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HomeMy WebLinkAboutpitkin.planning.273514200020 (3)DOCUMENT LAYOUT THIS FILE MAY OR MAY NOT CONTAIN ALL OF THE INFORMATION LISTED BELOW IN THE FOLLOWING ORDER Summary Sheet Resolution for the BOCC and/or P&Z Ordinance for the BOCC and/or P&Z Determination for the Hearing Officer Administrative Determination Staff Memo Application Public Notice, Acceptance Letter, Referral(s) Letter Site Plan Miscellaneous Plat copies (11x17) PARCEL IDi 2735-142-00-020 DATE RCVD: ~- # COPIES:- CASE NO 1986 CASE NAME: Aspen Highlands Resort 1986 Commercial GMP/Gen Subm Planners PROJ ADDR:. OWN/APP: Aspen Highlands Ski ADR~- CISIZ:.~- PHN:~- REP: ,. ADR;~- GSIZ>~- PHN:~- Email Addr:.. ALLOCATED HOURS:- FEES DUE;- FEES RCVD:~r % OVER: ~- REFERRALS REF:- BY~- DUE:- MTG DATE REV BODY PH NOTICED DATE OF FINAL ACTION: , ~-- ~- ~- No ~- BOCC Reso: ~-- ~- No ~- BOCC Ord: ~- REMARKS PZ. HRG OFF. CLOSED:- BY: ~-- HO INDEX: ~- ADMIN: ~- PLAT RECORDED~~ PLAT (BK,PG):~- ADMIN INDEX: VR APPROVAL DATE:.- VR EXPIRES:-. CASE TYP:-' Commercial GMP CASE TYP5: CASE TYP21-. Gen Subm CASE TYPE: CASE TYP3: CASETYP7: CASE TYP4: DateScanned: . 9/4/09 File Location: IBoz 175 T0: Pitkin County Planning and Zoning Commission FROM: Francis Rrizmanich, Planning Office RE: Aspen Highlands Resort - Commercial GMP/General Submi ssion DATE: October 7, 1986 APPLICANT: Aspen Highlands Skiing Corporation (Aspen Highlands) RSQOSST: Aspen Highlands is requesting Commercial GMP and General Submission approval for the commercial portions of the Highlands Resort Development that represent "additional" square footage not ancillary to the base lodge. This commercial square footage is associated with the reconstruction of the base lodge, ski shop and administrative offices. The requested commercial square footage is calculated to result in a total net increase of 9.94 employees (see attached application). BACRGROIIND: On May 19, 1986, the Board of County Commissioners granted General Submission approval to Aspen Highlands for redevelopment of the base area. On June 23,1986 the Board awarded a Lodge GMP allotment of 80 units to Aspen Highlands (see attached resolutions). Condition 5 of Resolution 86-39 states "any increase of commercial square footage not accessory to the hotel may require a commercial GMP application. The Board directs the staff to work with the applicant to make a determin- ation on the project's need for commercial development allotments and to report back to the Planning Commission within 60 days." This commercial GMP allotment application for 10 employment generation units has been submitted pursuant to the above condition. NAJOR ISSDES AND CONCERNS: A. Referral Agency Comments: 1. Housing Authority: In a memo dated September 16, 1986, (attached) Ann Bowman submitted the following comments: o The Aspen Highlands Resort would generate a peak projected employment of 260.81 full time equivalent persons. o The applicant will provide on-site housing for a portion of the project and will utilize one or more of the options available to provide for 1008 of the remaining employees to be housed off-site. o The commercial GMP proposal is essentially the same as the original proposal. The applicant is proposing to house 1008 of the new employees generated by the commercial portions of this project. o The Housing Authority Board recommends approval of this application with deed restrictions to be placed on the employee units (see attached memo) . B. Staff Comments: The Aspen Highlands Resort has been granted 80 units through the lodge quota system, general submission PUD approval for the project including variances to height, floor area and parking patios, rezoning to exchange 2.1 acres of AF-1 zoned land with 2.1 acres of AR-1 zoned land, and approval for restaurants, banquet facilities and other uses ancillary to the lodge development request (see attached resolutions). Due to the requirements of the Land Use Code's Commercial Growth Management Allotment system, Highlands Resort was required to meet with the Planning Office to determine the number of employees which would be generated by additional commercial square footage that is not ancillary to the lodge. The applicant's analysis of additional commercial space indicates that 9.94 Employee Generation Units (EGU) will be required. The applicant is requesting 10 EGU°s under the County's Commercial Growth Management Allocation System. This request for 10 EGU's equates to approximately 3,000 square feet of square footage in a project which includes a total of approximately 350,000 gross square feet. The Planning Office opinion is that the 10 EGU's and the associated square footage being requested is reasonable. Even if the total 300 lodge units that were originally requested are not constructed or are constructed in phases, the Planning Office believes that this request for 10 EGU's can be supported at the base area under existing conditions. The Housing Authority has reviewed this proposal and agrees with the 10 EGU figure calculated by the applicant. The Planning Office agrees with the Housing Authority recommend- ation for approval of this subject to the deed restrictions contained in their attached m emo. RBCOMMBNDATION: The Planning Office recommends that the Planning Commission recommend that the Board of County Commissioners grant Commercial GMP/General Submission approval to the applicant for 10 EGU's subject to the conditions imposed by Resolution 86-39 which granted general submission approval to the PUD and rezoning applications of the Aspen Highlands Resort, and the following deed restrictions recommended by the Housing Authority: 1. The owner hereby covenants that the employee rental units shall remain as rental units and shall not be condomin- iumized. Use and occupancy of the employee rental units shall be limited to housing for qualified employees in accordance with the low income rental guidelines established by the Housing Authority of the City of Aspen and Pitkin County or a successor thereto. The owner of the units shall have the right to lease the units to qualified by the owner, or employed in Aspen/Pitkin County, provided such persons fulfill the requirements of a qualified employee. "Quali- fied employee" as used herein shall mean any person current- ly for a minimum average of 30 hours per week, nine months out or any twelve-month period, who shall meet low income and occupancy eligibility requirements established and applied by the Housing Authority with respect to employee housing. 2. Verification of employment of person(s) living in the employee rental units shall be completed and filed with the Housing Authority Office by the Owner of the unit prior to occupancy thereof, and must be acceptable to the Housing Authority. If the owner does not rent the employee unit to a qualified employee the unit shall be made available for occupancy in accordance with the Housing Authority guide- lines, provided the Owner shall have the right to approve any prospective tenant, which approval shall not be un- reasonably delayed or withheld. 3. These covenants shall be deemed to run with the land as a burden thereof for the benefit of, and shall be specifically enforceable by, the Board of County Commissioners of Pitkin County, the Housing Authority of the City of Aspen and Pitkin County, or the duly authorized designee of the Board of County Commissioners of Pitkin County, by any appropriate legal action including but not limited to injunction, abatement, or eviction of non-complying tenants during the period of the life of the last surviving member of the presently existing Board of County Commissioners of Pitkin County, Colorado, plus twenty-one years, or for a period of fifty years from the date of recording hereof in the Pitkin County real property records, whichever period shall be less. 4. When a lease is signed with a tenant, a copy shall be sent to the Housing Office so that a current file may be main- tained on each unit. 5. The Housing Authority will review the payroll for the Aspen Highlands at the end of the first year and each year for five years to determine if additional employees have been generated by the Mountain Master Plan changes. FR.102 PITRIN COQNTY COMAERCIAL GMP COMPETITION SCORE SHEETS Name of Project: Aspen Highlands Resort Date: 10/7/86 AVAILABILITY OF PDBLIC AND PRIVATE FACILITIES AND SERVICBS (maximum 18 points). The Commission shall consider whether each application has provided a commitment as to the availability of the necessary public and private facilities and services or an agreement to provide these facilities and services and shall rate each development by assigning points account to the following formula: 0 -- Indicates total impracticality of providing service. 1 -- Project requires the provision of new services at increased public expense or proposed services do not meet the standards of the Land Use Code. 2 -- Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general, or service improve- ments simply meet the standards of the Land Use Code. 3 -- Project in and of itself improves the quality of service in a given ar ea or service improvements go beyond the standards of the Land Use Code. The following facilities and services shall be rated accordingly: (i) WATER (maximum 3 points) considering the ability of the water system to serve the development, and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development, if a private system, considering the capacity and reliability of the system being proposed. (Multiplier - 1) ~_ COMMENT:_~gH 79 of the aDOlicaticn cratPC• "Tf he applicant finds *hat additiona~ capacity or a loop system will be reg,n~ *Pd or des red iL (ii) SSWSR (maximum 3 points) considering the ability of the sewer system to serve the development and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development. If a private system, considering the capacity and reliability of the system being proposed. (Multiplier - 1) ~- COMMENT: The Ar,nlicant has committed to ggv on- and off-site coGts (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff on the development site. if the development requires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainage control facil ities and to maintain the system over the long term. (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire protection according to the established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fighting flows. Considering the commitment of the applicant to provide fire protection facilities which may be necessitated by the project, including, but not limited to, fire hydrants and water storage tanks. (Multiplier - 1) ~ 2 (Multiplier - 1) ~- (v) ROAD SYSTElI (maximum 3 points) considering the ability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1985 Pitkin County Road Standards and Specifications. Considering the applicant's commitment to finance necessary road system improvements attributable to the proposed development. (vi) POBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existing transit routes and trail systems. Considering the ability of the transit system to accommodate the proposed development without the need for additional facilities or route shifts. Considering the commitment of the applicant to provide capital improv ements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1 ~- COMMENT: T_he ave~i^ant h-s made the fo>>owina *ransit re~ated commit- pagQ 3 8 (Multiplier - 1) _2- °'' ' ona~ tr affi c - this addi ti ona~ tea ~ aoeG not aooear Lo [,avc - __ ._ _.. ____~ il~ .~......... 4_ T_he Rrivate bus system will be ex8anded to meet the ~~ ~ ~*+d suoolement the overall community tran- ~nortati on ~y~tam• Ashen Highl nn'a will 1 ink they r nrojP~* 4,rh the nord~ c and - --- --~- pages 57• The hotel will own and Qperate a courtesy van shuttle gys~^•^ F^~ its_gues s• --- Page 61: The hotel will offer direct bus service to Maroon Lake and the USFS trailhead• - The As~gn Highlands Resort wily contribute the use of their Page 65• A separate pickup. dre~ off zone will be provided for private automobiles and courtesy vans• Page 86: mhP full cost of transpprtation svstem improvements new fac+:l ~t~ Ps and trail connections will hP jai d by th_e apF1~- cant and will result in no direct p~~b1 ; ~ costs Page 90: PLANhT1~G OFFTGS ANALYSIS The applicant is committing to provide The_ apQ~ icant will pJ-ovide a ,paved and lands caned trail SOBTOTAL: 14 2. QIIALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development by assigning points according to the following formula: 0 -- Indicates a totally deficient design. 1 -- indicates a major design flaw. 2 -- indicates an acceptable (but standard) design. 3 -- indicates an excellent design. The f ollowing features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to w hich natural vegetation is preserved, and the provision of pedestrian amenities (paths, benches, and bicycle storage facilities) which enhance the design of the development and provide for the safety and privacy of the users of the development. (Multiplier - 4) ~- 5 ~-' - - ^^" ^^~ asgect of the groj Pct (Y)MMENT: Because Of_rhP linear design of the~~4ject build~,~g mass (ii) RESODRCE CONSERVATION (maximum 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling and thermal insulation measures beyond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (Multiplier - 1) _~_ CnMMF.NT_ Hotel R-valsze is 18 percent greater than Code regnires (Multiplier - 2) ~- COMMENT: The_.p~ject~ropgses one main entrance to the site based on (iv) SNVIRONMSNTAL IMPACT (maximum 3 points) considering the degree to which the design minimizes adverse impacts upon the environ- ment, including impacts on air and water quality, visual vulnerability, and natural and man-made hazards (geologic hazards, floodplains, steep slopes, unstable soils, snow avalanche, wildfire hazard, wildlife habitat and airport flight hazard areas). (Multiplier - 3) ~_ COMMENT: Bec ~ se of the location and site design the resort hoot d h~ve m~ n~mat v; coat impacts uy~on adiacent gronert~ es. (iii) PARKING AND CIRCDLATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access and loading areas and design features to screen parking from public views. ~~Pnt stacking diGtances are provided and the entrance is mov to }equality will be affected by the increased ncP of the recort mhe ~....; rnnmant~l r;ea~ th D~nartment has commented that the ~$1;ranr~s Drotosal to l;m;t fireplaces to four in the^hotel _ „ ~__~ ..L ... ..4• .. me (v) (Multiplier - 1) ~_ 3. EMPLOYEE HOUSING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or middle-income housing for employees generated by the proposed development as such housing has been annually defined by the Board of County Commissioners. Applicants shall be awarded one (1) point for each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4. The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial development, although the ~ Commission may accept an VISOAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which the applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to offset the visibility of the project (man-made berms are not encouraged). SUB40TAL: 17 alternative standard proposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. (Multiplier - 1) _].~- COMMENT: The ~olicant has calculated that 9 94 employees will be TOTAL POINTS (with multiplier) 1. AVAILABILITY OF PDBLIC AND PRIVATE FACILITIES AND SERVICES 14 2. QQALITY OF DESIGN 3. EMPLOYEE HOOSING PROVISION TOTAL: 47 (608 threshold = 36.6 points) Name of Planning and Zoning Member: ~gyien/Pitkin Planning office 8 MEMORANDUM TO: FRANCIS KRIZMANICH, PLANNING OFFICE FROM: ANN BOWMAN, PROPERTY MANAGER DATE: SEPTEMBER 16, 1986 RE: ASPEN HIGHLANDS RESORT COMMERCIAL GMP/GENERAL SUB. ISSUE: Do the representations of the applicatn still meet the requirements for the employee housing generation? BACKGROUND: The applicant represents that the provision of employee housing is a requirement of the Pitkin County Code to mitigate the shorfall of affordable housing available for low, moderate, and middle income residents. based on the requirements of 5-300, the Aspen Highlands Resort would generate a peak projected employement of 260.81 full time equivalent persons. The applicatn will provide on-site employee hosuign pursuant to 5-300 for a portion of its employees and will utilizeone or more of the options available to the applicatn for satisfying the requirements of 5-300 for providing 1008 of the employees generated who wil not be hosued on site. The attached documents are identical to the proposal Aspen Highlands Resort presented earlier this year and the Housing Authority approved with minor variations at that time. STAFF RECOMMENDATION: Attached is the approved modification. Staff recommendations approval of previous modified generation figures as shown below: BACKGROUND: This proposal consist of the redevelopment of the base of Aspen Highlands Ski Area including a 300 room lodge incorporating 200 lodge rooms, 50 suites and 50 self-contained units, restaurants, dining rooms, lounges, banquet/meeting rooms, cocktail bar/lounge, administrative offices and support areas; a separate base lodge containing ski operation areas, a 400 seat dining area, cocktail/bar, public lockers/ski check, rental space and other support functions. The applicant proposes that based on the requirements of Section 5-300 .1 (c) of the Pitkin County Land Use Code, the Aspen Highland Resort will generate a peak projected employment of 266 persons. On-site employee housing pursuant to 5-300.4(a)(2) will be provided and the off-site employee housing obligation will be met by a payment-in-lieu as identified in Section 5-300.4(a)(5). LOCATION: The proposed development is located east of Maroon Creek Road, South of Highway 82, at the base of the Aspen Highlands ski-area, southwest of Aspen, Colorado. GENERAL FEATURES INCLUDE: 1. 300 guest units composed of 200 basic units, 50 suites, and 50 cottage type units. 2. Restaurants, dining rooms, lounges, banquet/meeting rooms, cocktail bar/lounge, administrative spaces, and support spaces. 3. A base lodge to accommodate the ski operation, a main dining area seating 400, a cocktail/bar, public lockers/ski check, retail space (ski-rental, etc. 4. Parking primarily concealed in underground structures for approximately 875 cars for both hotel guests and the ski-operation. 5. A "village square" with campanile, retail shops, tennis courts, recreational facilities, swimming pool, detention/lake water feature, and boardwalk. EMPLOYEE HOUSING GENERATION: Because of the complexity of this application each area will be calculated by type of activity with a summary recommendation to the Planning Office at the end of the document. i. Hotel - Guest Rooms The Pitkin County Land Use Code for Hotel/Lodge/Hotel/Tourist Dormitory has a range from .22 - .54 employee per room based on review of the Housing Authority. Full Time Equivalent Emp oyees Generated Base Unit Suites Separate Cottage/units 200 units x .22 = 44 (1008) 50 units x .40 = 20 (1000 50 units x .30 = 15 (1000 Subtotal Employees (1008) of net gen.) = 79 (1000 II. SUPPORT AREAS Retail - 5,000 s.f. 3.9/1,000 = 3.9 x 5 = 19.5 (1000 Spec. Restaurant - 100 seats 2,000 s.f. 5.0/1,000 = 5 x 2 = 10.0 (1008) Cocktail Lounge - 100 seats/1,800 s.f. 6.0/1,000 = 6 x 1.8 = 10.8 (1008) Coffee Shop - 150 seats/2,700 s.f. 6.0/1,000 = 6 x 2.7 = 16.2 (1008) Lobby Bar - 60 seats/960 s.f. 7.0/1,000 = 7 x .96 = 6.72 (1008) Ballroom - 500 seats/5,000 s.f. 1.5/1,000 = 1.5 x 3 = 7.5 = 2.25 (308) Function Rooms - 300 seats/3,000 s.f. 1.5/1,000 = 1.5 x 3 = 4.5 = 1.36 (308) Meeting Rooms - 100 seats/1,000 s.f. 1.5/1000 = 1.5 x 1 = 1.5 = .45 (308) Seminar Room - 30 seats/300 s.f. 1.5/1,000 = 1.5 x 3 = .45 = .14 (308) Ballroom - 900 seats/3,000 s.f. 1.5/1,000 = 1.5 x 3 = 4.5 = 1.35 (308) Administration - 5,590 s.f. 3 9/1 000 = 3 9 x 5 59 = 21.80 (1000 Subtotal Employees = 90.56 IIT. SRI OPERATIONAL FACILITY - Base Lodge Full Time Equivalent Employy_pes generated Main Dining Area - 400 seats/8,000 s.f. 5/1,000 = 5 x 8 = 40 (1008) Cocktail Bar/Lounge - 1,400 s.f. 6/1,000 = 6 x 1.4 = 8.4 (1000 Retail (Ski-rental) - 1,500 s.f. 3.9/1,000 = 3.9 x 1.5 = 5.85 (1008) Subtotal Employees (1008 of net generated ) 54.25 IV. ADDITIONAL: Retail/Commercial space/10,000 s.f. 3 5/1 000 = 3 5 x 10 = 35 (1008) Subtotal Employees (1008 of net generated) = 35 THE TOTAL EMPLOYEES (1008 OF NET GENERATED) is 267 (1008). IV. ON-SITE EXISTING FACILITIES/EMPLOYEES (TO be credited): Full Time Equivalent .mD~oyees Generated Maroon Creek Lodge (Existing) 12 Guest Units x .3 = 3.6 Aspen Highlands Ski-Shop (Existing) 8,090 s.f. + Gross 3.9 x 8.09 = 28.32 Aspen Highlands Base Lodge (Existing) 14,800 s.f. + Retail/Dining 3.5 x 14.80 = 51.80 TOTAL EMPLOYEES EXISTING ON-SITE = 83.72 V. PROPOSED ON-SITE HOUSING 2 level dorm building @ 5000 s.f. = 30 emp. _5000 so ft Total on-site Low income EmB~y Hoi:Bina (5,000 s.f.) = 30 employees VI. Employee Recap: New Project requirements 267 Existing on-site facility employees 84 employees Build on-site dorm 30 employees TOTAL NEW ADDITIONAL EMPLOYEE REQUIRING HOUSING = 184 VII. PROPOSED OFF-SITE HOUSING The Off-site Employee Housing obligation will be met with a payment-in-lieu: Proposed Employee Housing Mix - Required Employees ome Level On-Site Off-Site Total Percentage Low 30 86 116 568 Moderate - 45 45 29~ Middle - 23 23 15~ 30 154 184 1008 Inc Proposed Off-Site payment-in-lieu Income Leve Low 86 520,000 51,720.000 Moderate 44 13,300 585,200 Middle 23 9 000 207.000 52,512,200 The applicant proposes to provide a payment-in-lieu for satisfy- ing the off-site housing based upon a present value calculation to be determined. The Housing Authority will review the application and respond to the proposed present value scenario. The Housing Authority will review with the applicant at the end of the first year of operation the exact employees generated in each category and would accept the applicants proposal of a review each year thereafter for five years. As the Mountain Master Plan represents no additional employees, the Housing Authority would review the payroll of the employees after the first year of operation for this calculation. The Housing Authority compliments the applicant on the well thought-out presentation and places the following conditions to be incorporated in the deed restrictions for the rental units with the understanding that we would look at other alternatives prior to Detailed Submission: 1. The Owner hereby covenants that the employee rental units shall remain as rental units and shall not be condo- miniumized. Use and occupancy of the employee rental units shall be limited to housing for qualified employees in accordance with the low income rental guidelines established by the Housing Authority of the City of Aspen and Pitkin County or a successor thereto. The Owner of the units shall have the right to lease the units to qualified employees of his own selection. Such individual may be employed by the Owner, or employed in Aspen/Pitkin County, provided such persons f ulfill the requirements of a qualified employee. "Qualified employee" as used herein shall mean any person currently residing in and employed in the City of Aspen or Pitkin County for a minimum average of 30 hours per week, nine months out of any twelve-month period, who shall meet low income and occupancy eligibility requirements esta- blished and applied by the Housing Authority with respect to employee housing. 2. Verification of employment of person(s) living in the employee rental units shall be completed and filed with the Housing Authority Office by the Owner of the unit prior to occupancy thereof, and must be acceptable to the Housing Authority. If the Owner does not rent the employee unit to a qualified employee the unit shall be made available for occupancy in accordance with the Housing Authority guide- lines, provided the Owner shall have the right to approve any prospective tenant, which approval shall not be unrea- sonably delayed or withheld. 3. These covenants shall be deemed to run with the land as a burden thereof for the benefit of, and shall be specifi- cally enforceable by, the Board of County Commissioners of Pitkin County, the Housing Authority of the City of Aspen and Pitkin County, or the duly authorized designee of the Board of County Commissioners of Pitkin County, by any appropriate legal action including but not limited to injunction, abatement, or eviction of non-complying tenants during the period of the life of the last surviving member of the presently existing Board of County Commissioners of Pitkin County, Colorado, plus twenty-one years, or for a period of fifty years from the date of recording hereof in the Pitkin County real property records, whichever period shall be less. 4. When a lease is signed with a tenant, a copy shall be sent to the Housing Office so that a current file may be maintained on each unit. 5. The Housing Authority will review the payroll for the Aspen Highlands at the end of the first year and each year for five years to determine if additional employees have been generated by the Mountain Master Plan changes.. The commission shall use the following standards in calcula- ting the number of full-time equivalent employees generated by the project: CC/C-1: 3.50 to 5.25 employees/1,000 square feet (net leasable), based on review of the city council's housing designee; NC/SCI: 2.30 employees/1000 square feet (net leasable); OFFICE: 3.00 employees/1,000 square feet (net leasable); CL and other 3.50 employees/1,000 square feet (net leas- able); The Guidelines: Commercial Professional/Office 3.9 em./1000 sq ft net leasable Retail/wholesale/services 3.5 em. 1000 sq ft net leasable Restaurant/bar - 5.0 to 10.0 em/1000 sq ft net leasable The two areas where the conflict has come up is in the CC/C-1 and the OFFICE. In speaking with Alan Richman, he indicated that the reason for the code's generation figures was once a building was approved if there was a change in use the original calculations are still used, e.g., if an office area became a restaurant etc. Because of the complications regarding points for the application presently under review the staff is suggesting that we use the code calculations and present a code amendment next year. . D L~ C~ L___ pd~;r`, «~-~~ ME MORAN DU M T0: FRANCIS KRIZMANICH, PLANNING OFFICE FROM: ANN BOWMAN, PROPERTY MANAGER DATE: SEPTEMBER 16, 1986 RE: ASPEN HIGHLANDS RESORT COMMERCIAL GMP/GENERAL SUB. ISSUE: Have the employee generation figures for the Commercial GMP/General Submission still meet the requirements for the employee housing generation? BACKGROUND: The applicant represents that the provision of employee housing is a requirement of the Pitkin County Code to mitigate the shortfall of afrordable housing available for low, moderate, and middle income residents. Based on the requirements of 5-300, the Aspen Highlands Resort would generate a peak projected employment of 260.81 full time equivalent persons. The applicant will provide on-site employee housing pursuant to 5-300 for a portion of its employees and will utilize one or more of the options available to the applicant for satisfying the requirements of 5-300 for providing 1008 of the employees generated who will not be housed on site. The attached documents are identical to the proposal Aspen Highlands Resort presented earlier this year and the Housing Authority approved with minor variations at that time. STAFF RECOMMENDATION: Attached is the approved modification. Staff recommendations approval of previous modified generation figures as shown below: The proposal consists of the redevelopment of the base of Aspen Highlands Ski Area including a 300 room lodge incorporating 200 lodge rooms, 50 suites and 50 self-contained units, restaurants, dining rooms, lounges, banquet/meeting rooms, cocktail bar/- lounge, administrative offices and support areas; a separate base lodge containing ski operation areas, a 400 seat dining area, cocktail/bar, public lockers/ski checK, rental space and other support functions. The applicant proposes that based on the requirements of Section 5-300.1 (c) of the Pitkin County Land Use Code, the Aspen Highland Resort will generate a peak projected employment of 266 persons. On-site employee housing pursuant to 5-300 .4(a)(2) will be provided and the off-site employee housing obligation will be met by a payment-in-lieu as identified in Section 5-300.4(a)(5). LOCATION: The proposed development is located east of Maroon Creek Road, South of Highway 82, at the base of the Aspen Highlands ski-area, southwest of Aspen, Colorado. GENERAL FEATURES INCLUDE: 1. 300 guest units composed of 200 basic units, 50 suites, and 50 cottage type units. 2. Restaurants, dining rooms, lounges, banquet/meeting rooms, cocktail bar/lounge, administrative spaces, and support spaces. 3. A base lodge to accommodate the ski operation, a main dining area seating 400, a cocktail/bar, public lockers/ski check, retail space (ski-rental, etc. 4. Parking primarily concealed in underground structures for approximately 875 cars for both hotel guests and the ski-operation. 5. A "village square" with campanile, retail shops, tennis courts, recreational facilities, swimming pool, detention/lake water feature, and boardwalk. EMPLOYEE HOUSING GENERATION: Because of the complexity of this application each area will be calculated by type of activity with a summary recommendation to the Planning Office at the end of the document. The original application is as follows: I. Hotel - Guest Rooms The Pitkin County Land Use Code for Hotel/Lodge/Hotel/Tourist Dormitory has a range from .22 - .54 employee per room based on review of the Housing Authority. Full Time Equivalent Employees Generated Base Unit Suites Separate Cottage/units 200 units x .22 = 44 (1008) 50 units x .40 = 20 (10081 50 units x .30 = 15 (1008) Subtotal Employees (1008) of net gen.) = 79 (1008) II. SUPPORT AREAS Retail - 5,000 s.f. 3.9/1,000 = 3.9 x 5 = 19.5 (1008) Spec. Restauran t - 100 seats 2,000 s.f. 5.0/1,000 = 5 x 2 = 10.0 (1008) Cocktail Lounge - 100 seats/1,800 s.f. 6.0/1,000 = 6 x 1.8 = 10.8 (1008) Coffee Shop - 1 50 seats/2,700 s.f. 6.0/1,000 = 6 x 2.7 = 16.2 (1008) Lobby Bar - 60 seats/960 s.f. 7.0/1,000 = 7 x .96 = 6.72 (1008) Ballroom - 500 seats/5,000 s.f. 1.5/1,000 = 1.5 x 3 = 7.5 = 2.25 (30$) Function Rooms - 300 seats/3,000 s.f. 1.5/1,000 = 1.5 x 3 = 4.5 = 1.36 (30$) Meeting Rooms - 100 seats/1,000 s.f. 1.5/1000 = 1.5 x 1 = 1.5 = .45 (30$) Seminar Room - 30 seats/300 s.f. 1.5/1,000 = 1.5 x 3 = .45 = .14 (30$) Ballroom - 900 seats/3,000 s.f. 1.5/1,000 = 1.5 x 3 = 4.5 = 1.35 (30$) Administration - 5,590 s.f. 3 9/1 000 = 3 9 x 5 59 = 21.80 (100$) Subtotal Employees = 90.56 IIi. SRI OPERATIONAL FACILITY - Base Lodge Full Time Equivalent Employees generated Main Dining Area - 400 seats/8,000 s.f. 5/1,000 = 5 x 8 = 40 (100$) Cocktail Bar/Lounge - 1,400 s.f. 6/1,000 = 6 x 1.4 = 8.4 (100$) Retail (Ski-rental) - 1,500 s.f. 3.9/1,000 = 3.9 x 1.5 = 5.85 (100$) Subtotal Employees (100$ of net generated ) 54.25 I~7. ADDITIONAL: Retail/Commercial space/10,000 s.f. 3 5/1 000 = 3 5 x 10 = 35 (100$) Subtotal Employees (100$ of net generated) = 35 THE TOTAL EMPLOYEES (100$ OF NET GENERATED) is 267 (100$). IV. ON-SITE EXISTING FACILITIES/EMPLOYEES (TO be credited): Full Time Equivalent Emg~oyees Generated Maroon Creek Lodge (Existing) 12 Guest Units x .3 = 3.6 Aspen Highlands Ski-Shop (Existing) 8,090 s.f. + Gross 3.9 x 8.09 = 28.32 Aspen Highlands Base Lodge (Existing) 14,800 s.f. + Retail/Dining 3.5 x 14.80 = 51.80 TOTAL EMPLOYEES EXISTING ON-SITE = 83.72 V. PROPOSED ON-SITE HOUSING 2 level dorm building @ 5000 s.f. = 30 emp. 5000 sq ft Total on-site Low Income Employee Housing (5,000 s.f.) = 30 employees VI. Employee Recap: New Project requirements 267 Existing on-site facility employees 84 employees Build on-site dorm 30 employees TOTAL NEW ADDITIONAL EMPLOYEE REQUIRING HOUSING = 18~' VII. PROPOSED OFF-SITE HOUSTNG The Off-site Employee Housing obligation will be met with a payment-in-lieu: Proposed Employee Housing Mix - Required Employees Income Level On-Site Off-Sit e Total Percentage Low 30 86 116 56$ Moderate - 45 45 298 Middle - 23 23 15~ 30 154 184 1008 Proposed Off-Site payment-in-lieu Incom Low 86 320,000 51,720.000 Moderate 44 13,300 585,200 Middle 23 9.000 20/.000 52,512,200 The applicant proposes to provide a payment-in-lieu for satisfy- ing the ofr-site housing based upon a present value calculation to be determined. The Housing Authority will review the application and respond to the proposed present value scenario. The Housing Authority will review with the applicant at the end of the first year of operation the exact employees generated in each category and would accept the applicants proposal of a review each year thereafter for five years. As the Mountain Master Plan represents no additional employees, the Housing Authority would review the payroll of the employees after the first year of operation for this calculation. THE NEW PROPOSAL is essentially the same as follows: I. Ski Operation Facility: Base Lodoe Main Dining ARea Bar & Lounge Ski Shop 400 seats/8000 sf @ 5 emp/1000 sf =40 2400 sf @ 6 emp/1000 sf = 8.4 1500 sf @ 3.9 emp/1000 sf = 5 Subtotal Employees (1008 of Net) 54.25 Existing Employees Aspen Highlands Base Lodge 14,800 sf @ 3.5 emp/1000 sf = 51.8 Total Net Increase 2.45 II. Retail/Commercial Space: 10,000 sf @3.9 emp/1000 sf = ~.2 Subtotal Employees (1008 of Net 39 Existing Employees Aspen Highlands Ski Shop 2 3 .9 emp/ 80 80 sf =x.51 Total Net Increase 7.49 TOTAL NST INCREASE RETAIL COM!lSRCIAL & BASS LODGE = 9.94 (The applicant represents that no net increase in the number of employees will result from the expansion of the administrative office area.) HOUSING AUTHORITY BOARD RECOMMENDATION: Approval of applicants calculations with the following deed restrictions to be placed on the employee units. 1. The Owner hereby covenants that the employee rental units shall remain as rental units and shall not be condominiumized. Use and occupancy of the employee rental units shall be limited to housing for qualified employees in accordance with the low income rental guidelines established by the Housing Authority of the City of Aspen and Pitkin County or a successor thereto. The Owner of the units shall have the right to lease the units to qualified employees of his own selection. Such individual may be employed by the Owner, or employed in Aspen/Pitkin County, provided such persons fulfill the requirements of a qualified employee. "Qualified employee" as used herein shall mean any person currently residing in and employed in the City of Aspen or Pitkin County for a minimum average of 30 hours per week, nine months out of any twelve-month period, who shall meet low income and occupancy eligibility requirements established and applied by the Housing Authority with respect to employee housing. 2. Verification of employment of person(s) living in the employee rental units shall be completed and filed with the Housing Authority Office by the Owner of the unit prior to occupancy thereof, and must be acceptable to the Housing Auth- ority. If the Owner does not rent the employee unit to a qualified employee the unit shall be made available for occupancy in accordance with the Housing Authority guidelines, provided the Owner shall have the right to approve any prospective tenant, which approval shall not be unreasonably delayed or withheld. 3. These covenants shall be deemed to run with the land as a burden thereof for the benefit of, and shall be specifically enforceable by, the Board of County Commissioners of Pitkin County, the Housing Authority of the City of Aspen and Pitkin County, or the duly authorized designee of the Board of County Commissioners of Pitkin County, by any appropriate legal action including but not limited to injunction, abatement, or eviction of non-complying tenants during the period of the life of the last surviving member of the presently existing Board of County Commissioners of Pitkin County, Colorado, plus twenty-one years, or for a period of fifty years from the date of recording hereof in the Pitkin County real property records, whichever period shall be less. 4. When a lease is signed with a tenant, a copy shall be sent to the Housing Office so that a current file may be maintained on each unit. 5. The Housing Authority will review the payroll for the Aspen Highlands at the end of the first year and each year for five years to determine if additional employees have been generated by the Mountain Master Plan changes.. ~` ~\\\~\ ASPEN HIGHLANDS SKIING CORPORATION June 30, 1986 Pitkin County Board of County Commissioners Planning and Zoning Commission 506 East Main Street Aspen, Colorado 81611 To Whom It May Concern: Aspen Highlands is pleased to submit this application for approval of the commercial portion of our base area resort redevelopment plan, which represents the culmination of over three years of joint effort between ourselves, as developer, and the County staff and Boards. We believe this process is working, and the application which follows represents development which is well planned, workable and desirable. Aspen Highlands Skiing base area has evolved little over its twenty-eight year history. While Aspen Highlands provides for excellent skiing opportunities and experiences, we, like much of Aspen, have not been able to keep abreast of other competing facilities which have become destination resorts with quality support facilities. It is our sincere intent to create a quality year-round resort at the base of Aspen Highlands providing the amenities expected by guests to the Aspen area, which will enhance not only the accomodations at the base area, but also complement the needs of the Aspen/Pitkin County area. Throughout the on-going planning process, the impacts of our base area proposal have been carefully reviewed. Our commitment has been to mitigate these impacts, while bringing necessary public and private improvements to the Maroon Creek Valley. We believe, with the help of the County staff, the Planning and Zoning Commission, and the Board of County Commissioners, this application reflects the best possible effort to meet the high standards for development in Pitkin County. The attached document was submitted pursuant to the Lodge Development requirements of the Land Use Code and has received General Submission Approval and a Growth Management Plan allotment for 80 units. We want you to view this application in the context of our diligent effort to master plan the base area redevelopment in a way to produce the best final outcome. Specifically, this commercial development application is Post Office Ro: T, Rspen, Colmodo 81614 U.S.R. 1-303-945-5300 Page Two submitted to secure approval of the commercial portions of the development for any additional square footage not ancillary to the base lodge. The base development plan includes a 300 unit hotel, a new base lodge, ski shops, administrative offices, a parking structure and employee housing. The elements of the plan which fall within the preview of the commercial regulations of the Land Use Code are the additional square footage associated with the reconstruction of the base lodge, ski shop and administrative offices. All other commercial and retail space included in the program is ancillary to the hotel and exempt by definition. A detailed summary of the proposal is found on pages 9 through 17 of the Lodge Development Application. A calculation of the Employee Generation Units generated by this additional space is contained in the appendix C entitled "Housing Report". This calculation was reviewed and approved by the Housing Authority as part of the previous submission. A summary follows: PROPOSED DEVELOPMENT I. Ski Operation Facility: Base Lodge Main Dining Area Bar & Lounge Ski Shop 400 seats/8000 sf @ 5 emp/1000 sf 1400 sf @ 6 emp/1000 sf = 40 = 8.4 = 5.85 54.25 1500 sf @ 3.9 emp/1000 sf Subtotal Employees (1008 of Net) Existing Employees Aspen Highlands Base Lodge 14,800 sf @ 3.5 emp/1000 sf Total Net Increase II. Retail/Commercial Space: 10,000 sf @ 3.9 emp/1000 sf Subtotal Employees (1008 of Net) Existing Employees Aspen Highlands Ski Shop @ 3.9 emp/8080 sf Total Net Increase TOTAL NET INCREASE RETAIL COMMERCIAL & BASE LODGE _ ~.$_ 2.45' ~°~1b a7 ~~,~.)n%'n = 39 39 = 1 51 7.49 9 .94 No net increase in the number of employees will result from the expansion of the administrative office area. Page Tnree We are asking for 10 EGU's under the County's Lodge Growth Management allocation program. Approval for commercial development proposed in this application is necessary for Aspen Highlands and is viewed as a prerequisite for implementing master plan improvements to the base area. We urge the Board to recognize that improvements to the Aspen Highlands Base Area are not only important to the Aspen Highlands Skiing Corporation, but also to the Aspen community, which is anxious to enjoy the added benefits of new and better base area facilities. This application does not include with it the submission of a check for the required application fees. Pursuant to our understanding with the planning department, the required fees will be compiled using the hourly approach currently in place of our lodge application. ,1111,' ~~ n I ` ~~,~',~ ~ ~?,G ,~ +~, WVN Jones \ President PITI~1 aDUtaiy o0• Gds ~ TAi/ZY SHEET Nane of Project:~~~~~~ 'p¢~crY' -~-~m,vm.~~'h~ Date: ~O 6 4 5 A\7E. MILT. ZO~~i. 1 2 3 ~,k~y ~A'a K~~Wi ~e5~ ~.>~y 1. Availatxlity of Public and Pri- vate Facilities and Services (i) water Z ~ ~~ ~ ~ (ii) Sewer -~ ~- Z ~ -~ (iii) Storm Drain- ~ ~ ~ ~ age (iv) Fire Proter 3 3 3 ~ 3 (v) tion Road Systen ._L- ~ ~ ~~ ~- (vi) Public and Private Transit ~_ 3 y 3 3 93stem 2. Qual i.ty of Design (i) Site Design (ii) Resource Wnserva- ~ ti on (iii) Parking and / Z ~- -3 ~ -3 a., 2 )~ _O oC , 3.d /. g ~,8 /. a- a. g l a.~ 1 ~•~ l a~ 1 3.0 1-~ 1 ~'$ 4 ~~ l °2' S Circula- / ~ ~ ~ / ~ _ t,~ 2 -~- a, O tion (iv) EIBlirorunen- ~ ~ °~~ ~ ~ ~~ 6 3 ~8 tal Ih~g3ct c~, Visual Vul- ~_ - ~ ~ ~ a~ a. 0 1 ~, o nerability __ - S 3. F]nplayee Housing /~ /d ~ 1 ~ ~d / ~ 1 Provision `iC7PAL: -- l `P • Z PITRIN COUNTY COMMERCIAL GMP COMPETITION SCORE SHEETS Name of Proj ect •~ ,P~ ~~ ~ Date _-~~~ I 1. AVAILABILITY OF PDBLIC AND PRIVATE FACILITIES AND SERVICES (maximum 18 points). The Commission shall consider whether each application has provided a commitment as to the availability of the necessary public and private facilities and services or an agreement to provide these facilities anal services and shall rate each development by assigning points account to the foil owing formula: 0 -- Indicates total impracticality of providing service. 1 -- Froject requires the provision of new services at increased public e>:pense or gropesed services do not meet the standards of the Lane Use Code. 2 -- Froject can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general, or service improve- r,:ents simply meet the standards of the Land Use Code. 3 -- Project in and of itself improves the quality of service in a given area or service improvements go beyond the standards of the Land Use Code. The following facilities and services shall be rated accordingly: (i) WATER (r.,aximum 3 points) considering the ability of the water system tc serve the development, and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required tc serve the development. If a private system, considering the capacity and reliability of the system beine proposed. (t^7ultiplier - 1) COMMEt.'i' (ii) SEWER (maximum 3 points) considering the ability of the sewer system tc serve the development anc if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading reacired tc serve the development. If a pr ivote system, considering the capacity and reliability of the system being proposed. (Multiplier - 1) CO MP1E N T (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff on the development site. If the development requires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainage control facilities and to maintain the system ever the long term. (?'ultiplier - 1) ~~ COMP9EN T (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire protection according to tY:e established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fighting flows. Considering the commitment of the applicant to provide fire protection facilities which may be .necessitated by the project, including, but not limited to, fire hydrants and water storage tanks. ,~ (Multiplier - 1) CO MP1E N T (v) ROAD SYSTSM (maximum 3 points) considering the ability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1982 Pit kin County Road Standards and Specifications. Considering the applicant's commitment to finance necessary road system improvements attributable to the proposed development. (Multiplier - 1) 7~ COMT9ENT (vi) PUBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existing transit routes and trail systems. Considering the ability of the transit system to accommodate the proposed development without the need for additional facilities or route shifts. Considering the commitment of the applicant to provide capital improvements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1) COMN[ENT: SUBTOTAL: ~ QUALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development by assigning points according to the following formula: 0 -- Indicates a totally deficient_ design. 1 -- Indicates a major design flaw. '~ 2 -- Indicates an acceptable (but standard) design. 3 -- Indicates an excellent design. The following features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to which natural vegetation is preserved, and the provision of pedestrian amenities (paths, benches, and bicy cle storage facilities) which enhance the design of the development and provide for the safety and privacy of the users of the development. (Multiplier - 4) COMMENT: (ii) RESOORCE CONSERVATION (maximum 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling and thermal insulation measures beyond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (Multiplier - 1) COMMENT (iii) PARRING AND CIRCULATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access an c', loading areas and design features to screen parking from public views. (Dultiplier - 2) COMMENT• (iv) ENVIRONMENTAL IMPACT (maximum 3 points) considering the degree to which the design minimizes adverse impacts upon the environ- mental, including impacts on air and water quality, visual vulnerability, and natural and man-made hazards (geologic hazards, floodplains, steep slopes, unstable soils, snow avalanche, wildfire hazard, wildlife habitat and airport flight hazard areas). (Multiplier - 3) ?~ COMh1EN T (v) VISIIAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which the applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to off set the visibility of the project (man-made berms are not encouraged). ~ / (Multiplier - 1) y COMr]E N T - SUBTOTAL: 3. EMPLOYEE HW SING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or middle-income housing for employees generated by the proposed development as such housing has been annually defined by the Board of County Commissioners. Applicants shall be awarded one (1) point for each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4. The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial dev elopment, although the Commission may accept an alternative standard proposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. (Multiplier - 1) COMP7EP? T TOTAL POINTS (with multiplier) 1. AVAILABILITY OF PUBLIC AND PRIVATE FACILITIES AND SSRVICSS 2. QOALITY OF DESIGN 3. EMPLOYEE HOUSING PROVISION TOTAL: I' ~~~jG~-Cl~.~ Name of Planning and Zoning Member: ~~~ ~: f PITRIN COUNTY COMMERCIAL GMP COMPETITION SCORE SHEETS ~ ~ ,r~ blame of Froj ect : ~`~'~~ t~~h (/t]~~~ ~1~~~'' ""'; Date 1. AVAILABILITY OF PUBLIC AND PRIVATE FACILITIES AND SERV CES (maxim~un 18 points). The Commissior. shall consider whether each application ha.s provided a commitment as to the availability of the necessary public and private facilities and services or an agreement to provide ti,ese facilities and services and shall rate each development by a:,::.ioning points account to the following formula: 0 --- Indicates total impracticality of providing service. 1 -- Froject requires the provision of new services at increased public expense or proposed services do not meet the standards cf the Lard Use Code. 2 -- Froject can be handled by the existing level of service in the area or any service improvement by the applicant benefits tl;e project only and not the area in general, or service improve- ments simply meet the _aandards of the Land Use Code. 3 -- Froject in and of itself improves the quality of service ir, a given area or service improvements go beyond the standards of the Land Use Code. The following facilities and services shall be rated accordingly: (i; WATER (maximum 3 points) considering the ability of the water system to serve the development, and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development. Zf a private system, considering the capacity anfi reliability of the system being proposed. (Multiplier - 1) CO t;: I• f] r: 7 : (~ i) SEWER (maximum 3 points) considering the ability of the sewer system tc serve the development and if a public system, the applicant's commitment to finance any system extensions or treatment plant. upgrading required to serve the development. rf a pri.v~ to system, considering the capacity and reliability of the system being proposed. (Multiplier - 1) Z CO MP7EN T (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff on the development site. If the develcpment requires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainage control facilities and to maintain the system over the long term. ~ (Multiplier - 1) CO MP'IEN T (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire protection according to the established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fighting flows. Considering the commitment of the applicant to provide fire protection facilities whict, may be necessitated by the project, including, but not limited to, fire hydrants and water storage tanks. (Multiplier - 1) .~ CO MP1EN T (v) ROAD SYSTEM (maximum 3 points) considering the ability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1982 Pit kin County Road Standards and Specifications. Considering the applicant's commitment to finance necessary road system improvements attributable to the proposed development. (Multiplier - 1) ~_ COMMENT: (vi) PUBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existing transit routes and trail syster.~s. Cor.siderino the ability of the transit system to accommodate the propcsed development without the need for additional facilities cr route shifts. Considering the commitment of the applicant to provide capital improvements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1) 7i COMMENT SUBTOTAL: 2. QUALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development_ by assigning points according to the following formula: 0 -- Indicates a totally deficient design. 1 -- Indicates a major design flaw. 2 -- Indicates an acceptable (but standard) design. 3 -- Indicates an excellent design. The f ollowing features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to which natural vegetation is preserved, and the provision of pedestrian amenities (paths, benches, and bicy cle storage facilities) which enhance the design of the development and provide for the safety and privacy of the u_:ers of the development. (Multiplier - 4) 1 CO PiP7EN T (ii) RESOIIRCE CONSERVATION (maximum 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling and thermal insulation measures be~~ond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (Multiplier - 1) 2 COPIP7ENT: (iii) PARRING AND CIRCDLATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access and loading areas and design features to screen parking from public views. (Pultiplier - 2) COMMENT• (iv) ENVIRONMENTAL IMPACT (maximum 3 points) considering the decree to which the design minimizes adverse impacts upon the environ- mental, including impacts on air and water quality, visual vulnerability, and natural and man-made hazards (geologic hazards, floodplains, steep slopes, unstable soils, snow avalanche, wildfire hazard, wildlife habitat and airport flight hazard areas). (Miultiplier - 3) COMPIEN T (v) VISOAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which the applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to offset the visibility of the project (man-made berms are rot encouraged). (N,ultiplier - 1) Z COMMENT SUBTOTAL: EMPLOYEE HOUSING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to prcvide low-, moderate- or middle-income housing for employees generated by the proposed development as such housing has been annually defined by the Board of County Commissioners. Applicants shall be awarded one (1) point for -- r each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4. The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial development, although the Commission may accept an alternative standard proposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. (Multiplier - 1)_~_ CO D1! iEN T TOTAL POINTS (with multiplier) 1. AVAILABILITY OF PDBLIC AND PRIVATE FACILITIES AND SERVICES 2. QUALITY OF DESIGN 3. EMPLOYEE HOUSING PROVISION TOTAL: ~,,~ ,, c / , ,~ 1 Name of Planning and Zoning Member: ll~~/~"~~~ ~ ~N"l~'~L~~C-~ 6 PITRIN COUNTY COMMERCIAL GMP COMPETITION ( (SCORE SHEETS ~y Nano of Project : ~fap n vsy`_^~~~-~~6^^'^^e-irc~~ Date : ~ C 1 6 1. AVAILABILITY OF PUBLIC AND PRIVATE FACILITIES AND SERVICES (maximum 18 points). The Commission shall consider whether each application has ;,rovided a commitment as to the availability of the necessary public and private facilities and services or an agreement to provide these facil sties and services and shall rate each development by assi<,ning points account to the following formula: 0 -- Indicates total impracticality of providing service. 1 -- Project requires the provision of new services at increased public expense or proposed services do not meet the standaro:= of the Lard Use Code. 2 -- Froject can be handled by the e~~isting level of service in the "rea o~ any service improvement by the applicant benefits the project only and pct the area in general, or service imprcve- ments simply meet the standards of the Land L'se Code. 3 -- Froject in ar.d of itself improves the quality of service ir. a given area or service improvements go beyond the standards of the Land Use Code. The following facilities and services shall be rated accordingly: (i) WATER (maximum 3 points) considering the ability of the water system to serve the development, and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the develo~nent. If a private system, considering the capacity and reliability of *_he system being proposed. (Multiplier - 1) 2" COMrL ~.T: (ii) SEWER (maximum 3 points) considering the ability of the sewer system to serve the development and if a public system, the applicant's commitment tc finance any system extensions or treatrca~t plant upgrading required to serve the develoL~ment. If a private s; stem, considering ti:~= capacity and reliability of l <_ the system being proposed. Z (Multiplier - 1) COMMENT: (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff on the development site. If the development recuires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainaoe control facilities and to maintain the system over she long term. 2 (Multiplier - 1) COMMENT : (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire protection according to the established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fighting flows. Considering the commitment of the applicant to provide fire protection facilities which may be necessitated by the project, including, but not limited to, fire hydrants and water storage tanks. (Multiplier - 1) 3 COMMENT: 2 (v) ROAD SYSTEM (maximum 3 points) considering the ability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1982 Pit kin County Road Standards and Specifications. Considering the applicant`s commitment to finance necessary road system improvements attributable to the proposed development. (Multiplier - 1) _~_ COMMENT (vi) PUBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existing transit rcutes and trail systeris. Considering the ability of the transit system to accommodate the proposed development without the need for additional facilities or route shifts. Considering the commitment of the applicant to provide capital improvements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1) 3 COMMENT: SUBTOTAL: 2. QQALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development by assigning points according to the following formula: 0 -- Indicates a totally deficient design. 1 -- Indicates a major design flaw. 3 r 2 -- Indicates an acceptable (but standard) design. 3 -- Indicates an excellent design. The following features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to which natural vegetation is preserved, and the provision of pedestrian amenities (paths, benches, and bicycle storage facilities) which enhance the design of the development and provide for the safety and privacy of the users of the development. (Multiplier - 4) CO Mho 2J T (ii) RESOIIRCE CONSERVATION (maximum 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling and thermal insulation measures beyond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (N,ultiplier - 1) CO MP:E N T (iii) PARKING AND CIRCDLATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access and loading areas and design features to screen parking from public views. (Pultiplier - 2) COMMENT: (iv) ENVIRONMENTAL IMPACT (maximum 3 points) considering the degree to which the design minimizes adverse impacts upon the environ- mental, including impacts on air_ and water quality, visual vulnerability, and natural and man-made hazards (geologic hazards, floodplains, steep slopes, unstable soils, snow avalanche, wildfire hazard, wildlife habitat and airport flight hazard areas). (Multiplier - 3) 1 COMMENT: (v) VISIIAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which tree applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to offset the visibility of the project (man-made berms axe not er:couraged). (Multiplier - 1) 2- COMMENT: SUBTOTAL: 3. EMPLOYEE HORSING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or middle-income housing for employees generated by the proposed development as such housing has been annaally defined by the Board of County Commissioners. Applicants shall be awarded one (1) point for each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4. The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial development, although the Commission may accept an alternative standard proposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. (Multiplier - 1) ~~ CO MP7E TOTAL POINTS (with multiplier) 1. AVAILABILITY OF PDBLIC AND PRIVATE FACILITIES AND SERVICES 2. QUALITY OF DESIGN 3. EMPLOYEE HOUSING PROVISION TOTAL: Name of Planning and Zoning Member: ~~~~-- ` , 5~~~ 6 PITRIN COIINTY COMMERCIAL GMP COMPETITION SCORE SHEETS '• i ~ % ,(~Q~ .~ }' Name of Proj ect : ~i~, ~ (_j„~,i G__ ~~1,~t t-~ `iCRi,'~, /~_I ~; l i'U Date :~LLl~.~ 1. AVAILABILITY OF PUBLIC AND PRIVATE FACILITIES ANDS~/ER~,V//ICES (maximum 18 points). The Commission shall consider whether each application has provided a commitment as to the availability of i-he necessary public and private facilities and services or an agreemer_t to provide these facilities and services and shall rate each development by assigning points account to the following f<nn~ula: 0 -- Indicates total impracticality of providing service. 1 -- Project requires the provision of new services at increased public expense or proposed services do not meet the standards of the Land Use Code. 2 -- Project can be handled by the ei-istiny level of service in the area or any service improvement by the applicant benefits the project only and not the area in general, or service improve- ments simply meet the standards of the Land Gse Cody. 3 -- Project ir. and of itself improves the quality of :=ervice in a given area or service improvements go beyond the ~~tandards. of the Land Use Code. The following facilities and services shall be rated accordingly: (i) WATER (maximum 3 points) considering the ability of the water system to serve the development, and if a public system, the applicant's commitment to finance e.ry system e_;tensions or treatment plant upgrading required to serve the development. If a private system, considering the capacity and reliability of the system being proposed. (Multiplier - 1) -~' COMMENT (ii) SEWER (maximum 3 points) considering the ability of the sewer system to serve the development and if a public syste~!, the applicant's commitment to finance any system e;.tensions or treatment plant up;rading required to s roe the do-• _.'..opment. If a private system, considering the ca cacitp and r~_'..iabil~ty cf the system being proposed. (Multiplier - 1) ~_ CAMME N T (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff on the Development site. If the develcpment requires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainage control facilities and to maintain? the system over the long term. (Multiplier - 1) `' CO MP'IE p T (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire Lu-otection according to the established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fi;hting flows. Considering the commitment of the applicant to provide fire z~rotection facilities which may be necessitated by the project, including, but not limited to, fire hydrants and water storage ,...mks. (Multiplier - 1) -.i' COMF'IE p„ T . 2 (v) ROAD SYSTEM (maximum 3 points) considering the ability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1982 Pit kin County Road Standards and Specifications. Considering the applicant's commitment to finance necessary road system improvements attributable to the proposed development. (Multiplier - 1) COMMENT. (vi) PUBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existing transit routes and trail systems. Considering the ability of the transit system to accommodate the proposed development without the need for additional facilities or route shifts. Considering the commitment of the applicant to provide capital improvements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1) COMMENT^: SUBTOTAL: 2. QDALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development by assigning points according to the following formula: 0 -- Indicates a totally deficient design. 1 -- Indicates a major design flaw. 3 2 -- Indicates an acceptable (but standard) design. 3 -- Indicates an excellent design. The f ollowing features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to which natural vegetation is preserved, and the provision of pedestrian amenities {paths, benches, and bicy cl e storage facilities) which enhance the design of the development and provide for the safety and privacy of the users of the development. (Multiplier - 4) .~_ COMMENT: (ii) RESOURCE CONSERVATION (maximum 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling and thermal insulation measures beyond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (Multiplier - 1) COMMENT- (iii) PARRING AND CIRCULATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access and loading areas and design features to screen parking from public views. {Multiplier - 2) ~_ f COMMENT (iv) ENVIRONMENTAL IMPACT (maximum 3 points) considering the decree to which the design minimizes adverse impacts upon the environ- mental, including impacts on air and water quality, visual vulnerability, and natural and man-made hazards (geologic hazards, floodplains, steep slopes, unstable soils, snow avalanche, wildfire 1-~azard, wildlife habitat and airport fli5ht hazard areas). (Multiplier - 3) - COMMENT: (v) VISUAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which the applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to offset the visibility of the project (man-made berms are rot encouraged). (Multiplier - 1) ~- COMD9ENT SUBTOTAL: 3. EMPLOYEE NOOSING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or middle-income housing for employees generated by the proposed development as such housing has been annually defined by the Board of County Commissioners. Applicants shall he awarded one (1) point for each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4. The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial development, although the Commission may accept an alternative standard groposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. :~ (Multiplier - 1) ; COMMENT TOTAL POINTS (with multiplier} 1. AVAILABILITY OF POBLIC AND PRIVATE FACILITIES AND SERVICES 2. QIIALITY OF DESIGN 3. EMPLOYEE HOIISING PROVISION TOTAL: /~ ~~ Name of Planning and Zoning Member: ~c/'~ " ,:: ~ ~ ~~ {~;..~ 6 PITRIN COUNTY COMMERCIAL GNP COMPETITION SCORE SAEETS Name of Project: ~j/~~ E~Cafc-d/J~S ~-E~c'+~~ Date: 0~7 0~^ 1. AVAILABILITY OF PUBLIC AND PRIVATE FACILITIES AND SERVICES (maximum 18 points). The Commission shall consider whether each application has provided a commitment as to the availability of the necessary put,lic and private facilities and services or an agreement to provide these facilities ar_d services and shall rate each development by assigning points account to the following formula: 0 -- Indicates total impracticality of ~iroviding service. 1 -- Project requires the provision of ne~a services at increased public expense or proposed services do not meet the standards of the Laird Use Code. 2 -- Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the proj ect only and not the area in general, or service improve- ments simply meet the standards of the Lane Use Code. 3 -- Project ir. and of itself improves the gcality of service in a given area or service imprc~ ements go be~,~ond the standards of the Land Use Code. The following facilities and services shall be rated accordingly: (i) WATER (maximum 3 points) considering the ability of the water system to serve the developr,~ent, and if a public system, the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development. If a private system, considering the ca paci.ty and reliability of the system beinc_ proposed. (Multir..' ier - 1) ~ C0; '.,r N T (ii) SEWER (maximum 3 points) considering the ability of the sewer system to serve the develop-~ment and if a public system, the applicant's co:~ mitment to finance any system exaensions or treatr`~ent plant upgrading r~-quires to serve the development. If a private syst ~r,;, considering thr capacity and reliability of r the system being proposed. (Multiplier - 1) ~ COMMENT: (iii) STORM DRAINAGE (maximum 3 points) considering the degree to which the applicant proposes to retain surface runoff or. the development site. If the development requires use of the County's drainage system, considering the commitment of the applicant to install the necessary drainage control facilities and to maintain the system over the long term. 2 (Multiplier - 1) CO MP7E N T (iv) FIRE PROTECTION (maximum 3 points) considering the ability of the appropriate Fire Protection District to provide fire protection according to the established response standards of the appropriate district without the necessity of establishing a new station, or requiring the addition of equipment, personnel or capital improvements. Considering the adequacy of available water pressure and capacity for providing fire fighting flows. Considering the commitment of the applicant to provide fire protection facilities which may be necessitated by the project, including, but not limited te, fire hydrants and water storage '.anks. (Multiplier - 1) 3 COMPIEN T 2 (v) ROAD SYSTEM (maximum 3 points) considering the ability of the public road networ4; to provide for the needs of the proposed development within acceptable levels of safety, as defined in the 1982 Pit kin County Road Standards and Specifications. Considering the applicant's commitment to finance necessary road system improvements attributable to the proposed development. (Multiplier - 1) Z COMMENT: (vi) POBLIC AND PRIVATE TRANSIT SYSTEMS (maximum 3 points) consider- ing the proximity of the proposed development to existinc transit routes and trail systems. Considering the ability of the transit system to accommodate the proposed development without the need for additional facilities or route shifts. Considering the commitment of the applicant to provide capital improvements (i. e., bus shelter, trail connection spur) which enhance the service of the public and private transit systems to the proposed development. (Multiplier - 1) 3 COMMENT: SOBTOTAL: 2. QDALITY OF DESIGN (maximum 33 points). The Commission shall consider each application with respect to the quality of its exterior and site design and shall rate each development by assigning points according to the following formula: 0 -- Indicates a totally deficient design. 1 -- Indicates a major design flaw. r 2 -- Indicates an acceptable (but standard) design. 3 -- Indicates an excellent design. The f ollowing features shall be rate accordingly: (i) SITE DESIGN (maximum 3 points) considering the quality and character of the proposed landscaping and open space areas, the degree to which natural vegetation is preserved, and the provision of pedestrian amenities (paths, benches, and bicy cl e storage facilities) which enhance the design of the development and provide for the safety and privacy of the users of the development. (Multiplier - 4) ~ COMMENT• (ii) RESOIIRCE CONSERVATION (maxim~un 3 points) considering the extent to which the applicant proposes to employ passive and/or active solar heating and cooling ar.d thermal insulation measures beyond those required by the building code and the extent to which the applicant proposes to employ water conservation and wastewater reuse devices and techniques rather than standard plumbing facilities within the development. (Multiplier - 1) 3 CO P~P9EN T - (iii) PARKING AND CIRCDLATION (maximum 3 points) considering the quality and efficiency of the internal circulation and parking system for the project, including the quality and efficiency of proposed trash and service vehicle access and loading areas and design features to screen parking from public views. (Pultiplier - 2) Zi COMME (iv) ENVIRONMENTAL IMPACT (maximum 3 points) considering the degree to which the design minimizes adverse impacts upon the environ- mental, including impacts on air and water quality, visual vulnerability, and natural and man-made hazards (geologic hazarca, floodplains, steep slopes, unstable soils, snow avalanche, wilefire hazard, wildlife habitat and airport flight hazard areas). (Multiplier - 3) ~ COMPIENT (v) VISOAL VULNERABILITY (maximum 3 points). The Commission shall consider the extent to which the applicant uses mitigating techniques such as siting, buffering, natural topography and vegetation and setbacks to offset the visibility of the project (man-made berms are rot encouraged). (Pultiplier - 1) Z COMPENT SUBTOTAL: 3. EMPLOYBB HOUSING PROVISION (maximum 10 points). The Commission shall assign points to each applicant who agrees to prcvide low-, moderate- or middle-income housinc for employees generated by the proposed development as such housing has been annually defined by the Board of County Commissioners. Applicants shall be awarded one f, l) point for 5 • ~. each ten (10) percent of the employees of the project who are provided with employees housing by any method specified in Section 5- 300.4 . The standards of Section 5-300.1 shall be used as the guideline for establishing the employee housing generation of commercial develops~ent, although the Commission may accept an alternative standard proposed by the applicant, if said standard is found to be appropriate for the particular development by the Housing Authority. (Multiplier - 1) ~ COMMEN i TOTAL POINTS (with multiplier) 1. AVAILABILITY OF POBLIC AND PRIVATE FACILITIES AND SERVICES 2. QRALITY OF DESIGN 3. EMPLOYEE HORSING PROVISION TOTAL: Name of Planning and Zoning Member: ~2c5`~- 6 t ""` ASPEN HIGHLANDS SKIING CORPORATION June 30, 1986 Pitkin County Board of County Commissioners Planning and Zoning Commission 506 East Main Street Aspen, Colorado 81611 To Whom It May Concern: Aspen Highlands is pleased to submit this application for approval of the commercial portion of our base area resort redevelopment plan, which represents the culmination of over three years of joint effort between ourselves, as developer, and the County staff and Boards. We believe this process is working, and the application which follows represents development which is well planned, workable and desirable. Aspen Highlands Skiing base area has evolved little over its twenty-eight year history. While Aspen Highlands provides for excellent skiing opportunities and experiences, we, like much of Aspen, have not been able to keep abreast of other competing facilities which have become destination resorts with quality support facilities. It is our sincere intent to create a quality year-round resort at the base of Aspen Highlands providing the amenities expected by guests to the Aspen area, which will enhance not only the accomodations at the base area, but also complement the needs of the Aspen/Pitkin County area. Throughout the on-going planning process, the impacts of our base area proposal have been carefully reviewed. our commitment has been to mitigate these impacts, while bringing necessary public and private improvements to the Maroon Creek Valley. We believe, with the help of the County staff, the Planning and Zoning Commission, and the Board of County Commissioners, this application reflects the best possible effort to meet the high standards for development in Pitkin County. The attached document was submitted pursuant to the Lodge Development requirements of the Land Use Code and has received General Submission Approval and a Growth Management Plan allotment for 80 units. We want you to view this application in the context of our diligent effort to master plan the base area redevelopment in a way to produce the best final outcome. Specifically, this commercial development application is Pos[ Ofice Bos T, Rspen, Colocodo 87614 U.S.R. 1-303-945-5300 Page Two ~.. submitted to secure approval of the commercial portions of the development for any additional square footage not ancillary to the base lodge. The base development plan includes a 300 unit hotel, a new base lodge, ski shops, administrative offices, a parking structure and employee housing. The elements of the plan which fall within the preview of the commercial regulations of the Land Use Code are the additional square footage associated with the reconstruction of the base lodge, ski shop and administrative offices. All other commercial and retail space included in the program is ancillary to the hotel and exempt by definition. A detailed summary of the proposal is found on pages 9 through 17 of the Lodge Development Application. A calculation of the Employee Generation Units generated by this additional space is contained in the appendix C entitled "Housing Report". This calculation was reviewed and approved by the follows;AUthority as part of the previous submission. A summary PROPOGFD DFVFrnp ENT I. Ski Operation Facility: Base L•o~ge Main Dining Area Bar & Lounge Ski Shop 400 seats/8000 sf @ 5 emp/1000 sf 1400 sf @ 6 emp/1000 sf 1500 sf @ 3.9 emp/1000 sf Subtotal Employees (1008 of Net) Existing Employees Aspen Highlands Base Lodge 14,800 sf @ 3.5 emp/1000 sf Total Net Increase = 40 = 8 .4 = 5 .85 54.25 _ ~..~ 2 .45 II. Retail/Commercial Space: 10,000 sf @ 3.9 emp/1000 sf = 39 Subtotal Employees (1008 of Net) 39 Existing Employees Aspen Highlands Ski Shop @ 3.9 emp/8080 sf = 51 Total Net Increase 7.49 TOTAL NET INCREASE RETAIL COMMERCIAL & BASE LODGE 9.94 No net increase in the number of employees will result from the expansion of the administrative office area. Page Three We are asking for 10 EGU's under the County's Lodge Growth Management allocation program. Approval for commercial development proposed in this application is necessary for Aspen Highlands and is viewed as a prerequisite for implementing master plan improvements to the base area. We urge the Board to recognize that improvements to the Aspen Highlands Base Area are not only important to the Aspen Highlands Skiing Corporation, but also to the Aspen community, which is anxious to enjoy the added benefits of new and better base area facilities. This application does not include with it the submission of a check for the required application fees. Pursuant to our understanding with the planning department, the required fees will be compiled using the hourly approach currently in place of our lodge application. V ~~ ~~~' ~ 7 ~~ WVN Jones ~ President ' ~ r 4 ., } _ ~...;~ p^~ (~ 6 CRRTIFICnTS OF !L~-TL•ING U 'p~"7V~~1 ~yj~ I hereby certify that on this 7~` day of ~ , 198 a true and correct copy of the attached Notice Public Hearing was deposited in the United States mail, first-class postage prepaid, to the adjacent property owners as indicated on the attached list of adjacent property owners which was supplied to the Planning Office by the applicant in regard to the case named on the aforementioned public notice. 7 ~ Jan Lynn Ra .ak PUBLIC NOTICE RS: ASPEN HIGHLANDS RESORT COMMERCIAL GNP Parcel ID #2735-142-00-020 NOTICE IS HEREBY GIVEN that a public hearing will be held on October 7, 1986, at a meeting to begin at 9:00 A.M. before the Aspen Planning and Zoning Commission in the Commissioners' Meeting Room, 506 E. Main Street, Aspen, Colorado, to consider an an application submitted by the Aspen Highlands Skiing Corpora- tion, requesting 10 Employee Generation Units (EGUs) under the current commercial grow th management competition. The entire development on this site has previously received conceptual PUD approval and an 80 unit lodge development allotment. The purpose of this hearing is to consider the commercial portion of the develoY_.~ent only. For further information, contact the Aspen/Pitkin Planning Office, 130 S.. Galena Street, Aspen, Colorado 81611 (303) 925- 2020, ext. 222. s/Suzanne Caskey Chairperson, Pitkin County Planning and Zoning Commission Published in the Aspen Times on August 7, 1986.. Pitkin County Invoice No. 34345. N.3 r - - ~ ~~; <3~ '- '~ ~ ~ ~ _ ~ A~- ~},-., -~ r 2 ~- W W ~ 1 -=_ ,~ 1 J V X O m a~ V _, ~ y r D y~ - ~ } , . ~ ~ C 4 L'' ` ~ ~ ~ y N ~ I _„ ~~ I _J ~ ~ to 1 ~ ~' O d ~ O+ TUx ~~•>c r_ C!G ~ /tr J~~. ~/C./Z i Dear ~~,~-D-~%_, , This is to inform you that the Planning Office has completed its preliminary review of your ~n2-~~'~c~~~Yl~ application for complete- ness. We have determined that your application _~ is complete. is not complete. The additional items we will require are as follows: Disclosure of ownership (one copy only needed). _ Adjacent property owners list (one copy only needed). Additional copies of entire application. _ Authorization by owner for representative to submit application. __ Response to the attached list of items demonstrat- ing compliance with the applicable policies and regulations of the. Code, or other specified materials. A check in the amount of $ __ is due. ~._ A. Since your application is complete, we have ~hedule~l it for review cby~ the (~-FUlofn~ -J Gk We will be callin ~~I~ ~' ~ ~ ~~M~n''' ^+ ~;M-1: ..,-<-~,; ^ g you if we need any additional information prior to that date. In any case, we will be calling you several days prior to your hearing to make a copy of the ew memorandum available to you. Please note that it (is) is not) your responsibility to post your property with gn, which we can provide you. B. Since your application is incomplete, we have not scheduled it for public review at this time. When we have received the materials we have requested, we will be happy to place you on the next available agenda. Fl ea se feel free to call ~- ~.~ Ic'.mG1M.;(~i1 , who is the planner assigned to this case, if you have any questions. Sincerely, ArIS,PE~,N/PI-TpRIN PLANNING OFF,I/CE r l~'E' 71C1L,~-lk-~= ~°`" ~-`fl~.v~~C~l'I/Yl'U,V`~~ an Richman, Planning and Development Director AR:jlr TO: County Attorney Housing Director FROM: Francis Krizmanich, Planning Office RE: Aspen Highlands Resort Commercial GMP/General Submission Parcel ID#2735-142-00-020 DATE: August 5, 1986 Attached is an application submitted by the Aspen Highlands Skiing Corporation, requesting 10 Employee Generation Units (EGUs) under the current commercial growth management competi- tion. This application has already gone through conceptual subdivision and is now being reviewed with respect to the commercial space requested.. The application, however, is virtually identical to the lodge application reviewed earlier this year. Please review this material and return your referral comments to the Planning Office no later than September 8th in order for this office to have adequate time to prepare its presentation at a public hearing on October 7th.. Thank you.