Ordinance #2, 2010 - Aspen Club Final SPA/PUD 2

Transcription

I
Nieciiartc
ystpEt Dian auren lest
S
Cnocapfuai Energy
Section 2
Conceptual System Description
Whole site systems
GSHP loop field under patios and the parking
provide
peak cooling and approximately 40 of peak
for
the
entire
site
The
heating
loop field will consist of approximately 150
boreholes 200 ft deep and 15 ft apazt
A campus
wide digital controls systems will allow advanced energy savings
strategies remote access and monitoring and energy use analysis The systems
will also provide data for energy
use feedback to tenants
Aspen Club building
airGSHPs will provide space heating and cooling
to
water and water
to
Water
pool heating and domestic hot water DHW
A high efficiency condensing
modulating boiler array will provide an auxilliary
Source Heat Pump
AGround
kof
100
structure will
heat
source
for
peak heating
events
lazger
using hot water coils
will
cooling
replace all of the existing air
building
existing
One
or
air handlers
two
media for
the
for
heating
and
evaporative
handlers in the main
azea
of
The lower level spa and massage rooms wII be retrofitted with radiant hydronic
ceiling panels for heating and Energy Recovery Ventilators ERVs for
ventilation
floor radiant tubing
New residential units in the Aspen Club building will have in
units connected
GSHP
and fan coil units for cooling Water
water
to
for
heating
heating and cooling
metering
Individual GSHPs for each unit will allow for energy use sub
Solar thermal collectors were not included in this round of modeling but could
to the central
provide
Affordable
The
loop
field will
provide hot
and cold water for
heat for DHW requirements and offset
housing
new
pool
energy
use
units
affordable
housing
water GSHPs attached
unit will allow
to
floor radiant
units will have in
tubing
and water
to
the central loop field for heating Individual GSHPs per
of the living units No cooling will be provided for
metering
sub
these units
Town homes
in radiant tubing for heating and fan coil units
New town homes will have floor
for
water GSHP units connected o the central loop Field will
to
Water
cooling
provide hot and
for energy
use
cold water for
heating
and
cooling
Individual GSHPs will allow
metering
sub
Page 2
IUYJ
n0nir EiyBtwrtiS ifFan SCn
SI k
i
a
FtU ry
e
t
4
Ei n idler
i
Section 3 Historical
Energy
Use Breakdown
Existing
Site Energy Use
600 Million Btu
18
yr
Snowm
h
3
Tennis bubble
heating
h
7
Pool fiesta
god
bills from January
The average annual energy consumption of the site based on utility
to
600 million Btu
yr We used several methods and strategies
2006 to July 2008 is 18
split
into the following areas
and
10 model an hourly analysis
cooling We created an Energy
Space heating
based
on
building envelope occupancy and observed
w Aspen weather data
total energy
HVAC
consumption
operation
to
Lighting and plug
estimate annual usage
loads We used site observations to estimate
sfinstalled and
watts
plug
loads
at
sfinstalled These
6 watts
1
lighting at
peak
loads
5
I
were
occupancy patterns
10
Energy
and laundry We
DHW Most of the heated water used on site is used for showers
in facility use
trends
calculated annual DHW energy use from overall water use
use water temperature
and occupancy and estimated end
created
an
We
Pool heating
0model based on the existing pool
Energy
handler is not currently operational
to approximate yearly use The air
envelope
and spa boilers
and was not modeled All heating energy is provided by the pool
Tennis bubble We created anEnergy
10 model to approximate yearly energy
7
value of 1
used
the
approximate dimensions of the bubble an R
use The model
Fand the observed nameplate input
for the material a temperature set point of 50
handler
dedicated
air
80 efficiency
of the bubble
s
and
model based
scheduled in the
on
output
snowmelt based on Aspen
Pitkin
Snowmelt We modeled yearly energy use for
boiler
of
the
snowmelt
used
the
rating
nameplate
Energy Code calculations We
snowmelt
s
h
btu
f
use
125
energy
and assumed 821 hours per yeaz of runtime
area was
modeled
at
approximately
2500 sf
Page 3
7
El
Ci3iCA IE
R
rir
i6
eray
I
t
s
i
L
Et1 i5n r
i
u
E7 EUb
t
3
Section 4
Plan
Reductions to energy
azeas
using
in the existing
use
a combination
Space heating
will come from several different
Aspen Club
of different methods
cooling
Exfsting
The breakdown of the existing
energy bills shows an average
450 million
energy use of 7
yr of natural gas and 797
Btu
million Btu
yr of electricity to
heat and cool the existing
building This represents 45 of
the total use Using the heating
Club
Space Heating
20000
lsooo
m
toooo
o
sooo
system described in Section 3
n
our analysis shows a 68
o
Total site
Reduced use
Existing use
required
Energy
in
for space heating resulting
625 million B
5
yr or 30
u
savings in total energy use for the existing building Cooling energy will increase slightly
to meet cooling demands of the existing club The increase is extremely small due to the
use of primarily evaporative cooling
reduction in the energy
Lighting and plug loads
Energy use by lights and
Extsttng
zti
523 million
equipment totals 3
yror about
Btulyr 033 MWh
19 of total
This
can
yeazly energy
be reduced
the renovation
using
wattage lighting and
as
lsooo
part of
m
an
s
All energy
F
3
Savings
uses
Lightlng a plugs
are not
sooo
jI
in
lighting
additional 4savings in
13
x
a
a
523
3
810
2
o
Total site
and plug loads in the existing
building results in 713 million
yr or
Btu
plug Loaas
1nOn0
control
A 20 reduction in
ana
o
strafe gies that turn off ig tits and
use
Llgbttng
use
lower
equipment when they
club
zooao
Existing Use
Reduced Use
Energy
overall
energy
use
Page 4
Perhanicrt 5yaeeni E
P
Snn tec
rt utuu
@rCljr
UE1
el
Cnn
W
DFI
Existing
Th e energy spen t heat
tng water
for domestic use represents
70 million Btu
3
yr
about
or
Ciub Domestic Hot Weter
zoooo
tsooo
18 of the total site energy The
of his is for
laundry
Using GSHPs we
reduce energy use by 50
majority
and showers
can
which results in
a
savings
m
roooo
o
f
of
sooo
670 million btus
1
yr or 9of
he overall
thermal
Boer
panels
gy
use
modeled but could
additional energy
round
yeaz
Pool
The
o
Solaz
total
were not
site
Existing
Use
Reduced use
Energy
provide
savings This technology
would be
especially appropriate given
the
nature of D1IW energy use in the club
heating and ventilation
development plan includes
Existing
Club Pool
Heating
zoooo
major renovation to the pool
facility A new building
a
envelope
tsooo
and air handling
system will greatly increase
roooo
indoor air quality and thermal
eo
comfort in the space but will
result in a small increase in pool
f
energy
were
use
no
Solaz thermal
sooo
panels
modeled but could
Total Slte
iOnal energy
pTOVlde add
savings
Tennis bubble
Discarding
and its heating system as
planned represents a 7
savings The bubble is a fairly
simple structure with a
stralghtforwazd heating system
and is easily modeled Our
model predicts an average
use
of 1
224 million
yr of natural
Btu
Use
Incresed Use
Existing club Tennis Bubble
the tennis bubble
energy
Exlsting
Energy
gas and 103
zoooo
NI energy
trooo
r3
a
roooo
o
i
i
Savings
Tennts bubme
t
i
z
sooo
uses
s
1
I
3n
t
3v
t
E
T
sue
Exlsting Use
deduced use
Btu of electricity for
yr
Ene r9v
fans and lighting This is based
on the optimistic 80 nameplate efficiency of the existing heating system continuous
conditioning to 50
F and a generous R 7 insulation value for the skin of the bubble
million
Page 5
S t3n Pgpmn Cix
i
tl
tuat13r
ncet
y7S hanicaE yVate
Existing
Snowmelt
The
proposed
area
Club Snowmelt
zoooo
for snowmelt
is 550 greater than the
existing
azea
increasing
the
a
energy used We estimated the
increased use with calculations
based
on
Energy
tsooo
toooo
the Aspen
Pitkin
Code and historic
f
sgoo
snowfall data for the Aspen
area
o
Total Site
osting Use
E
Inveased Use
Energy
Energy Savings Plan Summary
and
The above savings measures in addition to increased energy use for pool heating
historic
or
34
over
recent
370 million Btu
yr
snowmelt yield a total energy savings of 6
the
new
o supply
development as
planned
energy use This represents enough energy
allow for vaziability
and
well as a cushion to absorb small changes in construction design
in energy
use
patterns ofclub guests and residential tenants
Projected
Site Energy Use
yr
600 Million Btu
18
pace heating
cooling
14
Lighting
Plugs
15
0
Pool Heating
10
Page 6
A
ar Jy
ttr
rc
U
t7i
pfit
ty I
li
Section 5 Final
4
s
I
nie
c2r C
F
14Ys
Development Energy Use
New Energy Use
600 Million Btu
18
yror less
Affordable
housing
2
Townhomes
8
Club residentl
units
3
The energy use of the affordable housing town homes and club residential units shown
in the graph above are based on Energy
0 models developed from planned construction
was modeled as outlined in Section 2 The town homes as modeled
design System design
will require 39 kBtu
yrand the affordable
sf
yr Tha club units will require 37 kBtu
sf
yrThese numbers will vary somewhat based on
sf
housing units will require 34 kBtu
final construction details lighting design and occupant use patterns
Conclusion
000 square feet of residential space while
goal of adding 73
achievable We believe these results are
less
annual
site
is
using the
energy
conservative Detailed calculations and modeling results aze available for review upon
Our analysis shows that the
same or
cushion
request The 21 overall savings shown above represents the
differences between
planned
energy
use
and the actual future energy
to absorb
use
of the site
Page 7
EXHIBIT A
Chapter 26
440 SPECIALLY
PLANNED AREA
SPA
AStandards for Designation Any land in the City may be designated Specially
030
440
26
Planned Area SPA by the City Council if because of its unique historic natural physical or
land to be allowed
locational characteristics it would be of great public benefit to the City for that
and
as
a
multiple use development
developed comprehensively
design flexibility and to be planned
shall
also
be
designated on the City
s
A parcel of land designated Specially Planned Area SPA
Official Zone District Map with the underlying zone district designation which is determined the
as a
guide but not an
most appropriate The underlying zone district designation shall be used
absolute limitation to the uses and development which may be considered during the development
Sec
review process
lFindin
Sta
In order for
an
designation to be approved this
is the City Council after hearing
SPA
must be met That
Standards for
a
Designation requirement
Planning and
unique historic natural physical
recommendation from the
s
Zoning Commission must determine that because of the site
benefit to the City for that land to be
or locational characteristics it would be of Great public
use
allowed design flexibility and to be planned and developed comprehensively as a multiple
Staff believes that the SPA
development
designation
would create
a
public
benefit
It will
a
housing to be developed on the parcel which is not currently
some
of
its
the Club to house
permitted use in the underlying zone district This will enable
on the transportation system
employees that currently commute into Aspen reducing impacts
the Club which
and the entrance to Aspen Further the timeshare development will provide for
allow
family
multi
affordable
to Club to
applicant has committed to reinvest in the Club building thereby enabling
the
Club and adding
s non
profits upgrade
continue to provide a home for many of the Valley
to the public Staff finds this criterion to be
new specialized programming to be made available
the
met
050 Review standards for development in a Specially Planned Area SPA
440
Sec 26
and a
A General In the review of a development application for a conceptual development plan
consider
Council
shall
final
plan the Planning and Zoning Commission and City
the
development
following
1
Whether
proposed development is compatible with
development in the immediate vicinity of the parcel in terms
bulk architecture landscaping and open space
the
or
enhances
of land use
the
mix
of
density height
Staff Finding
family free market residential
quite mixed with commercial single
profit uses all on the adjacent properties Along Ute
family affordable housing and non
multi
as well as a variety of residential uses
Avenue there are short term accommodations The Gant
Both single
Family residential are located across the river
family residential and multi
The
uses
in the
In terms of
area
are
architecture
intended to convey
a
the
applicant
proposed mass scale and materials are
representative of the different buildings and uses in
has stated that the
residential scale that is
Exhibit A SPA Review Criteria
Page I of 8
s use The applicant has done this by making the
the area while also being true to the Club
material palate of
townhome units residential in chazacter a mix of pitched and flat roofs a
the
modulation
typical of residential
azea
stone and wood that is similar to residential uses in
the existing blank facade of the club to be more articulated and
and
townhomes
changing
The applicant
friendly
pedestrian
changes to the site plan during conceptual
visual connection with the river
approval in an attempt to open the site up and create a greater
the siting of the
moving one unit from the lower bench to the upper bench reconfiguring
area
between the
units moving the Club entrance to an area that overlooks proposed open
townhome units
The
applicant has proposed
a
made
a
water feature
number of
as
part
of the
landscaping plan
This water feature is
from the lower bench to the upper bench There are
units to the Club and the pazking areas
paths that run through the site to connect the timeshare
the path cun
ently exists on
In addition the applicant is providing a permanent trail easement for
The applicant worked
site and connects the river area to the Club building and parking area
a
way to provide adequate fire
with planning staff and the fire department to come up with
in
areas The solution is the installation of grass pavers
access without creating additional paved
located in the middle of the site and
portions
of the upper bench
Staff continues to have
runs
area
related to the scale and
concerns
mass
of the townhouse units
on
the
Staff
and believes there is too much massing proposed on the site
clearer connection to the
believes the elimination or relocation of units 5 and 6 would create a
in the proposed massing
area and would provide a needed break
lower bench of the
site
riparian
for the
and open space staff finds that additional refinement is needed
rural fringe and as such the area has a more
landscape plan The site is located near the urban
relocation of units 5 and 6 on the lower
rural feel than other areas of town The elimination or
The current
bench will help create the open space staff finds is needed in this proposal
the site
s
formal
Given
deal of paving and seems rather
includes a
In terms of
landscaping
great
landscape plan
context staff believes less formal
landscaping
and less
paving
is needed
with the
of uses
variety
proposed use mix will fit in with and is consistent
believes
Avenue
Staff
of Ute
the immediately adjacent parcels and the overall context
will be a good addition to the existing Club services
proposed health and wellness program
to the community in general
Staff finds that the
Overall staff finds this criterion
2
Whether sufficient
public
on
the
and
to not be met
facilities and roads exist to service the
proposed development
Staff Finding
The traffic
public facilities and roads exist to serve the proposed development
indicates that the proposed development will not
engineering report provided in the application
the
on Ute Avenue or at the intersections between
significantly alter the current service levels
The applicant has worked with city staff to create a set of
Aspen Club and Cooper Avenue
Sufficient
Transportation
Demand
Management TDM
tools that will
help
control the number of
trips
on
Page
2 of 8
Ute Avenue
as a
result of this
development
applicant
The
has also committed
to not
increase the
applicant has also committed to
a trail connection and
paying for street improvements to Ute Avenue including speed tables
sac Further the Applicant has agreed to upgrade the existing water
de
paving part of the cul
amount of traffic
on
Ute Ave
service line and to relocate
as
a
a
result of this
sewer
project
The
line to accommodate the
proposed
units
Staff finds this
criterion to be met
3
parcel proposed for development is generally suitable for development
of mudflow rock falls
considering the slope ground instability and the possibility
avalanche dangers and flood hazards
Whether the
Staff Finding
has located all
Applicant
The
No other natural hazards
floodplain
avalanche
study
agreed
or a
are
outside the
1 to 3
year
mapped 100
an
conducted
applicant
Fork River
s
Roaring
believed to affect the lot The
which found the affordable
part of the final application
According to the study blue
as
the blue zone
100 years
development
probability annually
to have the mudflow risk evaluated
by
zone
The
the
housing
units
are
in
of 30 to
avalanches
period
have
and
Department
applicant
Engineering
Staff
finds
this
Colorado Geologic Survey
have
a return
criterion to be met at this time
4
preserve
land
proposed development creatively employs
Whether the
significant
view
planes
planning techniques
avoid adverse environmental
and similar amenities for the
open space trails
users
of the
impacts
project and
the
to
provide
and
public
at
large
Staff Finding
The
proposal replaces existing tennis
courts with
lodging units
adds
lodging
units to the
of the site
existing
While there
portion
are no protected
important to retain the perception
made
of the riparian corridor throughout the site
During Conceptual Review the Applicant
the
did
move
The applicant
changes to the architecture and site plan to address Staffs concern
building
view
club entrance to
these
housing units
vicinity
planes
and adds affordable
ensure
go far
changes
in the
enough
believes the elimination
riparian
area more
views to the river
or
to ensure
the
to
utilized
anunder
Staff believes it is
were
maximized
riparian
area
However Staff does not believe
is made
relocation of units 5 and 6 will
help
prominent
in the
open the site
plan
design
Staff
and make the
prominent
will be
the river This path
existing path that crosses the Aspen Club property near
on
maintained in the proposal Additionally the applicant has committed to installing a sidewalk
The applicant
their property along Ute Avenue to help complete a needed pedestrian connection
for
the use and
is also formally dedicating the trail running From the river to the parking area
There is
an
benefit of the
public
there is adequate
provided information from SGM Engineering stating
and is working with
drainage on site The Engineering Department has reviewed the application
the applicant to ensure there is adequate documentation provided for the proposed drainage
The
applicant
has
Page 3 of 8
Overall
5
Staff finds this criterion is not met
the
Whether
development
proposed
Comprehensive
is
in
some concerns
a
with
the
Aspen
Area
Plan
Staff Finding
Staff believes that
compliance
number of the
to other
relating
goals
in the
Aspen
Community Plan are
The Application meets
Area
aspects of the AACP
housing economic Sustainability
met but has
a number of
and arts and culture and has
related to affordable
The Applicant
made changes since Conceptual Review to meet goals related to transportation
closer
to meeting
the
project
has also made changes to the site plan which Staff believes brings
environment Overall
design and open space
the goals related to community character
AACP
goals
Staff finds this review criterion to be met
Housin
The
in
Applicant
helping
the
is
145 of the
providing
community
required
Affordable
meet the Affordable
Housing
Housing
housing
environment that is
the
adjacent
Club
important
scaled and distributed throughout existing and new
market commercial
This development proposal mixes free
The affordable housing is scaled to relate to
pg 25
with affordable
building
and other
housing
surrounding buildings
economic and social
that Our housing policy should bolster our
of community by integrating
diversity reinforce variety and enhance our sense
balance includes all income
housing into the fabric of our town A healthy social
This section also states
types of
people
Each
step
appropriately
neighborhoods Intent
lodging
an
Housing goals
housing
section of the AACP states the intent of affordable
and free
market
which is
The
outlined in the AACP
affordable
create
an
is to
project
affordable
ranges and
should endeavor to further that mix and to avoid segregation of
would provide 12
pg 25 This proposal
economic and social classes by project Philosophy
Club Employees A mix of category 2 3 and 4
new affordable housing rental units for Aspen
levels
which will ensure the housing is accessible to a wide range of income
units
are
proposed
Growth
of managing growth as foster
The AACP Managing Growth Chapter lists one of the main goals
transit
balanced community through integrated design that promotes economic diversity
a well
different backgrounds Goal
and pedestrian friendly lifestyles and the mixing of people from
Club use as well as the
a mix of backgrounds through the
E pg 19 The proposal will promote
on site
Additionally a detailed
affordable housing residents and lodge visitors that will be
access to the site and the use of
plan is proposed that promotes pedestrian
Managing
transportation
alternative modes of transportation
Economic Sustainability
local ownership of
Sustainability section of the AACP recognizes that
the
s unusual character tends to return more money to
business helps maintain our community
of people and that
local economy and provides additional opportunities for upward mobility
well
as
as
owned
externally
the community and its governments should support local ownership
Club
involved Philosophy pg 31 The Aspen
businesses that are locally
serving and locally
Further
the Economic
Page 4 of 8
is owned
by
a
variety
of locals and
locals
non
but it is
a
locally operated
business
the stated
for residents and
is to provide
opportunity
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
is a good one and will go a long way towazd furthering the goals outlined Aspen
goal
proposal
of this
visitors and
to
a
new
health and wellness
use
application
Area Community Plan
The Economic
efficiency
section also
Sustainability
environmental
states that it is
and
responsibility
cultural and
important to encourage
community sensitivity
resource
in
local
The applicant used the new LEED for
organizations and in construction Policies pg 32
that development be done
Neighborhood standards in developing the proposal This requires
to
using environmentally friendly techniques To that end the applicant is investigating ways
minimize construction
efficient materials
alternative renewable
impacts utilizing
The
applicant
has committed to
no
net
new
and various energy
energy use as a result of this
energies
project
Arts
Culture
Education
The AACP states that arts
culture
and education
are
acknowledged
as
essential to
s
Aspen
and its Future as a unique place to
thriving year
round economy its vibrant international profile
Club currently works to promote the
live work and learn Philosophy Pg 45 The Aspen
profits through
by supporting local non
educational
and wellness
space and financial support and by facilitating
Club members and community members at large The applicant has pledged to
Culture and
provision of office
Arts
Education of the
programs for
continue this commitment if the
Parks Open Space
Aspen
application
is
Area
approved
Environment
Envirorunent 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
on the site and bringing the riparian area
move in the direction of enhancing the riparian area
of the area
into the site however staff believes the current mass detracts from the natural beauty
the
meet
this section
development
The removal or relocation of units 5 and 6 would further help
The
Parks Open Space
of the AACP
Developments should be in accordance with the Wildlife and
Open Space and the Environment map to protect sensitive
The development is
habitat azeas e
g riparian corridor and Elk habitat Policies pg 35
worked with the Parks
respecting the required stream mazgin setback and the applicant has
the ripazian area
Department to ensure that construction methods will not negatively impact
This section also states that All
Biodiversity map and the Pazks
Design Ouality
Design Quality section
eclectic mix of design styles
The
of the AACP asks that
development
special
diversity tempered by context
to maintain and enhance the
The section also states that we favor
retain and encourage
character of
our
an
community
historical
sometimes
Page 5 of 8
sometimes
not
as
to
opposed
Context
arbitrariness
region then town
joining a particular development
refers
first to
finally the natural and man made features
Decisions regarding scale massing form materials texture and color must
site
measured by context Contextual appropriateness transcends style alone Philosophy
and
neighborhood
be first
pg
42
wellness facility are good
put forward in the Application for a health and
in the direction of
goals and that the site plan changes at Conceptual have moved the proposal
combining this goal with the proposed architecture Further Staff finds that the changes help
our community The Aspen Club
ensure the development will enhance the special character of
site is unique and this Application proposes a unique addition to the Club Staff believes the
of uses the project does a
changes to the site plan begin to reflect these opportunities In terms
of uses In terms
good job of relating to the immediate context which is comprised of a variety
its
mass
on
the
site
context of being
given
of massing staff is concerned that there is too much
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
Staff believes the ideas
Transportation
The AACP has
new
a
number of
goals
and
policies
related to
Transportation including
mixed patterns that enable and
should be structured on compact use
bicycle and
transportation for all types of trips Policies pg 22
growth
a
policy
that
support travel
Additionally
public
by foot
and
the Transportation Chapter includes goals to maintain and improve the appeal of bicycling
as
and requiring sidewalks
part
by adding sidewalk connections replacing sidewalks
walking
of
or
and
the
carpool
appeal
of development approvals where appropriate Goal C pg 22
also
vanpooling for a wide variety of trip types Goal D pg 22 The Transportation Chapter
includes a policy to require all employment school social recreation or other activities that
generate
demand
transportation
travel
for
modes in
to
impacts through
trips generated Policies pg 22
traffic
mitigate
proportion to
support
of alternative
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
has also committed to installing a new sidewalk
carpooling biking and walking The applicant
more viable
The TDM plan includes a
along Ute Avenue to make walking and biking safer and
coordinated vans and
commitment to continue use of the Cross Town Shuttle and the use of
to use the Aspen
other
hotels
but
want
shuttles for employees as well as visitors who stay at
service at the airport is also proposed for the timeshare users Staff
Club Coordinated
The
applicant
pick
believes that the TDM
6
Whether the
funds to
up
plan
meets the
goals
and
provide public
policies of the
will
facilities for the
require
parcel
or
AACP related
to
Transportation
expenditure of excessive public
surrounding neighborhood
the
the
Staff Finding
application states that all
borne by the Applicant This
The
traffic
study indicates
addition the applicant
transportation
costs
associated with public infrastructure improvements will be
includes the
that Ute Avenue
has created
for club users club
can
realignment
of
a
Applicant new
s
proposal traffic generation In
s
sewer
accommodate the
line
The
comprehensive TDM plan to encourage alternative modes of
timeshare owners
employees affordable housing resident and
a
Page 6 of 8
ensure
a
speed tables and humps for Ute Ave
pedestrians The applicant has committed
which includes
safety plan
A
the road is safer for
result of this
The
project
applicant
has hired consultants to
assess
has also been
to
proposed
to
growth in traffic
existing water flows
as
zero
the
to
indicates there
adequate flows exist for fire safety and the preliminary report
and
Fire
the
Water
Departments to confirm
City
adequate flows The applicant is working with
are
determine if
this
The
drainage
applicant
exists
working
is also
with the
Engineering Department
to
ensure
adequate
the site
on
delivery traffic is anticipated as part of this project it was found after
sac does not have adequate pavement to meet city
de
Conceptual approval that the existing cul
sac pavement will be needed to
de
Some improvements to the existing cul
standards
The applicant is working with the Engineering Department to
accommodate truck traffic
determine to what extent the applicant is responsible for the improvements Staff finds this
While
no
net
truck
new
7
Whether
slope
slopes in excess of twenty percent 20
2
B
040
445
density requirements of Subsection 26
reduction and
on
meet the
Staff Finding
snorthern
property
The
meet Ute Ave
on
the south
reduction
appropriate slope
232
215
but after
calculations The
approximately
Roaring Fork River and then the property slopes up to
There are slopes in excess of 20 and the Applicant has made the
and density reductions The total square footage on the lot is
lot line lies in the
of land
is available for floor
area
047 square feet
slope reduction 171
95 square feet
proposed development equals approximately 000
or an
area
FAR of
55 Staff finds this criterion to be met
0
1
8 Whether there
are
sufficient
GMQS
allotments for the
Finding
Stat1
Growth
Management
requested the necessary Affordable Housing and Lodge
on site so growth
commercial
amount
of
will
decrease
the
space
The
Allotments
proposal
allotments
are not
allotments
required The applicant needs 12 affordable housing
management
112
lodge pillow
and 124 lodge pillow allotments In a single growth management year there are
The
Applicant
has
allotments available
in this
Because the
growth management
year
applicant needs 12 more pillow
yeaz
they have requested multi
allotments then are available
allotments Staff finds this
criterion to be met
permitted The final development plan shall comply
from
underlying zone district provided however that variations
B Variations
with the
those
requirements
requirements
of the
may be
allowed based on the standazds of this Section Variations may be allowed for the following
maximum height minimum
requirements open space minimum distance between buildings
minimum lot area trash
front yard minimum rear yard minimum side yard minimum lot width
street parking spaces and uses and design
access azea internal floor azea ratio number of off
0 for streets and related improvements Any variations allowed shall
4
standards of Chapter 26
be
specified
in the SPA agreement and shown
on
the final
development plan
Page
7 of 8
StaffFinding
There
are
are no
requests
to vary the dimensional
requirements
as
part
made under the PUD request Staff finds these criteria to not be
of the SPA
These requests
applicable
Page 8 of 8
EXHIBIT B
445 PLANNED
Chapter 26
UNIT DEVELOPMENT
conceptual final consolidated and minor PUD
conceptual final consolidated conceptual and final
Sec 445
26Review Criteria
050
A
development application
for
or
minor
Due to the limited issues
comply with the following standards and requirements
certain
conceptual reviews and properties eligible for minor PUD review
show
the
shall
an
to
rest upon
standards shall not be applied as noted The burden
Applicant
reasonableness of the development application and its conformity to the standards and
PUD shall
associated with
procedures
of this
A General
requirements
1
Chapter
The proposed
and this Title
development
shall be consistent with the
Aspen Area Community
Plan
Staff Finding
Staff believes that
some
concerns
AACP
goals
a
number of the
relating
to other
related to affordable
goals
in the
Aspen
Area
Community
Plan
aspects of the AACP The Application
housing economic sustainability and arts
are
meets
met but has
number of
a
and culture and has
Conceptual Review to meet goals related to transportation The Applicant
also made changes to the site plan which Staff believes brings the project closer to meeting
environment Overall
goals related to community character
made
has
the
changes
since
Housing
The
Applicant is providing
helping the community
145 of the
required
Affordable
Housing
which is
an
important step
The
Housing goals
affordable housing is to create an affordable
Housing section of the AACP states the intent of
and new
housing environment that is appropriately scaled and distributed throughout existing
market commercial
free
neighborhoods Intent pg 25 This development proposal mixes
market lodging with affordable housing The affordable housing is scaled to relate to
and free
the adjacent Club building and other surrounding buildings
in
meet the Affordable
This section also states that
Our
housing policy
outlined
should bolster
our
in the AACP
economic and social
affordable
diversity reinforce variety and enhance our sense of community by integrating
and
housing into the fabric of our town A healthy social balance includes all income ranges
avoid
further
that
mix
and
to
segregation of
types of people Each project should endeavor to
economic and social classes by project Philosophy pg 25 This proposal would provide 12
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 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 Club use as well as the
E pg 19 The proposal will promote a mix of backgrounds through
The AACP
Managing
Growth
Exhibit B PUD Review Criteria
Page I of I S
a detailed
housing residents and lodge visitors that will be on site Additionally
the site and the use of
transportation plan is proposed that promotes pedestrian access to
affordable
alternative modes of transportation
Sustainability section of the AACP recognizes that local ownership of
s unusual character tends to return more money to the
local economy and provides additional opportunities for upward mobility of people and that
owned
the community and its governments should support local ownership as well as externally
The Aspen Club
and
Philosophy
pg
31
serving
involved
locally
is
business
The stated
but
it
a
is owned by a vaziety of locals and non
locals
locally operated
Further
goal
the Economic
proposal
of this
is to
provide
a
new
health and wellness
opportunity
for residents and
locals The Club currently provides services and events that aze designed for locals including
week in the summer as well as periodic health lectures Staff believes that the concept of this
visitors
and to
use
application is a good one
Area Community Plan
The Economic
efficiency
and will go
Sustainability
environmental
a
way toward
long
furthering
section also states that it is
responsibility
and
cultural
and
the
important
goals
outlined
encourage
community sensitivity
to
used the
Aspen
resource
in
local
LEED for
organizations and in construction Policies pg 32 The applicant
This requires that development be done
Neighborhood standards in developing the proposal
the applicant is investigating ways to
using environmentally friendly techniques To that end
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
new
project
Arts Culture
Education
acknowledged as essential to Aspen
s
profile and its future as a unique place to
the
live work and learn Philosophy Pg 45 The Aspen Club currently works to promote
profits through
Arts Culture and Education of the Aspen Area by supporting local non
and wellness
and
educational
and
financial
by facilitating
support
provision of office space
The
has
members at large
pledged to
applicant
programs for Club members and community
The AACP states that arts culture and education
thriving yeaz
round economy its vibrant international
application
is
aze
approved
Parks Open
Environment
Space
Environment section of the AACP discusses the need to preserve
The Parks Open Space
area on the site and bringing the riparian area
move in the direction of enhancing the riparian
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
of the AACP
Exhibit B
PUD Review Criteria
Page 2 of
18
Biodiversity map and the Parks Open Space and the Environment map to protect sensitive
habitat azeas e
g riparian corridor and Elk habitat Policies pg 35 The development is
worked with the Parks
respecting the required stream margin setback and the applicant has
the riparian area
Design
The
Quality
Design Quality
eclectic mix of
section of the AACP asks that
design styles
retain and encourage an
character of our community
development
special
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
neighborhood
and
finally
the natural and
man
made features
joining
a
particular development
Decisions regarding scale massing form materials texture and color must be first
site
measured by context Contextual appropriateness transcends style alone Philosophy pg 42
Staff believes the ideas put forward in the Application for a health and wellness facility aze good
in the direction of
the changes help
Staff
finds
that
combining this goal with the proposed architecture Further
character of our community The Aspen Club
will enhance the
ensure the
development
special
the
unique and this Application proposes a unique addition to the Club Staff believes
of uses the project does a
changes to the site plan begin to reflect these opportunities 1n terms
which is comprised of a variety of uses In terms
good job of relating to the immediate context
of being
of massing staff is concerned that there is too much mass on the site given its context
The elimination or relocation of units 5 and 6 would help better meet
on the urban rural fringe
site is
Transportation
Transportation including a policy that
use patterns that enable and support travel
new growth should be structured on compact mixed
all types of trips Policies pg 22 Additionally
by foot bicycle and public transportation for
of bicycling and
the Transportation Chapter includes goals to maintain and improve the appeal
sidewalks as part
by adding sidewalk connections replacing sidewalks and requiring
walking
and
the
appeal of carpool or
of development approvals where appropriate Goal C pg 22
also
vanpooling for a wide variety of trip types Goal D pg 22 The Transportation Chapter
that
includes a policy to require all employment school social recreation or other activities
altemative
traffic impacts through support of
generate demand for travel to mitigate
transportation modes in proportion to trips generated Policies pg 22
The AACP has
The
applicant
a
number of
goals
has worked with
and
city
policies
related to
Transportation Demand Management
of transportation including carsharing vanpools
staff to create
a
set of
TDM tools that focus on alternative forms
carpooling biking and walking The applicant has also
along Ute Avenue to make walking and biking safer and
commitment to continue
shuttles for
committed to
more
installing
viable The TDM
a new
plan
sidewalk
includes
a
of the Cross Town Shuttle and the use of coordinated vans and
well as visitors who stay at other hotels but want to use the Aspen
use
employees as
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
Exhibit P
B
UD Review Criteria
Page
3 of 18
2
shall be consistent with the character
The
in
the surrounding area
of existing
and
uses
Staff Finding
The
consists of
and
a
lodging
which include
include
3
a
and
of single
family
variety
The
uses
is consistent with the chazacter of the
proposed
number of affordable
non and
profit
family homes
multi
affordable
commercial
uses
The
surrounding area
housing
as
is consistent with
housing projects
neighborhood
commercial non
profit
the adjacent properties
The
area
well
as
Additionally adjacent parcels
also
Staff finds this criterion to be met
shall not
adversely affect
the
future development of
the
Staff Finding
Staff believes that this
Most of the
The
will not
affect the future
adversely
build out so there is not
is at
area
opportunities
4
development
or near
GMQS
GMQS
or
has either been
allotments
and will be considered
prior
are
to
a
great
development
deal of future
granted GMQS allotments
available to accommodate the
or
in combination with
final
is
of the
area
development
exempt from
development plan
PUD
review
Staff Finding
The
has
Applicant
Allotments
The
requested
the needed Affordable
Housing
and
Lodge
Growth
Management
commercial
proposal will decrease the amount of commercial space on site so
allotments are not required The applicant needs 12 affordable housing
growth management
single growth management year there are 112
than
lodge pillow allotments available Because the applicant needs 12 more pillow allotments
Staff
year allotments
are available in this growth management year they have requested multi
allotments and 124
lodge pillow
allotments
In a
finds this criterion to be met
B Establishment
of Dimensional Requirements
requirements for all
040 above The
445
26
within the PUD as described in General Provisions
dimensional requirements of the underlying zone district shall be used as a guide in
determining the appropriate dimensions for the PUD During review of the proposed
dimensional requirements compatibility with surrounding land uses and existing development
PUD
The
final
properties
development plans
shall establish
the
dimensional
Section
patterns shall be
emphasized
Staff Finding
The PUD
The
development plans
proposed
into 5
new
The
requirements
requirements are based on the proposed
dimensional requirements are listed below
dimensional
lots
establish dimensional
for all
properties
subdivision of the
When
listing
Exhibit B
in
a
PUD
exiting
lot
the dimensional
PUD Review Criteria
Page 4 of 18
requirements
yard setbacks aze the south side of the lots all the reaz yard setbacks
lots and all the side yard setbacks are the east and west sides of the lots
the north side of the
on
aze
all front
Underlying
RR
Dimensional
proposed
Dimensional
Requirements
Requirements
fathering parcel
Dimensional
based
for subdivided lots
on
Requirement
Size
661
124
sq ft
941 acres
Total Lot Area 4
ft
or 215
232 sq
Lot 2 N
A
10 812 sq ft
Lot 4 26
110 sq ft
Lot 3
Lot 5
Lot Area after
Reduction
355 sq ft
9
Slope
047 sq
171
0
2
acres
fr
Family
Multi
Minimum Lot
Area per
Dimensional
Re uirements
Lot 1
Minimum Lot
Zone District
A
N
A
N
A
N
Lodge
dwelling unit
A
N
Lot l 277 Feet
Minimum Lot
Width
A
Lot 2 N
Lot 3
200 Feet
352 Feet
135 Feet
Lot 4 266 Feet
Lot 5 95 Feet
Lot 1
Minimum
Front Yard
Setback
30 feet above
grade
5 feet below
grade
5 Feet for Affordable
7
Lot 2 N
A
Lot 3
Housing
10 feet
30 Feet
iJnits
Lot 4 0 feet
5 feet
Lot 5 7
Lot 1
Minimum Side
0 feet above and below
grade
5 Feet
Lot 2 N
A
10 feet
Yazd Setback
Lot 3
East Side
Lot 4 20 feet
on
east side for
Affordable
Housing
Units
20 Feet
Lot 5 5 feet
Lot 1 60 feet above
20 feet above
grade
Minimum Side
stair 5 feet below
Yazd Setback
Lot 2 N
A
West Side
Lot 3
grade
for
for garage
building
access
5 Feet
grade
on
west side for
subgrade
20 Feet
100 Feet
20 Feet
garage 20 feet for
timeshare Unit 1
20 feet
Lot 4 5 feet
Lot 5 0 feet
Lot 1
100 feet
15
feet from
Top
of
Slope
Minimum Rear
A
Lot 2 N
Yard Setback
Lot 3
10 feet
Lot 4
10 feet
Lot 5
0 feet
Maximum
Height
4
Lots 3
Roofs Units 1 7 14
Affordable
Townhouse Units
Pitched
28 feet
Housing
Unit
11 Northwest Corner 32
Exhibit B
28 Feet
PUD Review Criteria
Page
5 of 18
Underlying
RR
Dimensional
Proposed
Dimensional
Requirements
Dimensional
based
for subdivided lots
Requirement
5 8
13 28 feet
Units 2
feet
28
Lot 2
Affordable Housing Units Lot 5 28
feet with the following exceptions
Unit 11 Northwest Corner 32 feet
Flat Roofs
Unit 12 Northwest Corner 41 feet
25 feet
Unit 12 Southwest Corner 31
Minimum
S
Building Lot 1
Club
Aspen
en
Requirements
fathering parcel
Dimensional
Re uirements
Club Units
O
on
Zone District
feet
Affordable
Housing
Unit
12 Northwest Corner 41
feet
Affordable
Housing
12 Southwest
Unit
Corner
25 feet
31
28 feet
A
N
A
N
A
N
ace
Total FAR
1
55
Total
Total FAR
1
55
94 sq ft
750
family affordable housing units
Multi
Total
Allowable
12 390 sq fr
Floor Area
Lodge
410
34
50 490 sq fr townhouse Units
080 sq fr
sq fr Club Units 16
Commercial
870 sq
Club 31
ft
94 sq fr
750
family affordable
Multi
390 sq fr
housing units 12
490 sq ft
Lodge 50
Townhouse Units 34
410
080 sq
sq fr Club Units 16
fr
Commercial Club 31
870
family
Sin g le
Same
zone
as
15
R
district
family
Multi
A
N
A
N
Lodge
A
Commercial N
sq fr
132 spaces total
Lodge 20 spaces
132 spaces total
Lodge 20 spaces
Minimum Off
Street
Parking
95 spaces 60
Lot 1 35 spaces on Lots 14A
Aspen
Club and
spaces
on
Lodge 5 spaces
per key 20
spaces
Club and Spa 1
Spa
14W
AH units 17 spaces
Aspen
Club and
Spa
95
spaces 60 spaces on Lot
35 spaces on Lots 14A
1
space per 1000
sq ft of net
leasable
43
14W
spaces
AH units 17 spaces
AH units 1 space
per unit 12
spaces
1
requirements for the subject property are appropriate
compatible with the following influences on the property
a
The character of and compatibility with existing and expected future land
in the surrounding area
The
proposed
dimensional
and
uses
Staff Finding
family free market
profit uses all on the adjacent
multi affordable housing and non
residential family
accommodations as well as a
properties Along Ute Avenue there are short term
The
uses
in the
area
are
Exhibit B
PUD Review Criteria
Page
6 of 18
vaziety of residential uses
adjacent pazcels as well as
the proposal is consistent
The
proposed
the overall
use
uses are
consistent with the
context of Ute Ave
use
mix
on
the
height of
Overall the
exceptions are to
underlying zoning
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 ftt in the
context of the
lower than the
The three
with the
development and neighborhood
surrounding ground elevations
because the
ground
elevation is much
b
Natural or man
made hazards
Staff Finding
s mapped
Applicant has located all development outside the Roaring Fork River
the lot The
yeaz floodplain No other natural hazards are believed to affect
100
final
application which found
applicant conducted an avalanche study as part of the
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
The
annually
The
applicant
mudflow risk evaluated
by
agreed
to have
the
and
have
the
Staff finds this criterion
Colorado Geologic Survey
to
be met at this time
c
Existing natural characteristics of the property and surrounding area such
and landforms
steep slopes waterways shade and significant vegetation
as
Staff Finding
been
development proposed is within areas of the site that have already
maintained through the fifteen
impacted by development The riparian area is being
of the Land Use
15 Foot top of slope setback required by the Stream Margin portion
Code No development including excavation is permitted in this setback area The
relocation of the existing
applicant has worked with the Parks Department on the
across the river to the
walkway that connects the Aspen Club Trail and the parking
Most of the
club Staff finds this criterion to be met
d
made characteristics of the property and the
Existing and proposed man
surrounding area such as noise traffic transit pedestrian circulation parking
and historical
resources
Staff Finding
impacts on Ute
and
Ave as a result of this development These tools include the use of carpooling
in
incentives for employees to use alternative modes of transportation participation
the CarShare program the availability of bikes for use by affordable housing
The
proposed
residents
and
TDM tools will assist in
timeshare
users
and
lowering
the
coordinated
expected
shuttle
traffic
service
Exhibit B
for
visitors
PUD Review Criteria
Page
7 of 18
Additionally the applicant is installing a sidewalk along Ute Ave to create a more
in
pedestrian friendly environment The applicant has also committed to zero growth
traffic as a result of this project
The proposed dimensional
2
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
site Staff recommends the Applicant look at ways
No open space is currently proposed on
units to help create
to consolidate the paths that are used to access the individual timeshare
more
for open space Further Staff believes the elimination of units 5 and 6
opportunities
will
help
and will create better
massing
created needed visual relief from the
quality
open
space Staff finds this criterion is not met
3
The
appropriate
following
a
b
c
d
number
of off
street parking
based
spaces shall be established
on
the
considerations
number
The
probable
including any
varying
proposed
The
of
cars
used
residential and
non
time
periods of
use
by
those
using
the
uses
whenever
joint
use
of
common
parking
is
availability of public transit and other transportation facilities including
or the commitment to utilize automobile
those for pedestrian access and
disincentive techniques in the proposed development
The
of the proposed development
activity centers in the city
The proximity
to the
commercial core and genera
Staff Finding
20 for the timeshare units
proposal includes 132 parking spaces divided as follows
units code requires 12 spaces and
code required amount 17 for the affordable housing
e for guest parking or
short term use i
an additional 5 spaces that are being provided for
The
for grocery drop off and 95 spaces for the club this is 4 more spaces than was approved
sub
by City Council in 1996 The applicant examined locating more parking in the
in
is
located
The
table
water
grade garage to help reduce the amount of surface parking
such a way that additional subgrade parking cannot be accommodated on this site The
20 timeshare and 12 of the affordable housing spaces will be located in the subgrade
Club will continue to use Lots 14A and 14W located across
garage Employees of the
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
modes in an effort to reduce the project
s dependence on the car
alternative
transportation
Page 8 of 18
and need for
parking
parking
No
is
Ute Ave
permitted along
Staff finds these criteria
to be met
4
density within a PUD may be reduced if there exists
insufficient infrastructure capabilities Specifically the maximum density of a PUD
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
maximum allowable
The
Staff Finding
s expense
Adequate public facilities exist and will be upgraded at the owner
new
traffic
study indicates
includes the realignment of a sewer line The Applicant
s
Ute Avenue can accommodate the proposal
s traffic generation In addition
applicant has
transportation
created
a
comprehensive
This
that
the
TDM plan to encourage alternative modes of
affordable housing resident and timeshare
for club users club employees
Ave has also
A safety plan which includes speed tables and humps for Ute
committed to
to ensure the road is safer for pedestrians The applicant has
owners
proposed
hired consultants to
growth in traffic as a result of this project The applicant has
exist for fire safety and the
assess the
existing water flows to determine if adequate flows
with the
is
preliminary report indicates there are adequate flows The applicant working
been
zero
Departments to confirm this The applicant is also working with the
Staff finds this
exists on the site
Engineering Department to ensure adequate drainage
City
Water and Fire
5
The maximum allowable
hazards
may
or
critical natural site features
be reduced
a
b
d
PUD may be reduced if there exists natural
a PUD
Specifically the maximum density of
a
if
for the proposed development because of ground
instability or the possibility of mudflow rock falls or avalanche dangers
The effects of the proposed development are detrimental to the natural
The
and is not suitable
watershed
c
density within
due
to
runoff drainage
soil
erosion
and
consequent
water
pollution
the
The proposed development will have a pernicious effect on air quality in
surrounding area and the City
the
The design and location of any proposed structure road driveway or trail in
or
causes
with the terrain
harmful
proposed development is not compatible
the
site
natural
disturbance to critical
features of
Staff Finding
Staff does not find any significant natural hazards on the site that would necessitate a
located in areas of the
density reduction For the most part the proposed development is
information
on
the
Based
provided in the
site that currently contain development
will involve a
Staff does not believe the
impact on the
application
s natural watershed
site
fhe
proposal
applicant is working
with
pernicious
engineering to ensure 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
PUD may be increased if there exists a
goal to be achieved through such increase and the development
s
with its surrounding development patterns and with the site
The maximum allowable
significant community
pattern is compatible
within
density
a
physical constraints
a
b
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
The site
s physical capabilities can accommodate additional density and there
exists no negative physical characteristics of the site as identified fn
The increase in
Subparagraphs
characteristics
4
and
5
those
above
can
areas
be
avoided
those
or
mitigated
density results in a development pattern compatible
and complimentary to the surrounding existing and expected development
The increase in maximum
c
with
pattern
land
uses
and characteristics
Notes
a
PUD may be established at a higher or
lower rate than specified in the underlying Zone District as long as on average
the entire PUD conforms to the maximum density provisions of the respective
Lot sizes
for
individual lots within
Zone District
b
or as
a
otherwise established
as
the maximum allowable
pursuant to afinal PUD Development Plan
The approved dimensional requirements for all lots within
required to be reflected in the final PUD development plans
the
density
PUD
are
Staff Finding
There
are no set
density requirements
for the Rural Residential
RR
zone
district
so
density
of
is established by the PUD Staff believes that the density on site is appropriate in terms
to
the
Staff does have concerns related
massing of
creating a critical mass for club services
another
the site and would like to see units 5 and 6 removed or at the very least relocated to
criterion
to
be
met
Staff finds this
area of the site say create additional club units
C Site Design
The purpose of this standard is to ensure the PUD enhances public spaces is complimentary
s natural and man
made features and the adjacent public spaces and ensures the
to the site
s health and safety The proposed development shall comply with the following
public
1
natural
Existing
or
made features
man
of
the site which
specific reference to the past or contribute
preserved or enhanced in an appropriate manner
interest
or a
are
to the
unique provide visual
identity of the town are
Staff Finding
the site
The
great asset in the Roaring Fork River which
will abide by all requirements for stream margin review which will help
and
riparian area There is an existing path that crosses the stream margin area
The site has
a
crosses
Applicant
preserve the
the applicant
Page
10 of 18
has worked with the Parks and
the
Community Development Departments
that will minimize the
path
formally
dedicated
through
a
realigned path
proposed development and
to the hillside
impact
The
trail easement
on a new
The
location for
will also be
utilities
are
located outside of the stream margin
However staff does not believe that the site plan
appropriately preserves or enhances this important natural feature The elimination of units 5
area
and 6 would
2
help
alleviate staff s
concerns
Structures have been clustered to
At this
time
appropriately
staff finds this criterion is not met
preserve
significant
open spaces and
vistas
Staff Findine
proposed
open spaces will be lost with this proposal
where the tennis courts are currently located
During
applicant
amended the site
property
Staff does not believe this has created
No
significant existing
views of the river and
help
3
alleviate staff s
Structures
are
context where
plan
riparian
to create
area
At this
concerns
a
larger
a
open space
large enough
The elimination
time
or
as
the timeshare units
Conceptual approval
are
the
on
the lower bench of the
area
to preserve and enhance
relocation of units 5 and 6 would
appropriately oriented to public streets contribute to the urban or rural
appropriate and provide visual interest and engagement of vehicular
and pedestrian movement
Staff Findine
The timeshare units
already
are
along Ute Avenue because most of the street frontage is
existing Club The proposed affordable housing units are
not located
used to accommodate the
adjacent to the street and Staff believes these will contribute to the street character
and neighborhood context Additionally the Club Units will help create a more pedestrian
friendly environment by providing fenestration and interest to the exiting blank wall that
located
exists
The
as
you enter the
Applicant
has
property from Ute Ave
agreed
to
provide
an
easement
along
the Ute Ave
portion of the site to
Additionally a new bus
accommodate the eventual continuation of the Ute Ave trail
pull out and shelter are proposed to better accommodate the Cross Town Shuttle Most
stop
of these
improvements
are
located in the
the Subdivision Plat to accommodate the
public right of way
portions on site
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
of
this
and single
homes
in
the
Staff
believes
the
mission
wellness
area
development
family
and personal growth and it
s unique location enable the design to be reflective of the
s
surrounding residences while providing a differenttake on the design that reflects the Club
While the
mass
open areas on the site and the elimination of some of the
of
units
5 and
the overall design better relate to the rural context The elimination
mission Provision of
would
help
more
6 would help alleviate staff
s concerns
At this
time staff finds this criterion is
Exhibit B
not met
PUD Review Criteria
Page
11 of 18
4
Buildings
vehicle
and
access
ways
are
appropriately arranged
to allow emergency and service
access
Staff Finding
City of Aspen Fire Marshal has reviewed the proposal
compliance with all applicable life safety requirements The
The
and has found
Fire Marshall
it 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 of parking spaces decreased from 133 at conceptual to 132 at final The existing
parking area accommodates fire truck turn arounds and must be maintained
applicant worked with the Fire and Community Development Departments to utilize
The
surface
grass
reduce
the
amount
of
done
to
pavers that can accommodate fire truck loads
fire
will be required to include
impervious surface on the site Further all structures
This
was
and fire alarm systems The applicant will be required to
exists in the subgrade garage Staff finds this criterion to be met
sprinkler systems
fire
5
access
Adequate pedestrian
and
handicapped
access
ensure
adequate
is provided
Staff Finding
According to the Application
has been included
as
a
the
project
will
comply
with all
condition in the Resolution
This
applicable requirements
Two of the Club units
are
ADA
number of the other units include ADA bathrooms As mentioned above
Staff
the Club will dedicate an easement for the future completion of the Ute Avenue trail
Accessible
6
Site
and
a
drainage
reasonable
for the proposed development in a practical
not negatively impact surrounding properties
is accommodated
manner
and shall
and
Staff Finding
According
with
some
letter submitted
by
drainage improvements
to
a
the
s engineer
Applicant
site
drainage
will be handled
Further the Applicant
s
to maintain historic runoff
existing tennis
will be
courts so an expansion of the impervious surface will be minimal The Applicant
If
required to pay the applicable Storm Water Fee assessed by the Engineering Department
areas are re
paving utilize
paved as part of the redevelopment Staff recommends that the re
to
pervious paving materials The applicant is working with the Engineering Department
engineer
ensure
7
states
runoff is
that the timeshare units will have
properly
similar
footprint
to the
treated Staff finds this criterion to be met
For non
residential land uses spaces between
accommodate any
a
programmatic functions
buildings
are
appropriately designed
associated with the
to
use
Staff Finding
significant grade difference between the proposed timeshare units near the river
and the existing Club The units that are located at the same grade as the Club do provide
sufficient spacing Staff would like to the elimination of units 5 and 6 which would increase
There is
a
Exhibit B
PUD Review Criteria
Page 12 of
18
programming
the amount of space available for outdoor
not met at this time
elements Staff finds this criterion is
D
Landscape Plan
with the
The purpose of this standard is to ensure compatibility of the proposed landscape
visual character of the city with surrounding parcels and with existing and proposedfeatures
The proposed development shall comply with the following
the subject
of
property
I
landscape plan exhibits a well designated treatment of exterior spaces preserves
and variety of
existing significant vegetation and provides an ample quantity
ornamental plant species suitable for the Aspen area climate
The
Staff Finding
The
Applicant
has
This has been reviewed
ensure
2
landscaping plan with a number of new plantings proposed
to
by the Parks Department who is working with the applicant
provided
proper native
plants
a
are
used
made site features
Significant existing natural and man
are
and interest in the landscape
preserved or enhanced in
Staff Finding
Department has requested a condition
trail through the riparian area to hand tools
development is proposed in the protected riparian
The Parks
The
3
proposed
method of protecting
which
an
provide uniqueness
appropriate
manner
of approval to limit the construction of the
No
This condition has been included
area
existing vegetation
and other
landscape features
is
appropriate
Staff Finding
The
Applicant
has
provided
a
landscaping plan
This has been reviewed
ensure
proper native
with
by the Parks Department
plants are used
a
number of
who is
new
working
plantings proposed
applicant to
with the
staff finds that additional refinement is needed for the landscape
as such the area has a more rural feel
plan The site is located near the urban rural fringe and
6 on the lower bench
than other areas of town The elimination or relocation of units 5 and
The current landscape
will help create the open space staff finds is needed in this proposal
s context staff
and seems rather formal Given the site
deal of
includes a
In
terms
plan
of
landscaping
paving
great
landscaping and
believes less formal
less
paving
is needed
the property and is
applicant is maintaining the existing Aspen Club trail that crosses
and the parking
creating a new trial easement that connects the river area to the Club building
consultation with the Parks
area There is an existing path that is being reconfigured after
hand tools will be used in the
Department and will be in the new trail easement Only
s easement
The applicant is also creating a fisherman
stream margin area for this path
The
Exhibit B
PUD Review Criteria
Page
13 of 18
applicant has committed to installing a sidewalk on
help completed a needed pedestrian connection
the
Additionally
Avenue to
their
property along
Ute
Overall
E Architectural Character
1
compatible with or enhance the visual character of the City appropriately relate to
existing and proposed architecture of the property represent a character suitable for
and indicative of the intended use and respect the scale and massing of nearby
Be
historical and cultural resources
Staff Finding
proposes a unique addition to the
new health and wellness program Staff believes the azchitecture should
In terms of architecture the applicant has stated that the
reflect these opportunities
residential scale that is
proposed mass scale and materials are intended to convey a
and uses in the area while also being true to the
of the different
Aspen Club
Club through the
The
site is
unique
and this
Application
buildings
representative
the townhome units residential in
and flat roofs materials palate of stone and wood that is
character a mix
similar to residential uses in the area modulation typical of residential townhomes and
articulated and pedestrian
changing the existing blank facade of the club to be more
Staff has concerns related to the massing of the proposal In addition the
s
Club
use
friendly
proposal
The
will be
final PUD
SPA
Commercial
applicant
of pitched
subject
has
by making
Design Review following approval of the
anticipates having concerns related to the specific
to final Commercial
Staff
application
Design
applicant
The
has done this
Review
proposed
Criteria including Building Design
a
water feature
as
and Articulation
part of the landscaping plan This
water
feature is located in the middle of the site and runs from the lower bench to the upper
bench There are paths that run through the site to connect the timeshare units to the Club
areas
and the
In addition the applicant is providing a permanent trail easement
parking
for the
Aspen
planning
access
staff and the fire
creating additional paved areas
portions of the upper bench area
without
pavers in
The elimination
this
1
time
or
The solution is the installation of grass
help
alleviate staff
s
concerns
At
Incorporate
the
currently exists on site The applicant worked with
fire
department to come up with a way to provide adequate
Club Trail that
to the extent
practical
by taking advantage of
intensive
of non or less
natural heating and cooling
property solar access shade and
s
vegetation
and
by
use
mechanical systems
StaflFindins
utilizes the south
north exposure on the lot and is participating in the new
LEED for Neighborhoods program The applicant is also planning use of renewable energy
The site
plan
Page 14 of 18
including a Growth
Conceptual Energy
3
Pump loop for heating and cooling as outlined in
Mechanical Systems Plan Staff finds this criterion is met
their
Source Heat
Accommodate the storage and shedding of snow ice and water
appropriate manner that does not require significant maintenance
in
a
safe
and
Staff Finding
The
Applicant
has included
a
application This plan
the parking and fire access
F
snow removal and storage plan as part of the final
melt systems and onsite storage of snow In addition
will be plowed Staff finds this criterion to be met
detailed
includes
snow
areas
Lighting
1
The purpose
in
an
of this
standard to
appropriate
manner
ensure
of the development will be lighted
public safety and general aesthetic
the exterior
considering
both
concerns
2
compliance with the outdoor lighting standards unless
otherwise approved and noted in the final PUD documents Up
lighting of site features
buildings landscape elements and lighting to call inordinate attention to the property is
prohibitedfor residential development
All exterior
lighting
shall in
Staff Finding
The PUD will comply with all
No lighting shall be permitted in
from
the stream margin area fifteen 15
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
lighting regulations
foot setback
in
place
area
be met
C Common Park
Open Space
or
Recreation Area
If the proposed development includes a common park open space or recreation
mutual benefit of all development in the proposed PUD the following criteria shall
area
1
3
the
or
amount location and design of the common park open space
recreation area enhances the character of the proposed development considering
and proposed structures and natural landscape features of the property
The
proposed
existing
s built form
provides visual relief to the property
of the various and uses and property users of the
2
for
be met
and is available to the mutual
benefit
PUD
deeded
proportionate undivided interest in al common park and recreation areas is
in perpetuity notfor a number ofyears to each lot or dwelling unit owner within
PUD or ownership is proposed in a similar manner
A
the
proposed an adequate assurance through a legal instrument for the
and shared
permanent care and maintenance of open spaces recreation areas
facilities together with a deed restriction against future residential commercial or
industrial development
There is
Page
I S 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
burden
The purpose of this standard is to ensure the development does not impose an undue
incur
an
unjustified
on the City
s infrastructure capabi
ides and that the public does not
with the development
associated
utilities
and
burden The proposed
public facilities
financial
shall
1
2
3
comply
with the following
Adequate public infrastructure facilities exist to accommodate the development
Adverse impacts on public infrastructure by the development will be mitigated by the
cost of the developer
necessary improvements at the sole
Oversized utilities public facilities or site improvements are provided appropriately
and where the developer is reimbursed proportionately for the additional improvement
Staff Finding
application states that
be borne by the Applicant
The
new
traffic
study
all costs associated with
This includes the
indicates
that Ute
public
realigmnent
Avenue
can
infrastructure
of
a
sewer
improvements
line
accommodate the
will
s
Applicant
proposal traffic
s
The
TDM plan to encourage
generation In addition the applicant has created a comprehensive
alternative modes of transportation for club users club employees affordable housing
which includes speed tables and humps for
resident and timeshare owners A safety plan
The applicant has
Ute Ave has also been proposed to ensure the road is safer for pedestrians
The applicant has hired
committed to zero growth in traffic as a result of this project
determine
if
adequate flows exist for fire
consultants to assess the existing water flows to
indicates there are The applicant is working with the City
The
preliminary report
safety
Departments to confirm this The applicant
on the
Engineering Department to ensure adequate drainage exists
Water and Fire
is also
working
with the
site
was found after
delivery traffic is anticipated as part of this project it
sac does not have adequate pavement to meet
de
Conceptual approval that the existing cul
sac pavement will be needed to
de
city standards Some improvements to the existing cul
accommodate truck traffic The applicant is working with the Engineering Department to
Staff finds this
determine to what extent the applicant is responsible for the improvements
While
no net new
criterion
to
truck
be met at this time
I Access and Circulation
Only
standards 1 2
apply
to Minor PUD
applications
development is easily accessible does not unduly
recreational trail
burden the surrounding road network provides adequate pedestrian and
circulation
and
The proposed access
of the
facilities and minimizes the use of security gates
development shall meet the following criteria
The purpose
of this
standard is to
ensure
the
Page I6 of 18
1
Each lot structure
or
an
within the PUD has
adequate access to
approved private road a pedestrian way
use
directly
through
dedicated to public or private
street either
area
other land
or
a
public
or
other
street
The
use
Staff Finding
Staff believes that all structures and
units have
timeshare
units club
and affordable
additional
parking
Lot 14A is accessed from
available from the
on
Aspen
housing
Club Trail located
Lot 14A to the club will be
appropriate
have
uses
by
public
from Ute Avenue while the
access
pedestrian access
provides access from
part of this application Staff
82 There is also
Highway
the river The trail that
dedicated for
formally
access to a
public
use
as
2
parking arrangement do not
or such
create traffic congestion on the roads surrounding the proposed development
surrounding roads are proposed to be improved to accommodate the development
The
vehicular
access
points
and
Staff Finding
he
T
has
Applicant
configuration
submitted
Traffic
a
will not
Intersections The
adversely impact
applicant has committed
Report
to
that
levels
traffic
no new
indicates
traffic
the
proposed parking
Ute Avenue
on
a
as
or
result of this
the
adjacent
development
3
Areas
of historic pedestrian
or
recreational trail use improvements
trail system and adequate access to
to the bicycle and pedestrian
lands and the rivers are provided
through
proposedfor appropriate improvements
dedicated
public
of or connections
significant public
trail easements and
are
and maintenance
Staff Finding
Trail easements
proposed development will not result in any changes to the existing
continue the Ute
easement
Ute
Avenue
to
along
Applicant has also agreed to provide an
The
The
Avenue Trail
In addition
river to the Club
4
a new
building
trial easement will be
provided
for the trail that connects the
Community Plan and adopted specific plans
are
regarding recreational trails pedestrian and bicycle paths and transportation
proposed to be implemented in an appropriate manner
The recommendations
of the Aspen
Area
Staff Findins
The
Applicant
Avenue Trail
has
In addition
the river to the Club
5
agreed
to
a new
building
Streets in the PUD which
Ute Avenue to continue the Ute
trial easement will be provided for the trail that connects
provide
easement
along
are
proposed
ownership provide appropriate
and emergency
an
or
recommended to be retained under
dedication to
public
use
to ensure
private
appropriate public
access
Page 17 of 18
Staff Finding
There
6
are no
internal streets
of this PUD Staff finds this criterion to be met
proposed as part
Security gates guard posts or other entryway expressions for
within the PUD are minimized to the extent practical
the PUD
or
for
lots
Staff Finding
There
gates
aze no
guard posts proposed
or
as
part of this PUD Staff finds this criterion
to
be met
Phasing of Development Plan does not apply to Conceptual PUD applications
an
The purpose of this criteria is to ensure partially completed projects do not create
owners
and impacts of an
unnecessary burden on the public or surrounding property
the
individual phase are mitigated adequately If phasing of
development plan is proposed
J
each
phase shall
be
defined
in the
adoptedfinal
PUD
development plan
Staff Finding
No
phasing
is
The development will take place
part of this development
has requested a seven 7 year
a two 2 year period however the applicant
proposed
approximately over
vesting period because
mixed
use
projects
as
of the national
availability of funding for
recommends against the 7 year
economic outlook and the
Staff finds this criterion to be met but
vesting period
Page 18 of 18
EXHIBIT C
590
Chapter 26
TIMESHARE DEVELOPMENT
070 Review standards for timeshare lodge development
590
Sec 26
of
An applicant for timeshare lodge development shall demonstrate compliance with each
are
These
standards
the
standards as applicable to the proposed development
following
in addition
to
those standards
applicable
to the review of the PUD and Subdivision
applications
to convert an
impact analysis and mitigation Any applicant proposing
to demonstrate
existing lodge to a timeshare lodge development shall be required
that the proposed conversion will not have a negative tax consequence for the City
A Fiscal
In order to demonstrate the tax consequences of the
applicant shall prepare a detailed fiscal impact study
application
between
the
of the final PUD
part
following comparisons
proposed timeshare lodge
shall contain at least the
impact study
existing lodge operation
The fiscal
the
proposed conversion
as
and
the
development
1
A summary of the sales taxes
paid
to the
City
If the
for rental of
has
lodge rooms
stopped renting
lodge
prior five years of its operation
the application then the summary
submission
of
to
the
time
of
rooms prior
shall reflect the final five 5 years the lodge was in operation The summary
taxes the
of past taxes paid shall be compared to a projection of the sales
over the first five
proposed timeshare lodge development will pay to the City
the applicant shall
5 years of its operation As part of this projection
each timeshare lodge
specify the number of nights the applicant anticipates
number of
unit will be available for daily rental to visitors that is the annual
s
the owner or the owner
nights when the unit will not be occupied by
guests the expected visitor occupancy rate for these units the expected
amount of sales tax that
average daily cost to rent the unit and the resulting
during
the
will be
paid
to the
City
paid to the City
has
if the existing lodge were to be sold If an actual sale of the property
occurred within the last twelve 12 months then the real estate taxes paid
for that sale shall be used This estimation shall be compared to a 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
sales prices for the
projection shall include a statement of the expected
timeshare estates and the applicable tax rate that will be applied to each sale
2
would be
An estimation of the real estate transfer taxes that
3
A summary of the
five
the
prior
the
proposed
five
5 years
City of the property taxes paid for the lodge for
portion
taxes
5 years of its operation and a projection of the property
first
lodge development will pay to the City over the
of the
operation This projection shall include a statement
timeshare
of its
Exhibit C Timeshare Review Criteria
Page 1 of 7
expected value that will
the applicable tax rate
be
assigned
to the
property by
the Tax Assessor and
contain such other information that the
believes is relevant to understanding the tax consequences of the
development For example the applicant may provide information
The fiscal
applicant
proposed
impact study
demonstrating there will
City from the occupancy
may also
be
secondary
or
indirect tax benefits to the
of the timeshare units in terms of increased retail
activity in the community as compared to the
to prove
existing lodge development The applicant shall be expected
such
economic
advantages
definitively why the timeshare units would cause
a
traditional
not
be
achieved
lodge
development
Any such
that would
by
the
taxes
paid during the
additional information provided shall compare
s operation to the first five 5 years of the
prior five 5 years of the lodge
sales and
proposed
other economic
timeshare
If the fiscal
s operation
lodge
impact study
demonstrates there will be
an
annual tax loss to the
in any of
City from the conversion of an existing lodge to a timeshare lodge
the specific tax categories property tax sales tax lodging tax RETT tax
that
then the applicant shall be required to propose a mitigation program
resolves the problem to the satisfaction of the City Council Analysis of the
for a lodging
fiscal impact study shall compare existing tax revenues
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
s
StatlFindin
proposal
The
development
does not include any conversion of an existing
Staff finds this criterion to not be applicable
lodge
into
a
timeshare
loge
to be
existing projects Any existing project that is proposed
and
converted to a timeshare lodge development shall be physically upgraded
shall be
modernized The extent of the upgrading that is to be accomplished
the
condition
of
the
existing
determined as part of the PUD review considering
in character
the
make
compatible
with
intent
to
development
the
facilities
being
of the building
with surrounding properties and to extend the useful life
structures
1 To the extent that it would be practical and reasonable existing
shall be brought into compliance with the City
s adopted Fire Health and
B
Upgrading
of
Building
2
be closed until
No sale of any interest in a timeshare lodge development shall
a Certificate of Occupancy has been issued for the upgrading
Sta FindinQS
which does not include any conversion
The new development will be
Applicant proposes an entirely new project
an
existing lodge into a timeshare loge development
The
of
Codes
Page 2 of 7
to meet all
required
be
City health fire
and
building
Staff finds this criterion to not
codes
applicable
C
Preservation of
existing lodging inventory
regulations is to preserve and
Therefore any proposal to convert
enhance
An
express
of these
purpose
s existing lodging
Aspen
inventory
existing lodge or other property that provides
term accommodations to a timeshare lodge should at a minimum replace the
short
If the
existing number of units on the property in the planned timeshare lodge
the
timeshare
number
of
then
lodge
units
applicant is unable to replace the existing
or the
on the
number
of
bedrooms
the
shall
property
existing
replace
development
how
the proposal complies with the purposes of these
shall
demonstrate
applicant
the
regulations even though the planned timeshare lodge will not replace either
number of units
existing
or
an
bedrooms
Staff Findings
which does not include any conversion
proposes an entirely new project
will bring
of an existing lodge into a timeshare loge development The new development
criterion
Staff
finds
this
to not be
additional lodge rooms to the City
s Lodging stock
The
Applicant
applicable
housing requirements
affordable
a timeshare lodge development is required to provide
the
housing mitigation for the development shall be calculated by applying
uses The affordable
for
lodge
standards of the City
s housing designee
D Affordable
1
Whenever
the maximum number of
housing requirement shall be calculated based on
proposed lock out rooms in the development and shall
any
retail restaurant conference
or
other functions
also take into account
proposed in
Staff Findings
While this section
off
lock
rooms
requires
updates
affordable
to the land
housing mitigation
use
to be based
the
lodge
the number of
on
on bedrooms
require mitigation
requires projects to provide mitigation equal to
be based
code
Section 470
26of the Land Use Code
050
1states that there are 5 FTEs
A
100
470
60 of the employees generated Section 26
two 62
s twenty 20 units include sixty
generated per lodging bedroom This project
the mitigation
Therefore
bedrooms creating a generation of 31 FTEs 62 bedrooms 5
60 The applicant has proposed to provide
31 FTEs
bedroom units This exceeds
2
seven 27 FTEs onsite in twelve 12
housing for twenty
the code requirement by nearly 145
requirement
No
18 FTEs
is 6
mitigation
is
required
amount of net leasable
as
part
of the Club remodel
as
there is
no
increase in the
area
2
mition of
family dwelling unit that meets the de
The conversion of any multi
residential multi
family housing to timesharing shall comply with the
Page 3 of 7
provisions
even
There
when there is
demolition of the
no
Multi Replacement Program
Family
family dwelling unit
existing multi
units
family dwelling
currently no multi
to not be applicable
are
criterion
E
of Chapter 26
530 Resident
on
the property
Staff finds this
Parking requirements
shall be
1 The
parking requirement for timeshare lodge development
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
5 parking spaces are required for
26of the Land Use Code 0
030
Pursuant to section 515
each key in a lodge development There are a maximum of forty 40 keys resulting in a
5
0
20
of
20
spaces for the timeshare units 40
parking
parking requirement twenty
The Applicant has provided twenty 20 spaces
in the
grade parking
sub
garage for the
timeshare units Staff finds this criterion to be met
2
lodge development shall also provide an appropriate evel of
to offer
guest transportation services such as vans or other shuttle vehicles
in Aspen
au alternative to having owners and guests using their own vehicles
The timeshare
Staff Findings
The
as
Applicant
part
of the
provided a detailed Transportation Demand Management TDM plan
demand shuttle services to
DM plan includes on
final application The T
has
and guests of the timeshare units This service will
shuttle services
Additionally the sales and
operate separate from their in town
of
the
project healthy living as
marketing materials will highlight the overall philosophy
available at the club These include the use of the Car
well as the
and from the
airport
for
owners
transportation options
site bikes
Share program and on
traffic
trips as part of this
growth in
3
The owner of
a
parking
a
The
applicant
project
has also committed to
zero
prohibited from storing
is not using that estate
timeshare estate shall be
site when the
space on
having
owner
a
vehicle in
Staff Findings
The timeshare
staying
owners
will be
from
storing
their
cars in
the garage when
they
in their unit Staff finds this criterion to be met
are
not
F
Appropriateness
of
marketing
and sales
practices
The
marketing
and sale of
the real estate laws set forth in Title 12
and licensed
S as may be amended from time to time The applicant
R
C
the timeshare
entity shall present to the City a plan for marketing
timeshare estates shall be
Article
prohibited
governed by
61
marketing
development
Page
4 of 7
1
The
following marketing
shall not be
and sales
practices
for
a
timeshare
development
permitted
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
The solicitation of
a
b
a
sales
Giving of gifts to encourage potential purchasers to attend
presentation or to visit a timeshare development is permitted provided the
gift reflects the local Aspen economy For example gifts for travel to or
accommodations in Aspen restaurants in Aspen and local attractions ski
are permitted Gifts that have no
passes concert tickets rafting trips etc
relationship to the local Aspen economy are not permitted The following
gifts are also not 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
a sales
purchaser that the purchaser will be required to attend
presentation as a condition of receiving the gifts and
of the
c
Any gift package for which the printed announcement
face than
requirement to attend a sales presentation is in smaller type
the information on the gift being offered
2
lFindings
Sta
Applicant
The
timeshare instruments
document
the final
incorporating all the above requirements in
Disclosure
requirements are incorporated into the drafr
has committed to
The
These
timeshare instruments will
be recorded
simultaneously
with
the
SPA Agreement Staff finds this criterion to be met
PUD
of maintenance and management plan The applicant shall provide
will be
documentation and guarantees that the timeshare lodge development
and maintained in a manner that will be both stable and
G
Adequacy
appropriately managed
continuous This shall include
be
an
identiScation of when and how maintenance will
and shall also address the following requirements
to review and
procedure shall be established for the estate owners
made throughout the life of the
approve any fee increases which may be
timeshare development to provide assurance and protection to timeshare
be applied and used
fees will
owners
that
provided
1
A fair
assessment
management
appropriately
2
The
applicant
ensure
that the
throughout
shall also demonstrate that there will be
proposed
timeshare
development
will be
a reserve
properly
fund to
maintained
its lifetime
Staff Findings
The
Applicant
incorporating all the above requirements in the final
requirements are incorporated into the draft Disclosure
has committed to
These
Page 5 of 7
document
instrtunents
The timeshare
will
be recorded
with
simultaneously
the
SPA Agreement Staff finds this criterion to be met
PUD
Compliance with State Statutes The applicant shall demonstrate that the
proposed timeshare lodge development will comply with all applicable requirements
3
of Title 12 Article 61 C
S and Title 38 Article 33
R
S Title 38 Article 33 C
R
for
rescission
S including the requirements concerning the five 5 day period
R
C
of a sales contract and the procedures for holding deposits or down payments in
H
escrow
Staff FindinQS
incorporating all the above requirements in the final
These requirements are incorporated into the draft Disclosure
document The final timeshare instruments will be recorded simultaneously with the
The
Applicant
has committed to
SPA Agreement
PUD
I
Approval by
condominium
owners
If the
development
that is
proposed
to be
applicant shall submit written proof that the
of
condominium declaration allows timesharing that one hundred percent 100
the owners of the condominium units have approved the timeshare development
the applicant may
including any improvements to the common elements that
timeshared is
a
condominium
the
condominium have approved the proposed
propose that all mortgagees of the
condominium units in the timeshare
timeshare development and that all
development will be included in the same sales and marketing program
Staff FindinES
The
be
project currently
does not have condominium
owners
Staff finds this criterion to not
applicable
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
g
to the requirements of this Section Right
use timeshare concepts e
to
in
are
considered
inappropriate
Aspen and
holds and vacation clubs
lease
J
Prohibited
are
2
3
not
permitted
of the facts contained in any application for timeshare
statement
approval timeshare development instruments or disclosure
for
Failure to comply with any representations contained in any application
to
timesharing or misrepresenting the substance of any such application
Misrepresentation
another who may be
4
Manage operate
a
use
prospective purchaser
offer for sale
therein in violation of any
granted pursuant
hereto
or
or
requirement
cause
or
sell
of a timeshare interest
a
timeshare estate
of this
aid and
Chapter
or
or
any
interest
approval
abet another to violate any
Exhibit C
Timeshare Review Criteria
Page 6 of 7
requirement of this Chapter or an approval granted pursuant
2002
1 part 2002 Ord No 13
2005 5
Chapter Ord No 21
to
this
lFindinQS
Sta
The
Applicant
has committed that
they
will not
mentioned activities Staff finds this criterion
knowingly
engage in any of the above
to be met
Timeshare Review Criteria
Exhibit C
Page 7 of 7
EXHIBIT D
Growth
470
Chapter 26
Management Quota System
All development applications for growth
requirements
standards
The reviewing body shall
management review shall comply with the following
or
deny an application for growth management review based
approve approve with conditions
criteria applicable to the specific
on the following generally applicable criteria and the review
B General
OSO
470
26
Sec
type of development
accommodate the
proposed
Sufficient growth management allotments are available to
D Applications for multiyear
030
470
26
Subsection
to
development pursuant
1shall not be required to
090
470
development allotment pursuant to Paragraph 26
1
meet this standard
Staff Finding
for the timeshare
year allotment
Application includes a request for multi
There are
development and 12 allotments for affordable housing
housing allotments available This review criterion is not applicable to
The
of the
the timeshare
development
is consistent with the
Aspen
Area
some
concerns
portion
Community Plan
Staff Finding
Staff believes that
of the
applicant
The proposed
2
portion
sufficient affordable
a
number of the
relating
to other
goals
in the
Aspen
Area
aspects of the AACP
Community
The
Plan
Application
are
meets
met but has
number of
a
sustainability and arts and culture and has
goals related to affordable housing
The Applicant
made changes since Conceptual Review to meet goals related to transportation
closer to meeting
has also made changes to the site plan which Staff believes brings the project
environment
Overall
the goals related to community character
economic
AACP
Housing
which is an important step
Applicant is providing 145 of the required Affordable Housing
in the AACP The
in helping the community meet the Affordable Housing goals outlined
affordable housing is to create an affordable
Housing section of the AACP states the intent of
and new
mixes free
market commercial
neighborhoods Intent pg 25 fhis development proposal
affordable
housing is scaled to relate to
market lodging with affordable housing The
and free
The
and social
that Our housing policy should bolster our economic
our sense
of community by integrating affordable
diversity reinforce variety and enhance
balance includes all income ranges and
housing into the fabric of our town A healthy social
would provide 12
economic and social classes by project Philosophy pg 25 This proposal
types of
people
Each
project
xhibit D
F
GMQS Review Criteria
Page I of 10
new
units
affordable
are
housing
proposed which
Managing
Aspen Club Employees
the housing is accessible to
rental units for
will
ensure
A mix of
a
category 2 3 and 4
wide range of income levels
Growth
foster
Chapter lists one of the main goals of managing growth as
a well
Club use as well as the
E pg 19 The proposal will promote a mix of backgrounds through the
Additionally a detailed
affordable housing residents and lodge visitors that will be on site
The AACP
Managing
proposed that promotes pedestrian
of transportation
transportation plan
alternative modes
Growth
is
access
site and the
to the
use
of
that
local economy and provides additional opportunities for upward mobility of people and
owned
Club
serving and locally
involved Philosophy pg 3 The Aspen
Further
the Economic
is owned
by
a
variety
of locals and
locals
non
locally operated business The stated
wellness opportunity for residents and
but it is
a
a new health and
raised
through the timeshare sales to subsidize programs for
visitors and to use the money
locals The Club currently provides services and events that are designed for locals including
Staff
believes that the concept of this
week in the summer as well as periodic health lectures
toward furthering the goals outlined Aspen
application is a good one and will go a long way
goal
of this
proposal
is to
provide
Area Community Plan
The Economic
encourage
sensitivity
section also states that it is important to
responsibility and cultural and community
Sustainability
efficiency environmental
The
This
applicant
requires
used the
that
new
resource
in
local
LEED for
development
be done
o that end the applicant is investigating ways to
using environmentally friendly techniques I
and various energy
minimize construction impacts utilizing alternative renewable energies
use as a result of this
efficient materials The applicant has committed to no net new energy
project
Arts Culture
Education
The AACP states that arts culture and education
thriving year
acknowledged as
profile and its future
are
essential to
as
a
Aspen
s
unique place to
works to promote the
live work and learn Philosophy Pg 45 The Aspen Club currently
local non
profits through
Arts Culture and Education of the Aspen Area by supporting
educational
and wellness
and by facilitating
provision of office space and financial support
and community members at large The applicant has pledged to
programs for Club members
application
is
approved
Exhibit D
10
Page 2 0
Environment
Open Space
the riparian area
move in the direction of enhancing the riparian area on the site and bringing
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
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
has worked with the Parks
respecting the required stream margin setback and the applicant
the riparian area
Design Ouality
The Design Quality section
eclectic mix of design styles
development retain and encourage an
our community
to maintain and enhance the special character of
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
of the AACP asks that
finally the natural and man made features joining a particular development
Decisions regarding scale massing form materials texture and color must be first
site
measured by context Contextual appropriateness transcends style alone Philosophy pg 42
neighborhood
and
are good
Staff believes the ideas put forward in the Application for a health and wellness facility
direction
of
in
the
finds that the changes help
combining this goal with the proposed architecture Further Staff
our
will enhance the
character of
community The Aspen Club
the
development
special
the Club
unique and this Application proposes a unique addition to
In terms of uses
changes to the site plan begin to reflect these opportunities
of a variety
good job of relating to the immediate context which is comprised
ensure
site is
Staff believes the
the
of uses
massing
does
a
In terms
its context of being
the site
given
staff is concerned that there is too much
6 would
of
units
5
and
or
relocation
The
elimination
on the urban
rural fringe
of
mass on
project
help
better meet
Transportation
that
number of goals and policies related to Transportation including a policy
use patterns that enable and support travel
should be structured on compact mixed
fhe AACP has
new
growth
a
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
as
part
by adding sidewalk connections replacing sidewalks and requiring sidewalks
walking
or
and
the
of
where
carpool
appeal
of development approvals
appropriate Goal C pg 22
also
vanpooling for a wide variety of Crip types Goal D pg 22 The Transportation Chapter
by foot bicycle
includes
generate
a
and
policy
demand
to
require
for
transportation modes
in
all
employment school social
recreation
or
other activities that
mitigate traffic impacts through support
proportion to trips generated Policies pg 22
travel
to
of alternative
Exhibit D
Page 3 of 10
set of Transportation Demand
Management
including
carsharing
vanpools
transportation
TDM
a new sidewalk
has
also
committed
to
and
The
installing
applicant
walking
carpooling biking
and
to
make
Ute
Avenue
biking safer and more viable The TDM plan includes a
walking
along
The
applicant
has worked with
tools that focus
on
shuttles for
Club
staff to create
city
a
alternative forms of
use
employees as
timeshare users Staff
pick up service at the airport is also proposed for the
of
the
AACP
related
to Transportation
that the TDM plan meets the goals and policies
Coordinated
believes
3
The
development conforms
to the
requirements
and imitations
of the
zone
district
Staff Finding
The
and PUD to vary the underlying dimensional and use
The project will comply with all dimensional and use
for this site
Staff finds this
SPA review
that are established as part of the final PUD
application
requirements
requirements
is for
an
SPA
criterion to be met
4
The
Commission
approval
Conceptual Planned
is consistent
with the
Conceptual
Historic Preservation
Conceptual Commercial Design Review approval
Development approval as applicable
the
Unit
and the
Staff Finding
The
project
approval
received
The final
conceptual
application
commercial
design
approval and conceptual PUD
those approvals Staff finds this
review
is consistent with both
criterion to be met
5
Unless otherwise specified in this Chapter sixty percent 60 of the employees
or lodge development according to Subsection
generated by the additional commercial
generation rates are mitigated through the provision of
26 Employee
A
IOO
470
shall be approved
affordable housing The employee generation mitigation plan
at
a Category 4 rate as
4 Affordable housing
070
470
pursuant to Paragraph 26
Pitkin County Housing Authority Guidelines as amended An
defined in the Aspen
applicant may choose to provide mitigation units at a lower category designation
Staff Finding
number for
applicant has committed to meeting the 60 employee mitigation
Growth Management Review which is the highest mitigation level outlined in the code
lodge development
The
the
for
bedroom units
bedroom units four 4
lodge development includes 62 bedrooms ten 3
1
A
100
470
bedroom units Land Use Code section 26
bedroom units and two 2
four 3
the
employee generation is 31
states that there are 5 FTEs per lodging bedroom Therefore
At a mitigation level of 60 the required
31 FTEs
5 FTEs
FTEs 62 lodge bedrooms
60
6 FTEs
18
fEs
6 FTEs 31 F
mitigation for the project is 18
The
Exhibit D
Page 4 of 10
Land Use Code
bedroom affordable housing units
twelve 2
25 FTEs Therefore the
2states that each 2 bedroom unit houses 2
A
100
470
section 26
bedroom
two
units
25FTEs
2
proposed 12 affordable housing units will house 27 FTEs 12
applicant
The
27
FTEs
is
providing
This is
approximately
145 of the
required
affordable
housing mitigation
Affordable housing net livable area for which the finished floor
natural or finished grade whichever is higher shall be provided in
6
level is at
market residential net
thirty percent 30 of the additional free
above
natural or finished grade
far which the finishedJloor level is at or
higher
at least
Affordable housing
shall be
or
an amount
above
equal to
livable area
whichever is
4Affordable
070
470
Paragraph 26
in
the Aspen
Pitkin County
defined
An applicant may choose to provide
approved pursuant
to
4 rate
as
housing and be restricted to Category
Housing Authority Guidelines as amended
units that
mitigation units at a lower category designation Affordable housing
restricted
deed
at
being provided absent a requirement voluntary units may be
level of affordability including residential occupied
a
are
any
Finding
Staf
market residential
No free
this criterion is not
7
The
proposed
as
part
of this
application
Staff finds
applicable
public infrastructure or such
the project
mitigated through improvement proposed as part of
project represents
additional demand is
Public
is
development
minimal additional demand
infrastructure includes
energy and communication
waste disposal parking and
on
but is not limited to water
supply
sewage
treatment
police protection
utilities drainage control fire
road and transit services Ord No 14 2007 I
and
solid
Staff Finding
Adequate public facilities exist
the realignment of a sewer line
and will be
upgraded
owner expense
at the s
This includes
indicates that Ute Avenue
s new traffic study
Applicant
a
traffic
can accommodate the s
generation In addition the applicant has created
proposal
of transportation for club users
comprehensive TDM plan to encourage alternative modes
A safety plan which
club employees affordable housing resident and timeshare owners
to ensure the road is
includes speed tables and humps for Ute Ave has also been proposed
result of this
safer for pedestrians The applicant has committed to zero growth in traffic as a
flows to determine if
project The applicant has hired consultants to assess the existing water
indicates there are adequate
adequate flows exist for fire safety and the preliminary report
confirm this
flows The applicant is working with the City Water and Fire Departments to
The
applicant
exists
Sec
on
is also
the site
City
470A90
26
working
The
with the
to ensure
adequate drainage
Staff finds this criterion to be met at this time
Council
applications
Exhibit D
Page 5 of 10
following types of development shall be approved approved with conditions or denied by
110 Procedures for review and the criteria for each
470
the City Council pursuant to Section 26
all growth management applications
type of development described below Except as noted
050 Except as noted all City
470
shall comply with the general requirements of Section 26
The
growth management approvals
Council
allotments and
development
shall
development ceiling
be
deducted
from
the
respective
annual
levels
development allotment The City Council upon a recommendation
or deny a
from the Planning and Zoning Commission shall approve approve with conditions
year development allotment request based on the following criteria
multi
1 Multi
090
470
26
year
a
The
is considered
Note A project need not meet
sufficiently considered exceptional
criteria
1
proposal
project
The
exceeds the minimum
al
exceptional considering the following
of the following criteria only enough to be
affordable housing required for
a
standard
Staff Finding
6 FTEs is
Es when housing for 18
I
applicant is providing housing for 27 F
of the requirement Staff
required by the code This represents housing at 145
The
2
represents an excellent historic preservation accomplishment
recommendation from the Historic Preservation Officer shall be considered for
The proposed project
A
this standard
Staff Finding
historic preservation element The
proposed development does not include a
on the Ordinance 48 list of potentially significant
property is not designated and is not
structures Staff finds this criterion is not applicable
The
3
established as
proposal furthers affordable housing goals by providing units
Pitkin County Housing Authority Guidelines
priority through the current Aspen
and provides a desirable mix of affordable unit types economic levels and lifestyles
A recommendation from the Aspen
Pitkin
g singles seniors families etc
e
this
standard
County Housing Authority shall be considered for
The
Staff Finding
the land
proposed a mix of Category 2 3 and units although
code only requires the provision of Category 4 units Category units that are below
will enable a variety
Category 4 are priority units for AHCPA The mix of categories
of income levels to rent housing near where they work The income requirements for
The
applicant
these
4
has
categories
use
are
Maximum Income for Rental Units
Exhibit D
Page 6 of 10
No of Adults
Category
Category
Cateeory
2
3
4
000
79
000
129
2 Adult
49
000
000
73
000
119
000
193
3 Adult
000
85
000
139
000
225
000
125
000
150
000
175
1 Adult
Net Assets not in Excess
of
4
proposal minimizes impacts
The
on
public infrastructure by
incorporating
innovative energy
saving techniques
Staff Finding
applicant 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
radiant floors energy
drainage etc and energy efficient building techniques like
is
contemplating the use of solar
efficient materials etc In addition the applicant
Source Heat Pumps GSHP The
panels and has committed to the use of Ground
ND program and will exceed the City
s adopted
project is participating in the LEED
The
energy codes
5
The
and
proposal minimizes
after construction
construction
impacts
to the extent
practicable
both
during
Staff Finding
which
provided a preliminary construction management plan
related to
indicates the project will meet all applicable city code requirements
of
the
building
construction Amore detailed plan will be submitted at the time
permit application
The
applicant
has
For instance the applicant
construction types
in an
indicated during the conceptual review that modulaz construction might be used
There is no information on the final
effort to decrease construction impacts
Staff would like
more
application regarding
detail
on
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
plan
has submitted a detailed
and traffic study that commits to
applicant
TDM
plan
increase
includes
use
specific
of alternative
measures
Transportation Demand Management TDM
a zero
growth project in terms of traffic The
to reduce the reliance
on
the automobile and
modes including carpooling biking walking
and
using
Exhibit D
Page 7 of 10
Specific
shuttles
proposed
measures are
for
Aspen
employees those living in
timeshare units and members
Club
housing units owners and guests of the
The plan has
and guests of the Aspen Club
Spa
is met
this
criterion
Staff
finds
Transportation Department
the affordable
7
been reviewed
the
by
requirements of the Efficient Building Code or for
LEEDS certification as applicable A recommendation from the Building
Department shall be considered far this standard
The
exceeds minimum
proposal
Staff Finding
The
measures
The
the
program which requires specific
be taken to reduce the overall environmental footprint of the development
worked with Resource
Group to do an energy use study of
is
applicant
participating
Applicant
proposal see
energy used on site
exceeding
The
development
applicant will
that the
heating and cooling improved
and the
and affordable
the
site after the
To do
today
Pump GSHP loop for
on the club building
8
use on
pilot
Engineering
Application Appendix D
Exhibit 2 in the
to have the entire energy
timeshare
ND
in the LEED
use
housing
Applicant goal is
s
equal to or less than the
The
be
use
a
Ground Source Heat
insulation and HVAC systems
of radiant floors for efficient heating in the
units
The applicant has also committed to
City current energy code
s
proposal promotes sustainability of the
local economy
Staff Finding
One of the
sstated goals
applicant
with this
project
is to
ensure
that the
Aspen
Club
The timeshare units will
help
economically viable business
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
and
Spa
remain
an
visitors in the
help ensure it is attractive to locals and
future Additionally the provision of rental affordable housing for club employees
he
7
will provide opportunities for employees to put roots in the community
envisioned for the club will
timeshare units will be
sold creating
9
The proposal
subject
tax revenue
represents
a
to the Real Estate Transfer Tax
RETT
when
they
are
desirable site plan and
an
architectural design solution
Staff Finding
Roazing Fork River which crosses the site The
which will help
Applicant will abide by all requirements for stream mazgin review
However staff does not believe that the site plan
preserve the riparian area
natural feature
During
appropriately preserves or enhances this important
create a larger open space
Conceptual approval the applicant amended the site plan to
this has created a large
not
believe
Staff does
on the lower bench of the property
The site has
enough
azea
a
great
asset in the
and
to preserve and enhance views of the river
riparian
area
Exhibit G
D
MQS Review Criteria
Page 8 of 10
stated to staff that the proposed mass scale
and materials are intended to convey a residential scale that is representative of the
s use The
different buildings and uses in the area while also being true to the Club
has done this by making the townhome units residential in character a
applicant has
In terms of architecture the
applicant
mix of pitched
residential
and flat roofs
in the
uses
changing
the
friendly
Staff has
existing
area
blank
a
material
modulation
facade
of stone and wood that is similar to
of residential townhomes and
typical
of the club to be
related to the
concerns
palate
massing
more
of the
articulated and
pedestrian
proposal
Review
proposal will be subject to Final Commercial Design
Staff anticipates having
SPA application
following approval of the final PUD
concerns
related to the specific Commercial Design Review Criteria including
Building Design and Articulation However the applicant has time to refine the
In
addition
design
The
the
between
applicant
now
and the future review
proposed
has
a
water feature
as
part of the landscaping
plan
This
the
water feature is located in the middle of the site and runs from the lower bench to
the site to connect the timeshare units
upper bench There are paths that run through
a
to the Club and the parking areas In addition the applicant is providing
permanent
the
Club
trail easement for the trail running from the river to
building and parking
with
applicant worked with planning staff and the fire department to come up
additional paved areas
way to provide adequate fire access without creating
The
area
a
The solution is the installation of grass pavers in
The elimination
or
portions
of the upper bench
help
alleviate staff
s
area
concerns
At this time staff finds this criterion is not met
the existing
0 The proposed development is compatible with the character of
the underlying zone district
uses in the surrounding area and the purpose of
land
Staff Finding
family free market
profit uses all on the adjacent
residential family
multi affordable housing and non
as a
properties Along Ute Avenue there are short term accommodations as well
with
and
is
use
mix
will
fit
in
variety of residential uses Staff finds that the proposed
consistent with the variety of uses on the immediately adjacent parcels and the overall
The
uses
in the
area are
context of Ute Avenue
be
good addition to
Overall staff finds this
b
The
a
project complies
health and wellness program will
Club services and to the community in general
Staff believes the
the
existing
proposed
criterion is met
Land Use Code and has obtained
the Historic Preservation Commission the Planning and
with all other
provisions of the
all necessary approvals from
Zoning Commission and the City Council
as
applicable
Staff Finding
Exhibit G
D
MQS Review Criteria
Page 9 of 10
Assuming
Management Reviews are part of a larger application
are approved by City Council this criterion is met
The Growth
reviews
c
these
Director shall be directed to reduce the applicable
Din subsequent
030
470
annual development allotments as provided in Subsection 26
Council
years as determined appropriate by the Ciry
The
Community Development
Staff Finding
Community Development Director will reduce the
applicable 112 pillows will be deducted from 2009
The
from 2010 Staff finds this criterion
to
annual
development
and 12
pillows
allotments
as
will be deducted
be met
Exhibit D
Page 10 of 10
EXHIBIT E
Amendments to the Land Use Code and Official Zone District
310
Chapter 26
040 Standards of review In
310
Sec 26
an amendment to the Official Zone District
reviewing
Map
the
Map
amendment to the text of this Title
an
City
Council and the
Planning
and
or
Zoning
Commission shalt consider
A
Whether the
proposed amendment
is in
conflict
with any
applicable portions of this
Title
Staff Finding
Through
met
units 5
are
B
the review criteria outlined in the exhibits staff believes the requirements of the code
relocation of
some minor changes are suggested including the elimination or
although
6 and
reconfiguration
Whether the
proposed
of internal
paths Overall
amendment is consistent
staff finds this criterion to be met
with all elements
of
the
Aspen
Area
Community Plan
Staff Finding
goals in the Aspen Area Community Plan are met but has
the AACP The Application meets a number of
some concerns relating to other aspects of
and has
AACP goals related to affordable housing economic sustainability and arts and culture
Staff believes that
made
changes
has also made
the
goals
a
number of the
Conceptual Review to meet goals related to transportation The Applicant
the project closer to meeting
changes to the site plan which Staff believes brings
since
related to
community
character
design
and open space
environment Overall
Housing
The
Applicant
is
providing
145 of the
required
Affordable
Housing
which is
outlined
an
important step
in the AACP
The
helping the community meet the Affordable Housing goals
is to create an affordable
Housing section of the AACP states the intent of affordable housing
and new
mixes free
market commercial
neighborhoods Intent pg 25 This development proposal
affordable
The
housing is scaled to relate to
market lodging with affordable housing
and free
in
economic and social
that Our housing policy should bolster our
of community by integrating affordable
diversity reinforce variety and enhance our sense
all income ranges and
housing into the fabric of our town A healthy social balance includes
types of people Each project
would provide 12
economic and social classes by project Philosophy pg 25 This proposal
levels
units are proposed which will ensure the housing is accessible to a wide range of income
Exhibit E Rezoning Review Criteria
Page I of 6
Managing
Growth
Managing Growth Chapter lists one of the main goals of managing growth as foster
a well
the Club use as well as the
E pg 19 The proposal will promote a mix of backgrounds through
The AACP
affordable
residents and
housing
lodge
visitors that will be
proposed that promotes pedestrian
of transportation
transportation plan
alternative modes
is
on
site
access
Additionally
to the
a
site and the
detailed
use
of
local economy and provides additional opportunities for upward mobility of people and that
owned
The Aspen Club
and
31
involved Philosophy pg
locally
serving
business
The stated
locals but it is a locally operated
is owned by a variety of locals and non
Further
goal
the Economic
of this
visitors
proposal
and to
use
The Club
locals
is to
provide
a new
health and wellness
opportunity
for residents and
services and events that are designed for locals including
currently provides
Tuesdays with Michael program that highlights a local non
of this
week in the summer as well as periodic health lectures Staff believes that the concept
outlined
the
Aspen
goals
is a
one and will go a long way toward furthering
the
good
Community Plan
application
Area
The Economic
efficiency
Sustainability
environmental
section also states that it is important to
and cultural and community
responsibility
The
encourage
sensitivity
used the
impacts utilizing altemative renewable energies and
The applicant has committed to no net new energy use as
minimize construction
efficient materials
in
local
LEED for
applicant
This
requires that development
the applicant is investigating
using environmentally friendly techniques To that end
new
resource
be done
ways to
various energy
a result of this
project
Arts Culture
Education
The AACP states that arts
culture
and education
acknowledged as
profile and its future
are
thriving year
Club
live work and learn Philosophy Pg 45 The Aspen
Arts
Culture
provision
and
of office
essential to
as
a
s
Aspen
unique place to
currently works to promote the
Education of the Aspen Area by supporting local non
profits through
educational
and wellness
space and financial support and by facilitating
members and community members at large The applicant has pledged to
programs for Club
application
is approved
Environment
Space
the proposal
Staff believes the changes made to the application during conceptual review help
Parks Open
Page 2 of 6
bringing the riparian area
the site however staff believes the current mass detracts from the natural beauty of the area
removal or relocation of units 5 and 6 would further help the development meet this section
move
into
The
in the direction of
enhancing
the
ripazian
area on
the
site
and
of the AACP
Developments
should be in accordance with the Wildlife and
and the Environment map to protect sensitive
Pazks Open Space
is
areas e
g riparian corridor and Elk habitat Policies pg 35 The development
has worked with he Pazks
respecting the required stream mazgin setback and the applicant
the riparian area
Biodiversity
map
and the
habitat
Design
The
Quality
Design Quality
eclectic mix of
section of the AACP asks that
design styles
special
diversity tempered by context
The section also states that we favor
sometimes not as opposed to arbitrariness
Context
refers
made features
sometimes
first to
region
and
the natural and
man
a
town
particular development
Decisions
measured
historical
then
joining
finally
and color must
materials
texture
scale
massing
form
regarding
by context Contextual appropriateness transcends style alone Philosophy
neighborhood
site
retain and encourage an
character of our community
development
be first
pg
42
Staff believes the ideas put forward in the Application for a health and wellness facility are good
have moved the proposal in the direction of
goals and that the site plan changes at Conceptual
Staff finds that the changes help
combining this goal with the proposed architecture Further
Club
of
character
our community The Aspen
ensure the development will enhance the special
the Club Staff believes the
site is unique and this Application proposes a unique addition to
In
terms of uses the project does a
changes to the site plan begin to reflect these opportunities
of a variety of uses In terms
of
to the immediate context which is comprised
relating
good job
its context of being
of massing staff is concerned that there is too much mass on the site given
of units 5 and 6 would help better meet
on the urban rural fringe The elimination or relocation
Transportation
The AACP has
a
number of
goals
and
policies
related
to
Transportation including
and
a
policy
that
travel
use patterns that enable
support
growth should be structured on compact mixed
of trips Policies pg 22 Additionally
by foot bicycle and public transportation for all types
maintain
and
to
improve the appeal of bicycling and
the Transportation Chapter includes goals
and requiring sidewalks as part
walking
the appeal of carpool or
of development approvals where appropriate Goal C pg 22 and
also
vanpooling For a wide variety of trip types Goal D pg 22 The Transportation Chapter
activities
that
includes a policy to require all employment school social recreation or other
traffic impacts through support of alternative
generate demand for travel to mitigate
transportation modes in proportion to trips generated Policies pg 22
new
The
has worked with city staff to create a set of Transportation Demand Management
tools that focus on alternative forms of transportation including carsharing vanpools
and walking The applicant has also committed to installing a new sidewalk
applicant
TDM
carpooling biking
Exhibit E
Rezoning Review Criteria
Page 3 of 6
along
Ute Avenue to make
shuttles for
Club
employees
Coordinated
walking
Whether the
uses
safer and
biking
more
viable The TDM
plan
includes
a
for the timeshare users Staff
is also
service at the
use
as
pick up
plan meets
believes that the TDM
C
and
proposed
proposed
policies of the AACP
airport
the
goals
and
related to
compatible with surrounding zone
use and
neighborhood characteristics
amendment is
considering existing land
Transportation
districts and land
Finding
Staf
neighborhood
proposal is for new
timeshare lodge units it will function in a more residential nature than a typical lodge downtown
which include a
The proposed affordable housing is consistent with the adjacent properties
proposed development is consistent with the character
family homes
consists of a variety of single
family and multi
The
housing projects
and commercial
D The
area
Additionally adjacent parcels
number of affordable
uses
of the
effect of the proposed amendment
on
The
and while the
traffic generation
also include
and road
profit
non
safety
Staff Finding
The
s
Applicant
new
traffic
study
indicates that Ute Avenue
can
accommodate the
proposal
In
alternative modes of
applicant has created a comprehensive fDM plan to encourage
timeshare owners
and
affordable housing resident
transportation for club users club employees
to
A safety plan which includes speed tables and humps for Ute Ave has also been proposed
traffic
zero
in
as
to
has committed
growth
ensure the road is safer for pedestrians The applicant
a result of this project
addition the
result in demands on
Whether and the extent to which the proposed amendment would
amendment would exceed
public facilities and whether and the extent to which the proposed
such
the
facilities including but not limited to transportation facilities
E
public
supply parks drainage
capacity of
sewage facilities
Staff Finding
The applicant has
water
schools and emergency medical facilities
for any extension or improvement of utilizes if any are needed
water flows for the
The Applicant has contracted with a consulting firm to determine available
for
required fire needs The
site That study has indicated that there is enough water capability
with the ACSD on a realignment of the sewer The proposal is currently
is
agreed
working
applicant
reviewed
being
by the
to pay
board of directors
s engineer site drainage will be handled with
According to a letter submitted by the Applicant
runoff
Further the s
Applicant engineer
some drainage improvements to maintain historic
footprint to the existing tennis courts so an
minimal The Applicant will be required to pay the
expansion of the impervious surface will be
If areas of the site are re
applicable Storm Water Fee assessed by the Engineering Department
recommends that the re
paving utilize pervious paving
paved as part of the redevelopment Staff
reviewed
the
materials The Engineering Department has
application and is working with the
states that the timeshare units will have
applicant
to ensure there is
a
similar
adequate drainage
onsite
Page 4 of 6
At this
time
staff finds this criterion is met
Whether and the extent to which the proposed amendment would result in
adverse impacts on the natural environment
F
significantly
Staff Finding
ensuring the new development uses no more energy than the
Club
existing development This will be done through increased energy efficiency of the Aspen
building and the use of a GSHP loop
The
applicant
There
are
trees that need to be
some
Department
all stream
has committed to
to ensure the trees
aze
removed
but the
properly mitigated
has worked with the Parks
applicant
for
In addition the
applicant
is abiding
by
mazgin requirements
G
Whether the
character in the
and
amendment is consistent
proposed
City
compatible
with the
community
Staff Finding
is
required to
required because of the SPA designation the SPA designation
on the site
Other pazcels in the immediate
allow multi
family Affordable Housing and Lodging
Ranch and the Benedict Building The
azea are also zoned with an SPA overlay Silverlining
of the area as outlined in Review Criteria
proposed development is consistent with the chazacter
uses
that are located throughout town and
C above Both Affordable Housing and Lodging are
and Aspen the Community The city
are integral to the functionality of Aspen the Resort
residential areas This
has a number of small neighborhood lodges that are scattered throughout
Staff finds this criterion to be
proposal is similar to those lodges in term of size and chazacter
The
is
Rezoning
met
A
Whether
there
been
have
changed
surrounding neighborhood which support
conditions
the
the
affecting
proposed
subject parcel
or
the
amendment
Staff Finding
neighborhood already contains a mix
diversity In addition there have been no
The
of
uses
recent
and the
changes
lodging component
in the
address this kind of development Staff finds this criterion is not
1
Whether the
whether it is in
proposed
harmony
amendment would be in
conflict
azea
or
would add to that
to the land
use
code that
applicable
with the
public
interest and
with the purpose and intent of this Title
Staff Finding
known conflict
There is
no
overlays
housing
in he azea and
which is
a
an
goal
regazding
SPA
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 timeshare development will
s non
profits and will
enable to Club to continue to provide a home for many of the Valley
enable specialized programming to be made available to the public Staff finds this criterion to
be met
Page 6 of 6
EXHIBIT F SUBDIVISION
480 SUBDIVISION
Chapter 26
Section 26
480 of the City Land Use Code provides that development applications
Subdivision must comply with the following standards and requirements
A
General
Requirements
The proposed subdivision shall be consistent with the
I
for
Aspen
Area
Comprehensive
Plan
Findin
Sta
Staff believes that
some
related to
goals
closer to
meeting
environment
the
Overall
in the
Aspen
Community Plan are met but has
The Application meets a number of
Area
aspects of the AACP
affordable housing economic sustainability and
has also made
Applicant
goals
to other
since
changes
has made
number of the
relating
concerns
AACP
a
Conceptual
changes
goals
Review to meet
to the site
plan
community
related to
goals
arts and
related to
transportation
which Staff believes
character
design
culture and
brings
the
The
project
and open space
Housing
Housing which is an important
the Affordable Housing goals outlined in the AACP
step in helping the community meet
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
mixes free
existing and new neighborhoods Intent pg 25 This development proposal
The affordable
market lodging with affordable housing
market commercial and free
housing is scaled to relate to the adjacent Club building and other surrounding buildings
The
is
Applicant
providing
145 of the
required
Affordable
and social
This section also states that Our housing policy should bolster our economic
affordable
diversity reinforce variety and enhance our sense of community by integrating
includes
all
income
ranges and
housing into the fabric of our town A healthy social balance
mix and to avoid segregation of
types of people Each project should endeavor to further that
economic and social classes by project Philosophy pg 25 This proposal would provide
rental units for Aspen Club Employees A mix of category 2 3
12 new affordable
and 4 units
are
housing
proposed which
will
ensure
the
housing
is accessible to
a
wide range of
income levels
Managing
Growth
as
The AACP Managing Growth Chapter lists one of the main goals of managing growth
economic
that
balanced community through integrated design
promotes
foster swell
of
and
the
mixing
transit and pedestrian friendly lifestyles
people from different
diversity
a mix of backgrounds through
pg 19 The proposal will promote
well as the affordable housing residents and lodge visitors that will be on site
detailed transportation plan is proposed that promotes pedestrian access to the
backgrounds Goal E
the Club
use as
Additionally
site and the
a
use
of alternative modes of transportation
Exhibit F Subdivision Review Criteria
Page
1 of 6
that local
ownership
tends to return more money
unusual
character
community
s
helps
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
serving and locally
involved Philosophy pg
owned businesses that are locally
externally
locals but it is a locally
31 The Aspen Club is owned by a variety of locals and non
wellness
operated business The stated goal of this proposal is to provide a new health and
timeshare
raised
the
through
opportunity for residents and visitors and to use the money
Further
the Economic
Sustainability
maintain
of business
section of the AACP
recognizes
our
sales to subsidize programs for locals The Club currently provides services and events that
Michael program that highlights a
are designed for locals including the Tuesdays with
local
and their activities every week in the summer as well as periodic health
profit
non
Staff believes that the concept of this application is a good one and will go
Area Community Plan
way toward furthering the goals outlined Aspen
lectures
a
long
section also states that it is
important to encourage resource
community sensitivity in local
efficiency environmental responsibility
The applicant used the new LEED for
that development be done
Neighborhood standards in developing the proposal This requires
using environmentally friendly techniques To that end the applicant is investigating ways
and various energy
to minimize construction impacts utilizing alternative renewable energies
The Economic
Sustainability
and cultural and
efficient materials
The
applicant
has committed to
no
net
new
energy use as a result of this
project
Education
essential to
The AACP states that arts culture and education are acknowledged as
and its future as a
round economy its vibrant international profile
s thriving year
Aspen
Club
currently works
to live work and learn Philosophy Pg 45 The Aspen
Arts Culture
unique place
Area by supporting local non
to promote the Arts Culture and Education of the Aspen
and by facilitating educational
profits through provision of office space and financial support
and wellness programs for Club members and community members at large The applicant
has
pledged
to continue this commitment if the
application
is
approved
Environment
Open Space
Environment section of the AACP discusses the need to
environment of the Aspen Area
preserve enhance and restore the natural beauty of the
review
Intent pg 34 Staff believes the changes made to the application during conceptual
on the site and
help the proposal move in the direction of enhancing the riparian area
mass
detracts from
bringing the riparian area into the site however staff believes the current
the natural beauty of the area The removal or relocation of units 5 and 6 would further help
the development meet this section of the AACP
Parks
the Wildlife
This section also states that All Developments should be in accordance with
and Biodiversity map and the Parks Open Space and the Environment map to protect
The
corridor and Elk habitat Policies pg 35
sensitive habitat areas
g riparian
e
development
is
with the Parks
riparian
respecting
Department
the
required
to ensure
stream
margin
setback and the
that construction methods will not
applicant
has worked
negatively impact the
area
Page
2 of 6
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 chazacter of our
The section also states that we favor diversity tempered by context
community
sometimes historical sometimes not as opposed to arbitrariness Context refers first to
a
region then town neighborhood and finally the natural and man made features joining
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
The
wellness facility aze
put forward in the Application for a health and
good goals and that the site plan changes at Conceptual have moved the proposal in the
direction of combining this goal with the proposed azchitecture Further Staff finds that the
changes help ensure the development will enhance the special chazacter 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
immediate context which is comprised of a
uses the project does a good job of relating to the
is too much mass on the
variety of uses In terms of massing staff is concerned that there
rnral 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
Staff believes the ideas
Transportation
Transportation including a policy
use patterns that enable and
mixed
that new growth should be
all types of trips Policies pg
support travel by foot bicycle and public transportation for
and improve the
22 Additionally the Transportation Chapter includes goals to maintain
and
appeal of bicycling and walking
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
The AACP has
Policies
pg
a
number of
policies related
structured on compact
goals
and
to
22
Demand
applicant has worked with city staff to create a set of Transportation
of transportation including
Management TDM tools that focus on alternative forms
committed to
carsharing vanpools carpooling biking and walking The applicant has also
safer and more
installing a new sidewalk along Ute Avenue to make walking and biking
Cross
Town Shuttle
viable The TDM plan includes a commitment to continue use of the
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
and
also proposed for the timeshare users Staff believes that the TDM plan meets the goals
The
policies
of the AACP related
to
Transportation
2
The proposed subdivision shall be consistent with the character
uses in
the
of existing
and
area
Subdivision Review Criteria
Exhibit F
3 of 6
Page
StaffFinding
The
is consistent with the character of the
The
area
neighborhood
multi homes as well as commercial non
family
family
single
variety
is consistent with the adjacent
profit and lodging uses The proposed affordable housing
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
consists of
The
3
proposed subdivision shall
surrounding
not adversely
affect the future development of
areas
Staff Finding
Staff believes that this
Most of the
area
and
of
a
development
area
is at
development opportunities
or
will not
near
adversely
build out
so
affect the future
there is not
a
development
of the
great deal of future
4
The proposed subdivision shall be in
of this
Title
compliance
with a applicable
requirements
Staff Finding
Through
code
are
the
the review criteria outlined in the exhibits staff believes the requirements of
criterion
staff
finds
this
met although some minor changes are suggested Overall
to be met
Suitability of Landfor Subdivision
B
a
unsuitable
Land suitability The proposed subdivision shall not be located on land
or
soil
creep mudJlow
for development because offlooding drainage rock
natural
other
or
or
avalanche
snowslide
any
steep topography
rockslide
hazard or other condition that wlll be harmful to the health
safety
or
welfare
of the residents in the proposed subdivision
Staff Finding
Fork River
s mapped
Applicant has located all development outside the Roaring
as
avalanche study
par of the final
year floodplain The applicant conducted an
100
in the blue zone According
application which found the affordable housing units are
of 30 to 100 years or a 1 to
to the study blue zone avalanches have a return period
have agreed to have
3 probability annually The applicant and Engineering Department
Staff finds this
the mudflow risk to be evaluated by the Colorado Geologic Survey
The
b
Spatial pattern efficient
spatial patterns
facilities
that
cause
and unnecessary
The proposed subdivision shall not be designed to create
duplication or premature extension ofpublic
inefftciencies
public
costs
StaffFinding
Staff believes that the
existing public
property
is suitable for subdivision and
utilities and services
including transportation
development
in the
area
There
Any
are
cost
Exhibit F
Page 4 of 6
associated with
utility upgrades
will be borne
by
the
applicant
Staff finds this criterion
to be met
C
Improvements
The
580 shall be providedfor
Chapter 26
be varied by special review See Chapter
improvements set forth
at
the proposed subdivision These standards may
430 if the following conditions have been met
26
A
1
unique situation exists far the development
where strict adherence to the
design standards wouldresult in incompatibility with the Aspen Area
Comprehensive Plan the existing neighboring development areas andlor the goals of the
community
subdivision
applicant shall specify each design standard variation requested and
provide justificationfor each variation request providing design recommendations by
professional engineers as necessary
The
2
Staff Finding
The
Applicant
pursuant
D
has consented in the
application
to meet the
applicable required improvements
580 Staff finds this criterion to be met
to Section 26
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
with the
new dwelling units shall be required to provide affordable housing in compliance
470 Crowth Management Quota System
requirements of Chapter 26
units shall be
Staff Finding
new timeshare
lodge
providing 12 affordable housing units to mitigate the
affordable
remodel
more
housing than
Further
units No mitigation is required for the Club
is required is provided by this proposal Staff finds this criterion to be met
The
E
applicant
is
School Land Dedication
set forth at
Compliance
with the School Land Dedication Standards
630
Chapter 26
Staff Finding
The
proposed
subdivision is
to Land Use Code
providing
land
required
Applicant
proposed
Applicant has consented to paying the applicable
building permit issuance for development within
Section 26
630
The
fee at the time of
to meet the School Land Dedication Standards
The
has
pursuant
lieu of
in
to pay cash
school land dedication
the subdivision Staff
Management Approval Subdivision approval may only be granted to
I growth management development allotments have been granted
applications for which a
470
26
or growth
management exemptions have been obtained pursuant to Chapter
Subdivision approval may be granted to create a parcel
s zoned Affordable Housing
Planned Unit Development AH
PDD without first obtaining growth management
the
created
approvals if
newly
s is required to obtain such growth management
parcel
F
Crowth
Page
5 of 6
approvals prior to development through
Ord No 44
2001 1
a
legal
instrument
acceptable
to the
City Attorney
StallFinding
application has requested the necessary growth management
development Staff finds this criterion to be met
The
allocations for the
proposed
Exhibit F
Page 6 of 6
April 28 2010
Jessica Garrow AICP
Long Range Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen
Colorado 81611
Re
Aspen Club
SPA
PUD
Spa Subdivision
Dear Jessica
by City Council at the February 22nd and the March 31
2010 public hearing on this matter the Applicant hereby proposes that the following
substantive commitments be incorporated in the approval Ordinance that is currently being
In response to the issues raised
considered
1
by City
Council
Reinvestment in Club This commitment
Council
requested
further information with respect
be made to the Club The commitment
been
2
incorporated
previously
was
as
well
as
tendered to the City and
to the
significant
in this revised commitment attached
proposed
improvements
as
detail in that
regard
to
have
Exhibit A
Continuing Management Authority in Michael Fox Council has expressed some
from Michael Fox
concern that the managerial control of the redevelopment might pass
to some other person or persons after final
consequence of change of
ownership
approval
is
granted
whether as
a
otherwise Pursuant to the commitment
or
Exhibit B the Club Owner agrees that Michael Fox will continue to be the
Manager of the Club throughout the period of construction of the Aspen Club Living
development being approved by the captioned Ordinance and until a final Certificate of
attached
as
Occupancy is issued for the development As such Manager Michael Fox will have the
authority to make all Club decisions relating to the development and relating to the
approvals granted by the Ordinance
Seven Year Vesting The issue of
3
seven
the City Council process Given the commitments I
ask full for the full
I
respectfully
through the complexities
seven
briefly discussed through
personally making to this project
year vesting has been
year vesting
of making this project
a
am
to ensure we are able to
reality
in
a
patient and
navigate
thoughtful
manner
4
Energy Conservation This commitment
preparation
for the March
8
was
previously
Council meeting
submitted to the City in
At the March
31
Council
meeting
no
expressed for this language Accordingly the original commitment is
concerns were
attached here
5
as
Exhibit C
Site Protection Fund A
concern was
raised at the last City Council meeting about
integrity and safety of the site in the
case construction was stopped for an extended period of time Applicant has worked
with the city attorney and building department to draft an acceptable commitment
This commitment attached as Exhibit D will operate independent of the Performance
ensuring
mechanism
a
was
place
in
to protect the
Bond and will provide funds with which the City can implement site protection
security
measures in the event of a stoppage of work authorized by the Foundation
Structural
Frame Permit and
use
the Performance Bond described below to
complete
all remaining
construction
6
Performance Bond Financial Assurances Given the number of unfinished
in the city
currently
about
a concern was
providing assurances that
started would continue
7
8
on
to
construction
completion
City in preparation
submitted to the
on
the Aspen Club
Living project
This commitment attached
for the March
8
projects
Council meeting
as
once
Exhibit E
was
Council meeting
Memberships A concern was raised by Council at the February 22nd City Council
meeting about ensuring that the Aspen Club continues to serve local health club
members
Draft language was submitted to City Council in preparation for the March
Council
8
meeting At the March 31 Council meeting changes were requested to the
Local
originally
submitted
Parking
A
This revised commitment is attached
language
concern was
perhaps as part
parking on site
of the traffic
We understand and respect where this concern
the project
were
indeed
a
mechanism to
completed
safety
issues and
concerns are
All Public Improvements A
meeting about creating
Exhibit F
by the Mayor at the March 31 City Council meeting that
management plan there should also be no increase in
members guests and neighbors These
Completion of
as
raised
that this restriction would create real
strongly
9
February 22 City
raised at the
outlined
concern was
ensure
comes
from and feel
problems
as
for
our
Exhibit G
raised at the March 31 Council
public improvement related
is willing to commit that no
that all
The Club Owner
to
certificate of occupancy for the Timeshare units and Affordable Housing units would be
granted until all public improvements have been completed
10
Mass and Scale At the March
of the
project
Council
was
changed
was
that
the
discussed
mass and
mass
31 City Council meeting the
issue of the
mass
and scale
At the conclusion of the meeting the consensus of the
scale
priority issue Accordingly
proposed project
was
and scale of the
not a
have not
31 City
Council meeting
to change the
plan
management
suggestion
regards
to
having permanent monitoring of
monitoring from twice a year in March and August
traffic at the Club This is an expensive alternative but something we are willing to do
11 Ensuring
no
a
was
The other
penalties
Increase in Traffic
on
Ute Avenue At the March
we
to the traffic
put forth with
suggestion
was
to
place
a
hard capon
daily
traffic
going
for exceeding this hard cap We feel that this is not
a
to the
Club with
reasonable request and
is far and above
anything
seen
in the city
management requirements We
are
in the original traffic management
commitment
12
as
including
willing
plan
and
we
our
what
was
proposed
additional
Exhibit H
31 City Council meeting
residential zoning
that if this project
should be
extinguished
was
The
eliminating
the underlying residential zoning
issuance of
a
appreciate
beyond
have attached
Elimination of Underlying Residential Zoning
We would
the city
s own self imposed traffic
to go above and
A
concern was
to go
raised that the March
forward the underlying
applicant
permitted
is
willing
in the RR
to commit to
zone
district upon the
Certificate of Occupancy for the Aspen Club Living project
your consideration of these
proposed
commitments
Respectfully
submitted
Michael Fox Manager
Aspen Club
Spa
LLC
Exhibit A Reinvestment in Club
a
The Club Owner
hereby
commits and agrees that
prior
to the issuance of a final
Living development approved by this Ordinance the
Spa
of 000
000 in upgrades to the existing Aspen Club
5
Certificate of Occupancy for the Aspen Club
Club Owner will
facility
spend
a minimum
Improvements are anticipated
to
include but
not be limited to
structural improvements throughout Club
refurbished cardio
room
new
weights in weight
room
new
cardio
in cardio
equipment
area
painting
performance
center
yoga studio
bikes
new
spinning
new
powertap equipment
swimming pool
lockers in men
sand women
slocker
steam room
sauna
sand women
in men
s locker
retiling and regrouting in
updated
room
in sand
men
s locker
women
room
room
wet areas of locker rooms
rooms
spa
massage tables
new
carpeting throughout
new
entryway
Club
underground parking
safer
new
access
furniture in
upgraded
new
to Club
reception
area
HVAC system
heating and cooling
control systems
clean energy initiatives such
as
geothermal
and solar
upgraded insulation
new
patio furniture and umbrellas
update
salon
salon furniture and fixtures
phone system
repair roof
employee lounge
TRX
furniture
System
entrance to
Yoga Studio
cord coverings
on
TVs
spa entrance
fix snowmelt
signage
area
Cardio Deck
on
outdoor deck
replace
steam units
equipment in spa
redesign retail space
Spa facility
Upon substantial completion of the upgrades to the Aspen Club
a
the Club Owner shall provide to the Community Development Department summary of the
costs and expenses incurred by the Club Owner in accomplishing the upgrades which cost
the Community Development Department
summary shall be reviewed and approved by
bj
c
A final Certificate of Occupancy shall not be issued for the
development project approved by
Aspen
Club Living
this Ordinance until the Community Development
000 in
5
Department is satisfied that the Club Owner has expended a minimum of 000
Club
to
the
Spa
facility
Aspen
upgrades
connection with the
Exhibit B
a
Continuing Management Authority
in Michael Fox
The Club Owner hereby commits and agrees that Michael Fox shall continue to
be the Manager of the Club Owner Aspen Club
construction of the Aspen Club Living
Spa LLC throughout the period of
development approved by
this Ordinance and until
a
final
development As such Manager Michael Fox shall
Owner decisions relating to the Aspen Club Living
Certificate of Occupancy is issued for such
have the authority to make all Club
development
b
the
and
relating
to the
approvals granted by
Should the Club Owner change its
this Ordinance
ownership
Michael Fox shall continue to have
development period
reorganized and
or
in such
c
In the
otherwise unable to
new
unlikely
perform
Club Owner shall appoint
a
structure in some manner
ownership entity
event that Michael Fox becomes
physically mentally
his management functions during the development
capable and responsible
management authority during
during
comparable management authority
the remainder of the
successor
or
period the
to hold and exercise such
development period
Exhibit C Energy Conservation
An audit of the gas and electrical energy consumed
a
the
building during
square foot
Aspen
Club
Engineering
Group and summarized in
consumption reflected in that report
year period the Baseline Average
preceding three years
The
Applicant hereby
to the
uses
Timeshare Units and the Affordable Housing
The
b
Applicant
conducted
by
Resource
written report dated November 24 2008 The energy
600 million Btu
averaged 18
year over the subject three
of all
consumption
was
the existing 77
000
a
the redevelopment of the Property pursuant
average annual energy
by
commits and agrees that
approvals granted
of the Property
Units
following
in this Ordinance the
including
the Club the
will not exceed the Baseline Average
commits and agrees that the
this Ordinance
Building Permit Application for the
Spa
including the Aspen Club
Aspen Club Living development approved by
such energy
facility upgrades discussed in Section 24 below will include the installation of
conservation mechanical components
firm in order
existing systems
may be
engineering
consumption Baseline Average for all anticipated uses of the
the Club the Timeshare Units and the Affordable Housing Units The
specifications
and recommendations
reviewed and
approved by
Building
as
other qualified
or
to achieve the energy
including
Property
the
provided by the qualified
engineering firm
must be
and the Canary Initiative staff before
City Building Department
Permit is issued
The
c
Performance Bond
Applicant
on
the
is also committing to
project prior
Performance Bond shall also
cover
components including upgrades
Building
to
and recommended by Resource Engineering Group
designed
the
including upgrades
to
provide
to the issuance of
a
a copy of a
Permit
therefore The
Building
the
City with
the installation of the energy consumption mechanical
existing systems
that
are
incorporated
in the
approved
Permit
The final Certificate of Occupancy for the Aspen Club Living
d
approved by
this Ordinance shall not be issued until the
Building Department
development
has demonstrated to the
Applicant
required energy conservation
existing systems have in fact been installed by
and Canary Initiative staff that such
mechanical components
including upgrades
to
Applicant
e
Within 30
days following
the
expiration
of the
period following the
Living development the
one
issuance of the final Certificate of Occupancy for the Aspen Club
year
the Building Department and Canary Initiative staff with a report
said one year period With
summarizing the energy consumed by all uses of the Property during
such report the Applicant shall provide the Building Department and Canary Initiative staff with
Applicant
shall
provide
of all energy bills used to prepare the report for purposes of verification by the City If
such report concludes that the energy consumed by all uses of Property during said one year
within 30 days following the date of the report the
exceeds the Baseline
copies
period
Applicant
Average
shall open
an
County Title Inc subject to Escrow
mutually approved by Applicant and the City Attorney and shall
Escrow Account with Pitkin
Instructions that have been
fund that Escrow Account with the
sum
of
00and shall
000
100
provide
deposit During the ensuing one year period the Applicant
effort to bring the Property
senergy consumption into compliance
of such
the City with evidence
shall make
a
good
faith
with the Baseline Average
f
for the Aspen
Three years following the date of issuance of the final Certificate of Occupancy
Club Living project the Applicant shall have Resource Engineering Group or other
qualified engineering firm perform a complete energy audit covering all uses of the Property
during the preceding three year period and averaging the energy consumption of the Property
If such audit concludes that the energy consumed during said three
over said three year period
year
period
exceeds the Baseline Average the
engineering firm perform
on the Property and
thereof
operation
which
to
make such changes
of the audit in
or
other qualified
the
to the
upgrades
the
promised
system
as
an
Applicant shall have Resource Engineering Group
updated evaluation of the energy systems and
the Applicant shall have the year following the date
in the operation of the energy system
may be recommended
Baseline Average The
Applicant
by
said
or
and
such
firm in order to achieve
engineering
right to draw
shall have the
funds from the
Escrow Account to pay for such remediation efforts
Similar audits will be
g
following
project in
performed
four years and five years
respectively
the date of issuance of the final Certificate of Occupancy for the Aspen Club Living
each instance covering the
consumption of the Property
compliance
preceding three year period
over said
three year
with the Baseline Average then the
the energy consumption
upgrade
the engineering
on
period
Applicant
and
shall continue its
the Property pursuant to the
firm and shall have the
right
averaging
the energy
If either of said audits reflects
previous
good
a non
faith efforts to
recommendations of
to draw funds from the Escrow Account to pay for
such remediation efforts
If said fifth year audit determines that the energy consumption
h
on
does not exceed the Baseline Average the Escrow Account shall be closed and all
funds therein shall be returned to the
required
and
Applicant
no
further energy reports
If said fifth year audit determines that the energy
consumption
audit six years
Applicant
following the date
for the Aspen Club Living project covering the
energy consumption of the Property
shall continue until such time
Property does
as an
consumption
shall be obligated to
exceeds the Baseline Average the
over
provide
or
remaining
audits shall be
of the Property
an
additional energy
of issuance of the final Certificate of Occupancy
preceding three year period and averaging the
period Such annual audit obligation
said three year
audit determines that the energy consumption
not exceed the Baseline
the Property
Average
on
the
Exhibit D Site Protection Fund
hereby
The Club Owner
a
commits and agrees that before
a
Building
Permit is
development approved by this Ordinance the Project the
000 in
Club Owner will deposit with Pitkin County Title Inc Escrow Agent
the sum of 100
the form of cash or wired funds the Escrow Funds
and will execute an Escrow Agreement
issued for the
Aspen
Club Living
and Instructions with the Escrow Agent which recites and agrees
b
In the event construction work on the
to a final
longer work stoppage prior
Structural Frame Permit
Foundation
on
site and improvements
from
the
an
Project
as
cease
then the
City
for
sixty 60 days
protecting
or
the Project site to
otherwise pose
by
and securing the
the elements or
and from trespass
improving
attractive nuisance
or
the
in its discretion may draw
needed for purposes of
damage by
unauthorized persons and for purposes of
that it does not become
shall
follows
inspection by the City of the work authorized
upon the Escrow Funds from time to time
Project
Project
as
a
a
by
safe condition such
threat to
neighbors
or
other
persons
remaining balance thereof shall be returned to
Owner upon completion by the City of a final inspection of the work authorized by the
Structural Frame Permit on the Project
Foundation
c
The Escrow Funds
d
The City shall be
the express
right
and
authority
a
or
any
named third party
to enforce the
same
beneficiary
Club
of the Escrow Agreement with
from time to time
Exhibit E Performance Bond Financial Assurances
The Club Owner commits and agrees that before
a
a
Permit is issued for
Building
to
Living development approved by this Ordinance the Club Owner will provide
for
review
and
the City Building Department and the City Attorney
approval satisfactory
evidence that the Club Owner has in place sufficient financing to accomplish and complete the
construction of the development including all improvements covered by the Building Permit all
SPA Agreement and the Aspen Club
PUD
public improvements required under the Subdivision
the Aspen Club
a
Spa upgrades provided for in Section 3 above Such financing may include without limitation
construction loan from an institutional lender or lenders and equity capital investments from
the Club Owner
b
Building
to the
or
and
third party investors
Supporting
cost estimates for all improvements covered
before the
issued for the Aspen Club Living development
issued
to the
or
approved
to which the
surety agrees
to
provide
the construction of the improvements covered
under the
Permit is
a
by
the
Performance Bond
by
an
institutional
the funds necessary to
Building Permit
all
public
Subdivision Agreement and the Aspen Club
SPA
PUD
improvements required
upgrades The Completion Bond shall
or
Building
a
by this Ordinance the Club Owner will
sGeneral Contractor
committed to be issued to the Club Owner
beneficiaries
requested
Permit is issued
City Building Department and the City Attorney for review
surety company pursuant
complete
Building
The Club Owner further commits and agrees that before
c
the
the Club Owner
sGeneral Contractor and shall be delivered
Permit shall be
prepared by
City Building Department for review
provide
by
insureds thereunder
name
the Club Owner and the City of Aspen
as
Spa
additional
Exhibit F Local Memberships
The Club Owner
a
hereby
commits and agrees that from and after the date of
issuance of the final Certificate of Occupancy for the Aspen Club
for
so
long
as
the Property
Resident
more
than 50 percent of the dues
paying members of the Club will be holders of
in the Club The criterion for a Resident Membership is that the holder
Memberships
reside in the
b
and
Living project and continuing
approved use of
aCity
the timeshare condominium form of ownership remains
Roaring
Fork
One year
annually thereafter
Valley for
following
more
than 6 months each year
the date of issuance of said final Certificate of Occupancy
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
c
members of the Club hold Resident
whatever steps may be
Residential
Memberships
in the
Club
the Club Owner will take
to increase the ratio of Resident
required
Memberships to greater than
Membership
vs
Non
50 percent In the event the next annual audit reflects
continuing non
compliance with the requirement that Resident Memberships exceed 50
paying Memberships in the Club then the Club will reduce the cost of
percent of the total dues
a
its
10 every 6 months until the Club is again in
that
Resident
with the requirement
Memberships exceed 50 percent of the total
in the Club The
membership rate will be allow to
memberships
for local
profit employees by
non
compliance
paying Memberships
dues
increase from that point only
paying members
profit
non
if Resident
Memberships
continue to exceed 50 of the total dues
Exhibit G
A question
came
up at
the Aspen Club with
proposed
a
the appropriateness of increased
meeting regarding
to our commitment to not increase traffic on
regards
parking
and the
practical
matter the
basic inconveniences for
new
Aspen
our
residential units
Club is under
required by
as
parked today
members and PT patients to
parking
they fell on a slippery Ute
s Clinic
Valley Women
avenue
problems ranging from
downright dangerous
parking space at the Club
This leads to
placing
them in
a
lot in the middle of winter and further
injured
happened
woman
Imagine
if this
new
code
situations We have had instances where PT patients could not find
drove down to the Ute trail
at
Ute Avenue The
site parking spaces for the project is almost entirely for the
increase in on
employee housing
As
last
our
Parking
to a
pregnant
themselves
going
as
to All
negatively impact our neighbors and will increase traffic on Ute
Avenue which is the opposite of what we are trying to do with Aspen Club Living People who
s parking lot will either park on the street drive back
cannot find parking in the Aspen Club
down Ute Avenue to the Ute trail or drive around town to the Crystal Lake parking lot In some
will also
Inadequate parking
cases
they
more
traffic and
parking
even
take
a
more
While there
others such
as
of
this
If the Aspen Club
are some
on a
on
of
us
who
trying
to find a
than
neighborhood
can more
moms
easily
who
parking
space This creates
simply providing adequate
transportation
choose alternative
are
running shuttle for kids or
right after work cannot
the convenience of working out at lunch or
bike
or
bus
being proposed almost anywhere else in the country zoning compliance
we have more parking on site not less For a health club use typical zoning
between 4 and 5 spaces per 1
000 sf of Club
308 and 385 spaces based
in its
burden in the
lots
was
would require that
requires
a
parking
parents with small children
who count
professionals
easily negotiate
between
loop
on
the
existing
000 sf
77
or
in the
building
case
of the Aspen Club between
The Club is
proposing
133 spaces
plan
Restricting the amount of spaces at the Club directly hurts the feasibility of this project
endangers our members patients and guests and creates dissention with neighbors We have
wholeheartedly committed to having no increase in traffic on Ute Avenue due to the project
That is a worthy goal and a clear community benefit Artificially restricting parking at the Club
creates a dangerous situation at the Club that we do not believe to be fair or practical
Exhibit H
In addition to the
a
has
agreed
to the Club
no
Ensuring
owner
Increase in Traffic
existing Traffic
is willing
on
Ute Avenue
Demand Management
to commit to
installing
hourly
a
and
on an
Owner would have this system reviewed and
by the Transportation
to
basis
daily
monitor traffic coming into the Club from Ute Avenue
approved
program the Club
TDM
traffic counting system to
The Club
Department prior
building permit issuance
The
b
Club
will
Owner
be
for
responsible
maintenance of the system The Club Owner will also have
in the event that the installed system malfunctions
shall
be
provided
to
the
Transportation
Environmental Health Departments
project receives
d
average daily
e
a
The Club will be
we
June and
Engineering
July through
Community
December
and
Development
January 15 and July 15 annually for five years after the
required
to maintain average AM
traffic below the target levels for each annual
The report will indicate both
required
components will be brought
shall be
by
method of counting traffic
CO
also include status of
f
up
aback
and
installation
purchase
does not work at any time
covering January through
annual Report
A bi
c
or
the
to
daily
and
peak
and
The Report shall
traffic counts
compliance
Non
with
TDM
required
City Council for discussion and action if needed
If the Club Owner does not meet the
required
average PM
period
hourly
TDM program components
peak
to pay the cost of
time and
the goal of zero traffic growth
operating
zero
growth goal
for two
2 years
the Cross
Town Shuttle for six
fi
institute
met
as
a
months
paid parking at the Club until we can show
approved by the Transportation Department
the rate in effect at that
in
we
row
at
have
Exhibit Z
5
May 10
Proposed
Ordinance
2010 Public
Hearing
Language
Section 18 Transaortation
with all aspects of the Transportation Demand Management TDM
TDM Plan and the TDA Traffic Study
plan attached to this Ordinance Exhibit A The
attached as Exhibit B shall be recorded as part of The Agreement
The
Applicant
shall
comply
to building permit submittal
may update the traffic counts and TDM Plan prior
This shall be conducted after working with the Transportation Community Development
and Environmental Health Departments to ensure compliance with all approvals
The
Applicant
Engineering
Any changes to the TDM plan based on updated traffic counts
by the Transportation Engineering Environmental Health
Departments
Any updated
of August
traffic counts shall take
place
in the
I two
must be reviewed and
and
approved
Development
Community
weeks of March and the
ls
two weeks
Transportation Demand Management Plan
with the City Staff prior to submittal for
building permit application This meeting shall
include the Applicant a representative of the Transportation Department a representative of the
Health Department and the
Engineering Department a representative of the Environmental
The
Applicant
shall conduct
a
meeting
to review the
a
scase planner
Community Development Department
Applicant shall be required to install a traffic counting system to monitor traffic on an hourly
and daily basis The system to be installed shall be reviewed at the above referenced meeting
and must be approved by the Transportation Department prior to building permit submittal The
Club Owner shall be responsible for the purchase installation and maintenance of the system
The Club Owner shall also include aback
up method of counting traffic in the event that the
The
installed system malfunctions
or
does not work at any time
December shall be
Report covering January through June and July through
and Environmental
provided to the Transportation Engineering Community Development
Health Departments by January 15 and July 15 annually for five years after the project receives a
CO The report must indicate both daily and hourly traffic counts The Report shall also include
annual
A semi
the status of required TDM program components For each year the Club does not meet the zero
staff reviews the
growth goal the annual reporting obligation shall be extended by one year If
and finds it is not in compliance with the TDM Measures or does not include the required
report
reporting information
the
s
issue
shall be
brought
to
City
Council for discussion and action if
needed
growth goal for two 2 years in a row they shall be required
Town Shuttle at the rate in effect at
half1
to pay one
2 the Annual cost of operating the Cross
that time and institute paid parking at the Club until they can show they have met the zero
Environmental
growth goal in some other way as approved by the Transportation Engineering
If the Club does not meet the
Health
and
zero
Exhibit Z
5
May 10
Club
Aspen
010 Public
Hearing
Living
TDM PLAN
GOAL
Have
zero
growth
Club
Aspen
in traffic levels
Living Project
traffic levels
to the
coming
on
while
Ute Avenue
creating
a
to the
coming
safer street
Club
Aspen
Based
as
the current TDA
on
Club shall remain at their stated baseline of
Daily Trips
AM
average
peak trips
and
result of the
a
Report
Average
average PM
Annual
peak trips A
a1E
n
to
p
e
t
p
4
eu
pt
te
deed
ew
se
t
1
i
t
t
l
e
and
r
T
a
p
311
d
A
d
b
revised traffic
study
shall be
be conducted
daily
for
Transportation
and
it is conducted
to submittal for
required prior
Engineering Departments
The study shall be used to
listing the Average Annual
Building Permit
and shall include
period
a one
a
daily
hourly
this TDM Plan
including
Peak Tries and PM Peak
Trips
but
study
counts
shall approve the method of the traffic
update
Dail AM
ps
and
This
The
before
study
not
shall
limited to
off of Ute Avenue
BACKGROUND
The
goal
in traffic
of
City
traffic
of Aspen Club
on
Living
Ute Avenue due
to
Aspen Transportation
engineers
is to
this
create
both
project
staff and
who have been used
by
a
safer Ute Avenue
To achieve these
engaged TDA
the
City
goals
locations in the
have
a
designated Transportation
of their
in
vicinity including
job description
perpetuity
of Aspen to
help
counting
system
In
Ute Avenue and the
Aspen
as
limit any
Transportation
responsible
Denver respected
us create a set
high
season
Club entrance
of traffic
for the continued
with the
safety
traffic counts at
The Club will
as
a
function
Coordinator shall manage all TDM programs
operation
addition the Aspen Club will remain
Transportation Options Program
growth
have consulted with the
Coordinator who will manage all TDM programs
The Club
and shall be
we
well
Inc of Seattle and
management tools Baseline conditions have been established via
key
as
Transportation
an
and maintenance of the traffic
active member of the
Coordinator
acting
as
the
s
City
s
City
contact
TARGET GROUPS
Ordinance No 2 Series 010 Exhibit A
Aspen Club TDM Plan
Page
1 of l3
5
Exhibit Z
May 10
A
unique challenge
distinct needs The
following
associated with this
Aspen
Club
Living
project
is the existence of
TDM program establishes
a
a
2010 Public
variety
variety
Hearing
of user groups with
of tools
targeting the
groups
Employees commuting to
Employees living
Club affordable
the Club
site in
on
Aspen
housing
Club members
Club
guests
Aspen Club Living
owners
Ordinance No 2 Series 2010 Exhibit A
Aspen Club TDM Plan
Page 2 of 13
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Exhibit Z
5
May 10
Aspen
Club
2010 Public
Hearing
TDM Measure Detail
Living
FIXED ROUTE ASPEN CLUB SHUTTLE
The
Aspen
Club will
provide
shuttle service
would augment the Cross Town Shuttle
to and
from the Club
services operating on
a
at
regulazly
scheduled intervals These
fixed route and schedule
Details
a
Shuttle vehicles will be reduced emissions
b
Shuttle service will be free of charge for
a
Signs
and
and other information
if permitted at
d
The shuttle will be
e
The shuttle schedule
who
employees
E
the routes and times will be
and guests
posted
materials and inside the
marketing
will coordinate
pickups
arriving Rubey
departing
are
owners
and
drop
offs
trips to the Aspen
Employees
a
This service will be
facility
Pazk
to minimize total
Club
will be allowed
g
Club
best accommodate
to
The shuttle route
schedule will be coordinated with hotel partners
shuttle
at the
and other locations in town
in Club
publicized
emission
zero
employees members
identifying
Rubey Park
or
to access shuttle service
for lunch errands
etc
Schedule
and winter
summer
Weekend Labor
seasons
Day
the Ski
Mountains
demand
experience
the
provided half
hourly
Peak
Peak winter
from 7 AM
summer
season
season
is defined
These hours may be increased
but will
not be
to 9 PM every
less 13 round
morning 8
30am mid
9
day 12
30pm
1
is defined
as
or
day during
as
peak
Food and Wine
December 15th the Close of
decreased
depending
trips daily operating
and
the
at
on
actual
approximately
evening 4
OOpm peak hours
6
on
the half hour and the hour
b
During
that at
shoulder
a
seasons
minimum
otherwise with the
season
c
may be
and before 7 AM and after 9 PM there will be scheduled service
remain within those
trip
Transportation department
numbers outlined
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
place
described above the Club will be
required
per day to the operation of the Cross Town Shuttle
Exhibit Z
5
May
d
airport
order to
the town
in service
keep
will be
provided sepazately
Service to the
Hearing
town service in
from the scheduled in
In addition
fixed schedule
on a
10 2010 Public
shall be provided on
demand only to avoid unnecessary
the
airport
service
trips
Phasing
A
complete
City
of Aspen
Occupancy
As
shuttle
an
plan detailing
the Club shuttle
This
plan must
alternative to
as
a
fixed
route
later six months
service
the
Aspen
prior
to the issuance
approved by
the
of a Certificate of
Club may contribute to the
discussed above If this arrangement
operate
demand only in order to minimize
on
shuttle
plan
must be
schedule and stops must be
meet the conditions discussed above
operating
Cross Town Shuttle
no
s
route
trips
approved by Transportation
If this
staff
no
operation
of the
s van service will
is selected the Club
arrangement
is
selected
later than six months
a
prior
demand
detailed on
to
the issuance of
a
Certificate of Occupancy
DEMAND ASPEN CLUB SHUTTLE
ON
The
Aspen
Club will
provide
and other azeas not served
an
by the
demand shuttle service to
on
serve
guests
traveling
from the
to
airport
fixed route service
Details
a
Shuttle vehicles will be reduced emissions
b
demand service will be free and available to Club members
On
c
demand service is meant to
On
replace
fixed route service
serve
during peak
a
emission
zero
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
replace
as
or
during off seasons
Schedule
daily during
Club hours of operation
Phasing
demand shuttle
A detailed on
later six months
discussed above
prior
to the
plan
must be
approved by
the
City
of
Aspen Transportation Department no
issuance of a Certificate of Occupancy This
plan
must meet the
conditions
Exhibit Z
5
May 10
2010 Public Hearing
BUS PASS SUBSIDY
The
Aspen
Club will
provide
reduce
priced
bus passes for
employees
to use RFTA The Club
subsidizes 50 of employee
sbus passes Subsidized bus passes will remain in
currently
place
Phasing
This
is
subsidy
measures to be
of
Occupancy
currently
in
The program
place
provided to Transportation
Measure to remain in
no
place
be marketed to
must
employees
with
marketing
later than six months after the date of issuance of Certificate
in
perpetuity
unless approved for discontinuance
by
the
CARPOOL MATCHING
The
Aspen
Club will
organize carpools
for
employees
who have
to commute to
the
Aspen Club
Details
a
First
priority
Transportation
will be
to match
with
employees
other
employee
via
the Club
s
Coordinator
b
Carpool matching will be
c
If no match is found
software will be used
discussed
house
in
during
the
City
new
hire orientation
of Aspen TOP program and
carpool matching
to seazch for external matches
Phasing
This program
must be
approved by Transportation Department
the date of issuance of Certificate of
Occupancy
marketing
measures
to be
provided
to
the
The program
Transportation
Certificate of Occupancy Measure to remain in
and in
place
no
in
place
must
no
later than six months after
be mazketed to
employees
with
later than six months after the date ofissuance of
perpetuity unless approved for
discontinuance
by
Exhibit Z
5
May 10
2010 Public
Hearing
CARPOOL PARHING
Preferential
carpool parking
spaces will be
provided
spaces will be
and located in the
for
provided
pazking
carpooling employees
area on
Lots 14A
A minimum of 3
carpool
to the
14W closest to the
path
to allow
preferential
Aspen Club
Details
spaces will be
a
Carpool
b
Approved carpools
designated
will be
with
provided
signage
with
a
tag
or
permit
access
to
spaces
c
Carpool pazking spaces
d
Employees parked
in
will be monitored
carpool
by Transportation
spaces without
Coordinator
appropriate tags
permits will be
written up
Phasing
This program must be
approved
for discontinuance
by
Occupancy
the Transportation
and in
place
no
place
in
perpetuity
unless
Department
RESTRICTED PARHING
Employee pazking will be limited
to the
Crystal
Lake
Parking
lot located
on
Lots 14A
14W
Details
is not allowed in Ute Avenue
a
Employee parking
b
Preferential
c
Parking
d
Employees parked inappropriately will be
parking will
azea
be
parking lot
provided for employees
will be monitored
by Transportation
who
carpool
Coordinator
written up
Phasing
This
measure
discontinuance
is
currently
in
place
place
in
perpetuity
unless
approved
for
by the Transportation Department
NEW HIRE ORIENTATIONS
At all
options
new
for
hire orientations the
commuting
Aspen
to the Club and
Club will
reducing
provide
information
traffic on Ute Avenue
on
all the different
employee
Exhibit Z
5
May 10
2010 Public
Hearing
Phasing
This program must be
approved
for discontinuance
and in
place
no
Occupancy
place
in
perpetuity
unless
EMPLOYEE INCENTIVE PROGRAM
The
will create incentive
Aspen Club
for
plans
bikers walkers and RFTA riders
carpoolers
Details
a
Program
will consist of gift
cards punch cards prize drawings
end of season raffles
or
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
to be
provided
to
Transportation
later than six months after the date of issuance of Certificate of Occupancy Measure to remain in
perpetuity
unless
approved
for discontinuance
no
place
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
who take the bus to work but for
This will
give employees
a sense
in
implementing
one reason or
an
another
ofcomfort 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
currently
in
place
place
perpetuity
approved
for
Exhibit Z
5
2010 Public
May 10
Hearing
MEMBER INCENTIVE PROGRAM
The
Aspen Club will
shuttle
or
create
an
incentive system for members who walk ride their bikes
or
take either
our
the Cross Town Shuttle to and from the Club
Details
this incentive system will be provided in
a
Information
b
Members will have
c
Incentives will
for
prizes
on
a
punch
card system to track their
potentially consisting
of gift cazds
membership
use
materials
of alternative
prize drawings
or
transportation
end of season raffles
and rewards
Phasing
Program
must
be in
place
no
place
later than six months after the date ofissuance of Certificate of Occupancy
in
perpetuity
unless
approved
for discontinuance
by
the
Transportation
Department
HOUSING PREFERENCE
Preference for
a car
at the
alternative
to
access
Aspen
Site Affordable
On
Club The Club will also
transportation
programs
provided
Housing
would be given
develop
in
move
in
to
packets
employees
that will
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
caz
rentals
Details
a
The Club will arrange for discounted
well
b
as
Trips
for Aspen Club
will be
charged
Living
at the
car
rentals for
our
employees
owners
negotiated
discounted
car
rental
rates
site as
who live on
Exhibit Z
5
May 10
2010 Public
Hearing
BICYCLE FLEET
Shazed
bicycles
Living
owners
will be available for
employees
as
well
as
tenants
of employee
housing
and
Aspen
Club
Details
a
A minimum of four
bicycles will
b
Bicycles will
c
A check out check in system such
be maintained
be available at program
by the
outset
s maintenance staff
Club
as
using
electronic ID cazd will be
for
implemented
use
d
The program may
expand
as
needed based
on
usage
Phasing
Program
must be
Program
must
in
place
no
be marketed
later than six months after the date of issuance of Certificate of Occupancy
to
employees
with
mazketing
measures
to be
provided
to
Transportation
later than six months after the date of issuance of Certificate of Occupancy Measure to remain in
perpetuity
unless
approved
for discontinuance
by
the
place
no
in
CARSIIARE PROGRAM
A Carshare vehicle will be
Aspen
Club
Living
available on
site
for
employees living
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
Club
Issues to be addressed include
i
ii
iii
Ownership
of vehicle
Access to the vehicle
Payment of maintenance
and
Transportation Depardnent
operating costs
will
the services of CAR TO
Exhibit Z
5
May 10
010 Public
Hearing
Phasing
A
complete plan
approved by
of
the
Occupancy
for the
implementation
of
This plan
must
include
no
site carshare
on
program
an
later than six months
prior to
must
be presented to
and
the issuance of a Certificate
at a minimum
1
ownership
Purchase
2
Type
3
s
Parking location
4
Allowable
5
Vehicle
6
Operations plan including reservations
7
cost sharing plan
Subsidy
of vehicles
ofvehicle
s
customers
replacement plan
access
fueling
insurance
for CAR TO GO should CTG operate the vehicle
MONITORING PROGRAM
The effectiveness ofthe program will be measured in several
ways
1
The Applicant shall be required to install
and
daily
basis
The
Club
maintenance of the system
is
a
traffic counting system to monitor traffic
responsible
for the purchase
installation
on an
hourly
operation
and
The Applicant shall also include aback
up method of countine
traffic in the event that the installed system malfunctions
or
does not work at
any
time
The
system to be installed shall be reviewed and approved by the Transportation and Eneineerin
Departments prior to building permit issuance
Fl
r
n
Tr
rinaa
iil4at
Report covering January through June and July through December shall
Transportation Engineering Community Development and Environmental
a
annual
Asemi
b
by January 15 and Julv l
The report must
annually for five years after the
mil
indicate both daily and hourly traffic
the
zero
growth foal the annual
project
Tlie
counts
include the status of required TDM program
components
For each
year
the required reporting information
2
Survey
be
the issue
s shall
brought to City
of above target groups to
to
the
Departments
receives
eport
Rt
a
CO
shall also
one
or
l
o
n
year
If staff
does not include
r
a
nn
Tr
Council for discussion and action if needed
ensure
Annua surveys must be pre
approved
provided
the Club does not meet
reporting obligation shall be extended by
reviews the report and finds it is not in compliance with the TDM Measures
vcir
be
Health
their
knowledge
of and
participation
in the programs
Exhibit Z
5
2010 Public
May 10
3
Results will be summarized in Memorandum form
year trends
to
4
The
are
readily
Hearing
with tabulations and charts
complete
so
that
apparent
require
may
interim check
insas necessary
CHANGES TO THE PLAN
Ifthe
Applicant
numbers
per
hour
Plan
the
are
chooses to
update
peak trips
must
with all
hour
per
must be conducted
Transportation Engineering
compliance
traffic counts from the baseline in the current TDA
different than the current counts done
and X64 PM
This
update the
prior
then the
and
TDA
610 trips
S
Environmental Health and
the
approved by
to the TDM
per
shall also be
Applicant
to submission for a
approvals Any changes
be reviewed
by
day
54 AM
required
building permit
to
and those
study
peak trips
update
the TDM
and must be reviewed
plan
based
on
revised base line traffic
Environmental
by
for
counts
Health and
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
show that the
a
plan
for
zero
the
approval by
following suggested TDM
is exceeded
growth goal
at any
time the Aspen Club will be
that shall include but is
to
not
cntal a
inr
1 ir
ieait
f
d
limited to
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
of club activities to avoid
aggressive
paid parking
converting
for
for
employees
avoid peak hour
peak
hour
parking
and guests
spaces to
carpool onl
congestion
congestion
internal and external education
employees
and guests
spaces
a
variety
of the
Exhibit Z
5
May 10
other
measures
as
approved by
2010 Public
Hearing
Departments
the
listed
above
If the Club does not meet the
zero
rowth
goal for
two
2Zyears
in
a
row
they shall be
half 1
2 the Annual cost of operating the Cross
Town Shuttle
to pay one
that time and institute
show
paid parking
they
as approved by the Transportation
growth goal
Health and
at the Club until
in
some
other way
can
they
at
required
the rate in effect
have met the
zero
En ingL eerin Environmental
at
t
u
c
2aoR
1k
P
b
wc
Jessica Garrow
Cathy Zimmer czimmerpt@yahoo
com
47 PM
Friday April 30 2010 12
From
Sent
com
letters@aspendailynews
com
erobinson@aspenclub Mick Ireland forward Steve Skadron forward hitorre@aol
com
Jessica Garrow
Romero
com
djohnson@aspensnowmass
Dwayne
support for Aspen Club Living Project
To
Cc
Subject
first hand the energy and enthusiasm of the Aspen Club
the Club
s commitment to individual and community wellness its function and
When
one
experiences
staff and observes the extent of
importance to Aspen becomes
variety of local community health related services including a top rate Physical Therapy and
s Care offering donation
Sports Medicine Institute gym facility and the local office of All Valley Women
its
based Saturday Community Yoga classes and most recently extending
physical therapy services to include
an in town clinic location at 100 East Main Street the Aspen Club not only employs many locals but also
reveals its commitment to being an integral vital and vibrant part of our extended community By supporting
the Aspen Club Living project we not only support a cause that supports all of us but also expand upon a
valuable community asset and help keep its vision sustainable
Cathy Zimmer
clear
Housing
9438
544
a
Jessica Garrow
nicole chambers
From
Sent
com
nmc549@gmail
11 AM
2010 10
Mick Ireland forward hitorre@aol
com Steve Skadron Steve Skadron forward Dwayne
Romero Dwayne Romero djohnson@aspensnowmass
com Jessica Garrow
Tuesday April 27
To
com com
letters@aspendailynews
mail@aspentimes
Letter in support of The Aspen Club Living Project
Subject
s years and
Aspen Club Living Project I worked at The Aspen Club for almost 3
be
for
time
there
Michael Fox
on
to
a
different
in
life
I
will
moving
chapter
always
grateful
my
currently
started
the
front
desk
He
then
me in furthering my
me
be
a
of
his
team
when
I
at
the
to
supported
gave
opportunity
part
I
am
even
writing
this letter in support of the
though I
career
in
a
am
marketing position He believed in my capabilities and potential
sales
City Council should give him that same opportunity for success
I believe that
Nicole Chambers
and gave
me
the
opportunity
to succeed
Jessica Garrow
com
jeanette@darnauer
From
Sent
17 PM
Sunday May 02 2010 11
To
Jessica Garrow
Cc
Allison Miller
FWD Ute Avenue
Subject
Summary
Attachments
Neighbors Applaud
Zero Traffic
Commitments
of P
straffic enforcement concerns ideas
Z
doc
Jessica
Since I wrote this letter
record That
means
directly
to
Council
I should send it to you also so it becomes part of the official
pieces of correspondence from me in the packet
there should be three different
Thanks
Jeanette
PS
Bob Hoover will have
a
letter to you in the morning
Original Message
Ute Avenue
Subject
Neighbors Applaud
com
jeanette@darnauer
From
Date
Zero Traffic Commitments
32 pm
Sun May 02 2010 7
net
mick@sopris
To Mick Ireland
Cc Steve Skadron aspen
stevesk@ci Dwayne Romero
us
co
us
co
aspen
usDerrick Johnson derrick@ci
co
aspen
dwayner@ci
May 2
To
cc
2010
Aspen Mayor Mick Ireland
Steve Skadron Dwayne Romero Derrick
Dear
Johnson
Mick
On behalf of my clients many of the Ute Avenue neighbors I would like to say thank you for
balancing the needs of the Aspen Club with the needs of residents both in the Ute Avenue
neighborhood and throughout Aspen I know that many of the citizens whose voices you heard
through letters at Council meetings and in the newspaper also share our gratitude We greatly
appreciate your concerns over traffic issues and applaud you and your colleagues For your commitment
to zero traffic growth for the Aspen Club expansion You accurately stated that this is the heart of
the objection in the neighborhood and we are pleased that you find it a legitimate objection
Specifically we appreciate your desire to decrease the parking spaces and minimize the impacts on
the neighborhood through a series of tough steps in the traffic department We hope those steps also
recognize the increased traffic that will occur as a result of the service vehicles required to maintain the
timeshares and the employee housing units
your suggestion of putting in
baseline traffic levels are exceeded However
We also
against
support
a
current baseline is insufficient
a
counter and
as
consequences if
realize simply tracking future traffic
imposing
m sure you
I
Stringent requirements
severe
and enforcement mechanisms
are
needed if you hope to accomplish your goal We believe that those tough steps must be identified and
31
3
agreed to in the Ordinance It is also vital that the severe consequences you talked about at the 10
meeting
be
clearly
known and committed to in the Ordinance
s there and protect
that your primary concern is the need for a tool to maintain what
But
obvious
adverse
that
tool
needs
to be determined
the people against the most
impacts
again
The neighbors and the town need assurances i
e enforcement measures in order for the neighborhood
We liked
to be
hearing
protected
I went back to my detailed notes to review the P
s excellent and
Z
the October 6 and October
could
place
help
20
2009
meetings They offered
an
impact on the goal
to reduce traffic and have
summary of their traffic concerns and ideas I sent the
Rumbaugh last week to suggest that the City incorporate
same
a
required
of the
thorough discussion on traffic at
creative ideas that if put in
numerous
of zero traffic
growth
list to Jessica Garrow and
some
ve attached
I
Lynn
of these ideas into the final
provisions
applicant
leaving all decisions up to the Club users employees owners
and renters to reduce their driving is risky With 32 new units plus lock off units logic says it will be
impossible to reduce traffic without stringent requirements and enforcement mechanisms
Simply providing only
incentives and
re adding 45 more
October Planning and Zoning Commissioner Cliff Weiss noted You
parking you
llhave 45 more problems He asked How can you build more units and hold to
t adequately address the future and
existing traffic and stated his belief that the TDM doesn
compensate with anything
Last
The
s
applicant
answer at one
10 ofthe members take
of the P
Zmeetings last fall
advantage
will be achieved To us that
simply
was
that if 100 of the
of the steps in the TDM Plan their
t a logical assumption
isn
goal
employees
and 5
of zero increased traffic
plan with no meaningful consequences is no plan at all The plan needs teeth
and they need to be sharp teeth or the standards will be violated for certain Past history tells us that
t been successful
leaving such enforcement tools up to the applicant after the final decision hasn
A set of standards and
The
a
and
Zoning
majority
of the
Planning
wanted
to see
traffic solutions
They
system
represent urge you to take the necessary stringent steps to assure
t just a pipe dream but has the change to become reality
growth isn
Ute Avenue who we
residents
along
that your
goal of zero traffic
Thank you for your
Warm
now
Commission members asked for substance in the traffic plans
he
and a
that wouldn
trequire revisiting the issue 7
leadership
on
Regards
Jeanette Darnauer
Darnauer
Group Communications
St
Galena
308 S
Aspen CO 8161 I
0
9010
925
970
5746 c
379
970
com
darnauer
www
this
important issue
for
our
community
DARNAUER
c
Li
l3P
4iRC
7mc
wtark
Siratc
Lc RclaLOn
A Pe
Ideas
s Traffic Enforcement Concerns
Z
Summary of P
Aspen Club Application
09
20
09 and 10
6
Compiled from 10
Zmeetings
P
s Concerns
Cliff
1 Concerned that from
same
conceptual to final application the Club is taking the
issues after the
route i
e following up with the review and study to
fact
2
3
6
present
The Club is
we
5
more
units and
holding
to
existing
traffic
difficult to hold traffic to
I believe there will be a traffic increase and it will be
the
4
building
How are you
levels
going
000 sf
sq ft to 190
monster at the end of Ute Ave
from 80
t created
haven
a
or
000
90
If you give your 1900 members any alternatives with transportation they
will have to use the shuttle
t support
Z
P
In
City Council left traffic plan to be reviewed I don
96
plans that require
review
solutions not traffic band aids
8 I feel we
re not making the tough decisions now with the
9 I want substance in the traffic plans We need a solution
site
hats on and not require an enforcement officer on
10 We need disincentives to driving
11 I want to charge members for driving on a daily basis
7
d like to know that
I
I
previously
asked for
TDM
we can
hang
our
12 We need benchmarks
13 One of my big concerns for Ute Ave is in the winter
hour in the
hour in the AM and 90
15 There are 860 trips
day which equals 70
PM Why is there no minimum level of shuttle service required
or the applicant We need to be
to be traffic
16 It is not our
engineers
job
re adding 45 more parking
assured that traffic is to be addressed You
t adequately address the
ll have 45 more problems The TDM doesn
you
t put a facility this large at
future and compensate with anything You can
needs to
the end of a street until I feel good about the traffic The applicant
we can
off on They must make serious
to us with a
come
plan
sign
concessions
s Ideas
Cliff
a
b
Route shuttles to Crystal Lake side
m concerned about Paid parking is a
s the 1900 members I
It
and it will
disincentive to the members but helps me with this issue
train the members
re
c
Look at the TDM
again
and include
something
that is enforceable
Z
don have to come back to P
from the start so you t
Michael
1
Wampler
a gate across the Ute entrance to the Club Allow
then do a progressive charge for driving and parking
Put
4freebies
3
month but
LJ
1
Traffic is my issue now
I don
t want to tie the Club down though so they
t be flexible with changing their plans if traffic reduction isn
can
t happening
2
Teeth
in the TDM is good but it takes time
acceptable to the city
s transportation head
to
develop something
that is
Stan
1 Traffic is the
t think we can come up with an exact
I don
big issue for me
d
I
like
to see more creativity need a practical
community
solution need teeth something with real consequences
a Re the phasing of the TDM plan paid parking shouldn
tbe last item to
be implemented to encourage use of the Hwy 82 side which would be
free versus Ute Ave which would require payment
solution
as a
b There has to be
c
d
e
f
g
h
i
What
a
review and enforcement
happens
keeps increasing Maybe take off the
parking spaces by
one
Members are now the majority who drive but it will be the
timeshares and employees in the future
An idea employees pay a fee if they take their car out of the
Members pay when they go to the Club
Provide disincentives to driving
if traffic
Shuttles should be
Cars should be
on
on
garage
Ute Ave
Hwy
82
I have same issue as
j Questions on the TDM
which
t required until
isn
monitoring program
raised
by
Jeanette
on a
2 years
Bert
1
Agree
2
s include the strictest TDM
Let
with additional TDM tools other Commissioners
down if
3
they
we can come
came up with
up with and let Council water it
want
I agree with Cliff
it is great to
better traffic plan I will write Council
ve tried to make suggestions and
paragraph delineating my concerns We
the applicant has refused each one The letter by Judy Wrigley saying she
t get out of her car is an example of your greatest challenge With 100
won
pillows that will be tough
see
a
a
4
5
I don
t like that the traffic reviews stop after five years the studies could
t
end but compliance shouldn
100 bus passes funded for employees now
6
We want to see traffic solutions now that will work without
back to the
7
having
to come
transportation dept to revise the plan Agree with Cliff on
t require
transportation concerns A system has to be in place that doesn
the
issue
visiting
re
Cross town shuttle funding to replace their Aspen Club shuttle
Jessica Garrow
jeanette@darnauer
com
09 PM
From
Sent
Cc
Mick Ireland forward Steve Skadron Dwayne Romero Derrick Johnson
Jessica Garrow
Subject
Please
To
May 2
question
re
Timeshare Chapter
2010
Dear
Mick Steve Dwayne
As
representative
a
answer
attention to
and
Derrick
neighbors of the Aspen Club
addressed by Council
of many of the Ute Avenue residents and
one more
concern
that has not yet been
d like to
I
bring
your
sconcerns over
Aspen City Council meeting on March 31s Mick accurately summarized the neighbor
In
our
as
well as numerous other
with
addition
to
clients
the proposed development
one exception
traffic
that the Aspen Club proposed expansion violates
citizens who have spoken out have another major concern
of
Land
Use
the
and
Intent section of the Timeshare Development
an important segment
the
Code
Purpose
chapter
At the
This section states that The
to
areas
impacts
that the
ensure
by limiting this
We have
received
also intends to
to
the
seemingly
so
could have
a
unimportant
on
We
other residential
We would
appreciate
applicable
in this
for its
adversely
long
term residential
neighborhoods
affect the character of these residential
commercial
zone
districts
repeated comments and questions asking why the very purpose
ignored and how such a basic component of our Land Use Code is
are concerned about the precedent that approving this zoning change request
neighborhoods in Aspen
a
public
answer so
case
you
Group
Communications
308 S Galena St
Aspen
do not
development
s lodge and selected
City
Jeanette Darnauer
Darnauer
provide protection
response to our
the Timeshare Chapter is being
never
governing
Thank
use
City
of timeshare
CO 81611
we can
understand
why
Council does not consider this
provision
Jessica Garrow
Jeanette Darnauer Jeanette@darnauer
com
40 PM
From
Sent
Cc
Jessica Garrow Lynn Rumbaugh
Allison Miller Robert Hoover
Subject
Documents for Council
Attachments
Summary
To
packet on Aspen Club to replace those I sent Friday
of P
straffic enforcement concerns ideas
Z
doc Memo to city staff
on
traffic
docimage001
enforcement
gif
Jessica
Please
use
the email and attachment I sent you
more
packet on the Aspen Club application instead of
couple typos including the wrong date plus I added a couple
the attached two documents to include in the City Council
traffic
concerns
on
Friday
I found
a
Z
and ideas from P
Z members that I found in my notes from the Oct 6 and Oct 20 2009 P
meetings
Thank you
Jeanette
ARI
I
AUEK
i
f
P
GFOI
l
cSArkctm
titrv
hc Rclat
Pa
m
Jeanette Darnauer
Darnauer
Group Communications
308 S Galena St Aspen CO 81611
5746 c 970
379
4075 fl
920
90190 ol 970
925
970
com
darnauer
www
www
com
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Society of America Counselor
Member
PR
Member
Public Relations
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Ideas
Concerns
s Traffic Enforcement
Z
Summary of P
Aspen Club Application
09
20
09 and 10
6
Compiled from 10
Zmeetings
P
Cliff
Concerns
1 Concerned that from
same
conceptual to final application the Club is taking the
e following up with the review and study to issues after the
i
route
fact
you building
3 I believe there will be
2
How
the
are
present
more
a
units and
holding
to
existing
traffic
traffic increase and it will be difficult to hold traffic to
levels
d like to know that
000 sf I
sq ft to 190
we haven
tcreated a monster at the end of Ute Ave
5 If you give your 1900 members any alternatives with transportation they
will have to use the shuttle
t support
Council left traffic plan to be reviewed I don
6 In
Z
P
4
The Club is
going
from 80
or
000
90
City
96
plans that require
7
8
9
review
asked
for solutions not traffic band aids
previously
not
re
I feel we
making the tough decisions now with the TDM
can
I want substance in the traffic plans We need a solution we
I
hats
on
and not
require
an
enforcement officer
10 We need disincentives to driving
11 I want to charge members for driving
on a
on
daily
hang
our
site
basis
12 We need benchmarks
13 One of my big concerns for Ute Ave is in the winter
hour in the
15 There are 860 trips
hour in the AM and 90
day which equals 70
PM Why is there no minimum level of shuttle service required
to be traffic engineers or the applicant We need to be
16 It is not our
job
re adding 45 more parking
assured that traffic is to be addressed You
The
TDM
t
doesn
adequately address the
ll have 45 more problems
you
t put a facility this large at
with
You can
future and
anything
compensate
the end of
come to us
a street
with
a
until I feel
plan
we
good
can sign
about the traffic
off
on
They
The
applicant
needs to
must make serious
concessions
Ideas
a
b
Lake side
m
I
concerned about Paid parking is a
s the 1900 members
It
disincentive to the members but helps me with this issue and it will
Route shuttles to
Crystal
train the members
re
c
and include
Look at the TDM
again
from the start
t have to
you don
so
something
come
that is enforceable
back to P
Z
Michael
1
Wampler
Put
a
gate
then do
a
the Ute entrance to the Club Allow 3
4
for
and
driving
parking
progressive charge
across
month
freebies
but
L7
t want to tie the Club down though so they
I don
t happening
t be flexible with changing their plans if traffic reduction isn
can
Teeth in the TDM is good but it takes time to develop something that is
acceptable to the city
s transportation head
1 Traffic is my issue now
2
Sta
n
1
I don
t think we can come up with an exact
big issue for me
solution as a community I
d like to see more creativity need a practical
solution need teeth something with real consequences
tbe last item to
a Re the phasing of the TDM plan paid parking shouldn
be implemented to encourage use of the Hwy 82 side which would be
free versus Ute Ave which would require payment
Traffic is the
b There has to be
c
d
e
f
g
h
a
review and enforcement
happens
keeps increasing Maybe take off the
one
parking spaces by
Members are now the majority who drive but it will be the
timeshares and employees in the future
An idea employees pay a fee if they take their car out of the
Members pay when they go to the Club
Provide disincentives to driving
What
if traffic
Shuttles should be
Cars should be
i
j Questions
monitoring
on
on
on
garage
Ute Ave
Hwy
the TDM
82
I have
same
t
program which isn
issue
required
as
raised
by
Jeanette
on a
until 2 years
Bert
with additional TDM tools other Commissioners came up with
2 s
Let include the strictest TDM we can come up with and let Council water it
1
Agree
down if
3
they
want
I agree with Cliff
a
it is
great
to see a better
paragraph delineating
the
applicant
traffic plan
I will write Council
suggestions and
by Judy Wrigley saying she
greatest challenge With 100
ve tried to make
We
my concerns
has refused each one The letter
t get out of her car is an
won
pillows that will be tough
example
of your
4
t like that the traffic reviews stop after five years the studies could
I don
t
end but compliance shouldn
5
100 bus passes funded for employees now
We want to see traffic solutions now that will work without having to come
back to the transportation dept to revise the plan Agree with Cliff on
6
transportation
visiting the
re
7
concerns
A
system
has to be in
place
t require
that doesn
issue
Cross town shuttle
funding
to
replace
their
Aspen
Club shuttle
DARAtAUER
C
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PJ 1
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Suv
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anp
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6dstio n
Email sent 4
29110 to
Staff
City
Dear Jessica and Lyn
I understand you are both
regarding
Traffic Enforcement Mechanisms
sexpectations for zero traffic growth into
incorporate the Mayor
of the Ute Avenue neighbors
revised Ordinance for the Aspen Club application Our clients many
commitments to curb any traffic growth
other
Council
s
member
the
sand
Mayor
greatly appreciate
want to make
sure
working
to
that stringent traffic enforcement mechanisms
are
included in the
approval
the
and
language
in their expectations indicating
As you are aware Mick and other Council members were quite specific
traffic
in
the
department add even
that the applicant needs to incorporate a series of tough steps
maintain what
sthere and
utilize
a
tool
to
and
tighter traffic mitigation plans than Silver Lining Ranch
traffic
which
is
basically
obvious
adverse
impact
protect the people against the most
believe it is imperative that you add strict mechanisms to the
Because of these strong statements we
traffic growth can truly be achieved
traffic mitigation plans now so that the goal and commitment to zero
A set of standards and
need to be sharp teeth
a
consequences is
the standard will be violated for certain
plan
or
with
no
meaningful
no
plan
at all
It needs teeth and
they
Commission detailed discussions at the
s
With that in mind we went back to the Planning and Zoning
their traffic concerns and numerous creative
and
summarized
October 6 and October 20 2009 meetings
the Mayor
sexpectations We encourage
ideas I have attached them in hopes they help you accomplish
Ordinance
the
revised
language
you to incorporate them into
Thank
you
Jeanette Darnauer
Darnauer Group Communications

Ordinance #2, 2010 - Aspen Club Final SPA/PUD 2

Transcription

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