the Affordable Housing goals outlined in the AACP
The Housing section of the AACP states the intent of affordable housing is to create an
affordable housing environment that is appropriately scaled and distributed throughout
his development proposal mixes free
existing and new neighborhoods Intent pg 25 I
affordable housing
The affordable
market
free
with
market commercial and
lodging
housing is scaled to relate to the adjacent Club building and other surrounding buildings
The
This section also states that Our
diversity
reinforce
variety
should bolster
housing policy
and enhance
our sense
of
our
economic and social
community by integrating
affordable
social balance includes all income ranges and
into the fabric of our town A healthy
of
people Each project should endeavor to further that mix and to avoid segregation of
types
economic and social classes by project Philosophy pg 25 This proposal would provide
12 new affordable housing rental units for Aspen Club Employees A mix of category 2 3
housing
and 4 units
are
proposed
which will
ensure
the
housing
is accessible to
a
wide range of
income levels
Managing
Growth
Chapter lists one of the main goals of managing growth as
balanced community through integrated design that promotes economic
foster awell
diversity transit and pedestrian friendly lifestyles and the mixing of people from different
backgrounds Goal E pg 9 The proposal will promote a mix of backgrounds through
the Club use as well as the affordable housing residents and lodge visitors that will be on site
Additionally a detailed transportation plan is proposed that promotes pedestrian access to the
site and the use of alternative modes of transportation
The AACP
Managing
Growth
Exhibit F
Subdivision Review Criteria
Page
I of 6
Further
the Economic
of business
helps
Sustainability section
our community
s
to the local economy and
and that the
The
operated
recognizes
that local
ownership
provides
and its governments should support local ownership as well as
serving and locally
involved Philosophy pg
Club is owned by a variety of locals and non
locals but it is a locally
community
owned
externally
31
of the AACP
unusual character tends to return more money
additional opportunities for upward mobility of people
maintain
Aspen
business
The stated
goal
of this
proposal
is to
provide
a new
health and wellness
for residents and visitors and to use the money raised through the timeshare
sales to subsidize programs for locals The Club currently provides services and events that
are
designed for locals including the Tuesdays with Michael program that highlights a
local non
profit and their activities every week in the summer as well as periodic health
lectures Staff believes that the concept of this application is a good one and will go a long
opportunity
way toward
furthering
the
goals
outlined
Aspen
Area
Community
Plan
The Economic
efficiency environmental responsibility and cultural and community sensitivity in local
organizations and in construction Policies pg 32 The applicant used the new LEED for
using environmentally friendly techniques To that end the applicant is investigating ways
to minimize construction impacts utilizing alternative renewable energies and various energy
project
Arts Culture
Education
The AACP states that arts
culture
and education
aze
acknowledged as
profile and its
essential to
Future as a
Aspen thriving year
s
round
unique place to live work and learn Philosophy Pg 45 The Aspen Club currently works
to promote the Arts Culture and Education of the Aspen Area by supporting local non
profits through provision of office space and financial support and by facilitating educational
and wellness programs for Club members and community members at large The applicant
has pledged to continue this commitment if the application is approved
economy its
Parks Open Snace
vibrant international
Environment
Environment section of the AACP discusses the need to
Parks Open Space
preserve enhance and restore the natural beauty of the environment of the Aspen Area
Intent pg 34 Staff believes the changes made to the application during conceptual review
help the proposal move in the direction of enhancing the riparian area on the site and
bringing the riparian area into the site however staff believes the current mass detracts from
the natural beauty of the azea The removal or relocation of units 5 and 6 would further help
The
the
development meet this
section of the AACP
Developments should be in accordance with the Wildlife
and Biodiversity map and the Parks Open Space and the Environment map to protect
sensitive habitat areas e
g riparian corridor and Elk habitat Policies pg 35 The
development is respecting the required stream margin setback and the applicant has worked
with the Parks Department to ensure that construction methods will not negatively impact the
ripazian
area
Exhibit F Subdivision Review Criteria
Page
2 of6
Design Quality
The
Design Quality
eclectic
mix
of
design styles
to
maintain
and
development
enhance the
retain and encourage an
special chazacter of our
that we favor
community
diversity tempered by context
sometimes
as
arbitrariness
Context refers first to
sometimes historical
not
opposed to
region then town neighborhood and finally the natural and man made features joining a
particulaz development site Decisions regarding scale massing form materials texture
and color must be first measured by context Contextual appropriateness transcends style
alone Philosophy pg 42
The
section also
states
Staff believes the ideas put forward in the Application for a health and wellness facility are
good goals and that the site plan changes at Conceptual have moved the proposal in the
goal with the proposed architecture Further Staff finds that the
changes help ensure the development will enhance the special character of our community
The Aspen Club site is unique and this Application proposes a unique addition to the Club
Staff believes the changes to the site plan begin to reflect these opportunities In terms of
uses the project does a good job of relating to the immediate context which is comprised of a
variety of uses In terms of massing staff is concerned that there is too much mass on the
rural fringe The elimination or relocation of
site given its context of being on the urban
units 5 and 6 would help better meet the Design Quality section of the AACP
direction of
combining
this
Transportation
The AACP has
that
new
a
growth
by
support travel
number of
goals
and
policies
related to
a
policy
should be structured on compact mixed
use patterns that enable and
foot bicycle and public transportation for all types of trips Policies pg
22 Additionally the Transportation Chapter includes goals to maintain and improve the
appeal of bicycling and walking
by adding sidewalk connections replacing sidewalks and
requiring sidewalks as part of development approvals where appropriate Goal C pg 22
and the appeal of carpool or vanpooling for a wide variety of trip types Goal D pg 22
The Transportation Chapter also includes a policy to require all employment school social
recreation or other activities that generate demand for travel to mitigate traffic impacts
through support of alternative transportation modes in proportion to trips generated
Policies pg 22
applicant has worked with city staff to create a set of Transportation Demand
Management TDM tools that focus on alternative forms of transportation including
carsharing vanpools carpooling biking and walking The applicant has also committed to
installing a new sidewalk along Ute Avenue to make walking and biking safer and more
viable The TDM plan includes a commitment to continue use of the Cross Town Shuttle
and the use of coordinated vans and shuttles for employees as well as visitors who stay at
other hotels but want to use the Aspen Club Coordinated pick up service at the airport is
also proposed for the timeshare users Staff believes that the TDM plan meets the goals and
policies of the AACP related to Transportation
The
2
uses
The proposed subdivision shall be consistent with the character
in the
of existing land
area
Page
3 of 6
Staff Finding
proposed development is consistent with the character of the area The neighborhood
consists of a variety of single
family and multi
family homes as well as commercial non
and
uses
The
affordable
profit
lodging
proposed
housing is consistent with the adjacent
properties which include a number of affordable housing projects Additionally adjacent
parcels also include non
profit and commercial uses Staff finds this criterion to be met
The
The proposed subdivision shall not adversely
3
surrounding
affect the future development of
areas
StaflFinding
Staff believes that this
Most of the
area
development
area
development opportunities
will not
adversely
affect the future
build out so there is not
this
criterion to be met
Staff finds
is at
or
near
4
The proposed subdivision shall be in
ojthis
Title
compliance
with all
a
development
of the
great deal of future
applicable requirements
Staff Finding
Through
code
are
the review criteria outlined in the exhibits staff believes the requirements of the
met although some minor changes are suggested Overall staff finds this criterion
to be met
Suitability of Landfor
B
a
Subdivision
Land suitability The proposed subdivision shall not be located on land unsuitable
ofJlooding drainage rock or soil creep mudllow
rockslide avalanche or snows
ide steep topography or any other natural
hazard or other condition that will be harmful to the health safety or welfare
of the residents in the proposed subdivision
for development
because
Staff Finding
s mapped
Applicant has located all development outside the Roaring Fork River
year floodplain The applicant conducted an avalanche study as part of the final
100
application which found the affordable housing units are in the blue zone According
to the study blue zone avalanches have a return period of 30 to 100 years or a 1 to
3 probability annually The applicant and Engineering Department have agreed to have
Staff finds this
the mudflow risk to be evaluated by the Colorado Geologic Survey
The
criterion
to be met at
this time
Spatial pattern effuient The proposed subdivision shall not be designed to create
spatial patterns that cause inefficiencies duplication or premature extension ofpublic
facilities and unnecessary public costs
b
Staff Finding
Staff believes that the property is suitable for subdivision and development
existing public utilities and services including transportation in the area
There
Any
are
cost
Page
4 of 6
associated with
utility upgrades
will be borne
by
the
applicant
to be met
580 shall be providedfor
mprovements The improvements set forth at Chapter 26
These
standards
be
varied
subdivision
by special review See Chapter
proposed
may
conditions
have been met
430 if the following
26
C
the
unique situation exists for the development where strict adherence to the
subdivision design standards would result in incompatibility with the Aspen Area
or the goals of the
Comprehensive Plan the existing neighboring development areas and
community
1
A
applicant shall specify each design standard variation requested and
providejustiftcation for each variation request providing design recommendations by
professional engineers as necessary
2
The
Staff Finding
The
Applicant
pursuant
has consented in the
application
to meet the
applicable required improvements
to Section 26
580 Staff finds this criterion to be met
Affordable housing A subdivision which is comprised of replacement dwelling
required to provide affordable housing in compliance with the requirements
520 Replacement Housing Program A subdivision which is comprised of
of Chapter 26
new dwelling units shall be required to provide affordable housing in compliance with the
470 Growth Management Quota System
requirements of Chapter 26
D
units shall be
Staff Finding
applicant is providing 12 affordable housing units to mitigate the new timeshare lodge
units No mitigation is required for the Club remodel Further more affordable housing than
is required is provided by this proposal Staff finds this criterion to be met
The
E
School Land Dedication
set forth at
Chapter
Compliance
with the School Land Dedication Standards
630
26
Staff Finding
subdivision is required to meet the School Land Dedication Standards pursuant
lieu of
in
The Applicant has proposed to pay cash
630
to Land Use Code Section 26
the
school
land
dedication
has
consented
to
land The Applicant
paying
applicable
The
proposed
providing
fee at the time of
building permit
issuance for
development
within the subdivision Staff
finds this criterion o be met
approval may only be granted to
applications for which all growth management development allotments have been granted
470
or
growth management exemptions have been obtained pursuant to Chapter 26
Subdivision approval may be granted to create a parcel
s zoned Affordable Housing
Planned Unit Development AH
without
first obtaining growth management
PUD
approvals if the newly created parcel
s is required to obtain such growth management
F
Growth
Management Approval
Subdivision
Page
5 of 6
approvals prior to development through
Ord No 44
2001 2
a
legal
instrument
acceptable
to the
City Attorney
Staff Finding
application has requested the necessary growth management
development Staff finds this criterion to be met
The
allocations for the
proposed
Page
6 of6
01
1
March
1 2010
Jessica Gan
ow AICP
Long Range Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen
Colorado 8161 I
Re
Aspen Club
Spa
SPA
PUD
Subdivision
Dear Jessica
In response to the issues raised
on
this matter the
incorporated
in the
by City
Council at the
2010
public hearing
substantive commitments be
proposes that the following
Ordinance that is currently being considered
Applicant hereby
approval
February 22
by City
Council
Accessibility of Club Membership
hereby commits and agrees that from and after the date of
issuance of the final Certificate of Occupancy for the Aspen Club Living project and continuing
for so long as the timeshare condominium form of ownership remains aCity
approved use of the
will be holders of
members
of
the
Club
Property more than 50 percent of the dues
paying
Resident Memberships in the Club One of the criterion for a Resident Membership is that the
holder reside in the Roazing Fork Valley for more than 6 months each year
a
The Club Owner
One year following the date of issuance of said final Certificate of Occupancy
b
and annually thereafter the Club Owner will perform an audit of the ratio of Resident
Resident Memberships in the Club and will deliver to the Community
Memberships to Non
Development Department of the City of Aspen a written summary of the results of the audit
accompanied by copies of the Club records and other data used in the conduct of the audit
If any such audit concludes that less than 50 percent of the dues
paying members
of the Club hold Resident Memberships in the Club the Club Owner will take whatever steps
vs Non
may be required to increase the ratio of Resident Membership
c
to
greater than 50 percent
In the event the next annual audit reflects
a
continuing
non
compliance with the requirement that Resident Memberships exceed 50 percent of the total dues
year Resident Memberships
paying Memberships in the Club then the Club will offer free one
to any and all full
time City of Aspen employees that wish to be Club Members such offer to
remain in effect until an annual audit concludes that the Club is again in compliance with the
paying Memberships
requirement that Resident Memberships exceed 50 percent of the total dues
held by a
each
free
Resident
a
audit
is
obtained
Membership
in the Club When compliance
City employee will expire one year after the date on which the employee signed a Membership
paying
Agreement with the Club and such employee will have the option ofbecoming adues
Free
employee
Resident Member of the Club or of allowing his or her Membership to expire
in
ratio
of
Resident
the
shall
count
as
Resident
not
Memberships
determining
Memberships
Resident Memberships for audit purposes
Memberships to Non
Enerey Conservation
000 square
An audit of the gas and electrical energy consumed by the existing 77
conducted
Resource
was
three
by
Club building during the preceding
foot
years
dated
November 24 2008 a copy of which
a written
summarized
in
and
report
Engineering
The energy consumption reflected in that report
report is attached as Exhibit C to the Ordinance
Baseline Average
averaged 18
600 million Btu
year over the subject three year period the
of the Property
The Club Owner hereby commits and agrees that following the redevelopment
annual
the average
energy consumption of
pursuant to the approvals granted in this Ordinance
Affordable Housing
all uses of the Property including the Club the Timeshare Units and the
Units will not exceed the Baseline Average
a
Aspen
for the
The Club Owner commits and agrees that the Building Permit Application
Club
this Ordinance including the Aspen
Spa
Aspen Club Living development approved by
installation
of
such
will
include
the
energy
facility upgrades discussed in Section 3 below
as may be
to
existing
systems
conservation mechanical components including upgrades
or other qualified engineering fine in
designed and recommended by Resource Engineering
of the
order to achieve the energy consumption Baseline Average for all anticipated uses
the Timeshare Units and the Affordable Housing Units The
the
b
Property including
Club
provided by Resource Engineering must be
specifications
and the Canary Initiative staff before
approved by the City Building Department
and recommendations
reviewed and
the
Building
Permit is issued
Financial Assurances the Club Owner is also
Bond on the project prior to the
to provide the City with a copy of a Completion
installation
issuance of a Building Permit therefor The Completion Bond shall also cover the
that
the energy consumption mechanical components including upgrades to existing systems
Permit
are incorporated in the approved Building
c
committing
Pursuant to Section 4 below
of
The final Certificate of Occupancy for the Aspen Club Living development
d
Club Owner has demonstrated to the
approved by this Ordinance shall not be issued until the
such required energy conservation
Building Department and Canary Initiative staff that
mechanical components including upgrades to existing systems have in fact been installed by
Club Owner
the
days following the expiration of the one year period following
the
Club
issuance of the final Certificate of Occupancy for the Aspen Club Living development
Initiative staff with a report
Owner shall provide the Building Department and Canary
said one year period With
summarizing the energy consumed by all uses of the Property during
and Canary Initiative staff
such report the Club Owner shall provide the Building Department
of verification by the City
with copies of all energy bills used to prepare the report for purposes
said one year
If such report concludes that the energy consumed by all uses of Property during
the date of the report the Club
period exceeds the Baseline Average within 30 days following
to Escrow
Owner shall open an Escrow Account with Pitkin County Title Inc subject
the
Club
Owner
and
City Attorney and shall
Instructions that have been mutually approved by
e
Within 30
fund that Escrow Account with the sum of
Building Department and Canary Initiative
staff
and shall
upon
deposit During
the
one
an
provide
amount to be determined
the
City
by
with evidence of
the Club Owner shall make
ensuing
year period
Property energy consumption into compliance
bring the s
such
to
based
with the Baseline
a
good
faith effort
Average
Three years following the date of issuance of the final Certificate of Occupancy
f
or other
for the Aspen Club Living project the Club Owner shall have Resource Engineering
all uses of the
qualified engineering firm perform a complete energy audit covering
of the
Propertyduring the preceding three year period and averaging the energy consumption
that the energy consumed during
Property over said three year period If such audit concludes
Owner shall have Resource
period exceeds the Baseline Average the Club
Engineering or other qualified engineering firm perform an updated
said three year
evaluation of the energy
and the Club Owner shall have the year
systems and the operation thereof on the Property
the energy
following the date of the audit in which to make such changes in the operation of
or such upgrades to the system as may be recommended by said engineering fine in
system and
Baseline Average The Club Owner shall have the right to draw
order to achieve the
promised
funds from the Escrow Account to pay for such remediation efforts
Similar audits will be performed four years and five years respectively following
in
the date of issuance of the final Certificate of Occupancy for the Aspen Club Living project
of
each instance covering the preceding three year period and averaging the energy consumption
with
compliance
the Property over said three year period If either of said audits reflects anon
faith
efforts to upgrade the
continue
its
Club
Owner
shall
good
the Baseline Average then the
the previous recommendations of the
energy consumption on the Property pursuant to
such
to draw funds from the Escrow Account to pay for
firm and shall have the
g
right
engineering
remediation efforts
If said fifth year audit determines that the energy consumption on the Property
closed and all remaining
does not exceed the Baseline Average the Escrow Account shall be
and
no
further
energy reports or audits shall be
funds therein shall be returned to the Club Owner
of the Property exceeds
required If said fifth year audit determines that the energy consumption
the Baseline Average the Club Owner shall be obligated to provide an additional energy
audit six years following the date of issuance of the final Certificate of Occupancy
h
consumption
Living project covering the preceding three
consumption of the Property over said three year period
for the Aspen Club
energy
the
year period and averaging
Such annual audit obligation
shall continue until such time as an audit determines that the energy
does not exceed the Baseline Average
3
consumption on
the
Property
Reinvestment in Club
prior to the issuance of a final
Certificate of Occupancy for the Aspen Club Living development approved by this Ordinance
000 in upgrades to the existing Aspen Club
5
the Club Owner will spend a minimum of 000
a new swimming pool new
Spa facility including but not limited to structural improvements
in clean
locker rooms upgraded activity spaces improvements to utility systems investments
a
The Club Owner hereby commits and agrees that
energy initiatives and
a new
entryway
Spa facility the
Upon substantial completion of the upgrades to the Aspen Club
Club Owner shall provide to the City Building Department a summary of the costs and expenses
incurred by the Club Owner in accomplishing the upgrades which cost summary shall be
reviewed and approved by the City Building Department
b
A final Certificate of Occupancy shall not be issued for the Aspen Club Living
c
is satisfied
development project approved by this Ordinance until the City Building Department
that the Club Owner has expended a minimum of 000
000 in connection with the upgrades to
5
the Aspen Club
Spa facility
4
Financial Assurances
issued for
The Club Owner commits and agrees that before a Building Permit is
a
Club Owner will provide to
the Aspen Club Living development approved by this Ordinance the
the City Building Department and the City Attorney for review and approval satisfactory
the
evidence that the Club Owner has in place sufficient financing to accomplish and complete
all
construction of the development including all improvements covered by the Building Permit
Club
and
the
Aspen
SPA Agreement
PUD
required under the Subdivision
public improvements
Spa upgrades provided
for in Section 3 above Such financing may include without
or lenders and equity capital
limitation a construction loan from an institutional lender
third
investors
or
investments from the Club Owner and
party
the requested Building
Supporting cost estimates for all improvements covered by
shall
be delivered to the
s General Contractor and
Permit shall be prepared by the Club Owner
before the Building Permit is issued
City Building Department for review and approval
b
Permit is
The Club Owner further commits and agrees that before a Building
Club
Owner will
the
issued for the Aspen Club Living development approved by this Ordinance
and the City Attorney for review and approval a copy of
the
c
City Building Department
provide to
Bond
issued or committed to be
a Completion
s General Contractor by
issued to the Club Owner
to provide the funds
an institutional surety company pursuant to which the surety agrees
construction of the improvementscovered by the Building Permit all
necessary to complete the
under the Subdivision
SPA Agreement and the Aspen Club
PUD
public improvements required
The Completion Bond shall name
Spa upgrades described in Section 3 above
insureds thereunder
Owner and the City of Aspen as additional beneficiaries or
We would
appreciate
consideration of these
your serious
proposed
the Club
commitments
Respectfully submitted
i
z
Michael Fox Manager
Aspen
DOC
1
4741301
Club
Spa
LLC
i2
ib
rk
FEtlit
IRPNS40 RTP110N
Rs
Per
1ON511l IAN
rS
MEMORANDUM
Date
March 22 2010
To
Mick Ireland
Aspen City Council
From
David Millar P
E PTOE
Subject
Aspen Club Living Traffic Study Review
0273
DN10
At the
request of Gary Nathanson
and Citizens for Preservation of Zoning I have completed a
proposed addition of 32 housing units at the Aspen
review of several documents related to the
Club
The review included the following documents
Aspen Club Living Transportation Analysis dated September 17 2007 prepared by
Spa Traffic Count Report dated October 29 2008 prepared by TDA
Aspen Club
Aspen Club Living Transportation Demand Management TDM Plan no date
Aspen Club Living Traffic Analysis and Traffic Count
I found two assumptions that are questionable and one
issue
that is not
TDA
addressed These
include
Assumption of
zero
in
growth
Determination of land
use
background traffic volumes
for trip generation calculations
type
Lack of daily trip estimates
Club Transportation Analysis includes statements that the proposed development
Aspen s
does not make it a
in
will result
zero growth in traffic Zero background traffic growth as a policy
There
will
be
the development
is
new
trips
generated
by
This
an
example
reality
development
These users whether in private autos or in
the
service
vehicles
tenants
and
required
users
by
provided shuttles will add trips to the transportation network
Club
The
accepted standards The Institute of
analyzing traffic generation engineers use nationally
Transportation Engineers ITE Trip Generation Report is the industry standard for predicting trips
from new development In the Aspen Club
sTransportation Analysis the following land use types
Rise Apartment ITE Code 223 The land use
Mid
were used Resort Hotel ITE Code 330 and
in the lowest possible estimate of trip
types assumed for the purpose of calculating trips result
been
land
have
use categories that should
applied to this project have higher
generation Other
rise apartment ITE Code 223 rather than the more general
rates For instance the use of mid
The mid
rise
category of apartment ITE Code 220 results in fewer trips being estimated
in
Montgomery County Maryland which
category data is based on only seven studies conducted
In
is the suburban county
adjacent
to
Washington DC
621 1 T Street 2301 Denver CO 80293
30312964300
lehra nd peers
www
com
Fax
4302
303 296
Mick Ireland and Aspen
City
Council
March 22 2010
Page
FtuH
2 of 3
Ptrlts
o
POh
ITE Code 330 which the Club used is substantially
The use of a hotel
lower than the more appropriate category of timeshare ITE Code 265
is questionable given that these will be owner
than
rather
the
timeshare
category
category
occupied some of the time The timeshare land use category has significantly higher trip
generation rates than resort hotel in fact it is nearly double the rate during the PM peak period
Note also that in the study of resort hotels the smallest hotel in the sample had over 235 rooms
making it a poor predictor of trips for a much smaller development The rates for that category
are not well suited to the proposed development
The trip
generation
rate for resort hotel
Further the trip generation estimates do not include daily trip volume estimates Total daily trips
will give a better indication of the overall impact on a residential street than the peak hour trips
Based on the land use types used by the Club in their study the number of additional daily trips
could range from 100 to 300 trips per day Based on the land use categories of timeshare ITE
suited categories for
Code 265 and apartment ITE Code 220 which we believe are the best
the project the daily trip generation would be estimated at 280 daily trips
Based
reported daily volumes along Ute Avenue east of Original Street 2170 vpd and
1500 vpd an increase of 280 trips would represent increases of 13 percent
These would be noticeable increases that would detract from the
respectively
percent
on
the
east of Ute Place
and 19
street
livability of the
Aspen Club Living TDM Plan
The TDM plan covers many areas that have the potential if tremendously successful to reduce
a very small amount There
trips If the plan is only somewhat successful it would reduce trips by
s plan being even somewhat successful
are several concerns that exist about the Aspen Club
TDM strategies at
Keep in mind that the traffic on Ute Place is already being mitigated by existing
the
Aspen Club
000 traffic impact studies I have not come
reviewing nearly 1
included new additional land development which did not acknowledge at least
being generated Even those with significant TDM strategies
In
performing
or
across
some
any that
new
trips
example is provided for a frame of reference Based on our work with the City of Steamboat
that a very aggressive
Springs and analysis of a resort hotel at the base of the ski hill we found
30
TDM plan that was implemented during peak ski weekends resulted in a reduction of only
intensive
achieved
the
most
traffic
during
high
percent of the expected number of trips This was
better alternative than
day The exceptional free and well advertised transit alternative was a
the same
private autos during high traffic peak periods The same extra service provided during
less on non
peak
weekend resulted in only a 20 percent reduction during other days and even
This
ski weekends
Regardless of the potential for success there is no guarantee of success
made that the TDM plan will in fact result in no net increase in trips There
how to put the genie back in the bottle so to speak
No
are
assurances are
no
provisions
on
quantify the number of trips that are expected to be reduced by each strategy
There are strategies
This is critical because many of the strategies are aimed at employees
to reduce or
The
of
of
those
strategies
travel
ability
any
already in place regarding employee
eliminate employee trips on Ute Avenue is questionable
The
plan does
not
Mick Ireland and
Aspen City Council
f
March 22 2010
FFIpIR
Page3of3
hGERti
but could have little or no
The plan includes several strategies that may alter parking demand
and
car rental rates for employees who live
on
includes
car
discounted
trips
This
sharing
impact
site
on
The demand
onshuttle strategy would
change
the mode of travel but could
actually
increase
trips
on shuttle to be
the demand
empty
which
successful it must provide excellent service
requires frequent trips Fewer trips would
22
less
demand
on
and
mean it is less capable of being
likely to be used This is a Catch
when
return shuttle
trips
are
considered
In
order for
situation
The primary trip type that would need to be reduced to have a significant impact on total trips on
will have
Ute Avenue is patron trips The strategy to offer incentives and prizes to the patrons
unless the
are of a very large magnitude
Perhaps a trip for four to Hawaii
little
impact
prizes
offered every three months
WbG
Orv
S
QAikR
Jessica Garrow
Nitti
From
Anthony
Sent
26 PM
Tuesday March 23 2010 12
Mick Ireland forward hitorre@aol
com Steve Skadron Steve Skadron forward Dwayne
Romero Dwayne Romero djohnson@aspensnowmass
com
To
com
anitti@Withum
Jessica Garrow@ci
cous
aspen
Cc
com letters@aspendailynews
mail@aspentimes
com
Subject
In support of the Aspen Club
Attachments
png
image001
hand
first
ve had more than enough time to witness
valley resident for the past four years I
and completely justifiable aversion to superfluous development and unchecked change
inherent
While
only
Change
a
of course is inevitable With that
that add value leaving the town richer in
landscape
why
improving
people
I
am
adamant in my support for the
health club in
prominent
a
from around the
downtown in search of
s incumbent upon both
it
sleadership
Aspen
and its residents to
represent change merely for change
s sake and instead embrace those alterations
stave off proposals that
This is
understood
s
Aspen
a
globe
a
body
pursuits
tricked out Wal
Mart
spirit
than it
or a
are
was
prior
Club The obvious benefits that
development of the Aspen
destination resort
with the active
and
many Aspen is after all
it offers As
a
they
a
come
from
tourist attraction enticing
t
comb
average visitor doesn
class health
do expect to find aworld
result while
ass Krispy Kreme
kick
to our local
our
club
For the
development
to meet the standard of
adding value
s
it
imperative
that Aspen locals also benefit from
t
ones to catch up over coffee or close deals
improved Aspen Club As a people we aren
in a spin class or from neighboring yoga
business
or
otherwise
to foster relationships
Aspen Club is
where they
a
can
valued resource and
an
improved
over
dinner
as
much
an
as we
tend
mats For this reason the
club would continue to entice the members of
our
town to a
place
congregate and collaborate
both
t
through
underplay the role that creating jobs
Perhaps most importantly given the current climate we also can
and
the
new roles at the expanded club can have in
affordable
units
the
and
the construction of
fractional
housing
boosting
our
troubled local economy
when a project comes along such as the
This is not to say of course that the town should embrace all development But
the
traffic
on Ute Avenue to the commitment
from
Club which has been carefully considered from all aspects
Aspen
to the
required
minimum reinvestment of
to energy
efficiency
aside
natural tendencies and support change
our
Sincerely
Tony Nitti
Anthony
J
Nitti CPA MST
Manager
Spring Street
Tax Senior
117 South
Aspen
CO 81611
970
P
7382
925
970
F
8967
925
9593
658
609
cell
000
5
000
s time to put
into club expansion perhaps it
com
withum
To
contained in
used by
S tax advice
rules unless expressly stated otherwise any U
or
be
is
intended
written
to
not
used and cannot be
this communication including attachments
under the Internal Revenue
recipient for the purpose of avoiding penalties that may be imposed
compliance
ensure
the
with U
S Treasury
Code
This email transmission and any documents files or previous email messages attached to it may contain
or a
person responsible
confidential information that is legally privileged If you are not the intended recipient
distribution or
notified
that
are
disclosure
copying
for delivering it to the intended recipient you
hereby
any
If you
is
STRICTLY
PROHIBITED
of the information contained in or attached to this transmission
use of
any
have received this transmission in error please immediately notify the sender Please
transmission and its attachments without reading or saving it in any manner
Visit
our
com
withum
website at www
destroy
the
original
Jessica Garrow
From
Carleen
Sent
Monday
Joseph antiguangirl1@yahoo
com
To
March 22 2010 12
37 PM
com Jessica Garrow
Subject
Letter of Support for The Aspen Club
docx
Aspen Club Letter to City Council
Attachments
Dear
City
Council
Member
Most of you have heard from me in person at the last 2 council meetings where issues surrounding the Aspen
Club Living project was on the agenda I have no doubt that you have heard the same comments repeatedly
ND or traffic
certainly not an expert on LEED
of using community resources to enhance
patterns However I do know quite a bit about the importance
served
lives of members of our community who are economically challenged and under
may have
nothing
new
to add to the
discourse and I
am
the
will have great impact on the health and well
being of children and families from
staff have always opened the
Aspen to Rifle Since moving to town almost 5 years ago Michael Fox and his
risk youth giving them an opportunity to use a facility that they might have only heazd about
club to local at
I
truly
believe that this
project
because their parents worked at the Club
With the
new
Aspen
Club
programs and services to
our
local
I won
t be in town for the next
I look forward
working
served community
under
wing project
meeting
where this
the attached letter of support in my absence
Thank
you
arleen
project
to
will be
a
with Michael and his staff to
focus
Consequently
I
hope
expand
you will accept
March 22 2010
Dear Aspen City Council
In May 2005 I took
a
leap of faith and moved to Aspen I had previously visited this valley twice and had fallen in
love with its environmental beauty As
first year in Aspen
having
left my
a
big city girl
I
behind
support system
unfortunately unprepared for small town life During my
was
on
the East Coast I felt very isolated and out of place To
make matters worse unforeseen circumstances meant that I
regimen
which
was an
Thankfully through
with
member of what I initially believed to be
Club
found
Spa I quickly
discovered that it
I also found
home
a
The Club has proven to be
staff have
opened
reason
a
the valley and
the
progressive project
much
more
that is
the
opportunity
to become
a
the doors of The Aspen
through
than I had expected At the end of Ute Avenue I not only
people
You
on more
in this
valley
than just health and wellness Michael Fox and his
who would otherwise have
this isn
t
just about
see
risk and
4 years many groups of at
me
was
support
made
just
a
the Aspen Club
appropriate for
no
opportunity
to
and my need to indulge in my daily fitness
economically challenged youth
have been welcomed to the Aspen Club
It is because of the above that I fully
a
given
standard health club When I walked
was
to offer
country
was
a
between the affluent and the underserved
This is
I
local
to stay in town beyond my first year
the Club
sdoors to
across
youth non
profit
a
community focused
experience what the Club has
regimen Throughout the past
unable to continue my fitness and nutrition
of maintaining my physical and mental health
important part
employment
my
was
from here in
It is thanks to the Club that the gap
little bit smaller
redevelopment project currently
before
City
Council
this town and will not only benefit those who live East of the
roundabout but those who reside in this entire valley
The Aspen Club is
gather daily
of the
one
largest employers
The Club has been
an
integral part
longstanding institutions I completely
this valley The
project
for the underserved to
After
attending
creates
improve
thoughtful
more reasons
for visitors to
come
as
it continues to meet the
to Aspen for locals like
me
growing
to
needs of
to remain in town and
their health and wellness
responsive
ways I especially
of the
a
understand its need to evolve
Z and Council
many PB
that Michael Fox has been
great place for members and the community
Aspen community for three decades and like most
in town and is
meetings
to the
appreciate
and listening to the
concerns
of
neighbors
concerns
of many stakeholders it appears
and that all issues have been addressed in
their energy commitments and the fact that the
with the Aspen Area Community Plan in terms of
project
is fully
aligned
transportation housing managing growth economic
sustainability and arts culture and education
The Aspen Club adds
a
great
s
deal of value to this community
quality
of life What happens to the Club will
reverberate throughout this community The upgraded Aspen Club will be great for the
for this project
you To give Michael and his staff at The Aspen Club your support
Carleen
Joseph
vitality
of this
valley
I urge
Jessica Garrow
Amanda Boxtel
From
Sent
To
Subject
Friday
March 19 2010
Council Members
Dear
Aspen City
I
fully supportive
is
am
a
net
aboxtel@comcast
05 AM
Friday March 19 2010 11
com Jessica Garrow
Letter from Amanda Boxtel in support of Aspen Club Living
progressive
of the
Aspen
Spa re
development project titled Aspen Club Living
combines holistic health with sustainable development
Club and
land mark concept that
The
project
pertains largely to land use I remind the governing leaders of our community who is at the
helm of this project Michael Fox is a respected businessman he is compassionate trustworthy savvy and has
Zand
the interests of the community at mind Michael has been responsive to the concerns of neighbors P
Council throughout the process One of the most appealing aspects is the project
sacceptance into the
Environmental
Design for Neighborhood Development pilot
prestigious LEER ND Leadership in Energy and
Plan with regards to transportation through
program The project is aligned with the Aspen Area Community
While the issue
employee housing managing growth
footprint than the buildings that
creating
impact development
exist today while providing economic sustainability by serving as an integral part of the Aspen community
The Aspen Club is one of the few institutions left in town that encourages people in the community to gather
employing over 200 individuals serving 1
800 members who are mostly local and accommodating weekly
s Care the Spa and Salon Aspen Cycling
visitors involved with Aspen Sports Medicine All Valley Women
Club
and
also
and countless other programs The Aspen
wide to
Spa
provides a platform for charities valley
the submission of a comprehensive traffic
a
inspire
study offering
that will wind up with
low
affordable
a
smaller carbon
and raise critical funds to sustain their programs
s commitment to see the project through while upgrading the existing thirty
old
year
firmly believe in Michael
a
asset
for
to
come
years
facility and ensuring that it remains community
an opportunity to provide a world class body mind and spirit center combined with
Club
is
Living
Aspen
edge technologies that can only expand the Aspen brand
leading medical practitioners and cutting
I
gravity
Spa continues to impact my life Twice a week I walk on their newest AlterG anti
the
use
of
this
device and
and
athletic
With
arevolutionary approach to rehabilitation
treadmill
conditioning
for the first time in 18 years of paralysis I am able to walk in the most normal unrestricted gait I defy gravity in
towards regaining function like never
a
pressure regulated machine and with determination I am able to work
art technology the Aspen
the
of
before I am achieving something I never imagined possible With such state
Club and Spa stands out from the rest It is the only facility within a hundred mile radius that owns an AlterG
gravity treadmill I am reminded with sobering tears that I can be beautiful in my tallness and with a little
anti
a
help from my friends at the Aspen Club and Spa I can make my dreams my reality one baby step at time
The
Aspen
Club and
I encourage you to
please support
Thank you Amanda Boxtel
Amanda Boxte
PO Bar 3767
Michael Fox and the
Aspen
Club
Living project
O 81621
all C
Ba
S1
L
Ph
9260
379
70
ehrzle ruavm
If
rom
uuclaBox6rl
1n
0 wwutanuurdirGoxlel
13
om
e
mord
bzle my
6e
epin Paz injury look
ily nnr GaFry rtcp
rre
nC u tln
e
raP my
ma
nfiilip
to
C i1 dirbt
nad
l
Inkr
g my
am
abalzty
rear T urv
ro c
akrng my
m
rfreatn m
Jessica Garrow
Eliza Mercanti
From
Sent
To
Subject
Deaz
com
mercanti@gmail
eliza
16 PM
Friday March 19 2010 3
com Jessica Garrow
Club
Aspen
Living Project
City Council
I believe you should approve the Aspen Club living project for two reasons First The Aspen Club is an
profits which
institution Second the project will benefit members employees local athletes and non
ultimately
encompass the
majority
of the
Aspen
Aspen community
30 years the Club has served the community as a tennis then fitness and now wellness gathering
place Each evolution has improved services and offerings and has reflected the evolving needs of the Aspen
s not easy for a membership club to stay accessible and viable simultaneously but The Aspen
community It
For
over
disappearing before our eyes daily and over the yeazs we
have felt the impact of this loss This project takes a great community asset and makes it better Michael
commits to not only improve the Club with a 5 million dollar investment but also to build affordable housing
s dedicated
for employees in excess of what is required for the development He
private funding for many
a
shelter
on
Ute
Avenue speed bumps on Ute
additional benefits including extended Ute trail access bus
Avenue all part of a transportation plan with clear accountability As part of this commitment to the
service wellness facility which currently serves over
community The Aspen Club will continue operate as full
profits
1800 members in addition to thousands of spa clients sports medicine patients and a variety ofnon
Club has done it
This
community
assets
are
community than it is today While
we
to struggle to determine who it serves one thing is certain we are a tourist economy Yet
of
The
that
this
evolution
next
the kind of multi
day retreat wellness and performance offerings
project will
Aspen continues
t yet have
don
Valuable
allow the Club to become
an even
greater benefit
to the
Club proposes We are a world class resort We need to have a world class retreat center club and spa
for every walk of life to discover Many generations of families will be able to spend time enhancing their well
and
being health and performance together This is a unique idea that Aspen can be proud to offer Programs
Aspen
retreats delivered
during
additional benefit to this
as
well
as
shoulder
project
benefit from less draw
seasons
will benefit
restaurants shops and lodging As an
based on the sale and resale of the free market
employees
city will collect taxes
on the employee housing pool
the
units
s long time local
Aspen Club and the Aspen Club Living project has the large majority of the community
understand how important it is to support locally
support because we live work and play here everyday We
owned and operated businesses that serve the locals and visitors We are truly aligned in this effort However
t want any change regardless of
the opposition is made up of second home owners and their PR firm who don
s permanence being local serving and the
how much it benefits the larger whole The questions about the Club
answered
We are so lucky to have a business owner in our
guarantee that the project be finished have been
s figure out how we can help
town which is willing to create and deliver a product so unique and exciting Let
The
Sincerely
Eliza Mercanti
Boomerang Road Unit 5401
Aspen CO 1861 I
Eliza Mercanti
com
gmail
115
r
Jessica Garrow
Gary Rappaport garyr@venturian
com
11 PM
Tuesday March 09 2010 5
From
Sent
Jessica Garrow
Huh
To
Subject
Follow up
Follow
Up Flag
Flag Status
Completed
Hi Jessica
Just
perusing
paragraphs
the revised
Can you
proposed
briefly
tell
me
Ordnance
regarding
the Aspen Club Living
project
and
happened
on
this set of
what the rationale for all this is Thanks
Gary B Rappaport
Aspen Home
970
4155 Cell
925
612
1224
309
of
commits and agrees that from and after the date of issuance of the final Certificate
form
of
the timeshare condominium
Occupancy for the Aspen Club Living project and continuing for so long as
paying members of the Club
ownership remains aCity
approved use of the Property more than 50 percent of the dues
Resident
Membership is that the holder
will be holders of Resident Memberships in the Club One of the criterion for a
The Club Owner
a
reside in the Roaring Fork
b
hereby
Valley
One year
the Club Owner will
for
more
than 6 months each year
and annually thereafter
the date of issuance of said final Certificate of Occupancy
Resident Memberships in the Club
audit of the ratio of Resident Memberships to Non
following
perform
an
of the results of the
and will deliver to the Community Development Department of the City of Aspen a written summary
of the Club records and other data used in the conduct of the audit
audit
accompanied by copies
If any
c
Resident Memberships
Resident
Membership
such audit concludes that less than SO percent of the
paying
dues
in the Club the Club Owner will take whatever steps may be
vs
Non
to
greater than 50 percent
members of the Club hold
required
to increase the ratio of
In the event the next annual
audit
of the total
reflects a continuing non
compliance with the requirement that Resident Memberships exceed SO percent
to any and all full
dues
effect
until
an annual audit
time City of Aspen employees that wish to be Club Members such offer to remain in
exceed 50 percent of
concludes that the Club is again in compliance with the requirement that Resident Memberships
Resident Membership
the total dues
paying Memberships in the Club When a compliance audit is obtained each free
one year after the date on which the employee signed a Membership Agreement
will
have the option of becoming paying
adues Resident Member of the Club or of
with the Club and such employee
count as Resident Memberships in
his or her Membership to expire Free employee Memberships shall not
held by
a
City employee will expire
allowing
determining the ratio of Resident Memberships
to Non
1
Jessica Garrow
Gary Rappaport garyr@venturian
com
19 PM
Thursday March 11 2010 12
From
Sent
Jessica Garrow
RE Huh
To
Subject
Thanks Jessica
Yes 1 heard about the postponement and will be here for it
out free
Open to locals is no doubt a worthwhile objective but to cure a default in this requirement by handing
s dealing with
memberships to City employees gives at least the appearance of creating a conflict of interest in the city
to
offset
a severe imbalance
m not sure there are enough City employees
this application I mean the cure looks weird I
d think a limit on the cost of membership with COL adjustments would serve the purpose better
situation anyway I
but I could understand the
s
applicant
reluctance to do that
s worth
For what it
Regards
Gary
B Rappaport
Aspen Home
4155 Cell 612
970 925
From Jessica Garrow
Sent
Wednesday
1224
309
us
co
aspen
Garrow@ci
Jessica
mailto
March 10 2010 4
14 PM
Gary Rappaport
Subject RE Huh
To
Hi Gary
The
applicant proposed
They want
proposal
this
language
in
an
effort to
respond
to
s
Council
to make sure that the Club is still open to locals after the
project is
s a start
addresses their concerns but it
Also did you hear that the hearing
was
continued
to March
31 it
s a special meeting
project
Let me know if you have any other
questions
or
want to chat about the
Cheers
Jessica
Jessica Garrow AICP
Long Range Planner
City of Aspen Community Development Department
2780
429
970
www
com
aspencommunityvision
com
garyr@venturian
Rappaport mailto
March
2010 5
11 PM
09
Tuesday
From Gary
Sent
To Jessica Garrow
Subject
regarding membership at the Club
t
know if they will think the
done I don
concern
Huh
Hi Jessica
project
to
just
hear the Aspen Club
Just
the revised
perusing
paragraphs
briefly
Can you
Ordnance
proposed
tell
me
regarding
the Aspen Club
Living project
and
happened
on
this set of
what the rationale for all this is Thanks
Gary B Rappaport
Aspen Home
970
612
4155 Cell
925
1224
309
commits and agrees that from and after the date of issuance of the final Certificate of
form of
Occupancy for the Aspen Club Living project and continuing for so long as the timeshare condominium
paying members of the Club
approved use of the Property more than 50 percent of the dues
ownership remains aCity
Resident
of
the
criterion
for
a
Membership is that the holder
will be holders of Resident Memberships in the Club One
The Club Owner
hereby
reside in the Roaring Fork
Valley
a
One year
b
the Club Owner will
for
than 6 months each year
the date of issuance of said final Certificate of Occupancy and annually thereafter
Resident Memberships in the Club
to Non
audit of the ratio
Resident
following
perform
an
accompanied by copies
Memberships
of
of the
Development Department
and will deliver to the Community
audit
more
City
of Aspen
a
written summary of the results of the
of the Club records and other data used in the conduct of the audit
paying members of the Club hold
If any such audit concludes that less than 50 percent of the dues
the ratio of
Resident Memberships in the Club the Club Owner will take whatever steps may be required to increase
Resident Membership vs Non
Residential Memberships to greater than 50 percent In the event the next annual audit
exceed 50 percent of the total
reflects a continuing non
compliance with the requirement that Resident Memberships
to any and all full
dues
effect until an annual audit
time City of Aspen employees that wish to be Club Members such offer to remain in
exceed 50 percent of
concludes that the Club is again in compliance with the requirement that Resident Memberships
c
the total
held
by
paying Memberships
dues
a
City employee will expire
with the Club and such
her
in the Club When
one
a
compliance
year after the date
on
audit is obtained each free Resident
which the
employee signed
a
Membership Agreement
paying Resident Member of the Club or of
will have the option of becoming adues
to
Free
Memberships shall not count as Resident Memberships in
employee
allowing his
or
determining
the ratio of Resident
Membership
Membership
expire
Memberships
employee
to Non
z
Donna Rowlands
770
Cemetery Lane
Aspen CO 81611
March 16 2010
Dear
Mayor Ireland
and
City
As a concerned citizen I
timeshare units 12
I
am
opposed
asking that you
employee housing units
to this
am
This
core or
development
no
does NOT
to this
Sincerely
Donna Rowlands
because it does not adhere to the Land Use Code It would totally
neighborhood This type and scale of construction is better suited to the
better still to Vail
members and timeshare
Please say
s proposal of 20
do not approve the Aspen Club
and 41 new parking spaces
proposal
alter the character of the
commercial
Council
provide
owners
proposal
a
great public benefit
It offers
no
benefit to
me
It is in
private
hands for
use
by
its
March 18 2010
Mayor
Mick Ireland and
Aspen City Council
s proposal for redevelopment for all the reasons that are so evident
I oppose the Aspen Club
Far too large and all encompassing we do not benefit from more units designed for second
home owners we do not benefit by adding more time share units to the community This town
needs to seriously consider what it means to continually develop for the wealthy for second
home owners and time share
community
for money
Elizabeth Farson
155 Lone Pine Road B
6
Aspen
CO 81611
re
We
being
diminished
as an
historic intimate highly valued
Dear
Mayor
Iam a resident of 36 Ute
I
March 18 2010
and Councilmembers
Place Aspen
opposed to the proposed development of the Aspen
am
My objection
1
The
is based on the
application does
meet the
Club
following points
of the Land Use Code nor does it
of the Timeshare Ordinance The Timeshare Ordinance
not meet the
requirements
requirements
intends to protect the character and quality of neighborhoods impacted by
Residential zone
timeshare development In this case the subject zone is aRural
NOT a commercial or lodge zone where timeshares are required to be located
This is a
slope inasmuch as a precedent would be set to allow timeshares
slippery
anywhere
2
The
outside the commercial
application also does
Community Plan AACP
the Aspen core area
area
requirements of the Aspen Area
requires that lodges such as this one be
not meet the
which
built in
zoning variance shall be gamed where as here there is no public benefit
only benefits for the timeshare owners and their guests
3
No
4
The
10increased traffic
will generate at least 15
along
traffic studies which predict increased traffic generation
does not predict future traffic impacts attributed to the
Ute Avenue based
s application
The Ctub
on
units In addition it is fair to say that the timeshares will be operated as
with attendant service and maintenance traffic In addition there is no
enforcement mechanism to
guarantee compliance
a
hotel
with the traffic demand
management plan
massing ofthe proposed development is incomparible with the
nuaUresidentiaVsingle family dominated uses along Ute Avenue and in the
ofthe
vicinity of the project which will irrevocably alter the natural tranquility
The size and
5
azea
For the
foregoing reasons I respectfully request
denial ofthe
Application and variance
Thank you
urs
JOS
tnily
FE
H L
Ute Place
36
0773 celU 925
970 hm
3654
Aspen 510 701
Loretta DeRose
1039 Cooper St
18
CRF
Aspen CO 81611
March 15 2010
Dear
City
Council and
Mayor
Mick Ireland
splan to develop a fractional ownership hotel This
This letter is in response to the Aspen Club
of the country does not warrant the need for more
The
in
has
economy
Aspen occupancy
dropped
year
I
own a hotel in the Hamptons Long Island NY As in Aspen occupancy has dropped
development
Places without mortgages can survive Businesses that are financed are having a hard time I can see a
fractional hotel being built not being financially successful and our government having to bail out the
lending agencies Individuals and corporations alike should not be creating debt
s
The next issue is the visual aspect of the hotel It will not add to the beauty of Aspen Aspen
charm is open space Leave well enough alone Another fractional hotel is not needed and will be a
and esthetically for the town The Aspen City Council will be doing the developers
negative financially
city a favor by denying
and the
Very truly yours
c
Loretta DeRose
the
application
March
17
2010
Mayor
Ireland and
Aspen City Council
appalled to read that the City Council was even considering
the Aspen Club
s application for their proposed 188
970 sq ft development The
fact that the area is not zoned for anything of the sort is reason enough to oppose
tanyone noticed the huge structural skeletons that already exist in
it but hasn
town These are failed time share and mixed use projects that are a blight on our
beautiful city and never should have been approved in the first place The
fractional resorts that are here already are struggling to sell their inventory and
sales for which there are few takers
there is a huge glut of re
1
was
shocked and
development to foist on
happened to growth control
I cannot think of a worse location or more ill conceived
one
of the most beautiful areas in
Our friends from Vail
Please do not let
us
Roberta Allen Miller
907 Waters Ave
Aspen
CO 81611
7668
925
970
ever
here to escape what they call Vailmart
into that same mode
plan
slip
Aspen
What
to
move
March 18 2010
Mayor Mick Ireland and
Councilmen Steve
Skadron Dwayne Romero
and
Derek Johnson
Gentlemen
Re Aspen Club Development Application
children
My wife
eleven grandchildren and I have lived at 1105 Ute for the
plus
last 18 years We have watched the deterioration ofUte Avenue after the Butero fiasco
when traffic was changed from 82 to Ute The speeding cars noisy trucks and vans have
made living on the street less safe and less pleasant
violates the land use code and a host of other
ordinances but it goes to the heart of what is the right thing to do on the part of the
elected officials and employees of the City
Now the
The
was
applicant
tried before 1
succeed is with
This
new
a
not
proposal
is
asking
am a
only
the
businessman
to
and
change
we
the rules to
all know the
the Club This ploy
way for a business to
save
only
and not by a one time payoff for the investors
WRONG Please do not approve this project
is
workable business
proposed developp
ent
plan
TH
AS B COLEMA
1105
ast Ute
Aspen
Colorado 8161
Phone
6197
970 925
5240
685
917
Cell
et
TBC
City
March 11 2010
Dear
City Council
My name is Tim Murray and 1 am writing to express my concerns regarding the
Aspen Club Development Proposal To me there is one selling point the Club has
pushed throughout this entire proposal process that the expansion of the Club will
be good for the Aspen community This point rings too familiar with the early
marketing strategies of cigarette manufactures that you should buy cigarettes
because they are healthy for you In the end neither is true
The
Aspen Club
a
privately
owned and
s take the
bend the rules Let
Rec Center does not break
members club
only
competing Aspen
even or turn a
is
asking
Recreation Center for
profit
so
it
can
Council to
example
the
be said that it is subsidized
by the taxpayers If the Aspen Club would like to guarantee the shortfalls in
be asked
operating costs of the City
s competing Recreation Center will the Council
in
a
effect
bailout of a
to hear their plea for the privilege to have a timeshare hotel
club that fails to make enough income to satisfy its greedy owners In short the City
is being asked to bailout a failing club that is in competition with the City
s own club
which gets bailed out on
1 think the obvious
Club die if
so
a
answer
regular
competition rule and let the Aspen
least have enough respect for the
is to let free market
be it The Council should at
senormous
taxpayer
investment in the
newer
Recreation
Center and insist
on some
compensation to protect the investment The point to consider remains are
using public resources to hear an argument that may well cause the shortfalls of
kind of
we
basis
the Recreation Center to increase
Tim
Murray
1275 Riverside Drive
Aspen
CO 81611
To
Mayor
Re The
March
Aspen
22
Ireland Councilmen
Mick
Club
Steve
Skadron Dwayne Romero
Proposed Development
2010
000 square foot
proposal before the Council to create a 188
expansion at the Aspen Club presents many negative issues
The
1
The
Derek Johnson
Area
Aspen
be allowed in residential
to this
protection
lodging The
as a
zoned for
Plan
Community
areas
This
area
specifically
There
was
timeshare
facility
and
states that timeshare units will not
clear intent in the
thinking
that
is zoned rural residential
neighborhood
will be heavily impacted by
a
development
point
It is NOT
of this
scope
2
Management plan does put forth many ways to
mitigate the traffic Unfortunately none of them are enforceable When Dick
Butera promised to mitigate traffic coming into the Club on Ute there was no
enforcement Whether it is the fault of the turnover of government or the laxity
by the Club the fact is that enforcement has not happened We have no reason
The TDM
Traffic
Demand
to think that enforcement will
happen
in the future
The Club
s claim that it will not increase traffic is not realistic A timeshare project
of 40 units with lock offs has to increase daily car trips Not only will there be
ups but also the guests who
traffic delivery vehicles garbage pick
come to stay there will want to go to town to restaurants and shops the ski areas
and all the other sites the valley has to offer I suspect much of it will be in cars
to
Getting all the employees which would obviously increase to magically get
the club by shuttle is wishful thinking and again hardly enforceable
more truck
3
only owns 35 of this project His investors
obviously would like to see some profit He may just like Butera turn around
and sell the Club once he receives approvals for development Why does he
have the right to cause such a huge change for our residential neighborhood
developer
The main
Michael Fox
public facility So is this expansion really a
the neighbors of the Club
are also the public and
public benefit We
this is approved it will cause the loss of the quiet residential quality of our
This is still
a
private club
neighborhood
4
It is not the
business
zoning
if
and Ute Avenue forever
responsibility
by allowing
residential
not a
area
City to guarantee that the Aspen Club stays in
develop a large commercial lodging venture in our
of the
them to
Therefore
we
respectfully request
that you
uphold
and vote NO
Linda and
Gary
Nathanson
1271 Ute Avenue
the current
To
Mayor
Mick Ireland and Councilmen Steve
Skadron Dwayne
Romero and
Derick Johnson
Re
Aspen
DT March
Club
22
2010
Council should direct
a
question
to the
developer Why
t you
don
improve
your energy
efficient now
efficiency actions can
be done currently So is
If these
can
be
it
a
applied
under
distracting
development
bribe that is
many
or most
of them
being offered
The issue
importantly the issue before Council is not about energy efficiency
is not in the
is one of land use Allowing improper land use however energy efficient
story building on Main Street
efficient 30
public interest One can build a very energy
but that is neither proper nor desired land use however green
But
more
Council needs to focus
not proper land
use
Jim DeFrancia
17 Ute Place
Aspen
CO 81611
on
the
core
issue land
for that sector of the
City
use
nor
And the
is it in accord with the AACP
is
com
mac
From Kent Reed irkentCa
Date March
To
42 AM MDT
49
24 2010 10
us
co
aspen
ci
usSteve SkadronC
co
aspen
ci
Dwayne RomeroCc
us
co
aspen
ci
JohnsonCa
Derek
ci
a
Torre
us
co
aspen
Mick
us
co
aspen
ci
lrelandCc
Subject Aspen Club Extension
Dear Council Member
I want to voice my concern about the proposed expansion of the ASPEN CLUB We are already
the downtown core with a number of projects
experiencing urban sprawl and density in
Please
now it seems this out
proportion proliferation is spreading to the suburbs
of
and
halted
vote
no
on
this issue
Kent Reed
amac
Irkent
com

agenda special meeting aspen city council march 31 2010 50 0 pm

Transcription

Similar documents

Rotary Club of Denver West | Golden, Colorado

Diamond Club - Seattle Mariners

Serving With Pride - Kiwanis Club

los güeros contact information form document information family

Das Casino Gewinnt Immer

Kasey`s Chronicles - The Great Alabama District of Key Club

Squirt Registration

Hello! I am Britni Graves, your new Lieutenant Gov

WESTZONE CLUB

innisdale secondary school