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Home My WebLink Aboutbocc.res.039.1986 ^§2? , :.•�, �1 . ��N . � .�.¢y�.• s . ..:�' . , e . "� �� y� ��,h�,lt '�" ,y��}! ' � �F��/ �r .,..�� . � �. � ... ,. .:� ��(� �� yh . �4��t�� . b� 1'e'.;�� ..�.. L.:N i �� ,,,�,y�.,'�' �� I��t)��.y y_1��a*11 .S. . . . ..a.. . . .,.... ., ..I.. ..w:,.�'. �1'� '�Wtt.e.ra.Jr..w�i e.�{ . �� 5?.4 P.UE 1�.9 2-7 y9 s. ��$. . . RESOLOTIOIi OF TBS BOARD OF CODNT7i COMMISSIOPBRS OF � • PITRIN OOONTY, COLORADO, GRANTYNG GBNERAL SUBMISSION APPROVAL TO THS POD AND RSZONING APPLICATIONS LOftETTA 9ANNER `'^ • OF T8E ASPEN HIGBLANDS RESORT ?ITK7N CTY.RECORDER "-' Resolution No. 86-39 � Jm: 18 2 i9 PM '86 � � WHERSAS, on April 28, 1986, the Board of County Commis- � sioners of Pitkin County, Colorado ihereinafter "BOacd") ; � .;� reviewed an application submitted by the Aspen Hi9hlands Skiing ;;:�� Corporation (hereinafter "Applicant") , requesting PUD General *d Submission and Rezoning Approval for the Aspen Highlands Res�rt, including: .�� 1. PUD General Submission for redevelopment of the base , .�j a rea; � '; . ��;� 2. PUD variances for height, floor area, and parking '' _ :°� ' � . ratios; and 3. Zoning exchange of 2.1 acres of AF-1 zoned land with 1 2.1 acres of AR-1 zoned land, and rezoning of the base j with a PUD overlay :u� •:''`1 ; and '% ' � WSBREAS, the Board conducted a public hearing on April 28, .� 1986, at which time the applicant presented the project proposal � � and the public and interested persons were given the opportunity .�;�;'� . _ `.`i� to express their opinions regarding this application; and _:� WHEREl1S, that Board has reviewed the Aspen Highlands I �, . ''.-� Mountain Master Plan and accepts it as part of the Applicant's i �� General Submission, recognizing that the ski area development -� activities proposed therein will be subject to subsequent special `_I �` � review or to adoption of an AF-SKI zone district master plan. ;,r,,� NOW, THEREFORE, BE IT RESOLVED by the Board that based on -;"::j the evidence and testimony heard with zespect to said applica- i :' tion, the Board does hereby grant general submission approval to � - �� ..--. � j �� Jj � .i�.;��•;+ . , t.T'.� � ��.,�.:. . ...� � .. ... . . .. _ . . .. . _. .Yav.�. . .. . . . . . . . . . . ... . . _ _ .. . .. . .. . ....._.. . .. . . s� . . � _ �� ' . .'fi"• � , . rv� �Ky 1 �j 7 ' �:.f,� . . . ... . ('-'l�' I ��ti'... . . ;_,:.�-.a , . . r �� , �-�� ' • - r7�;� ,� � g� , _ .�e � , W '�. , . •»,w� � � '�.. r iF� r`�• �1"��Li+'�-;�'ta�SS�'ti{' y �" • • , . , .' � ,�. , �, � � :, .��, . ��,. , : • � -.,� �- �� z '''�'� ,»;r ' � ,. . fin'x:��' ..,?"x" � �:��u .. . .."-�;::+- � .. ..+1 �..( _,�'.�_ . .. . ._ . ....,.,rAx--� _...° .� �_ >� A '�]n Resolution No. 86- 39 BCOK ��.`I �Iw:. I t�� ' Page 2 ''� the Aspen Highlanc3s Resort PUD General Submission and Rezoninq r ;� ,., '.� applfcations subject to the following conditions: �� `- --- 1. The thir'ceen (13) foot height variance requested for � � ' '. � 2.8 percent of the building mass appears reasonable and shall be permitted. The building heights shall be =-�r� reviewed in detail at Detailed Submission and the specific locations of all cequested variances shall be i demonstrated. ,�.; 2. The R-30 FAR allowance shall not be included in the t �� applicant's FAR calculations, and the FAR for the � ,��.. project shall be calculated at 0,36:1, using the AR-Z . ,- . � zoned land only. '^1'`> K ° .�u!�. 3. At the Detailed Submission stage, the applicant shall `�,•��`:� provide a timetable indicatinq which lift construction • �s'�` will precede and/or occur simultaneously with the base • :.,;s! . area development, and shall provide guarantees to the -� satisfaction of the Soard that said timetable will be 7 '>� adhered to. �� 4. The zoning exchange of 2.1 acres of AF-1 and AR-1 zoned ') land shall be permitted, as should the addition of a PUD overlay to the property, with said rezonings to _. ;i become final in conjunction with Final Plat. . -+', ��;..{ 5. 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 determination on the project's need for , -V:;^} commercial development allotments and to report 6ack to the Planning Commission within sixty (60) days. � � 6. The applicant shall commit to its "fair share" of the `;=.'�f-� improvements to Maroon Creek Road which may include a _ grade separated interchange at the State Aighway 82 -`�l intersection, as dictated by the scale of the project • -:`1 in relationship to the costs of upgcading the road to :`''�.:� meet expected traffic volume. At Detailed Submission, the specific dollar amount shall be committed to and `; 1 said amount shall be approved by the Board, considering • ;!_� the advise of a professional engineer representing the County. ' `; 7. The 200 parking spaces identified in the application as ; � "Phase II" shall be able to be provided on-site. The , � provision and phasinq of the spaces shall be finalized ,:'� .;j 1 - __ �� ._., ;Y'' � , _. wf r _ - _...... _ _. ` 5 � � .. �� , • ' ` � . i�� 1?' �C �r � ... .. . . . . . .,a. ,{r'�. . . I '."i'1`:-'� :!:7 j':. /.:::..,.��.,':. . - . :.:Tr.�"�' ` . �'�'f:•.�_ I . 9. t��• � • :.9`s�iY�,. . , . 7� �-{�I�� . � �p •% � {«�� 7�p��t S. +y,'��.e3��.`r a t��k'�g� , � � , �- �. ' 1.,� 3�;Ss. i +`� ty��,�f�TM � 'C .. � h 4+'�'3. ♦ � � ,,u �r�t [ g' �p�^ �� `� 'k.�4f �.� �'t A� tNr._°i�fi . , . . '.� .. . . �'+k' . . , -�`'{� M�r'tv�t'�Tr.'' �;?, 3 . . ,.... � __ ..:... a,:�;�� u, ..1- Resolution No. 86- 39 e��N 1.1 Lf '��•`•!�� Page 3 � at Detailed Submission. Construction of the spaces may be phased based on a "triggering" mechanism to be iden- tified by the Applicant and approved by the County. r� "� Y °- B. At Detailed Submission, a project entrance shall be s'� �.• provided that is redesigned to elimfnate conflicts 'r�`' between hotel traffic, mass transit vehicles and skier � vehicles and is redesigned to better incorporate the needs of the Highlands Inn, to be approved by the Board LL� upon the advice of the County Engineer. � '�� . ;, .•: ; . ..... 9. The transit plaza should be designed with turn radii :��,�.:.'� ' ; and lane widths that will accommodate buses. 10. The base lodge should be redesigned or relocated to establish a direct visual connection and pedestrian access between the transit plaza and the eighlands Inn. 11. The Applicant shall work with the Highlands Inn to • ' ensure that an efficient access to the Inn is main- .. ' tained. 'F �. 12. The Applicant commits to provi�3ing 100 percent of the � , housing required f or 183 employees, with the specific details of the mix to be provided at Detailed Submis- � � sion. 13. The applicant should meet with the City of Aspen to � ,� determine water system requicementa, shall commit to , = �^ the cost of relocating the 27 inch raw water main if it „ ' is below a proposed structure and shall provide an - easement for the line when its final location is determined. The City of Aspen attorney shall make a . determination regarding the need for the Applicant to " ,,;::; dedicate water rights to the City to offset the increased water demands generated by this project, ; which need shall be resolved prior to Detailed Submie- sion. in the event that additional water is required, � _ the Applicant shall work with the City of Aspen to make arrangements for the conveyance of water rights. 14. The proposed incinerator shall. be eliminated from the � project unless recommended by the Planning Commission .. at Detailed Submission. r 15. At Detailed Submission, the Applicant shall comply with � the following County Environmental Aealth Department `1`�� zecommendations: '7 a) The applicant shall specify the types of water conservation techniques and systems that will be � (t : _' : • --, .._.._. __. _._..__. • ::�- : . _ . - .� , r� , ?;-;' . 3A 4 � ` f?�,s f� r"i , �r� ' . . - ' � - , . . f Y I i-:'.'...�'. . .y._� . ` i''rn ,'�� 4 ae.:.�;�'' . , • a: .,c rj��a e ^ � . �" ��/�� .�t . �. a aJ�;x t ,tF��f '*�&.,, , r �a�� ti 4. '�� - � � E.,�'i�' ty4� � .,�;, a,�,tf �N�.s� ...-� .? �.�...t -��,; . "` __ � , �� . ..s:,�`�'�."....r.'.�::i�.. Resolution No. 86- 39 � A `3� Page 4 EOOIi �...'t_ !%�G;7cr� f used in the project. b) There shall be a limit of no more than four (4) �` `- fireplaces for the whole project. The applicant shall deed restrict the project to pcohibit any �,�, additional solid fuel burning devices. The four • �� (4) pecmiteed fireplaces shall be opetated by e�- � � ployees of the resort. The resort shall not operate the fireplaces on days of air-inversions _i when notified by the County Environmental Health . Department. The applicant ahall commit to placing • emission ceduction equipment in the fireplaces and ' � N� �.,:;. . shall present more detailed information on this requirement at Detailed 5ubmission. c) The applicant shall provide for an air monitoring - � :i program that ineludes particulate samplinqs, . . .;� Maroon Creek Valley- dispersal characteristics, � �� imiecsion height data, and emission's inventory , � ;:a which includes testing of eaisting conditions and , • which factors in the resultant impacts and sources '� from the lodge construction; and which results f � shall be submitted to the County Environmental � • Health Depactment. .'� d) The applicant shall incotporate non-point source 4 `a control strategies and techniques in their ': drainage plans to address and mitigate water j " { quality impacts qenerated by the project . "� '� ��` . �.�,; 16. The applicant shall supply additional traffic analysis +; ;' 1 to address the expected increase in year-round area visitation and the total impacts of the base area �; . development. The applicant shall �oordinate the design � • and content of this analysis with the Planning Office � `,� staff. �,# ♦ L! 17. The applicant shall limit outside amplified noise such � that it may only occur between the hours of 9:00 A.M. and 8:00 P.M. � ' • � Y.. j16. The requested PUD variance to reduce the parking , } =equirements f or the hotel from one (1) parking space .. per unit to .7 spaces per unit is acceptable for the ? underground hotel packing spaces, provided that the , ; applicaat submits commitments at the Detailed Submis- sion stage to the auto-disincentives pcoposal presented � at the 6enecal Submission stage. ' 19. The revised plan shall move the cottages thirty (30) `.; 1 feet down the hill (as measured in the horizontal � � +:. _ -.'s ._. _._ ... .. ._...__�.._ _ _ -. . �� r�r �y�,7 `f'�'. -':�1 � - .. . ?L ' 1 .;;��.�:y . :A,F - j�,�, � _if`'� I � � . #G' ! �� ,'. ' ... � . .. ... � ` �:1 j.a:.:�,, , _._ � __ �--_ � �Y.N.. ...'..�tq .!' . . {:i��'�� •• . /�V��Y :;!sl•`:'. . • 1 " . s • _."� 3� � .P�� ^ ,.�,',,rY. �+ t't ai : K:��. - -s u�a - w . �S '�»�uj,FG ''`'�"_+�} ``'t.fi'.�'�k:f'�f : �'�17�4� .� .y �Y�} ' � �.. 1� � . � � ' p �Ey�IJ �.�•��L��,t' x a" . L:. �� "J Tk�.,� . y. �Y � �Tc ��Y�i - ,�1�� i._... (��'��. _ � �.�,. . . . .Ir��*4� ' . f";,_j•._... � saoit �:4 �:,c.7r'�f Resolution No. 86- 3g , Page 5 plane) and limit the height of the uphill group to no more than twenty (20) feet. ;. 20. The Planning Commission recommends rezoning of the ;'. :• mountain to AF-SKI, which shall be initiated by the "M�� applicant at the Detailed Submission stage. Tn the event that n reasonable effort is made to link Aspen � Highlands to Aspen Mountain and/or Buttermilk by ski � } trails and/or lifts, Aspen Bigh2ands will cooperate in U , this program. 21. Emissions resulting from painting and maintenance shops, restaurant gcills, road dust, and aonstruction '�.' dust shall comply with the requirements of the County - Environmental Health Department and the Colorado ;� Department of Health. The applicant shall obtain a , .� fugitive dust permit through the Colorado Department of � .� Health, Air Quality Control Division. The applicant `' � shall also specify a schedule for revegetation of �;�.� •'� disturbed areas during construction to minimize the �' , amount of soils exposed for long periods of time. . ;;;� . 22. The existing buildings on the site shall be tested for - �- asbestos by a qualified firm under the supervision of ' the County Environmental Health Depattment. If � �>�; asbestos is found, the applicant shall obtain a permit "�I fcom the Colorado Department of Health. Air Pollution ,:� Control Division. , �`t 23. The applicant shall obtain approval.s from the County :; -? ' '�:;;� Environmental Health Department f or restaurants, f ood r , ``� service facilities, and pools. 24. The applicant shall commit to stabilize and cevegetate the Maroon Creek Road cut along the property frontage ' at the applicant's expense and shall provide a time- table f or accomplishing said commitment, to be appcoved •.�,�� by the County Engineer and to be provided at Detailed � Submission. ,:�; . `"-� 25. The applicant shall provide trails to link this project ': . �j with the existing tcail system as outlined in the ,� application. The location and provision of these � _ trails shall be committed to at Detailed Submission and i coordinated with the Planning staff to insure their � ,j consistency with the adopted Trails r7aster Plan. ;: 1 �. ,� 26. The applicant shall comply with City standards and specifications for the proposed water system and shall ;,':j also meet the County specifications for Detailed j Submission with respect to said system. ;,� , _ � : ,- �i:l - .-,,� , , . � � , �._,...,r ., ... _. .�.—__ ... a :. . ... : ,._.f._ >,:�,- _ , 4 . ;�i� - � � � � . � ° ..C:.�-�� - . - � . . ).,:�;,!:,. . .. . I !k. . �� " 4 � � Ti:�ti�� b�� " .. L�%�L �,'.� 'l�� ♦ W :� }r'��r��yt,,*d.�Y�{y - . . �. . .c:. 15�' c .- `4��c�(y +} ��Y . -. ,._ � } �r�A�ay�'�• ��. r . r "4 5'tic- � y !¢+f_� � ��_ � ��ti f b, �.1 q � ,. . . . .....L�ota�C'..f �.., . . t,.[:.: -...� I". ,. . .. ... . r� �, eooK �.�� ac:�.�.� � Resolution No. 86- 39 Page 6 , 27. The applicant shall contribute at no public cost on- ' . site transit an8 parking facilities for the use of the ��t l�taroon Bells bus system. �,�, -�-^�� 28. The tennis courts planned on the east prope�ty boundary ; shall not be used at night (no lightinq) nor shall they � � be coveced for yeaz-round use so that visual impacts to -```'' the adjacent residential subdivision are mitigated. 29. Detailed Submission shall only be for those parts of � +. ' the project which have received development allotments. -�' '� 30. The applicant shall guarantee those commitments made in �� .-t'�� the application and otherwise comply with the condi- �--;;� tions of Detailed Submission as outlined in Section 6-4 , ,� � of the Land Use Code. �� '^7 ' 31. Aspen Highlands shall consider the consolidation of • ':.,',� transit se=vices with RFTA. � 32. The Applicant shall meet with Planning Office staff and � :;�;:� neighbors to develop a plan to mitigate construction ��«7 impacts prior to Detailed Submission. , '.;>:;] 33. Prior to consideration of a Detailed Submission �''�� application, the applicant shall demonstrate full ;�`�j ownership or control of tbe entire site for the "r '" proposed development subject to the approval of the --1 County Attorney. I '� APYROVED by the Boatd at its regular meeting on May 19, �,. 1986. .."`. `�i= ATTES BOARD OF C�DNTY COl�1MISSIONSRS E!>=:� PITBIN , COL RADO '"�� Lev Scanlan, Deputy County H n ande d, Chairwoman i . `,t Clerk , : � AP,�P VEfl AS TO RECO NDE R APPROVAL: ' �.f'�.,.�.c�,��. ',� Thomas F. Fenton Alan Richman. Planning and - ; County Attorney Development Director s 3 ,..,� FR.B 4 � �, ,� ti : .:: ;, ,. � - �� ._~ �..� _ _ � . y a . ._ ____ _ _ _ . _ , : _ � yl:. . . . . . � . . :.l,i'1.. _ � , ' ] " � ' � �S ';'.� ' .. . . ,yr , 7r ' . r ;s � . ,'vr,, . i�t::'Y" X > - ty��{"9s: -;.�: - . . _ � �. �_...,,�.� � � �,.f�....;�:r.:T,.::�,' . . , >'.��'�4 ' I �"'�{,�` �`� . �`