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SCORING / ALLOTMENTS
Growth Management Quota System (GMQS) scoring and allotments are completed through the Two-Step Review process described in Sec. 2-30-40, but are subject to several specialized provisions. These provisions supplement those provisions in Sec. 2-30-40, and in case of conflict, these provisions govern.
(a) General
All development that requires a building permit in Pitkin County is required to either: (a) obtain an exemption from GMQS system; or (b) compete for GMQS development allotments. This section sets forth the procedures relating to this requirement.
(b) Procedure for Competition for Development Allotments
In addition to the provisions of 2-30-40, the following shall apply. An applicant who is not eligible for any of the exemptions in Sec. 6-30 shall be required to compete for development allotments through the following process:
(1) Initiation of Applications
TABLE 2-2: GMQS APPLICATION DEADLINES
TYPE OF DEVELOPMENT ANNUAL SUBMISSION DEADLINE
Residential Development: New Lots September 1
Residential Development: Additions January 15; if all allotments are not awarded in this competition, then the bi-annual submission deadline is July 1
Commercial Development November 15
Tourist Accommodations Units October 1
(2) Amendment of Applications
Only one application may be made per parcel each year. Applications may be amended to make technical corrections or clarifications prior to competition and scoring of the applications. In addition, if no competing applications have then been filed, applications may also be amended to make other changes, so long as those changes do not decrease the level of performance on any of the applicable scoring criteria. If other competing applications have been filed, only amendments to make technical changes may be made prior to competition and scoring of the applications.
(c) Recommendation by Planning and Zoning Commission
In addition to the provisions of Sec. 2-30-40(g)(2), the following shall apply:
- Meeting for Collective Review
- The Planning and Zoning Commission shall meet to consider all applications for development allotments at a noticed public hearing. Applications for development allotments shall be considered collectively based on the type of development proposed (e.g., residential, commercial or tourist accommodation). The meeting shall be conducted as set forth in the Pitkin County Land Use Application Manual.
- Procedure for Scoring GMQS Applications
- After the public hearing is officially closed, the Planning and Zoning Commission shall consider and either (i) score each application based upon the scoring standards in Chapter 6, or (ii) by unanimous vote of the Planning and Zoning Commission, decide to adopt the scoring recommended in the staff report from the Community Development Department. If the Planning and Zoning Commission chooses to score the applications itself, the following scoring procedures shall be adhered to:
- (a) Scoring Based on Whole Numbers
- Based upon the scoring standards in Chapter 6, each voting Planning and Zoning Commissioner shall award a whole number score (not a fractional number) to the application(s) on the score sheets provided by the Community Development Department.
- (b) Discussion of Scoring
- Following the initial scoring, Commission members shall be free to discuss individual scores and to offer justification for such scores. Staff may make comment during this discussion, but no member of the public or the applicant may be permitted comment.
- (c) Rescoring
- Following the close of Planning and Zoning Commission discussions regarding initial scoring, a final scoring round will be held, during which each Commission member shall again identify the number of points, expressed as whole numbers, assigned to the project. Planning and Zoning Commission members shall be free to revise the number of points awarded to a project between the preliminary and final scoring rounds.
- (d) Calculation of Final Score
- After the close of the final scoring round, a project's final average score shall be calculated by: (a) totaling the Commissioners' individual scores; and (b) dividing that total by a number equal to the number of commissioners who participated in the final scoring round. Final average project scores shall be calculated for each of the applicable growth management scoring criteria and a cumulative score shall be calculated for the criteria as a whole. The final average cumulative score shall constitute the project's final score.
- (e) Ranking of Applications
- Projects shall be ranked in order of their final average scores.
- (f) Tie-Breaking
- In the event of a tie in the scoring of any applications, the Planning and Zoning Commission shall consider the projects’ scores without the bonus points provided in Chapter 6 to break a tie among applications that meet the applicable competitive thresholds.
- (g) Forward Ranking and Final Score to Board of County Commissioners
- The ranking of the development applications and calculation of the final Planning and Zoning Commission score shall then be forwarded by resolution to the Board.
(d) Action by Board
In addition to the provisions of Sec. 2-30-40(h)(2), the following shall apply. Upon receipt of the Planning and Zoning Commission resolution forwarding their ranking and final scores, the Board may by resolution, allocate development allotments to the eligible applicant as follows:
- Allotments Awarded Based on Ranking
- In the event of multiple eligible applicants, the Board shall award allotments in the ranking order established by the Planning and Zoning Commission, provided that if the Board elects to rescore any project that ranking may change.
- Denial of Development Allotments
- Development allotments are effectively denied by any scoring that fails to award the minimum number of points per category and/or the total required threshold points. Development allotments may also be denied if a project that met the minimum scoring criteria is ranked below a project consuming the last available allotments for the year.
- Multi-Year Allotment
- In the case of applications for GMQS allotments for commercial or tourist accommodation development, the Board may award a multi-year allotment if the application meets the following standards:
- (a) The quality of the proposed development substantially exceeds the minimum threshold for scoring established in Chapter 6.
- (b) The site design of the proposed development makes construction phasing infeasible. This requires but is not limited to a demonstration that (1) economies of scale will result from construction occurring at once; (2) the proposed development is a single building that cannot easily be constructed or operated in phases; and (3) the public facility investments for the proposed development such as roads, airport facilities, water and sewer shall all be installed at the initiation of the project, making phasing economically unrealistic.
- (c) The impacts of construction of the proposed development on the surrounding neighborhood will be reduced by the construction at one (1) time rather than phasing it over two (2) or more construction periods and such impacts can be tolerated by the County.
- (d) The County is capable of absorbing the accelerated rate at which impacts on services and public facilities will be experienced. It shall be considered sufficient evidence of service and public facility availability if it can be demonstrated that sufficient capacity is available in the following public facilities to accommodate the County's planned rate of growth and the accelerated rate due to the proposed development: (1) transportation, including, airport, roads, transit and parking; (2) utilities including, water, sewer, electric, gas and drainage; (3) affordable housing; (4) park and recreation facilities; (5) solid waste facilities; (6) police and fire protection facilities; and (7) hospitals and schools.
- (e) The applicant demonstrates that granting allotments from future years will be consistent with Policies 1-60-20, 1-60-30, 1-60-40, and 1-60-50.
- In the case of applications for GMQS allotments for commercial or tourist accommodation development, the Board may award a multi-year allotment if the application meets the following standards:
(e) Appeals
Appeals to the Planning and Zoning Commission GMQS Scoring shall be heard by the Board pursuant to Sec. 2-20-180. After hearing the appeal, the Board may decide to allow the existing score to stand, to re-score the application, or to remand the application to the Planning and Zoning Commission for re-scoring.
(f) Allotments Awardable After Appeal Right Has Expired
No allotment shall be awarded until the appeal period set forth in Sec. 2-20-180 has expired.
(g) Relationship to TDR System
The creation of a new development right or the increase in permitted floor area may also be accomplished through purchase of a transferable development right (TDR) pursuant to Sec. 2-40-30, or through a combination of TDR purchases and GMQS allocations. The purchase of TDRs for these purposes avoids the need for an applicant to compete in the GMQS for the same purposes. Similarly, receipt of a GMQS allocation for these purposes avoids the need for an applicant to purchase a TDR certificate for the same purpose.
(h) Vested Right
The award of a GMQS allotment does not involve a Site Specific Development Plan, as defined in Sec. 2-20-170(b), but does result in the creation of a vested right for use of the allotment. Subsequent use of the GMQS allotment through the approval of a Site Specific Development Plan will also establish a vested right.
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