6-50 Residential Competition System

The Planning and Zoning Commission shall consider each application with respect to the standards described below, and shall assign points according to the following schedules:

(a) Impacts on Public and Private Facilities

1. Considering whether an applicant has provided a commitment to install those public and private facilities that are necessary to serve the development and also to install facilities that may be of benefit to the surrounding neighborhood. Points shall be awarded according to the following schedule:
   • (a) Zero (0) means the proposed facilities do not comply with the County's adopted standards or do not meet the needs of the project.
   • (b) One (1) means the proposed facilities comply with the County's adopted standards and provide for the needs of the project, but do not improve services to the surrounding neighborhood.
   • (c) Two (2) means the proposed facilities comply with the County's adopted standards, provide for the needs of the project, and help to solve a problem or resolve a constraint with existing facilities, or otherwise are of benefit to the surrounding neighborhood. Any such improvements proposed must also be consistent with adopted County plans addressing such facilities and must be determined to be necessary and appropriate by the referral agency charged with utilizing the facility or providing the related service.
2. The categories in which points shall be awarded are as follows:
   • (a) Fire Protection
     1. Capability of the appropriate fire protection district to provide fire protection according to its established response standards, including whether appropriate access has been provided to the development site, with necessary vehicle turnouts and turn-around pads;
     2. Adequacy of available water pressure and capacity for providing fire-fighting flows; and
     3. Commitment of an applicant to provide or pay for fire protection facilities that may be necessitated by the project or that may improve fire protection capabilities in the neighborhood, including but not limited to fire hydrants, water storage tanks or ponds, and fire fighting vehicles or equipment.
   • (b) Road System
     1. Capability of the public road network to provide for the needs of the proposed development within acceptable levels of safety, as defined in the Pitkin County Asset Management Plan; and
     2. Applicant's commitment to provide or pay for necessary road system improvements attributable to the proposed development or to improve road capacity or safety in the neighborhood.
   • (c) Transit and Trail Systems
     1. Whether the proposed development site is located in proximity to existing transit routes and trail systems and whether appropriate on-site connections are made to these routes and trails;
     2. Capability of the transit system to accommodate the proposed development without the need for additional equipment or route shifts;
     3. Commitment of the applicant to finance or provide capital improvements (such as a bus, bus shelter, or trail connection) that enhance the ability of the transit or trail system to serve the proposed development, or to provide an easement for a trail that has been identified in the Pitkin County Comprehensive Plan; and/or an easement for a trail that has generally been identified as a public access need.

(b) Effect on the Environment

1. Considering the environmental impacts of the proposed development and whether the applicant commits to actions that will have a positive effect on the natural environment in Pitkin County, thereby achieving an overall benefit for the community. Points shall be awarded according to the following schedule:
   • (a) Zero (0) means the proposed development does not comply with the applicable adopted County environmental standards.
   • (b) One (1) means the proposed development complies with (but does not exceed) the applicable adopted County environmental standards.
   • (c) Two (2) means the proposed development exceeds the applicable adopted County environmental standards, or the proposed development complies with the applicable adopted County environmental standards and helps to solve an existing environmental problem. To receive a score of 2 in any category, an applicant shall exceed an adopted standard or solve an existing problem as expressed in at least one of the standards in that category, but need not do so in all of the standards of that category.
2. The categories in which points shall be awarded are as follows:
   • (a) Water Resources

Considering the overall impacts of the development on local and regional water resources, including:

1. The extent to which the proposed development of the property will comply with or will exceed (by more than fifty (50) percent) the minimum stream setbacks and riparian and wetland buffers established in Table 5-1 and Sec. 7-20-80 of this Land Use Code.
2. Whether an applicant commits to the dedication of water rights to an appropriate public agency or other actions that will contribute to the protection of minimum stream flows and address a documented need in Pitkin County.
3. Whether an applicant commits to retain irrigation water rights with agricultural or open space lands that are part of the development.
4. Whether an applicant commits to the implementation of techniques that will improve the efficiency of existing irrigation systems and commits to dedicate the remaining water to minimum instream flows, or increases the amount of agricultural land or protected open space that is able to be irrigated within the development.
5. Whether an applicant proposes a water augmentation plan that will replace water that is to be used by the development with augmentation water that re-enters the stream either (i) upstream of the development, or (ii) at the same point of diversion employed by the development (that is, bringing "wet water" to the County), or (iii) downstream of the development, but still upstream of the in-stream depletion areas in Pitkin County.
• (b) Wildlife Habitat Protection

Considering the extent to which the proposed development will contribute to the protection of wildlife habitat in Pitkin County by exceeding the standards of Sec. 7-20-70. The County has identified the following activity that qualifies as exceeding the adopted standards:

1. An applicant could commit to a program that would enhance or would restore native wildlife habitat that has been degraded by human or animal activity (for example, by creating or restoring wetlands and/or riparian habitat). On-site enhancement is preferred, but where there are no significant opportunities for on-site enhancement or restoration, a commitment to enhance or restore other sites in Pitkin County may be considered.
2. Applicants may also identify other innovative ways in which wildlife habitat can be protected in Pitkin County that would exceed the County's adopted wildlife standards.

Applicants with no mapped or known wildlife habitat on their entire lot or parcel shall receive a score of two (2) in this category.

(c) Achievement of Community Goals

1. Open Space Preservation
   • (a) Considering the extent to which the proposed development will contribute to the preservation of open space in Pitkin County. Valued open space that an applicant could preserve includes:
     1. Undeveloped lands that have wildlife, scenic, and other desirable resource values;
     2. Agricultural lands, including those that have been historically irrigated, used for food, grains or other feed production, and those used for dry pasture and rangeland;
     3. Lands, or easements over lands, which provide access to public lands or public waters; and
     4. Other undeveloped lands whose preservation would be consistent with the adopted Pitkin County Comprehensive Plan.
   • (b) Points shall be awarded according to the following schedule:
     1. Zero (0) means the proposed development does not preserve any of the valued open space within the property.
     2. One (1) means the proposed development preserves some, but not all of the valued open space within the property.
     3. Two (2) means the proposed development preserves all of the valued open space within the property.
     4. If the entire lot or parcel does not contain any valued open space, the applicant shall receive a score of two (2). *Note: An Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.
2. Hazard Mitigation and Avoidance
   • Considering the extent to which the proposal mitigates the impacts of development or avoids locating development in floodplain hazard, geologic hazard, or wildfire hazard areas, as these areas are described in Chapter 7 of this Land Use Code. Points shall be awarded according to the following schedule:
     • (a) Zero (0) means the proposed development does not comply with the County's adopted standards for floodplain, geologic, and wildfire hazard areas.
     • (b) One (1) means the proposed development complies with the County's adopted mitigation standards for development in floodplain, geologic, and wildfire hazard areas, but includes some development activities on slopes in excess of thirty (30) percent or in areas subject to severe wildfire hazards.
     • (c) Two (2) means the proposed development complies with the County's adopted mitigation standards for development in floodplain, geologic, and wildfire hazard areas and includes no development activities on slopes in excess of thirty (30) percent or in areas subject to severe wildfire hazards. *Note: An Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code
3. Development Below Allowable Density (Only applies to developments within the Rural Area)
   • Considering the extent to which the development proposed is less than the allowable density in terms of numbers of dwelling units (not including caretaker dwelling units, employee dwelling units, or deed restricted affordable dwelling units) permitted in the applicable zone district. No points shall be awarded where density is reduced subject to standards in Sec. 5-10-20 of the Land Use Code (Reduction in Density for Steep Slopes.) Points shall be awarded according to the following schedule:
     • (a) Zero (0) means the applicant proposes development at a density of seventy-six (76) percent to one hundred (100) percent of the density allowed by the underlying zone district.
     • (b) One (1) means the applicant commits to limit development to fifty-one (51) percent) to seventy-five (75) percent of the density allowed by the underlying zone district.
     • (c) Two (2) means the applicant commits to limit development to fifty (50) percent or less of the density allowed by the underlying zone district.
     • An applicant shall receive a score of one (1) if there is no opportunity to reduce density on a property. Note: an Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.
4. Reduction of Visible Mass (Only applies to developments within the Rural Area) *Note: An applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.
   • Considering the extent to which the development proposed is less than the allowable floor area allowed on the property by the underlying zone district; utilizes some of its allowed floor area to develop sub-grade space; or is below the allowable height of the underlying zone district. Points shall be awarded according to the following schedule. Applicants for a new lot or parcel in the Rural Remote Zone District shall receive the maximum score of six (6) points in this category.

Notes: 1. This calculation is based on the final maximum floor area that is potentially allowed on the property by the underlying zone district, as specified in Table 5-1.D. See Sec. 5-20-70 for rules governing measurement of floor area. 2. To qualify as sub-grade, the space must meet the requirements for exempt sub-grade space in Sec. 5-20-70(g)(1). 3. To receive points in this category, no portion of any proposed structure can measure above the stated height limit. 4. Applicants may score points in each of the three categories described in this section, up to a maximum of 6 points (2 points in each category).

(d) Creative Bonus *Note: An Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.

The Planning and Zoning Commission may award bonus points to any development application that meets the overall minimum scoring threshold to obtain an allocation, as specified in Tables 6-7 and 6-8. Bonus points may be awarded to an applicant who proposes creative approaches that are consistent with the purpose and intent of the scoring categories set forth in Secs. 6-50-20 (a), (b), and (c), and go beyond the standards established in each of the respective categories. Bonus points may also be awarded for creative approaches that have not been addressed in any of the scoring categories set forth in Secs. 6-50-20 (a), (b), and (c), but that are consistent with and help to implement the Pitkin County Comprehensive Plan. Up to five (5) bonus points may be awarded as follows:

1. One (1) bonus point may be awarded for each creative approach an applicant proposes that is consistent with the purpose and intent of a scoring category set forth in Secs. 6-50-20 (a), (b), and (c), and goes beyond the standards established in that category.
2. One (1) bonus point may be awarded for each creative approach an applicant proposes that is consistent with and helps to implement the Pitkin County Comprehensive Plan.
3. One (1) bonus point may be awarded to any applicant who proposes to build affordable housing, rather than pay the Employee Housing Impact Fee required by Section 8-30 of this Land Use Code. To obtain the bonus point, the proposal to build the housing shall comply with the County’s adopted affordable housing policies and guidelines in terms of its location and the type of housing proposed.