6-60 Commercial/Tourist Accommodations Competition System

The standards and scoring system in this section are utilized to evaluate applications for commercial and tourist accommodations allotments submitted pursuant to the procedures in Sec. 2-40-40. The competitive categories, points available, and minimum competitive thresholds for commercial and tourist accommodations units are summarized in Table 6-10 (for commercial development) and Table 6-11 (for tourist accommodations units).

The Planning and Zoning Commission shall consider each application with respect to the scoring categories described herein, 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 may also 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 and improvements 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.
2. The types of facilities for which points shall be awarded are as follows:
   • (a) Storm Drainage
     1. The degree to which an applicant proposes to manage storm drainage from the development site and where applicable, from neighboring properties; and
     2. If the development requires the use of a public or private drainage system, the commitment of the applicant to install the necessary improvements to the system and to maintain the system over the long term.
   • (b) Fire Protection
     • Capability of the appropriate fire protection district to provide fire protection according to its established response standards;
       1. Adequacy of available water pressure and capacity for providing fire-fighting flows; and
       2. Commitment of an applicant to finance or provide 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 specialized fire fighting vehicles or equipment.
   • (c) 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 finance or provide necessary road system improvements attributable to the proposed development or to improve road capacity or safety in the neighborhood.
   • (d) 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 facilities 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’s generally been identified as a public access need.

(b) Quality of Design

1. The Planning and Zoning Commission shall consider each application's exterior design and rate each development by assigning points according to the following system:
   • (a) Zero (0) means a deficient design or a design with a major flaw.
   • (b) One (1) means an acceptable (but standard) design.
   • (c) Two (2) means an excellent design.
2. The types of design features for which points shall be awarded are as follows:
   • (a) Site Design
     • Considering the quality and character of the proposed site plan, including but not limited to the following elements:
       1. Quality and character of the proposed landscaping and open space areas;
       2. Degree to which natural vegetation is preserved;
       3. Provision of pedestrian amenities (paths, sitting areas, outdoor recreation areas, construction of connections to existing trails or walks) that enhance the design of the development and provide for the needs of customers and employees;
       4. Provision of automatic, in-ground irrigation systems for all landscaped areas that require irrigation;
       5. Use of reclaimed grey water for landscape irrigation;
       6. 100% balance of cut and fill on-site;
       7. Orientation of development to accommodate active solar gain; and
       8. Orientation of development to accommodate passibe solar gain.
   • (b) Parking and Circulation
     • Considering the quality and efficiency of the internal circulation, parking lot design, trash areas, service vehicle access, loading areas, and snow storage areas. Considering whether design features have been proposed to screen parking and service areas from public views. Considering whether the design avoids the potential for conflicts between vehicle circulation and pedestrian circulation areas, or between vehicle circulation, vehicle parking and service loading and delivery areas.
   • (c) Visual Impacts
     • Considering 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), and whether the height of the proposed project is consistent and compatible with that of surrounding buildings. Only reductions in height beyond those standards required by Table 5-1, and by Chapter 7 shall receive points.
   • (d) Guest Amenities (Only Applies to Tourist Accommodation Development)
     • Considering the extent to which the project provides facilities for its guests, including, but not limited to, on-site common meeting areas such as lobbies and conference areas, on-site dining facilities, and on-site recreational facilities. *Note: An Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.

(c) Achievement of Community Goals

(1) Employee Housing *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 commitment of the applicant to exceed the requirements of Sec. 8-30 of this Land Use Code, Employee Housing Impact Fee. According to this section, an applicant for commercial development or for historic/standard tourist lodge accommodation units and luxury tourist/lodge accommodation units is required to mitigate for one hundred (100%) percent of the project's employee housing impacts. An applicant shall receive up to three (3) points for committing to exceed this requirement, according to the following schedule:

TABLE 6-9: Employee Housing Points Schedule

Employee Housing Impacts Mitigated Points Awarded

Commercial Development and Historic/Standard Tourist Lodge Accommodation Units

100% 0 points

110% 1 points

120% 2 points

130% 3 points

Luxury Tourist/Lodge Accommodation Units

100% 0 points

110% 1 points

120% 2 points

130% 3 points

(2) Alternative Transportation Techniques

Considering the commitment of the applicant to provide: employee transportation services (such as van pools, bus passes) at no cost to employees; guest transportation services (applicable to tourist accommodations only); facilities that will encourage bicycling by employees (such as secure bicycle storage, showers, lockers); or other alternative transportation solutions that the Planning and Zoning Commission finds to be consistent with the intent of this scoring category.

Points shall be awarded according to the following schedule:

• (a) Zero (0) means the applicant does not propose to employ alternative transportation techniques as part of the project.
• (b) One (1) means the applicant proposes to employ alternative transportation techniques as part of the project, the extent and type of which are determined to be standard for a project of its size and type. *Note: An Applicant can receive a score of zero (0) in this category and not be in violation of the Land Use Code.
• (c) Two (2) means the applicant proposes to employ alternative transportation techniques as part of the project, the extent or the type of which are determined to be exceptional for a project of its size and type.