HomeMy WebLinkAboutbocc.min.spec.08081995 �J ;.H.
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PTfIQN COUNTY COMMISSIONERS �;: :`.
WORK SESSION AGENDA �. .r :
' Plazal Conference Room
__� � �,.
(Jim True and Bob Child not present) ` ?„
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TUESDAY AUGUST 8. 1995 - � `s:
10:00 AM SPECIAL MEET'ING � '
_ _ _ Rati[ying Decisions of the Board of Equalization Hearing
O�cer �z- •:.
� ADJOURN SPECIAL MEETING '-;;;.;: '
:,,;
10:15 1. 1995 BALLOT ISSiJES
Home Rule Charter Amendments, John Ely w'
� Translator Funding,Tom Newland
Open Space/Trails Mainienance/Wildlife,Tom Newland
� Airport Funding Alternatives,Scott Smith ' �� �
a.:.
12:00 LUNCH BREAK
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1:30 PM COIJNTY MANAGER'S REPORT �
, 2. 1995 Budget Update, Lynn Dunlop (20 minutes)
3. Emissions Testing Update,I.ee Cassin(10 minutes)
' 4. Incinerator Rule Change,Lee Cassin(10 minutes)
5. Mobile Homes,Joanna 5chaffner(ld minutes) �.
6. Barnt Mountain,Svzanne Konchan,Debbie Quinn
7. Memos of Interest
� i BOCC OPBN DISCUS3ION
� 8. Agenda requests/future agendas
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i 2:45 9. Airport General Aviation Issues, Scott Smith ,
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�-.-- � 3:15 BREAK ,
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� �/ 3:30 10. SPECIAL MEETII+TG
. _ � Elk Mountain Lodge Special Review, Rick Magill
' ADJOURN SPECTAL MEETING � � :
� 4:30 SPECIAL MEETING-EXECUTIVE SFSSON �, �
CME Litigation,Debbie Quinn
Personnel
i 5:00 PM ADJOURN �4>
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1'ITKIN COUNTY BOARD OF COUNi'v COMMI ION RS � ;. •
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AU ST g,1995 ,�f°��.. r�
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- - GA . TO O R• Chairman Ireland called the meeting to order at 3:30 p.m, a--r .<
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COMMISSION .M$ R PRFSFNT• Commissioners Mick Ireland, Jim i~'�•
- True and Bill Tuite
�.
ELK MOUNTAIN LODGE SPECIA R ViFW UCF AFR1ynT - MOTION TO
• TABLE TO AUGIIST 22,19_95_Rick Magill,Staff Plannet,introduced this item as an ��
application, submitted by Ellen Randall and David Middleton, for a five year Special "
I '` User Permit for the (ega[ization of five existing residenfiai units on the Elk Mountain ���
� Lodge property. The applicant is also requesting a Special Use Permit for outdoor ,•
recreational uses and for the use of the main level of the existing lodge structure as a ,�
� clubhouse or recreational building in connection with an accessory to a permitted outdoor
recreational use. He proceeded with his presentation as oudined in his memorandum to
the Boazd dated August 8, 1995. A copy of this memorandum is attached hereto and
�.
made a part of this record as EXHIBIT"A" j
Magill refened to a letter from Mickey Herron,Attomey for Ellen Ttandall,addressing �'`#}�
the issue of accessory use. A copy of this letter is attached hereto and made a part of this '�`r
. record as EX$IBIT'B"
�
Commissioner Ethridge said he does not see an analysis of the change in impacts from
� the 1979 approval,which was for a 23 room lodge with a restaurant and five employee "
units,. He said what they are asking for is a totally different approach to what was talked �
;; about in 1979. He thinks that up to 250 guests per yeaz is a very significant impact to the � �
� neighborhood. `
- . —_
Magill said with respect to the lapsed approval of 1979 and this current proposal by the �
� applicant,he would agree that should they be allowed to have that many events with that
, . . ' many guests that perhaps the impacts would exceed those that were anticipated by the
original approval. He is not necessarily supporting their submittal with respect to how .
� many guests are allowed or how many uses should be allowed.
Commissioner Ethridge expressed a concem that instead of possibly having a few people
trapped in an avalanche up in that azea there would be a possibility of 250 people being
' trapped who are there for an event. He reiterated that he thinks there needs to be a e.
� compazative analysis because this is a big change in direction from what was proposed in �. �''
1979. He referred to two letters from Robert Francis, representing the Maroon/Castle � �
; P.
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BOARD OF COUNTY COMMISSIONERS 1 August 8,1995 i�� ;!-
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� Caucns in which they address their concerns with Yhe proposal. A copy of these letters ��'�'
� ate attached hereto and made a part of this record as�RFiIBiT"� j `.`�
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Commissioner Ethridge moved to table this applicarion pending staff review of the f.;;.a rw
impacts associated with the approval in 1979 versus the anticipated impacts '':
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associated with this development. �. - . i
_ Perry Harvey said what they were trying to address in Mr.Herron's letter is the issue that � �. �r
-- came up at the last meeting. They were asked to limit the maximum number of people r:�;c%>.
that would be there. Basically what they andcipated,was that a wedding at that tocation„ ��-:
would have a maximum of 250 guests. He thinks that the reality is going to be that there �ti;'t�,
` are not going to be weddings in the middle of the winter. He said the primary use on diat
�;':;. .
property is going to be outdoor activities,and using the ground floor of the club house for r
catering, inclement weather, etc. So basically, what he sees as winter-time actives is �(�`
• parties for ice skating,parties of people going cross country skiing up in Ashcroft and F-
� coming back for a dinney with very limited gmups. i �"
i.
A discussion ensued with regazd as to whether or not to request a traffic impact analysis.
Chaitman Ireland opened the hearing to public comment.
King Woodwazd said the Mazoon/Castle Caucus has reviewed this and have also talked {
the Randalls about theu concerns. He said their main concern was traffic and he thinks if �
i they aze wiliing to limit ffie amount of traffic going up there by using vans to transport �
people,no pazking on the road, and the number of people, then they would have no �
objection to the proposaL
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� .1 Commissioner Ethridge said he is not entuely comfortable that this is consistent with �
what they aze trying to do in some other respects such as rural and remote. He said this is �
certainly rural and remote if you have driven up there in the winter. He would like the R
futt board to have the opportunity to discuss this. �
_�._` A resident of Castle Creek Valley residettt said not knowing numbers, she fails to see < 1
`�:� how a 23 room lodge is less impact that a 52 times a year special use permit. She said it �1. .
is a bnilding it is there and she does not have a problem with it. She thinks it would be +
the most benign use that she can think of for this piece of property.
Marty Pickett,representing John Wilcox, expressed a concern about how you get to the - �
analysis about what becomes accessory subordinate to the recreational use. Also, she '' ` ''
said there are various concems raised by the staff that are not being addressed now.
:F Lastly,she said they have a concern about the fact that the code does not define outdoor
recreational use.
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� Commissioner Ethridge noted that the sanitation issues as yet to be resolved. � .s�_�;
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BOARD OF COUNTY COMM[SSIONERS 2 August 8,1995 ��i r
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� Perry Harvey said the water and sanitation was installed for a full lodge operation. ��: � ''
If it is not adequate then they will not get a Certificate of Occupancy. �`==,;�',� •
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` Commission members said this should be determined prior to special review approval. '�'��'��I;,�+.,�
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Mickey Herron said the applicant would have no objection to limi6ng the number of �'�,'
people in the winter to 100. With respect to the rural and remote rezoning this will not �`=':' C
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affect this application. He said this application has been in the hopper for years. There ;::t;i�.'t�: "
have been approvals given,there have been approvals that have expired,there are new �`.:t'�:�•>.
approvals that have granted, and all of the impacts were addressed through the P&Z Y; � -
. process. He thinks it is unfair for them to have to come for the umpteenth time and start �` .
getting into little details. He noted that the resolution says that before they can take '' =
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advantage of any of the special reviews,they would have to get approval based on the :� '
sanitaGon.
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Commissioner Ireland said he does not want to approve tltis until the septic/sewage/water ��'
, � issue is resolved to the saHsfacfion of the environmental health depa►tment. Ae thinks .;.'3 �
there could be a condition that the chair will not sign the resolution of approval un61 this �'�
issue is resolved. �t�
Commissioner Ethridge said he thinks the outstanding issues that aze,sanitation,traffic,
' etc. should be addressed at the Boazd level because this is a significant change in the
anticipated use.
After a discussion, it was agreed that this matter should be tabled to a future meeting �
pending a full boazd being present and to allow the applicant the opportunity to address
the sanitation issues.
Commissioner Ethridge moved to table this matter and continue the public hearing
to August 22, 1995. With a second by Commissioner Tuite, the motion passed �•�
unanimously.
� ADJOURNMENT: The meering was adjourned at 4:30 p.m.
�. :. ,
Re ly submitted
� . . . . .. .. ... Y �
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Je etteJones
; C erk to the Bo d of Co Commissioners
_ ' i����� � 3���� : �:
Michael C.Ireland, hairman �
Boazd of County Commissioners `:' , '�y
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BOARD OF COONTY COMMISSIONERS 3 August 8,1995 ! ��� `!'p
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AGENDA ITEM SIIffi�fARY y,; � .
'•T.i4' .�
TO: Board of County Commissioners ri �•.,��
� Special Meeting- August 8, 1995 ;_,,,�•!;•'.,
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THRU: Suzahne Konchan, Community Development Director 7
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FROM: Rick Magill, Planner � 4 " r
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" RE: Elk Mountain Lodge Special Review IIse Permit `'"�� ��'
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REQoEST: Tha Applicant is requesting a five (5) year SpeFial Use ��;:�':��;�
Permit for the legalization of S existing residential units on the �`�-�ny.'
Elk Mountain Lodge prnperty. The Applicant also is requestinq a
Special Use Permit for outdoor recreational uses and for the use �,�
of the main level of the existing Lodge structure as a "clubhouse '� t
• or reczeational buildinq in connection with ahd accessory to a �' '"
pezmitted outdoor recreational use". ��:�,.
�'i:
APPLICANT: Ellen Randall and David Middleton -
APPLICANT'S REPR£SENTATIVES: Perry Harvey and Mickey Herron ��'''}
; LOCATION: The subject property is located between Castle Creek
� and Castle Creek Road, approximately 12 miles from the intersection '
� of Highway 82.
� OIITSTANDING ISSUE: At the June 28, 1995 BOCC meeting the issue o£ ;��'��;
� allowing two principal uses on one property was raised by an •'3
- attorney representing an adjacent landowner. The review of the
i Special Review application was tabled at that time to allow Staff
i the opportunity to further discuss this issue.
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The Land Use Code def'lnition of principal use is: "the main purpose
� of activity for which land or any building thereon is designed, `
�ti arranged, or intended, or for which it is occupied or maintained". , •
�
This definition implies that the principal use is the main use, not '
necessarily the only use allowed on a property. The Land Use Code ��
specifically lists permitted outdoor recreational uses and a
_ ; clubhouse accessory to the outdoor recreational use in the AFR-lo
� . zone district as uses allowed by Special Review. The Code does not i�
require uses allowed by Special Review to be accessory to the
principal use. Therefore, Special Review is required to determine r ' .
what those permitted outdoor recreational uses will be and whether
the Lodge structure should be allowed to be an accessory building
� used in conjunction with the permitted recreational use. The
proposed uses on the Elk Mountain Lodge property are reviewed with �'
respect to the special review criteria in the June 28, 1995 Staff
memorandum (attached).
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i Mickey Herron submits, in a July 31, 1995 letter (attached), that ?•�,: �s�
the issue of whether the use is accessory to a principal use is '
only an issne if one seeks approval for an accessory use without �J<;;..r���
seeking special revfew approval. The issue o£ accessory is not :•'-` ^
applicable when one seeks special review use and any approval �����
granted makes such use an approved use for the property in 'I'i�'��''
question. Mickey further submits that if the Application is `�y''-
'.;'e`:.._:.
granted, the allowed uses on the Elk Mountain Lodge property would
be the rasidentiaZ and recreational uses outlined in the proposal �?fi°�.,';..`. 5;
before the Board. i�,;:_:.; r
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The Statf agrees with Mickey's analysis because of the present Code . r;.,� '
definition of "principal use". We also note that Pitkin County has 'x� ```
_ historically approved multiple uses on singular properties. �4� _ '
While the Staff generalZy agrees with Mickey's comments ,it is our ' �
opinion that approval of any Allowed or Special Review Use could
limit the range of future uses on this property. In fact, Staff `'�''
recommends that the existing and proposed uses on this property be ��fe
limited to their existing footprint and floor areas. If any use of
the property changes, whether Allowed or Special Review, a re- �� �
;: . examination of the Specia2 Review Permit should be required. '"�!:'
The Staff notes that there have been recent discussions between �f
Staff and the Board re ardin the conce t of "one '"
9 5 p principal use ii�
per lot". The Staff would like to discuss this issue with the Board
to determine whether we should initiate a Land Use Code Amendment
to modify or clarify the existing special Review/ Principal IIse �
issue.
-:� RECOlIMENAATION: Staff recommends that the Board approve the 5 year
Special Review Use Permit for the Elk Mountain Lodge property,
subject to the conditions in the attached Resolution. The draft
� resolution incluc2es conditions of approval that define the
relationship of the Special Review Use with the underlying
property. .
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--�� ATTACHMENTB:
'-.�.1�- . . . � . . .
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; 1. Mickey Herron letter ;;
2. draft resolution �
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HAND DEUVERED �' '
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I Mr. [tick Magfll � ,�
Assistant Planning Director t
- I Pttkin Coanty Pfanning Qifite
130 Soush Galena
Aspen, Colorado 8161 I _
_ .;f�[�
Ra: Elk Mountain l.odge
Speciaf Revi�nr ApPlication
; Dear Rick: '`' �-
i•: �
. ._i
This oftice represenu the awner of the Etk Mowrtain Lodge. I am writing this �. #� . �
letter on behalf of the appiicatfon currernly pendtng beFore the Board of County r
:�:_J Commissioners(the"AppBtatlon°). The Applicadon seeks: (1) special review
aAArova! for the residentia( uses an the proDertY► t21 spedal review approvat for
outdooC r�creational us�,and(3)special Review approval for a recmational bailding
used in connection with and accessory ta a permitbed outdaor rea�eatlonat use. '
_ _� .
� The pubC�c hearing on]une 28, 1995 was cantinued because an issue was raised - � �
concerning the relationship of"allawed uses" and "accessory uses". -
, �;
�•��
The P'ttkin Courrty Land Use Code(the"Code") provides in each zone district a�..�
for atlaved uses(uses for which tto apprwal is necesar�r)and speclal review uses(uses =�,
whtch require approval) the latter of which are nvt requlred by the Code to be ' � ��'=:
� accessory. �
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GARFIELI}&HEGHIT.P.C. ��'�•"
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i Mr.Rick MagiU �'�� ;
7uty 31, 1995 s r
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The Elk Mourrtain Lodge is located tn the AFR 10 zone. This zone district has
a list of at(owed uses and a list of speciat review uses which cart only he altowed afber � �-� '
a specia! review as prescribed by the Code. One vf the al{o�wed uses is "accessory ��� °•
huiidings and uses". If the principal use of the E{k Moutrtain Lod . � '��'•
ge propercy were i-��,�?
recreation, it would not be necessary for speclal review approval t'or an accessory ; ��; •
butlding in wnneccton with that use because an accessary building is an allrnnred use.
; �.�'.
The prinripaf use of the Elk Mauntain Lodge property is restdendat and,ther�Fore,che :-,:��
Applicapon seela,in addition to the expanded resideruial approval,two(2j uses which f;" y"';
are allowed oalywith special revlew approval. The fust�for outdoor recreatfonal uses
to isticlude ice skatln�,cross-couttuy skFing,snotirsh�ein�,fshing,hiking,nawre walks, � •
and pardes such as bart�ewes,picnics,and wedding receptSons. The second is for the ';
use of the l.odge as a recreational building in conjunction with the outdoor reaeatfonal
use which,if special review approvai Is obtained,wiit 6ecome a permitted use on the
, prbperty. lf special review appraval of these two (z) uses is grartted,then they will � :,';�,�x
! become al[owed uses€or the Elk Mauntain Lodge subject to all oP the condiUons of
- ' apProval. '
�
: ' The allowed uses irt this zaoe are roarry and var►ed,they include a residence, ,- ,j,
� crap prnducdon,farsn buildtngs,mmmer�lal riding stables,and actessory buildings and ��
uses. ln addi�an, che I'�st oP speaai fteview uses are also many and varied. An i .
� examination of sucf�uses wi(l cleaHy indicane that macry are rrot accessory rn others nor .
- are rhey requlr�d to be wch pursvant to the Code in order for spedal review approval R `�
; to be gra�rted. l�egardle�of the ptinapai use of properN,there can be many atlouved
� and permitOed'uses. In tfie case of the Elk Maurrtain Lodge,if approval is grarrted,the
' atlawed uses in addidon w the prinapat resideritial use wil!be thase recreational uses� r
� � as autllned herein and a recreatlanal building in connectlan with a permitted , �-. .
� reCreational use. � ; � •
, We woutd sutrmit that the lssue of wherher the use is accessory to a pdncipal use � �'!��
I s o n l y a n i s s u e i F o n e s e e k c a p p ro v a l f o r a n a c c e s s o ry u s e w i t h o u t s e e k i n g s p e c i a l
rewiew apprwal. The isase uf accessory is not applicable when one seeks speclal review ��
use and a�ry approvat grartced makes such use an appruved use far the prrsperty in ,
quesaon. We would further,respectfully,submit that if the Application is granced,the �
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GAR�'IELD&tTECt1T. P.G. �;�.': ; i.r:
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Mr. Rick Magift ��,r: ,�
juiy 31, 1995 i �=`
Page 3 y ;�
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_ . .. - . . . - . . . . 1 �:i� .
. . . . . . . : � '.,}��, .
allawed uses on the F.Ik Mauntatn Lodge Proper�'would be a res'idenaal use and the ;'I
recreational uses outilned herein. :a '
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_ ;�7
Enclosed please find the rescrictions in te�ms of everrt fre4uency, vehicies, �'
maximum number of guests,ar�d the need for a rentat agreement for each event.
�=
We app��YQ�r�o���eraiivn of the Application and shouid you have any ' � _1
questions,please feel Pree to contact me. . :��
Very truly Yours.
- . �� s- ��---. �:
Michael�.Herron ��
�:'.i � 6nclosure
' I MjH\chc �
I CC: John EIYr�Q.(via hand deilvery) '
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CONDITIONS ATTACHED TQ �"�': �•':`�
_ : SPEC(A!, itEVIEW APPROVAL �Ott �;'." �,,
ELK MOUNTAIN LODGIE '�`<< :: .'.
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A, The outdoor recreational uses shall be ice skating, cr+ass country slding,snow �'�w„ '
shcetng,hilang,fishing,nawre walk managed try ACES,and partfes tncluding ����'r_
- picntcs,barbecues,and�vedding receprlons.
_�,
B. The maodmum number of guests at amr event shall be 250. ��,�
G There ShaU be no more than 52 evenu in any year with no more than three ���k`
��' .•.
� evenu in any one week.� �•,,+�'
D. There shal{ be a maximum of 35 vehicles at any vne evem with aif vehicfes � `�"
parked on the property. No parking reiated to the Elk Mouncatn Lodge shall be �
�
- ; on the Caale Creek Road. None of the passenger vehicles shall be larger chan ' •�:
a 14 paaengervan. Given cwreMVehEcle counts above the Conundntm Road,
j this level of traftic wil)result In a maximum vehicle increase of 296, f ;,
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i E, All usage shall be corrtro(led bY an"Event AgrEemern"which shall outline all the =
resaictioru and requirements ourJined herein. 'fhe Agreement shall make cfear
' the condition of approval and all the Agreements shalf be made availabEe for r
stat�s annuai review of the special use approval for the E!k Muuntain Lodge. =� ,�.
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iJ G (J� �I�CU�GCL.S /ATTORNEYATLAW -_ O � �J C � . .x.:
naoc�,ssi«+µwnrowmon . . .��.
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- 106 SOUTH MILL STREET.ASPEN,COLORADO 81611 ' ���
� �i '(303)925-6150 FAX 925-6151 - Gt�� i _��d . . ��x~r.::
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December 9, 1994 ;;4;`:.�,':
.. - . - � � . �Y:
. . . � . . .. . . .� . t� ,
Aspen/Pitkin County Planning Department �` �' 'r
Attn. Rick Magill ���� `
-- - 130 S. Galena Street .,�. •
Aspen, Colorado 81611 z�:°:
� �._
�
, �
( Re: EZk Mountain Lodge Special Review
� .a '
�
Dear Rick: '�7
We reviewed the Elk Mountain Lodge proposal 'at our regular �
... .
monthly meeting of December 2, 1994. :
We ofPer the following comments: �,�
�
In general, the application appears relatively innocuous.
" However, we feared the age-old problem of inadequate controls on
the expansion of the use. For example, one of the features of the
proposal provides for mass transportation under certain
circumstances. It is not uncommon for developers ta propose such
amenities only to find triat the usage doesn't reach the level to F�.
justify the continued expense, leading to the abandonment of the
amenity.
We a2so felt that the described usages were somewhat vague in
general. That approach often creates some anxiety, for the reason,
� again, that usages have a way of expanding in character. In short,
the Elk Mountain Lodge facility is very large and extensive, and a�
has the potential to create a significant impact in what is a very �
�.
�;.; pristine environment. ` '
';� Sincerely,
� ��L� 4
��"•��
Robert A. Francis ;
Chairman ,, �
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� 106 SOUTH MILL STREET,ASPEN.COLORADO Bt6t 7 � `;- ���.�
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February 3, 1995 'f. _; ' '
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�' Aspen/Pitkin County Planning Department � aa
` Attn. Suzanne Konchan ;-K�;:
130 S. Galena Street `�-�
_ Aspen, Colozado 81611 `4�`���:
:::�''
Re: EIk Mountain Lodge �;�'
• �_Y�
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Dear Suzanne:
�� Several months aqo, the Maroon/Castle Caucus received a + 1.
referral concerning the Elk Mountain Lodge. After considering that ;
I referral at our monthly meetinq, I forwarded a summary of our •:•a
� comments to the Planninq office. As you may be aware, one of our
� concerns was that the applicant's proposed usage was somewhaf
vague, and we were concerned that, as sometimes happens with land �
use projects of this type, the usage would eventually expand beyond �
� the parties' original contemp2ation.
�.
i Recently, we have heard the rumor that that may have happened �j�
, in this case. Specifically, it appears that the Elk Mountain Lodqe
is being marketed and used this winter as rental units.
We thought it appropriate to call this to your attention.
�•
J �'ncerely,
U'l..e-(•��L'LC.�-..
�� : � Robert A. Francis '�'
, ;� Chairman
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