HomeMy WebLinkAboutcoa.gmc.ag.022701 AGENDA
ASPEN/PITKIN COUNTY GROWTH MANAGEMENT COMMISSION
SPECIAL MEETING
(4:30 PM)
TUESDAY, FEBRUARY 27, 2001
COUNCIL CHAMBERS MEETING ROOM
I. COMMENTS
A. Commissioners
B. Public
II. DECLARATION OF CONFLICTS OF INTEREST
III. MINUTES
IV. CONTINUED GROWTH MANAGEMENT COMMISSION PUBLIC
HEARING (CONTINUED FROM 02/20/01)
A. ISELIN GROWTH MANAGEMENT QUOTA SYSTEM
EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY, Joyce Ohlson
V. ADJOURN
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NAME OF PROJECT: ISELIN PARCK CONCEPTUAL/FINAL PUD,
SPECIALLY PLANNED AREA & CONDITIONAL
USE
CLERK: Jackie Lothian
STAFF: Joyce Ohlson, Cindy Houben, Bud Eyler, Steve Barwick
WITNESSES: (1)
Ed Sadler
(7)
Kendall Adams
(2)
David Hoefer
(8)
David Bruton
(3)
John Worcester
(9)
Scott Writer
(4)
Claude Morelli
(10)
Toni Kronberg
(5)
Tim Ware
(11)
LJ Ersparmer
(6)
Brooke Peterson
(12)
Tony Hershey
EXHIBITS: 1 Staff Report ( x ) (Check If Applicable)
2 Affidavit of Notice ( x ) (Check If Applicable)
3 Various maps, drawings
MOTION #1: Ron Erickson moved to approve GMC Resolution #01, 2001
recommending City Council exempt the Iselin Park PUD from the Growth
Management Competition and Scoring Procedures as an Essential Public
Facility with the following conditions amended and added: #6. removed and
replaced with a biannual parking review, #9 added with all of the conditions
of approval Pitkin County for the road and Parking with joint agreements
between City Council and Pitkin County and condition #10. Should any one
or more of the conditions be amended or otherwise altered by City Council
the recommendation of the commission shall be deemed withdrawn and be of
no further effect unless the BOCC and the Aspen City Council shall
otherwise mutually agree and condition #8 strive be replaced with will.
Jasmine Tygre seconded. Roll call vote: Thomas, no; Cohen, yes; Buettow,
yes; Whipple, yes; Tygre, yes; Erickson, yes; Martin, no; Rudnick, yes;
Howard, yes; Blaich, yes. APPROVED 8-2.
VOTE: YES 8 NO 2
ROBERT BLAICH YES _x NO JASMINE TYGRE YES _x_ NO
STEVEN BUETTOW YES x NO RON ERICKSON YES x NO
ERIC COHEN YES NO PETER MARTIN YES NO
STEVE WHIPPLE YES _x_ NO PAUL RUDNICK YES _x NO
PETER THOMAS YES NO _x_ JOHN HOWRD, alt YES _x NO
GMCVOTE
MEMORANDUM
TO: Growth Management Commission
FROM: Joyce A. Ohlson, Deputy Director of Community Development
RE: Iselin Park Planned Unit Development
Recommendation to City Council as an Essential Public Facility
Public Hearing on GMC Resolution No.01, Series of 2001
DATE: February 20, 2001
Maroon Creek
Road
I Maroon Creek i
Iselin Park
APPLICANT:
City of Aspen
REPRESENTATIVE:
ED SADLER, ASSET
MANAGEMENT DEPT.
LOCATION:
Maroon Creek Road
CURRENT ZONING:
Park
AACP:
Future Land Use map
designates as "Aspen City
Park"-community/recreation
Community
Campus
Moore Family
PUD
SUMMARY:
This application proposes to redevelop the Iselin Park
(James E. Moore Pool) site with new pools and ice
rink, youth center, one affordable housing unit, and
appurtenant facilities including associated retail,
cafe/snack bar, lockers and administrative offices. The
application gained PUD, SPA and Conditional Use
approvals from the P&Z Commission and is now
before the City Council. The proposal includes +/-
80,000 squard feet of building area and 120 on -site
parking spaces. GMC recommendation to City Council
is required on the GMQS exemption request. Staff
recommends that the GMC recommend the City Council
approve the exemption with conditions.
CURRENT LAND USE:
Park (ballfields, tennis courts) pool, open space
LOT SIZE: +/- 19.35 acres
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PREVIOUS ACTION:
On February 6, 2001, the Planning and Zoning Commission granted approval for
the project as a Conditional Use and recommended Consolidated Conceptual and
Final Planned Unit Development and Specially Planned Area approval to the City
Council. (The P&Z conducted three meetings for public hearing of the proposal.)
The City Council will conduct a public hearing on the proposal on February 26,
2001. The Growth Management Commission has not previously considered this
application. P&Z Resolutions are included as Exhibit A.
REVIEW PROCEDURE:
Essential public facilities are eligible for -an exemption from the scoring and
competition components of growth management by the City Council. These
projects are not deducted from the annual allotment.
Growth management exemptions by City Council may be considered after the
application has been reviewed and considered by the Growth Management
Commission at a public hearing. The Land Use Code applicable to this GMC
review is as follows:
H. Construction of essential public facilities. This exemption is not deducted from the
respective annual development allotment established pursuant to Section 26 470.040 or
from the Aspen iWetro Area development ceilings established pursuant to Section
26.470.030. Review is by City Council. This exemption is available provided the
following conditions are met:
1. Except for housing, development shall be considered an essential public
facility if
a. it serves an essential public purpose, provides facilities in response
to the demands of growth, is not itself'a significant growth generator, is available for use
by the general public, and serves the needs of the City.
2. An applicant for an exemption pursuant to this Section shall be required to
demonstrate to the satisfaction of the City Council:
a. That the impacts of the essential public facility will be mitigated,
including those associated with:
i. the generation of additional employees, the demand for
parking, road and transit services, and
ii. the need for basic services including but not limited to
water supply, sewage treatment, drainage control, frre and police protection, and solid
waste disposal. It shall also be demonstrated that:
iii. the proposed development has a negligible adverse impact
on the City's air, water, land and energy resources, and is visually compatible with
surrounding areas.
3. Notwithstanding the criteria as set forth in sub -Sections (1) and (2),
above, the City Council may determine upon application that development associated
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with a nonprofit entity qualifies as an essential public facility and may exempt such
development from the growth management competition and scoring procedures and from
such mitigation requirements as it deems appropriate and warranted.
EVALUATION:
1. Except for housing, development shall be considered an essential public facility
if.
a. it serves an essential public purpose, provides facilities in
response to the demands of growth, is not itself a significant growth generator, is
available for use by the general public, and serves the needs of the City.
STAFF RESPONSE:
The Iselin Park PUD is a proposal for recreational facilities which are in response to the
needs of the community for upgraded and improved services and facilities. The
community itself has outgrown the current pool and ice facilities that the City currently
provides in terms of its ability to provide enough ice time, pool programming
(competition, therapy, leisure) and overall, the adequacy of the facilities. The Iselin
facilities have been and will continue to be available to the general public and managed
by the City of Aspen for residents and visitors alike. The facility is in response the
demands of the community and itself is not a growth generator. The retail shop and
snack bar are appurtenant to the pool and ice rinks and are provided as a convenience to
the users of the facility and are not expected to attract buyers to the site as a traditional
retail outlet would. As a condition of approval for the Conditional Use, the City P&Z
Commission attached the following condition.
"That the accessory sport shop and snack bar/restaurant use be operated for the purposes of
serving the customers of the Iselin Park facility. The restaurant shall not be used for off -
premise catering services or advertised in order to attract the general public (non -users of
the Iselin Park facility)."
2. An applicant for an exemption pursuant to this Section shall be required to
demonstrate to the satisfaction of the City Council.
a. That the impacts of the essential public facility will be mitigated,
including those associated with:
is the generation of additional employees, the demand for
parking, road and transit services, and
STAFF RESPONSE:
Criteria regarding, "affordable housing for additional employees":
The Applicants are proposing to provide one (1) 2-bedroom affordable housing unit on
site, which would provide affordable housing mitigation for 2.5 employees. The Housing
staff has determined that the Applicants must mitigate for 19.3 FTEs, including the Youth
Center employee generation. The Applicants are proposing to mitigate the remainder
3
(17.05) of the employee generation through use of credits that exist at the Water Place
Housing Project. Housing staff has confirmed that Water Place has 51.4 credits on
balance which would be reduced to 34.35 after the Iselin Park mitigation.
It should be noted that the square footage of the proposal has changed since the Housing
staff initially calculated the FTE generation. Therefore, the requirement for mitigation
may change slightly based upon a re-evalutaion of the employee generation. Regardless,
the applicants will be responsible for mitigating that generation. Additional credits are
available through the Water Place development. It is possible that at the time of the GMC
hearing, a revised mitigation number will be calculated.
On September 6, 2000 the Housing Board recommended approval of the mitigation plan
with conditions summarized as follows:
1.) The Applicants mitigate for 19.3 FTEs (which includes the Youth Center
employee generation.
2.) The Applicants mitigate the 19.3 FTEs by the on -site unit providing for mitigation
of 2.25 and the remainder FTEs to be satisfied by the credits of the Water Place
Housing project. 17.05 FTEs would come out of the Water Place Housing
project, leaving a balance of 34.35 credits.
3.) An audit of the Iselin Park employee generation will be required two (2) years
after a certificate of occupancy is issued Additional mitigation will be required if
employee generation is found to be higher than estimated.
4.) The on -site employee dwelling unit will be deed restricted to no higher that
Category 3 and such deed restriction must be completed and recorded prior to
building permit approval.
Detailed Housing Authority and other referral comments are included in Exhibit B.
Criteria regarding, "demand for parking, road and transit services":
The application proposes 120 parking spaces on site in place of the 65 spaces currently
located on the Iselin Park parcel. Staff sees this an enormous improvement over the
existing situation not only in terms of number of spaces but in terms of drop
off/circulation function and aesthetics. While this is an improvement over the current
conditions, the on -site parking does not meet the peak parking needs of the new facility.
The application proposes joint usage of parking areas located within the Aspen School
District campus and the daytime use of the Tiehack area public parking lot under a
managed and coordinated usage program. The Applicants have indicated that the City of
Aspen Parks and Recreation Department has been designated as the coordinator of the
parking areas and will oversee the master scheduling of the facilities which have claim to
the subject parking areas. Staff feels this is good use of the parking lots and supports the
concept of multiple use. We, however, think that the scheduling and coordination process
is critical to the successful joint usage of the parking lots and feels that a more formalized
operational agreement between the parties is needed. Such operational agreement is a
proposed condition of the approval of the PUD by the City Council. Another condition is
M
one that requires the City to enter into a formalized agreement with Pitkin County
regarding the enforcement of parking in the vicinity of Iselin Park.
The School Campus and Iselin Park are directly served by RFTA's Castle/Maroon route
with stops along Maroon Creek Road. The route currently provides 20-minute headways,
operating from 6 a.m. to 2 a.m. on a year round basis. As a condition of development
approval for the Moore/Five Trees PUD and the Aspen Highlands Village, service on this
route will be increased to 15-minute head ways from 7 a.m. to 7 p.m. An additional bus
will be added to the fleet to meet approval conditions. The City P&Z and the City's
Transportation Manager have recommended that the new bus be dedicated to Maroon
Creek only (and not include the Castle Creek leg). This would make this transit route
much more convenient for users to the school campus and Iselin Park and reduce the trip
generation.
The fact that the Iselin facility is located where it is next to the school campus will help to
minimize trip generation due not only to the availability of transit but because many users
will already be associated with the campus and already be included in the trip generation.
A condition of approval is that the transportation and parking management strategies as
outlined in the Charlier Summary Report dated February 6, 2001 (Exhibit C) be
implemented as mitigation to traffic & parking generation and road impacts.
Staff feels that the mitigation to the impacts to roads, parking and transit are adequately
satisfied. County staff indicated that Pitkin County calculates a road impact fee for use of
county roads when land use applications are reviewed by the County. City staff and
Attorney's office find that this impact fee does not apply to the Iselin project in that the
project review falls under the jurisdiction of the City of Aspen.
ii. the need for basic services including but not limited to water supply, sewage
treatment, drainage control, fire and police protection, and solid waste disposal. It shall
also be demonstrated that.
iii. the proposed development has a negligible adverse impact
on the City's air, water, land and energy resources, and is visually compatible with
surrounding areas.
STAFF RESPONSE:
Public services will be provided to the site for fire, police, solid waste, water and sewage
treatment.
The City P& Z Commission spent a great deal of time in reviewing the site planning,
architecture and lighting of the development proposal over the course of three meetings.
The Commission recommended strict guidelines with regard to the use of ' lighting as
noted below as part of the Conditional Use approval.
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"That the internal and external lights associated with the structure and site improvements,
other than those needed for security, safety, parking and maintenance be utilized only in
conjunction with the hours of operation of the Iselin Park facility."
In addition, conditions are proposed which would require air quality mitigation measures
as recommended by the City's Environmental Health Director. A storm water and
drainage plan has been provided to minimize impacts to Maroon Creek and minimize soil
erosion.
The City P& Z Commission also recommended that the height of the structure be limited to
48 (forty eight) feet as measured to the roof ridge from base ground elevation. This
recommendation was in an effort to make the structure more compatible with the natural
surroundings and character of the existing vicinity.
RECOMMENDATION:
Staff recommends the Growth Management Commission recommend to the City
Council approval of the exemption for essential public facilities.
RECOMMENDED MOTION:
"I recommend City Council exempt from the scoring and competition procedures
the essential public facilities proposed as the Iselin Park PUD with the conditions
contained within GMC Resolution No �, Series of 2001."
ATTACHMENTS:
Exhibit A -- City P&Z Resolutions (recommendations to City Council)
Exhibit B -- Referral agency comments
Exhibit C -- Charlier Report Summary, Feb. 6, 2001
C: j oyce;IselinGMCmemo
NI
RESOLUTION OF THE ASPEN/PITKIN COUNTY GROWTH MANAGEMENT
COMMISSION RECOMMENDING CITY COUNCIL EXEMPT THE ISELIN
PARK PUD FROM THE GROWTH MANAGEMENT COMPETITION AND
SCORING PROCEDURES AN AN ESSENTIAL PUBLIC FACILITY, CITY OF
ASPEN, PITKIN COUNTY, COLOR.ADO
Parcel No. 2735-142-00-851
Resolution No. 0, Series of 2001
WHEREAS, the Community Development Department received an
application from the City of Aspen, prepared by Otak Rock Creek Studio, dated
December 4, 2000, and plan set dated November 15, 2000, for a Consolidated
Conceptual/Final Planned Unit Development (PUD) approval for swimming pools, ice
rink, recreational fields, 120 car parking lot and youth center facility including
appurtenant uses; for a Specially Planned Area (SPA) approval for a deed restricted
affordable housing unit; and for Conditional Use approval for a +/-80,000 sq. ft.
recreational structure, accessory sport shop and snack bar/restaurant uses; for a property
located on the west side of Maroon Creek Road within the City of Aspen; and,
WHEREAS, the applicant has requested an exemption from the competition and
scoring procedures of the Growth Management Quota System for the an essential public
facility; and,
WHEREAS, the subject property is approximately 19.35 acres in size, and is
located in the Park Zone District within the City of Aspen; and,
WHEREAS, the subject property is designated as "Aspen City Park" on the
Future Land Use Map of the 2000 Aspen Area Community Plan, identifying the land as
appropriate for community and recreation uses; and
WHEREAS, pursuant to Section 26.470.070(J), the City Council may approve a
GMQS Exemption for essential public facilities and affordable housing after considering
a recommendation from the Housing Board and Growth Management Commission at a
public hearing; and,
WHEREAS, during a duly noticed public hearing on September 6, 2000, the
Aspen/Pitkin County Housing Board recommended approval to Council of the GMQS
Exemption for Iselin Park as an essential public facility and affordable housing and
recommended employee mitigation for 19.3 FTE's for the project with one on -site unit
satisfying 2.25 FTEs with all other mitigation utilizing credits at the Water Place Housing
Project; and,
WHEREAS, the Aspen Planning and Zoning Commission conducted a duly
noticed public hearing on January 2, 2001, on January 30, 2001 and then on February 6,
2001, where the Planning and Zoning Commission opened a public hearing, took
testimony and closed the public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission found that the
development proposal meets or exceeds all applicable development standards of the PUD,
SPA provisions of the Land Use Code and that the approval of the development proposal,
with conditions, is consistent with the goals and elements of the Aspen Area Community
Plan and recommended approval to the City Council through Resolution No. 5, Series of
2001; and,
WHEREAS, the appropriate referral agencies reviewed the development proposal
in accordance with all applicable procedure and review criteria set forth in the Municipal
Code; and,
WHEREAS, during a public hearing at a regular meeting on February 20, 2001,
the Growth Management Commission reviewed the request and based upon the criteria of
Section 26.470.070, recommended by a to vote City Council exempt Iselin Park
PUD from the scoring and competition procedures of growth management as an essential
public facility with conditions.
NOW, THEREFORE BE IT RESOLVED by the Growth Management Commission:
That the City Council should exempt from the scoring and competition procedures of
growth management the Iselin Park PUD as an essential public facility with the following
conditions:
1. The housing mitigation calculation, as amended based on new square footage
calculations, be implemented pursuant to Housing Authority conditions.
2. That the Applicant submits an audit of employees of the facility to determine whether
additional mitigation is necessary. Such audit shall be conducted two years after
certificate of occupancy, the cost of which shall be borne by the applicant
3. The applicant is fully subject to all reviews and approvals by the Aspen Planning and
Zoning Commission and the Aspen City Council as required in the Municipal Code.
In no way shall this recommendation imply approval of any other required approval.
4. Before issuance of a building permit, the applicant shall record this Growth
Management Commission Resolution with the County Clerk and Recorder.
5. That a formalized operational agreement regarding event scheduling and parking lot
usage between the Aspen School District, City of Aspen Parks and Recreation
Department, Aspen Valley Ski Club and the Aspen Ballet be provided prior to
certificate of occupancy.
6. That a formalized agreement regarding parking enforcement between the City of
Aspen and Pitkin County be provided prior to certificate of occupancy.
7. That the Applicant implements a combination of incentives and disincentives to
ensure that traffic will not significantly increase, and that traffic will be limited to
parking available at the Iselin facility and parking areas noted within the application.
8. That the Applicant strive to implement the parking and transportation management
strategies outlined in the Charlier Report dated February 6, 2001.
Section 4:
This Resolution shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 5:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
APPROVED by the Commission at its regular meeting on February 20, 2001.
APPROVED AS TO FORM:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
GROWTH MANAGEMENT COMMISSION:
Robert Blaich, Chair
RESOLUTION NO.5
(SERIES OF 2001)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING APPROVAL TO CITY COUNCIL OF THE
ISELIN PARK CONSOLIDATED CONCEPTUAL/FINAL PLANNED UNIT
DEVELOPMENT AND SPECIALLY PLANNED AREA AND APPROVING A
CONDITIONAL USE FOR A RECREATIONAL STRUCTURE, ACCESSORY
SPORT SHOP AND RESTAURANT IN THE PARK ZONE DISTRICT, CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-142-00-851
WHEREAS, the Community Development Department received an application
from the City of Aspen, prepared by Otak Rock Creek Studio, dated December 4, 2000,
and plan set dated November 15, 2000, for a Consolidated Conceptual/Final Planned Unit
Development (PUD) approval for swimming pools, ice rink, recreational fields, 120 car
parking lot and youth center facility including appurtenant uses; for a Specially Planned
Area (SPA) approval for a deed restricted affordable housing unit; and for Conditional
Use approval for a +/-80,000 sq. ft. recreational structure, accessory sport shop and snack
bar/restaurant uses; for a property located on the west side of Maroon Creek Road within
the City of Aspen; and,
WHEREAS, the subject property is approximately 19.3 5 acres in size, and is
located in the Park Zone District; and,
WHEREAS, the subject property is designated as "Aspen City Park" on the
Future Land Use Map of the 2000 Aspen Area Community Plan, identifying the land as
appropriate for community and recreation uses; and
WHEREAS, pursuant to Sections 26.440 (SPA) and 26.445 (PUD), the City
Council may approve a Specially Planned Area and Planned Unit Development, during a
duly noticed public hearing after considering a recommendation from the Planning and
Zoning Commission made at a duly noticed public hearing, comments from the general
public, a recommendation from the Community Development Director, and
recommendations from relevant referral agencies; and,
WHEREAS, pursuant to Section 26.425.040 the Planning and Zoning
Commission may approve of a Conditional Use for the use of property during a duly
noticed public hearing after considering a recommendation from the Community
Development Director, comments from the general public, and recommendations from
relevant referral agencies: and
WHEREAS, the Community Development Deputy Director recommended
approval of the Planned Unit Development, Conditional Use for a recreational structure,
accessory sport shop and snack bar in the Park Zone District and Specially Planned Area
for an affordable housing unit in the Park Zone District; and,
Tzhibi"+- A
WHEREAS, pursuant to Section 26.470.070(J), the City Council may approve a
GMQS Exemption for essential public facilities and affordable housing after considering
a recommendation from the Growth Management Commission at a public hearing
(scheduled for February 20, 2001) and the Aspen/Pitkin County Housing Board; and,
WHEREAS, during a duly noticed public hearing on September 6, 2000, the
Aspen/Pitkin County Housing Board recommended approval to Council of the GMQS
Exemption for Iselin Park as an essential public facility and affordable housing and
recommended employee mitigation for 19.3 FTE's for the project with one on -site unit
satisfying 2.25 FTEs with all other mitigation utilizing credits at the `Hater Place Housing
Project; and,
WHEREAS, the Aspen/Pitkin County Housing Authority recommended approval
finding that the affordable housing mitigation requirements were met; and
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies, and has taken and considered public
comment at a public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission conducted a duly
noticed public hearing on January 2, 2001, January 30, 2001 and February 6, 2001 where
the Planning and Zoning Commission opened a public hearing and took testimony; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards of the PUD,
SPA and Conditional Use provisions of the Land Use Code and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the
Aspen Area Community Plan; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
Section 1
The Conditional Use for the recreational building, accessory sport shop and snack
bar/restaurant use is approved with the following conditions:
1. That the internal and external lights associated with the structure and site improvements,
other than those needed for security, safety, parking and maintenance be utilized only in
conjunction with the hours of operation of the Iselin Park facility.
0
2. That the accessory sport shop and snack bar/restaurant use be operated for the purposes
of serving the customers of the Iselin Park facility. The restaurant shall not be used for
off -premise catering services or advertised in order to attract the general public (non-
users of the Iselin Park facility).
Section 2
The Iselin Park Planned Unit Development and Specially Planned Area as put forth in the
Iselin Park Consolidated Conceptual/Final PUD/SPA application dated December 4, 2000,
and associated plan set dated November 15, 2000, are hereby recommended for approval to
the City Council subject to the conditions of approval listed hereinafter.
1. A PUD Agreement shall be recorded within 180 days of the final approval by City
Council and shall include the following:
a. The information required to be included in a PUD Agreement, pursuant to Section
26.445.070(C).
2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a. A final plat meeting the requirements of the City Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
physical improvements and parking spaces within City rights -of -way, and
location of utility pedestals.
b. The dimensional requirements for the PUD and SPA shall be noted as follows:
Minimum Lot Size:
Minimum Lot Area per dwelling unit:
Minimum Lot Width:
Minimum Front Yard:
Minimum Side Yard:
Minimum Rear Yard:
Maximum Height:
Percent of Open Space:
External Floor Area Ratio:
Internal Floor Area Ratio:
Off Street Parking: Recreational Uses:
Off Street Parking: Residential Uses:
15 acres
15 acres
250 feet
30 feet
25 feet
500 feet
60 feet
50 percent
0.25:1
N/A
1 space per 1,000 sq. feet
1 space per bedroom
c. A drawing representing the project's architectural character.
d. An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, trails and the dimensional requirements as approved.
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3. That the Applicant prepares a parking mitigation plan for review and approval by the
City's Parking Department for the construction period.
4. That the Events/Parking Coordinator of the Parks and Recreation Department notifies
the City Parking Department prior to special events for increased patrolling of Glen
Eagle Drive, Glen Gary Drive, and Maroon Creek Road for parking.
5. That the Applicant prepares an emergency access plan for review and approval by the
Aspen Fire Marshal prior to the issuance of a building permit for the facility and.
6. That the Applicant prepares a special events seating plan which meets with the
approval of the Aspen Fire Marshal and the Chief Building Official for compliance
with escape route and Uniform Building Code occupancy provisions. Such seating
plan shall be abided by for all major events and provided to facility operations staff,
event organizers and promoters.
7. That the Applicant files a final drainage plan that meets with the approval of the City
Engineer prior to the issuance of a building permit. The drainage plan, shall include
an erosion control plan, prepared by a Colorado licensed Civil Engineer which
maintains sediment and debris on -site during and after construction. If a ground
recharge system is required, a soil percolation report will be required to correctly size
the facility. A 2-year storm frequency should be used in designing any drainage
improvements.
8. That the Parks and Recreation Department utilize best construction practices to
insure protection of the existing vegetation and other landscape features on the site.
9. That the Applicant implements a combination of incentives and disincentives to
ensure that traffic will not significantly increase, and that traffic will be limited to
parking available at the Iselin facility and parking areas noted within the application.
10. That the Applicant submits an audit of employees of the facility to determine whether
additional mitigation is necessary. Such audit shall be conducted two years after
certificate of occupancy, the cost of which shall be borne by the applicant
11. That a formalized operational agreement regarding event scheduling and parking lot
usage between the Aspen School District, City of Aspen Parks and Recreation
Department and the Aspen Ballet be provided prior to building permit issuance.
12. That a formalized agreement regarding parking enforcement between the City of
Aspen and Pitkin County be put in place prior to certificate of occupancy.
13. That the applicants strive to implement the parking and transportation management
strategies as outlined in the Charlier Report Summary dated February 6, 2001.
14. That the Applicant provides a final detailed lighting plan for review and approval by
the Community Development Director to ensure proper lighting levels and
conformance with the technical components of the City's lighting code.
15. That the City's Transportation Manager reviews and approves the final PUD Plan to
evaluate RFTA service to the site and the final site plan details to ensure efficient,
safe and convenient service.
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16. That some type of temporary Maroon Creek Road crossing improvement be provided,
such as a raised and/or painted crossing walk and/or a temporary pedestrian -activated
crossing light. Such crossing would be necessary if the pedestrian bridge is not
constructed at the time of certificate of occupancy of the Iselin Park facility
17. That the Applicant provides for and schedules an on -site review by Community
Development and Parks and Recreation Staff, including the City's landscape
architects, to ensure that the Maroon Creek Road berm will serve the function of
dissuading "shortcutting" by pedestrians from the school campus to the Iselin facility.
The applicants shall notify the Community Development Director once the berm is in
preliminary form (but prior to landscape installation).
18. The PUD Agreement and the Final PUD Plans shall be recorded with the Pitkin
County Cleric and Recorder.
19. The building permit application shall include:
a. A copy of the final Ordinance and recorded P&Z Resolution.
b. The conditions of approval printed on the cover page of the building permit set.
c. A completed tap permit for service with the Aspen Consolidated Sanitation
District.
d. A parking mitigation plan (approved by the Parking Dept.) and construction
traffic management plan (approved by the Engineering Dept.)for activity during
construction time.
e. A tree removal permit as required by the City Parks Department and any approval
from the Parks Department Director for off -site replacement or mitigation of
removed trees.
20. The building permit plans shall demonstrate an adequate fire sprinkler system and
alarm system for the recreational building in accordance with Aspen Fire District
requirements.
21. That building permit plans shall demonstrate a minimum of a 10 (ten) foot distance
on the lap pool deck between the starting block locations and the mechanical room
wall to ensure adequate space for competition operations.
22. That the lap pool and pool areas meet the CHASA regulations for competitive high
school swimming meets.
23. The primary contractor shall submit a letter to the Community Development Director
stating that the conditions of approval have been read and understood.
24. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative
agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized,
those fees shall be payable according to the agreement.
25. All construction vehicles, materials, and debris shall be maintained on -site and not
within public rights -of -way unless specifically approved by the Director of Streets of
the appropriate jurisdiction.
26. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m.
27. The applicant shall not track mud onto City or County streets during construction. A
washed rock or other style mud rack must be installed during construction.
28. All uses and construction shall comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water Conservation
and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to
utilities.
29. The Applicant or owner shall mitigate any public impacts that this project causes,
including but not limited to utility expenses and sanitary sewer and water lines.
30. A fugitive dust control permit will be required during construction.
31. Slope stabilization, erosion control, and sediment control measures need to be
implemented before, during, and after construction.
Section 4:
The Planning and Zoning Commission recommends to Council that, in conjunction with
new bus service associated with the Aspen Highland Village PUD mitigation requirements,
that a bus service be dedicated to serve Maroon Creek Road.
Section 5:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, in public hearing or documentation
presented before the Planning and Zoning Commission are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein,
unless amended by an authorized entity.
Section 6:
This Resolution shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 7:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
APPROVED by the Commission by a vote of 4 (four) to 1 (one) at its regular meeting
on February 6, 2001.
I
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
C:home :joyce:IselinPZRes05_01
Robert Blaich, Chair
RESOLUTION NO.7
(SERIES OF 2001)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING TO CITY COUNCIL THAT THE ISELIN
PARK RECREATION STRUCTURE BE LIMITED TO A HEIGHT OF 48 (FORTY
EIGHT) FEET AS MEASURED FROM THE ROOF RIDGE FROM BASE
GROUND ELEVATION AS PART OF THE CONSOLIDATED
CONCEPTUAL/FINAL PLANNED UNIT DEVELOPMENT, SPECIALLY
PLANNED AREA AND CONDITIONAL USE OF THE ISELIN PARK PUD, CITY
OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-142-00-851
WHEREAS, the Community Development Department received an application
from the City of Aspen, prepared by Otak Rock Creek Studio, dated December 4, 2000,
and plan set dated November 15, 2060, for a Consolidated Conceptual/Final Planned Unit
Development (PUD) approval for swimming pools, ice rink, recreational fields. 120 car
parking lot and youth center facility including appurtenant uses: for a Specially Planned
Area (SPA) approval for a deed restricted affordable housing unit; and for Conditional
Use approval for a -/-80,000 sq. ft. recreational structure, accessory sport shop and snack
bar/restaurant uses; for a property located on the west side of Maroon Creek Road within
the City of Aspen; and,
WHEREAS, the subject property is approximately 19.35 acres in size. and is
located in the Park Zone District; and,
WHEREAS, the subject property is designated as "Aspen City Parke on the
Future Land Use Map of the 2000 Aspen Area Community Plan, identifying the land as
appropriate for community and recreation uses; and
WHEREAS, pursuant to Sections 26.440 (SPA) and 26.445 (PUD). the City
Council may approve a Specially Planned Area and Planned Unit Development, during a
duly noticed public hearing after considering a recommendation from the Planning and
Zoning Commission made at a duly noticed public hearing, comments from the general
public, a recommendation from the Community Development Director, and
recommendations from relevant referral agencies; and.
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Deputy Director, the applicable referral agencies, and has taken and
considered public comment at a public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission conducted a duly
noticed public hearing on January 2, 2-001, January 30, 2001 and February 6, 2001 where
the Planning and Zoning Commission opened a public hearing and took testimony and
recommended approval through Resolution No. 5, Series of 2001, of the Iselin PUD and
SPA to the City Council by a vote of 4 (four) to 1 (one); and,
WHEREAS, in addition to the above -noted Resolution No. 5, Series of 2001 and
the conditions contained therein, the Aspen Planning and Zoning Commission found that the
height of the building would be more compatible with the adjoining land uses and the
natural setting if the Iselin Park recreation structure were limited to a height of 48 (forty
eight) feet as measured to the roof ridge from the base ground elevation; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
Section l
That the Planning and Zoning Commission recommends to the City Council that the
height of the Iselin Park recreation structure be limited to a maximum height of 48 (forty
eight) feet to the roof ridge as measured from base ground elevation.
APPROVED by the Commission by a vote of 3(three) to 2 (Mo) at its regular meeting
on February 6, 2001.
APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
C:home:joyce:Ise1inPZRes07_01
Robert Blaich. Chair
MEMORANDUM
TO: Joyce Ohlson, Deputy Director, City Of Aspen Community Development
Department
FROM: Cindy Houben, Director, Pitkin County Community Development Department
RE: Iselin Park Consolidated Final PUD/ SPA: specifically the GMC review of an
Essential Public Facility.
DATE: February 16, 2001
The Growth Management Commission (GMC) is charged with the review of the Iselin
project pursuant to section 26.470.070 H. of the City of Aspen Municipal Land Use
Code. Specifically this section is an exemption from Growth Management within the
Urban Growth Boundaries (AKA metro area) for "Construction of an Essential Public
Facility" (See attached section 26.470,070 H.
The County Community Development Department has the following comments
regarding the Growth Management exemption (see attached):
Section 26.470.070 H. 2 states: An applicant for an exemption pursuant to this section
shall be required to demonstrate to the satisfaction of the City Council:
a. "That the impacts of the essential public facility will be mitigated, including those
associated with:
i. The generation of additional employees, the demand for parking, road and
transit services, and"
RESPONSE:
It is our understanding that the Housing Authority will be making comments regarding
the amount of Housing Mitigation required by the project.
Maroon Creek Road is a County Road. The proposal of approximately 80,000 square feet
will access off of Maroon Creek Road but is within the City of Aspen. The County does
not have the ability to impose road impact fees for the project. However, if the project
area were covered under the recently adopted County road impact fees we estimate that
they would result in approximately 3 million dollars worth of required mitigation. It is
likely however, that an allowed for independent calculation would be submitted resulting
in a somewhat lower fee based on other mitigation measures proposed by the City.
The County Community Development Department recommends that the City address
mitigation of the road impact to the satisfaction of Pitkin County. Options include:
Ev,k is. b i + 5
1. Annex this portion of Maroon Creek Road into the City. It is our understanding that the
City is hesitant to annex Maroon Creek Road because of potential structural issues with
the road. The County engineer would like a chance to explain the confusion over this
matter at the meeting.
2. The City and County could develop an IGA or some other form of agreement
regarding operational and maintenance issues along Maroon Creek Road. The most
pressing of the operational issues that relates to the construction of the Iselin project is
parking. The County is concerned that there be adequate parking at the Iselin facility
when there are multiple events or major events that draw traffic. If adequate parking does
not exist then parking along the County roadway occurs as it does today when the
existing parking lot is full.
The proposal indicates that overflow parking can occur at the Tiehack public parking lot
and be accessed by way of the proposed pedestrian bridge. The Tiehack parking area is
within the Maroon Creek Development Corporation PUD, which was initially approved
under the County Jurisdiction. At that time, there was only clear agreement for use of the
parking area during the day. The County would like the use of this parking area
confirmed for daytime and nighttime events in order to insure adequate coverage of the
parking needs.
3. The City and the County could jointly agree upon a road management and parking
plan. This plan would basically cover the operational concerns regarding parking in
option 2 above and would outline the City and County obligations for maintenance of
Maroon Creek Road.
ADDITIONAL COMMENTS:
The County engineer will be present at the hearing to provide traffic projection, an update
on current traffic and parking issues and an evaluation of the structural condition of
Maroon Creek Road.
The County Community Development Department may have additional comments or
modifications to our recommendation after we have had an opportunity to review the City
Community Development Department staff comments. It is our understanding that the
City is preparing a number of mitigation recommendations such as a dedicated bus for
Maroon Creek.
26.470.070
1. Except for housing, development shall be considered an essential public facility if:
a. it serves an essential public purpose, provides facilities in response to the demands of
growth, is not itself a significant growth generator, is available for use by the general pub-
lic, and serves the needs of the City.
2. An applicant for an exemption pursuant to this Section shall be required to demonstrate to
the satisfaction of the City Council:
a. That the impacts of the essential public facility will be mitigated, including those as-
sociated with:
i. the generation of additional employees, the demand for parking, road and transit
services, and
ii. the need for basic services including but not limited to water supply, sewage
treatment, drainage. control, fire and police protection, and solid waste disposal. It shall
also be demonstrated that:
iii. the proposed development has a negligible adverse impact on the City's air, wa-
ter, land and energy resources, and is visually compatible with surrounding areas.
3. Notwithstanding the criteria as set forth in sub -Sections (1) and (2), above, the City Coun-
cil may determine upon application that development associated with a nonprofit entity quali-
fies as an essential public facility and may exempt such development from the growth man-
agement competition and scoring procedures and from such mitigation requirements as it
deems appropriate and warranted.
I. Lot split. The development of one detached residential dwelling on a vacant lot within the
original mapped Aspen Townsite, formed by a lot split granted subsequent to November 14, 1977
pursuant to Section 26.480.030(A)(2). The existing original lot does not need to be developed in
order to be eligible for this exemption. Once split, the development or redevelopment, as applica-
ble, of the resulting lots shall be subject to the provisions of Section 26.470.070(B). This exemption
is deducted from the respective annual development allotment established pursuant to Section
26.470.040 or from the Aspen Metro Area development ceilings established pursuant to Section
26.470.030. Review is by City Council.
I Affordable housing. All affordable housing deed restricted in accordance with the housing
guidelines of the City Council and its housing designee shall be exempt. The review of any request
for exemption of housing pursuant to this Section shall include a determination of the City's need
for such housing, considering the proposed development's compliance with an adopted housing
plan, the number of dwelling units proposed and their location, the type of dwelling units proposed,
specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the
ental/sale mix of the proposed development, and the proposed price cateories to which the dwell-
Z.,
(Mptn 4=) 616
JAN.11.2001 10:35AM ASPEN HOUSING OFC NO.e5e P.1
I
MEMORANDUM
r
TO: Joyce Ohlson }
FROM: Cindy Christensen, Housing Operations Manager
RE: ZSEUN CONSOLIDATED PUV5PA
55U ; The applicant is proposing development of a recreational facility to include
offices, swimming pool, ice rink, lobby and public areas, and a youth center. The
Community Development Department is requesting a recommendation from the
Housing Office and Board relating to the mitigation requirement and how the
mitigation requirement is satisfied.
JACKGROVNb: The applicant is requesting a GMQ5 exemption under erection
26.470,070H, which states;
"Construction of Essential Public racilitieg. n1s memption is not deducted from
the respective annual development allotment establlshed purwant to Section
g6.470.040 or from the Aspen Metro Area development esilings established
pursuant to ®Section 26. 470 030, Review Is by City Council. This exemption is
available prior to the followirW conditions being met.
.1, Except for housing, development shall be considered an essenNal facility
In rmpwse: to the demands for growth, Is not Itself a significant growth
generator, is available for use by the general pub/le, and serves the needs
of the City.
�? An applicant for an aemptron pursuant to this ,Section shall be required
to demow"te to the satisfaction of the Clty Council:
a. not the impacts of the essenyyal public facility wfll be mitigQ�d,
Including mass asoociated With,
f. the generaticn of additional employees, the demand for
parking, read and transit Services.
JAN.11.2001 10:35AM ASPEN HOUSING OFC NO.858 P.2
It will be up to City Council to decide if this is an essential facility and is exempt
from growth management.
8M&ATT.ON RE TREM S: Mitigation has been, in the past, calculated two
different ways. The first way is by square footage, which is regulated in the Code.
The other is by what the applicant is projecting to be the staffing needs, with an
audit to be done after Certif ieate of Occupancy, The employee generation table
located in the 2000 Guidelines is used for calculating the mitigation requirements
under the square f ootage methodology,
square Factagi Analysis:
Employees
Current
Projected
Generated
Employees
Facility/Area
S.F.
S,F.
Change
X
per 1,000 sq, ft,Generated
Lobby & Public
1,371
41588
31217
=10000 X
4.4
14.5
Office
150
11037
887
+ 1,000 X
3.0
2.66
Pool
6,235
16,432
10,197
+ 1,000 X
2.3
23.45
Ice Rink
34,440
341440
=1,000 X
2.3
79.21
Off ices
924
924
=11000 X
3.0
2.77
Youth Cntr (OfCe)
264
264
+ 1,000 X
3.0
0•79
Youth Center
5,800
5,800
=1,000 X
2.3
13.34
136.72
TOTAL.
There are no square footage credits derived from the Ice Rink or the Youth Center
as the original structures are not being demolished, . According to Section
26.470.1008, the applicant has to provide for 60'/6 of the mitigation requirements.
Therefore, a true square footage mitigation requirement would be 82.03 FTE's.
However, Staff realizes that the ice rink and the pool should not be part of the
calculation since the square footage is for recreational use only. Therefore, without
the ice rink and the pool, the square footage requirement would be 34.06 X 60% =
20.44.
2
JAN.11.2001 10:35PM ASPEN HOUSING OPC NO.858 PA
Tim Anderson, the Recreation Director for the City of Aspen, provided the staff ing
requirements that he is projecting once the facility is complete. Mr, Anderson
states that he is planning to budget for an additional 13 employees once the project
is complete. The staffing provided by Mr. Anderson does not include the Youth
Center.
Staff has received additional information regarding the Youth Center, The Youth
Center currently staffs three full-time employees for seven months out of the year
and seven full-time employees for five months out of the year. The current full-
time equivalents (FTE's) for the Youth Center are 4,68 FTE's. The youth Center
sees an increase to five full-time employees for seven months and eight full-time
employees for five months. The projected FTE's for the Youth Center are 6.26
FTC's, City Council allowed the waiver of mitigation requirements on the current
Youth Center, so no mitigation for the current employees was provided,
Affordable H sin , The applicant is proposing to construct one two -bedroom unit
to house an on -site manager. The two -bedroom unit would satisfy 2,25 employees.
The square footage of the unit has not been established at this time, The square
es
footage will determine the category of the unit, To satisfy the rt of the
mitigation requirement, the applicant will be asking the City Mcnager's Office to use
the unused credits that were established when the Water Place Mousing pro jec* was
built, The units at Water Place house 52 FTE's. The construction of the
maintenance facility used ,5936 of these 52 FTE's, leaving a credit of 51.4. The
Board does not have the authority to approve this request, The approval must come
from City Council.
RECaMMENDATION'. The Housing Board met on this issue on September 6, 2000
to make a recommendation to City Council, The Board recommended the following:
1. The applicant mitigate for 19.3 FTE's, which includes the entire Youth
Center actual employee generation,
2, The applicant mitigate the 19.3 FTE's by the on -site unit providing for
Mitigation of Z.25 and the remainder 17.05 FTE's to be satisfied by the
R) credits of the Water Place blousing project. A letter was received
-from Steve Barwick, City Manager, stating that he is willing to mitigate
�l
�� 3
JAN.11.2001 10:35AM ASPEN HOUSING OFC NO.858 P.4
for the youth Center and the Recreation Facility by using Water Place
Housing. If the full 19.3 FTE's were to be mitigated, this would require
17.05 coming out of the "pool" of credits at the Water Place Housing
project, This would leave a balance of 34.35 credits.
3. An audit of the employees be completed two years after final
Certificate of Occupancy to establish if enough mitigation was
satisfied. The auditor should be approved by the Housing Office, with
the expense of the audit paid by the Recreation Department. V the
audit shows a higher employee rate for either the recreation portion or
the Youth Center, than additional mitigation would be required.
4. The on -site employee dwelling unit be deed restricted no higher than
Category 3 and that the deed restriction must be completed and
recorded PRIOR to building permit approval.
Although the Staff and Board would prefer that the entire mitigation be satisfied
by actual units, they acknowledge that the City and County have done a couple of
projects without taxpayer money involved. The decision on whether projects such as
Water Place can be used for mitigation credits should rest with City Council or the
Board of County Commissioners, depending on whether it is a City project or a
County project. The Housing Office, however, requires that for each request for a
credit, the entity provide up-to-date information on what has been used. The City
Manager or the County Manager must approve the use of the credits from these
specific projects prior to the request to City Council or the 3OCC. The Housing
Office will also keep track of what has been used and what is left in the file of that
specific project.
4
i
To: Development Review Committee
From: Richard Goulding, Project Engineer
Reference DRC Caseload Coordinator
Date: Jan 12th, 2001
Re: Iselin Park
The Development Review Committee has reviewed the Iselin Park application at their
Jan 10, 2001 meeting, and has compiled the following comments:
General
Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that it shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Department. This
is to alleviate problems related to approvals tied to "issuance of building permit."
2. R.O.W. Impacts: If there are any encroachments into the public rights -of -way,
the encroachment must either be removed or be subject to current encroachment
license requirements.
Site Review
1. Site Drainage — Requirement —. The mitigation plan must address the
temporary sediment control and containment plan for the construction phase.
The drainage plan must contain a statement specifying the routine maintenance
required by property owner(s) to ensure continued and proper performance..
The foundation drainage system should be separate from storm drainage, must
be detained and routed on site, and must be shown on drainage plans and
submitted for approval prior to application for building permit. The drainage may
be conveyed to existing landscaped areas if the drainage report demonstrates
that the percolation rate and the detention volume meet the design storm.
Information — The City drainage criteria needs to be implemented completely.
This includes but is not limited to erosion control, soil stabilization, and re -
vegetation in disturbed areas. Also, there needs to be an analysis of where the
drainage will flow and what adverse affects may arise from potential mud and
debris flow.
2. Sidewalk, Curb, and Gutter — Requirement- All sidewalk, curb, and gutter must
be designed using the City of Aspen design standards which are available in the
City Engineering Department.
Page 2 of 6
Jan 11, 2001
Iselin Park
3. Fire Protection District — Requirement — As of the request of the Fire
Protection District revisions need to be made as follows:
a. Fire department access cannot be restricted for special events.
b. Require an event seating plan for special events and a maximum occupancy
figure which will be made available to all promoters of special events.
c. A mechanical plan indicating the type of refrigeration chemicals for the pool
and ice rink needs to be submitted.
d. A sprinkler system and a fire alarm system are required for the entire
building. It is important to verify that water service lines are large enough to
handle this capacity in emergency situations.
4. Transportation — Information —
a. NONE
5. Building Department — Requirements — The following requirements has been
provided by the Building Department:
a. Check with a building code consultant before final design to make sure all of
the building adheres to code.
b. Seating plan for special event needs to reviewed for exiting and occupancy.
c. There needs to be accessibility for the sauna, steam, kitchen and ice rink.
The lift location for the lap pool needs to be shown on the plan.
e. A mechanical plan indicating the type of refrigeration chemicals for the pool
and ice rink needs to be submitted.
6. Parking — Requirement — The following requirement has been provided by the
Parking Department:
a. A parking mitigation plan during construction needs to be submitted.
Information — The following information has been supplied by the Parking
Department:
a. The City of Aspen will patrol Glen Eagle Drive, Glenngary Drive, and Maroon
Creek Road for parking.
b. Recommendation of proposals from Charlier needs to be reviewed by
Parking Department.
7. Engineering Department — Requirement- The following requirements have
been provided by the Engineering Department:
a. A construction traffic maintenance plan needs to be submitted to the
Engineering Department for approval.
b. Geometric design, alignments, and calculations of all road improvements and
parking improvements needs to be submitted to the Engineering Department
for approval.
c. An Improvement Survey needs to be submitted showing the following:
Page 3 of 6
Jan 115 2001
Iselin Park
• Monument
• Setback Lines
• Easements
• Utilities Lines, Pedestals, Poles
• Existing features, irrigation ditches, sidewalks, driveways, buildings
• Signed and sealed by a Colorado licensed professional land surveyor
Information — The following information has been provided by the Engineering
Department:
a. Consideration needs to be given for the addition of acceleration and
deceleration lanes for the proposed parking lot. This will allow for better
vehicular egress and ingress during high traffic volumes.
b. A Left turn lane for traffic approaching for Aspen Highlands Ski Area should
be looked at if an effort to prevent congestion at peak hours.
3. Streets Department — requirement- As of the request of the Streets
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction.
9. dousing Office — requirements — The following requirements have been
provided by the Housing Office:
a. The project must provide mitigation for 19.3 FTE
b. 2 years after certificate of occupancy, an audit needs to be done of
employees of the facility
c. There will need to be a deed restriction of category 3 rate for the onsite unit
Information - The following information has been provided by the Housing
Office:
a. The project will mitigate 2.25 FTE onsite and the remainder in Waterplace
housing.
b. City Council can defer mitigation requirements for the youth center.
10. Community Development — requirements — The following requirements have
been provided by the Community Development Office:
a. The final PUD plat needs to be more defined of the subject property inclusive
of the ball fields and current construction.
b. The uses of the property need conditional use approval by planning
commission - These need to be identified beforehand, including maximum
occupancy
Page 4of6
Jan 11, 2001
Iselin Park
Information- The following information has been provided by the Community
Development Office:
a. The bridge connection and the trail connection should be phased into the
construction schedule.
b. The proper easements should be obtained in ample time so as not to delay
construction.
c. The details of event coordination be made available to avoid a parking
shortage situation
11. Emergency Management Disaster Coordinator — Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. NONE
12. Parks — Requirement- The following comments have been produced by the
Parks Department:
a. NONE
13. Utilities:
Water:
City Water Department - Requirement — As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. All uses and construction will comply with the City of Aspen Water System
standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as
they pertain to utilities.
b. If raw water is used for the playing fields, an analysis of this procedure needs
to be preformed because it is the very end of the raw water supply line.
c. Drinking fountains outside of the building will require a new potable water
line.
d. Service to the employee housing needs to be separate from the service to the
main building.
e. A looped water system encircling the building will be required to provide
adequate fire flow volumes. Water system improvements for the looped
system will require connection to the recently completed Moore PUD system -
in Moore Dr. and to the school district lines located on the east side of
Maroon Creek Road. Improvements must be planned to provide adequate
clearances between existing and new lines and the proposed pedestrian
overpass.
Page 5of6
Jun 11,2001
Iselin Park
- Wastewater
Aspen Consolidated WasteDistxmt-RequAremmemt—Aoarequaatofthm
Consolidated Waste District, revisions need to be made as follows:
e. The food area will need anoil and grease interceptor.
b. The Zmmbonigarage will need anoil and grease interceptor.
o. The elevator shaft will need and oil and grease interceptor.
d. There will benoclear water connections such aaroof drains, foundation
drains or storm water connections. All clear water connections are prohibited.
e. The containment system quantities for the pool and ice chemicals need to be
identified
f. The areas identified for petrol product storage must bedesigned ooaato
prevent petrol contamination of the public wastewater system.
g. Provide information on the glycol system for the ice. rink as Glycol creates a
difficult and unusual source of loading for wastewater facilities. Similar
information iarequired ifammonia isused asitcauses aeitcan too cause
difficult and unusual source ofloading.
h. The pool volumes need tobemade known todetermine the drain size
limitations
Information- Pool drain size requirements will be determined by ACSD based on
capacity allowances.
Work in the Public Right of Way
Requimmmment—Giventheoontinuouoprob|emaofunopprovedvvorhend
development in public rights -of -way adjacent to private property, we advise the
applicant as follows:
Approvals
1. Engineering: The applicant receives approval from the City Engineering
Department (92O-5O8O)for design ofimprovements, including
grading, drainage, transportation/streets, |andaoaping, and
encroachments within public right of way.
2. Parks: The applicant receives approval from the Parks Department (02O-
Page 6 of 6
Jan 11, 2001
Iselin Park
3. Streets: The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
4. Permits: Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
DRC Attendees
Staff: Nick Adeh
Ben Ludlow
Richard Goulding
Tom Bracewell
Denis Murray
Fred Jarman
Joyce Ohlson
Ed Van Walraven
Willy McFarlin
Tim Ware
Becca Schickling
Cindy Christensen
Applicant's Representative:
Ed Sadler
Dave Carpenter
Steve Bossart
Mark Butler
Kevin Dunnett
MEMORANDUM
To: Joyce Ohlson, Community Development Department
From: Lee Cassin, City Environmental Health Director
Date: July 13, 2000
Re: Iselin Park PUD
Parcel ID # 273 5-1 42-00-851
The City of Aspen Environmental Health Department has reviewed the land use submittal under authority of
the Municipal Code of the City of Aspen, and has the following comments, in addition to our earlier
comments on the conceptual application.
.AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to
achieve the maximum practical degree of air purity possible by requiring the use of all available practical
methods and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use
Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as
to "provide clean air by protecting the natural air sheds and reducing pollutants".
The major air quality impact of any development is the emissions resulting from the traffic generated by the
project. PiNI-10 (83% of which comes from traffic driving on paved roads) is a significant health concern in
Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health
concerns. The municipal code requires developments to avoid degrading air quality and to achieve the
maximum practical degree of air purity by using all available practical methods to reduce pollution. This
requires measures to minimize traffic increases of the development, or offset the emissions from the project
with PM10 reduction measures elsewhere.
Standards used for all developments in the City of Aspen and Pitkin County for trips generated by new
development are the trip generation rates found in the Institute of Traffic Engineers Trip Generation Report.
latest edition and reductions from the `Pitkin County Road Standards' .
Examples of mitigation measures that have been employed in past development applications include
providing carpool/vanpool financial incentives to employees, providing free bus passes, providing vanpools,
providing dial -a -ride service, paying for additional RFTA buses and service, providing private bus service
for employees, charging for parking, limiting parking, allowing residents to pay for parking spaces if they
choose and giving discounts to those who don't, having homeowners association fees on a sliding scale
depending on the number of cars, providing connecting bike path links in populated areas, plowing bike
paths in populated areas, paving dirt shoulders or high -use parking lots, providing covered and secure bike
storage, providing free bike fleets for residents, building sidewalks to adjacent commercial areas. donating
connecting bike path links, and other measures. Whatever combination of measures each applicant chooses
o mitigate PM-10 emissions and trips generated is acceptable as long as it prevents additional traffic that
would significantly impact air quality. The City Environmental Health Department has no preference for
which trip reduction measures are used, and typically an applicant chooses at least some measures that
provide an ancillary benefit to the project.
The traffic study provided estimates that the facility will generated up to 480 trips/day. This is much less
than the trip generation predicted using the Institute of Traffic Engineers Trip Generation Rate standards.
Even this lower number represents a very significant 18% increase in traffic. This application does not
address the issues raised in our first referral comments. The project provides increased parking for the
additional trips, and envisions using overflow parking at the school campus for the greater traffic from larger
events. This increase in traffic caused increases in air pollution. Private sector projects have all been required
to undertake measures to mitigate their traffic and air pollution increases. Environmental Health staff is
uncertain about how to deal with this discrepancy. -
One minor modification that could make the plan effective would be a very small fee associated with parking
at Iselin. Combinations of incentives and disincentives are thought to be necessary to effectively limit
increases in trips. That would allow each user to consider whether a given trip is better made by car or by
another mode. Enforcement might be much easier with pay station dash displays as used downtown than the
proposal in the application that would require staff time. To avoid penalizing park users, fees collected in
this manner could be used to provide reduced fees for car-poolers, or reduced fees in general. Carpool
parking could be free.
A condition of approval should be that the applicant implement a combination of incentives
and disincentives to ensure that traffic will not significantly increase, and that traffic will be
limited to parking available at Iselin.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing.
watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads (Maroon Creek Road) to
remove mud that has been carried out, speed limits, or other measures necessary to prevent windblown dust
from crossing the property line or causing a nuisance.
Dust control will be crucial due to the closeness of existing homes to the site.
ASBESTOS Commercial - Prior to remodel, expansion or demolition of the concession stand, the state
must be notified and a person licensed by the state to do asbestos inspections must do an inspection. The
Building Department cannot sign any building permits until they get this report. If there is no asbestos, the
demolition can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it.
ICE RESURFACER: The ice resurfacing machines should be limited to electric ones, to minimize air
pollution in the rink facility. In the past, in both the City of Aspen rink and elsewhere in the US and Canada,
very high carbon monoxide levels have been found in rinks as a result of use of gas -powered resurfacers.
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant
source of environmental pollution that represents a present and increasing threat to the public peace and to
the health, safety and welfare of the residents of the City of Aspen and it its visitors ...... Accordingly, it is
the policy of council to provide standards for permissible noise levels in various areas and manners and at
various times and to prohibit noise in excess of those levels."
During construction, noise can not exceed maximum permissible sound level standards, and construction
cannot be done except between the hours of 7 a.m. and 7 p.m. Monday through Saturday. This is consistent
with the new amendments to the City noise ordinance and with what was required of Moore and Hines
developments.
It is very likely that noise generated during the construction phase of this project will have some negative
impact on the neighborhood. The applicant should be aware of this and take measures to minimize the
predicted high noise levels and notify neighbors if any loud activities are unavoidable. This includes
notifying neighbors of any especially loud portions of the construction.
During operation, this facility could violate the city noise ordinance if amplified speakers were used. The
operators should ensure that amplified speakers or music are not used during any of their events, because
they would be likely to exceed noise limits at the property line.
POOLS _AND SPAS
All design, installation and maintenance must comply with "Swimming Pool and Mineral Bath Regulations,
Colorado Department of Health, Water Quality Control Division, adopted August 15, 1993." A copy can be
obtained from our office. The facility will be reviewed and approved by the City Environmental Health
Department. An hourly fee is charged to cover costs.
A condition of approval should be that at least 30 days prior to issuance of a building permit, the
plans and specifications complete with piping layout, equipment and mechanical specifications along
with design calculations, shall be submitted for review and approval by this department.
FOOD SERVICE FACILITIES
A review of plans and specifications by this department is required by Section 10-401 of the Rules and
Regulations Governing the Sanitation of Food Service Establishments in the State of Colorado. The
Department should be consulted before preparation of plans and specifications. The Aspen Consolidated
Sanitation District must be contacted for their recommendation on the proper size of the grease trap. The
City of Aspen regulates restaurant grills and the applicant should contact this Department to be sure that if a
grill is planned, that it is in compliance with City code.
A condition should be approval of both plans and specifications before the building permit is
approved. A minimum of two weeps is necessary for_ the Department to review and approve plans.
Also, final approval from this Department is necessary before opening for business and prior to
issuance of a Colorado Food Service License.
Trash disposal facilities need to be wildlife resistant. The applicant may want to consider use of a trash
compactor.
The applicant should provide information about whether the snow -melting pit will be discharged into the
sewer line or drywell or other method and how the snow will be melted. Use of passive or solar melting
should be pursued over gas or electric snow melting. As noted before, the applicant should consult with
this office once it has been decided whether Freon or ammonia -based cooling will be used.
Iselin/Rotary Park
Proposed Parking Supply & Management
........ . .. .... . ................... -.1 ................. .
Planning Board
February 6, 2001
Shared Parking
. . ............. . . . ............. ...
+ Avoids unnecessary capital and maintenance costs
+ Avoids unnecessary consumption of space &
landscape (125 cars = I acre)
-
+Avoids increase in impervious area and storm
drainage
+ Achieves consistency with overall Aspen
transportation program
+Requires, more management than traditional
supply -based approaches
Management:
Fall —Weekday Evening
Avoid scheduling soccer &volleyball
tourneys on same night as theatre
production (schools)
Encourage transit & carpool ing (schools)
Provide shuttles from remote parking
Permit some overflow use of Iselin/Rotary
Park by event staff, actors, officials, etc.
(Iselin/Rotary Park)
Fall — Weekend Day
.. ............ . .. .......... . ............ --- - --
Special Events: Women's Soccer, Ruggerfest
Combined =
School
Iselin
h - AAssoa - lMInc.
' Includes Tiehack
���. C1,.rlia Ayodsla. Inc
3
Winter -
Weekend Dad
J
Special Events: Ice Hockey Tourney, Ski Club, HS Basketball Tourney
1000
Combined = 655* 700
600
Winter — eekend Evening
........
Special Events: Ice Skating Show, Theatre Production
Combined = 655'
School = 425
2
Iselin = 120
' Includes Tieback
E
E
Spring
—
Weekend Day
Special Events: Soccer Tourney, HS Basketball Tourney
1000
900
aoo
Spring — Weekend Evening
... . .. ...........
Special Events: Theatre Production
900
300
Combined = 655*
School = 425
Iselin =120
* Includes Tiehack
chartiff ASIO AIM h-x-
�000
�000
mo
600
sao
aao
}pp
359
1.00
3l0
49
0
luio Damd
MoadScLool Derrand
Combi+ed Dertaad
7
Management:
Summer — Weekday Evening
_..... ......
Encourage transit &carpooling to achieve
14% reduction in cars (Iselin/Rotary Park)
Encourage some use of Tiehack parking
(Iselin/Rotary Park)
Provide shuttles from remote parking for
theatre productions (schools)
Summer — Weekend Day
Special Events
Combined = 655*
School = 425
Iselin = 120
Swim Meet, Triathalon, Softball Tourney, Soccer Tourney
* Includes Tieback
Chubw Amocaw% lnc
tJ
Summary
Most overflow situations are easily avoided by
coordinating to prevent overlapping events
Certain events will require shuttles/remote parking (big
swim meets and ice events)
Modest reductions in single -occupant vehicle arrivals are
more than enough to manage routine situations
Enforcement of "no parking" on streets will be required
(with or without overflow demand)
® Active program of outreach for education & information
will be needed
City should monitor, report and check in with
neighborhood periodically
�'„� cha�tia �ssoaates, Lu.
11
alk
Wilimil
530 E. Main Street Aspen. Coiorado 81611 ?970) 920-5200 fax (970) 920-5198
2122/01
Aspen City Council
130 South Galena
Aspen, Colorado 31611
Re: Maroon Creek Road
Iselin Park Development
Dear Mayor Richards and Council.
I would like to take this opportunity -o raise some issues and ::oncemr s that the Board of Count,:
Commissioners feeis are still unresolved with the Iselin Park: 3rolect. It :s the rope of-:ie Count/
that these concerns can be resolved in a timeiv :ashion or :hat -he City and the County can r.-ach a
mutually acceptably time :came to bring them io a satisractor., :-.-solution. Ne 'have attached
condition chat we hone the City Council finds aareeabie :or the approvak oi'-he prole--:.
4b'e would 1.1ke m take this opportunity to :urther detati our --onc.-rns as :otiow-s:
P_A2,KIG .-AND JOINT 1r'SE :AGREE" 1ENT: The ::rst and :-Host :.onnpie", Issue :s -..at .�
parking on Maroon Creek Road and -he surrounding, aeiahborcoods.:he !various masons :or 'he
problem. and the ootertiai short and long term. solutions. Tice narNina orobiem Seers :o occur
rrom -4 cifferent and diverse activities such as oyertiow :tom :he ski urea. 0%,eri.ow :Zorn :valor
events. oonstruction parkin; and staaina and parent picNoUpicrop-off at or near -,he sci:ooi caimpus.
-kll of these activities are bad enough in and of the:nse: Y-es but at :imes more .han one occurs -o
compound the problem. This clearly creates a serious safe. problem :or -he school children.
pedestrians and bicyclist and the public m general. It :s our opinion 'hat until there is a solution -o
the problem of vehicle storage and the enforcement or parking on .-he 7oadwav the Iselin projec.
should not proceed. The additional pedestrian and �.,ehicuiar Tartu. generated 'nv :he new
recreational complex will oniv exacerbate :he probiem if parlcin�.; :ssues :,as not been resoived.
We had an understanding coming out of the January meeiina .hat an intergovem--ntai
agreement (IGA), between the City and the County would be the most expedient solution. and
that having the City annex the roadway would be the long-term resoiution of the problem. We -
would request the City commit to the attached condition of approval :or the project.
Another issue that bears directly on the parking enforcement is the ability of the City to enter into
all of the various joint use agreements for parking lots in the vicinity of the Iselin complex. The
County has particular concerns, as they relate to the underlying issue of the adequacy of parking
for the Iselin project.
1) Is there committed funding for the pedestrian bridge that connects Iselin to Tiehack'?
2) What is the city's fallback plan for parking if the agreements cannot be completed or if they
are canceled in the future?
3) Is the full capacity of the lot available during ski season'?
CONSTRUCTION MANAGEMENT: The County request that the C:ty work with the Coun
to develop an agreement regarding the impacts of construction xaffic on maroon Creek Road
during the 15 to 18 months that this project is under construction. As noted above, the County
Administration County Commissioners County Attorney Finance and Use Tax
Suits 301 Suite 301 Suite 302 Suite Z01
(9M 920•S200 (970) 920-5150 t970) 920-5190 (970) 920-5220 ZAS
fix 920-5198 fax 920-5230
NA
will have a, comprehensive analysis of the road condition completed in the few months. If
annexation doesn't take place in a timeiv fashion, the County doesn't want to be responsible for
road damage and repairs due to construction at the Iselin complex. We ask that the City commit
to enter into a joint Maintenance and Operation :agreement; with the County, for the lower
portion of Maroon Creek Road. The agreement will spell out the responsibilities of both parties
and will include financial guarantees by the City for repairs and restoration needed on the road
and within the right of way.
Last, it should be noted that the County has the responsibility to review and permit work wuhin
the road right of way. In this particular case, the city will need to obtain an A=--ss,,Dnveway
Development permit for the new access to the reconfigured Iselin Parking lot. If any work other
than the access drive occurs within the right of way, a Right of Way Work Permit will be
required. This permit may require additional financial guarantees. The county has a number of
restrictions relating to construction activity on Maroon Creek Road. particularly in the vicinity o>
the Schooi District Campus. The City Project Managers should contact county oubiic works staff
for information regarding restrictions so that the information can be ,ncoroorateci :nail
contracts.
A�i�EXIATIOv: ?"re County is reviewing s proposal =Tom CTL
�`homnson. rc.. Consuinng
Engineers to provide a comprehensive anaivsis of :he condition of Maroon Creek toad.: rom :he
time the :;ounry Issues the Notice to Proceed, :he report can oe .:ompieiedl xiihin f :o r) weeks.
We expect the -eport to verify the county's position that:he -he::s in exceiient condition. f:he-e
are no outstanding liabilities for the City ~o assume.:he :ount-�! request :hat :he :uv '-.egi--i :he
I
of annexing the road Immediately, with the goat :o have :he road yith:n .he cil7;'
jursdiction ov:he end of2001 or no rater that the oneniiz of the ne��. Iselin fac,,iir,es.
HOUSLNG: The Counw ;gas an additional concern about the nousina mitigation. it .s our
understanding that There was a difference in the amount of square footaae That :he -n, had
calculated for mitigation purposes and what the Housing Office used :n their caicuiations. This
difference vas approximately 400sf. It appears that at :his lime. in square :ootage
doesn't need to be ,esoived. It is our understanding :h that e Housing Office and the C. are
basing the :mitigation on the number of employees that will actually 7e :aired to work m :he
facility. Further, the City has agreed to and audit of the facilities at 2 and 5 years and will mitigate
for the actual number of employees (or FTE's) at that point in time. If this agreement does not
take place, then the 4000 square foot discrepancy needs to be resolved.
Please understand that the Board of County Commissioners wants to resolve as many if the issues
as possible before the start of construction so that the project will proceed smoothly. Please do
not hesitate to contact us if you have any questions or concerns.
Sincerely,
Michael C. Irel d
Chairman, Board of County Commissioners
Pitkin County's proposed condition for the approval of the Iselin facility:
1. Prior to issuance of a building permit the City shall submit a construction management plan to the
County Engineer for review and approval.
?. Prior to issuance of a building permit the City shall agree in writing, to the County .that the
following shall be accomplished:
A. The City shall be responsible for all parking enforcement issues that are associated with the
newly developed Iselin recreation facility as they relate to Maroon Creek road.
1. The Citv shall contact MCDC within 60 days from the date of issuance of the buildin;
permit in order to determine if use of the Tiehack parking lot is feasible or if other
alternatives must be explored.
B. The City shall either reach an agreement with the County for the cost of maintaining Maroon
Creek Road or annexing Maroon Creek Road based upon the following:
1. The Counry Shall supply an engineering study confirming the integrity of the road.
This study shall be conducted at a mutually agreed upon time between the City and the
County engineering departments but in no case shall be iater than august 5._00I
Based upon the results of the study. the C-try and the County_ shall further negotiate the
annexation of the road or maintenance of the road.
2. The County agrees to the resurfacing or tiiaroon Creek road from Iselin to rile 'Maroon
Bells between .rune i and June ' I._001. 7he City and County agree to negotiate a
mutuailv acceptable rime and cost marina agreement for the resurfacinQ ana repair or
Maroon Creek road from the round about to iseiin.
;. The City shall nor be responsible for °naintainina or annexing Maroon Creek road until
such time buildings number 4.5. ? and 8 in the H12hlands Resort have C.O.'s. This
allows the City to realize new revenues -,.hat will ailow for the assumption of added
services.
11
all oull
DIU
e,
Gam _
2/221/01
Aspen City Council
130 South Galena
Aspen, Colorado 81611
Re: Maroon Creek Road
Iselin Park Development
Dear ylavor Richards and Council.
530 E. Main Street Asoen. Coioraao 81611 1970) 920-5200 fax (970) 920-5198
I would like to take this opportunity :o raise some issues and ::oncerns :hat :he Board or Count?.
Commissioners reels are still unresoived with the iseiin writ Proiect. it :; the rope or :he Count/
that these concerns can be resolvea in a timeiv rasnion or In 'he City and the Counr,� ;,an read: a
mutuaily acceptably time name to bran<, them to a satisractor., resolution. ',Ve have attached a
condition that we hope the City Council zinds agreeable or :he approvai or -he proiec-z.
We would dike m take this opportun:r.:o .urther deta,,i our _,oncerns ::s _oilows:
P A.RKI iG _-AND JOINT -"SE .AGREE lE'_,,T: The .:rst and .-host :.omn zV::ssue :s :hat .)r
parking on Maroon Creek Road and :lie surrounding :ieighborroods.:he .-anous reasons -or : ie
oroblem. and the potentiai short and !ong• tern solutions. %ie narung orobiem Seems :o occur
.rom 4 different and diverse activities such as overt.ow _rom :::e sk; lirea.:overtlow :rpm rria!or
events.: onstraction parking and staging and parent pic'kl:o crop-orf at -)r Near :he school .:ar. pits.
All of these activities are bad enough m and or themselves but at times ;Wore -Lhan one occurs -o
compound the problem. This clearly creates a senous safety problem -or 'he schooi c1h11dren.
pedestrians and bicyclist and the public in ,eneral. It is our opinion that .until there is a soiunon :o
the problem of vehicle storage and the enforcement or parking on :he roadwav the iseiin project
should not proceed. The additional pedestrian and %-ehicuiar :rarinc gene -area by :he new'
recreational complex will oniv exacerbate :he problem if oar:ant, Issues :as ,or beer. resolved.
-' We had an understanding coming out of the January meeting :hat an intergovem-entai
Agreement (IGA), between the City and the County would be the -nost expedient solution, and
that haVing the City annex the roadway would be the 'Long-term resoiurion of the problem. -�,Ve -
would request the City commit to the attached condition of approval for the project.
Another issue that bears directly on the parking enforcement is the ability of :he City to enter into
all of the various joint use agreements for parking lots in the vicinity of the Iselin complex. The
County has particular concerns, as they relate to the underlying issue of the adequacy of parking
for the Iselin project.
1) Is there committed funding for the pedestrian bridge that connects Iselin to Tiehack?
?) What is the city's fallback plan for parking if the agreements cannot be completed or if they
are canceled in the future?
3) Is the full capacity of the lot available during ski season'?
CONSTRUCTION MANAGEMENT: The County request that the Cit..vork with the County
to develop an agreement regarding the impacts of construction :rartic on maroon Creek Road
during the 15 to 18 months that this project is under construction. As noted above, the County
Adminismtion County Commissioners County Attorney Finance and Use Tax
Suite 3of Suite 301 Suite 302 Suite '.01
(9M 920-S200 (970) 920-5150 (970) 920-5190 19701 920-5220 40,
fax 920-51" fax 920-5230
will have a- comprehensive analysis of the road condition completed in the few months. If
annexation doesn't take place in a timeiv fashion, the County doesn't want to be responsible for
road damage and repairs due to construction at the Iselin complex. We ask that the City commit
to enter into a joint Maintenance and Operation agreement; with the County, for the lower
portion of Maroon Creek Road. The agreement will spell out the responsibilities of both parties
and will include financial guarantees by the City for repairs and restoration needed on the road
and within the right of way.
Last, it should be noted that the County has the responsibility to review and permit work :within
the road right of way. In this particular case, the city will need to obtain an AcceSSiDnveway
Development permit for the new access to the reconfigured Iselin Parking lot. if any work other
than the access drive occurs within the right of away, a Right of Way Nork Permit will be
required. This permit may require additional financial `uarantees. The county has a number of
restrictions relating to construction activity on Maroon Creek Road. particularly in the �. tc:nity of
the School District Campus. The City Project Managers should contact county public works staff
for information regarding restrictons so that the inforation can be incorporate
md in :ail C :ry
contracts.
., '?'T
av�i'EX'A iION: - he Courinv, is reviewing a proposal .:om C . L : nompson. Lnc.. t_jnsu:t:rg
Engineers to provide a comprehensive analysis of -he condition of "Iaroon Creek Zoad. rom the
time the countti ;sues the vonce -o Proceed, the report can be completed I.�ithin :o h .veeks.
We expect the report to verity the county position that the road .s in excellent condition. f:here
In -
are no outstanding iiabli t:es for the City to assume. the countti• request .hat :he -he
process of annexing the road :mmediateiv. With the ,oai :o ave :he road with in :he
jurisdiction ov she end of:001 or no rater that the opening of the -:e��r sehn ac:iit:es.
HOL'SD G: The County has an additional concern about the housing mitigation. It .s our
understanding that there .vas a difference in the amount of square rootage that :he ::r` had
calculated for ;mitigation purposes and what the Housing Office used n :heir calcuiations. This
difference was approximately-1000sf. It appears that at .his nme. -.he ,iifTerence :n square -dotage
doesn't need to be resoived. it is our understanding that the Housing Office and the Cin, are
basing the mitigation on the number of employees that %viil actually be hired to work m the
facility. Further, the City has agreed to and audit of the ,acilities at 2 and 5 years and .will mitigate
for the actual number of employees (or FTE's) at that point in time. if :his agreement does not
take place, then the 4000 square foot discrepancy needs to be resolved.
Please understand that the Board of County Commissioners wants to resolve as many if the issues
as possible before the start of construction so that the project will proceed smoothly. Please do
not hesitate to contact us if you have any questions or concerns.
Sincerely.
.-111
Michael C. Ireland
Chairman. Board of County Commissioners
Pitkin County's proposed condition for the approval of the Iselin facility:
1. Prior to issuance of a building permit the City shall submit a construction management plan to the
County Engineer for review and approval.
?. Prior to issuance of a building permit the City shall agree in writing, to the County .that the
following shall be accomplished:
A. The City shall be responsible for all parking enforcement issues that are associated with the
newly developed Iselin recreation facility as they relate to Maroon Creek road.
1. The Citv shall contact MCDC within 60 days from the date of issuance of the building
permit in order to determine if use of the Tieback parking lot is feasible or if other
alternatives must be exDiored.
B. The City shall either reach an agreement with the County for the cost of maintaining :Ivtaroon
Creek Road or annexing Maroon Creek Road based upon the following:
1. The County Shall suppiv an engineering study confirming the integrity of the road.
This study shall be conducted at a mutually agreed upon time between the City and the
County engineering departments but in no case snail be later than august : 5._001.
Based upon the results of the study. the City and the County shall further negotiate the
annexation of the road or ma'mtenanc-of :he road.
2. The County agrees to the resurfacing of Maroon Creek road from Iselin to the 'Maroon
Bells between June 1 and June 31.-'001. 7 he Cin, and County agree to negotiate a
mutually acceDiable time and cost sharing agreement for the resurfacing ana repair of
Maroon Creek road from the round about to iseiin.
;. The City shall not be responsible for maintaining or annexing Maroon Creek road until
such time buildings number 4.5.' and 8 in the Highlands Resort have C.O.'s. This
allows the City to realize new revenues that will silow for the assumption of added
services.
R,OW1TW� MIAI�IIAI�'E�MfE,N'�T� C;O�MIMII}S-ISa110aN' I
MEETING DATE:
NAME OF PROJECT: /S Q./ilJ C—fgOWTA I4I444•G$
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YES NO
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PETER MARTIN
YES NO 1/
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YES _
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C-
CA
CONTINUED MEETING DATE: 02/27/01
NAME OF PROJECT: ISELIN PARCK CONCEPTUAL/FINAL PUD,
SPECIALLY PLANNED AREA & CONDITIONAL
USE
CLERK: Jackie Lothian
STAFF: Joyce Ohlson, Cindy Houben, Bud Eyler, Steve Barwick
WITNESSES: (1)
Ed Sadler
(7)
Kendall Adams
(2)
David Hoefer
(8)
David Bruton
(3)
John Worcester
(9)
Scott Writer
(4)
Claude Morelli
(10)
Toni Kronberg
(5)
Tim Ware
(11)
LJ Ersparmer
(6)
Brooke Peterson
(12)
Tony Hershey
EXHIBITS: 1 Staff Report ( x ) (Check If Applicable)
2 Affidavit of Notice ( x ) (Check If Applicable)
3 Various maps, drawings
MOTION #1: Ron Erickson moved to approve GMC Resolution 901, 2001
recommending City Council exempt the Iselin Park PUD from the Growth
Management Competition and Scoring Procedures as an Essential Public
Facility with the following conditions amended and added: #6. removed and
replaced with a biannual parking review, #9 added with all of the conditions
of approval Pitkin County for the road and Parking with joint agreements
between City Council and Pitkin County and condition #10. Should any one
or more of the conditions be amended or otherwise altered by City Council
the recommendation of the commission shall be deemed withdrawn and be of
no further effect unless the BOCC and the Aspen City Council shall
otherwise mutually agree and condition #8 strive be replaced with will.
Jasmine Tygre seconded. Roll call vote: Thomas, no; Cohen, yes; Buettow,
yes; Whipple, yes; Tygre, yes; Erickson, yes; Martin, no; Rudnick, yes;
Howard, yes; Blaich, yes. APPROVED 8-2.
VOTE: YES 8 NO 2
ROBERT BLAICH YES _x_ NO
STEVEN BUETTOW YES _x_ NO
ERIC COHEN
STEVE WHIPPLE
PETER THOMAS
YES NO_
YES _x_ NO
YES NO
JASMINE TYGRE YES _x_ NO
RON ERICKSON YES _x NO
PETER MARTIN YES NO _x
PAUL RUDNICK YES _x NO
JOHN HOWRD, alt YES _x_ NO
GMCVOTE