HomeMy WebLinkAboutagenda.apz.20090120AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY, January 20, 2009
4:30 p.m. -Public Hearing
SISTER CITIES, CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES
IV. DECLARATION OF CONFLICT OF INTEREST
V. PUBLIC HEARINGS:
A, 401 Castle Creek Road, Aspen Ambulance District, Growth
Management Review
B. 1490 Ute Avenue, Jewish Community Center, SPA
Amendment
VI. OTHER BUSINESS
VIL BOARD REPORTS
VIII. ADJOURN
NEXT RESOLUTION NUMBER: #4
~a.
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Errin Evans, Current Planner
THRU: Jennifer Phelan, Deputy Community Development Director
DATE OF MEMO: January 12`n, 2009
MEETING DATE: January 20th, 2009
RE: 401 Castle Greek Roar# -Growth Management Quota System
Review
APPLICANT (OWNER:
Aspen Ambulance District
REPRESENTATIVE:
Leslie Lamont, Lamont Planning
Services
LOCATION:
Civic Address - 401 Castle Creek
Road; Legal Description -Pazcel C,
Aspen Valley Hospital District
Subdivision; Pazcel Identification
Number-2735- 123-07-801
CURRENT ZONING & USE
Located in the Public (PUB) zone
district containing the Aspen Valley
Hospital and associated buildings.
PROPOSED LAND USE:
The Applicant is requesting to
continue the use of a temporary
vehiculaz tent shelter yeaz round until
the ambulances can be relocated to the
new fire station downtown and the
Aspen Valley Hospital carport which
is proposed for Phase III of the Master
Facilities Plan.
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning
Commission recommend to Council to approve the
request fora Growth Management review for an
essential public facility at this time to allow the
continued use of the temporary vehiculaz shelter until a
permanent building is constructed.
SUMMARY:
The Applicant requests of the Planning and Zoning
Commission to recommend approval to Counci] for the
request for growth management review of an essential
public facility.
the
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BACKGROUND: On Mazch 10"', 2008, the Aspen City Council approved a Temporary Use
Permit to allow the Aspen Ambulance District to erect a vehicular tent shelter on an existing
concrete pad on the Aspen Valley Hospital Campus. The shelter was requested after the
Ambulance District acquired the assets, including two additional vehicles, from Mountain
Ambulance services. The approved temporary use permit allows the tent to remain in place from
October 15`h, 2008 until April 16`h, 2009. To remove the tent annually to accommodate
restrictions for temporary use permits, it would cost the ambulance district approximately
$12,000 each yeaz. The tent shelter protects ambulances that do not fit into the existing barn
until the new fire station downtown and Phase III of the Master Facilities Plan that includes a
permanent shelter for the ambulances aze completed.
Currently the Aspen Valley Hospital is undergoing a master facilities planning process. If
approved, Phase III of the Master Facilities Plan includes a permanent shelter for the ambulances
that do not fit into the existing barn, though it will not be constructed unti12013. The fire station
that is currently under construction downtown will also be able to assist in accommodating the
Ambulance District vehicles.
A Temporary Use Permit is only valid for a perioddf six months within any one calendar yeaz.
To continue past the six month period, the Ambulance District is required to undergo Growth
Management Review as it would no longer be considered a temporary use. The Planning and
Zoning Commission is now requested to make a recommendation to Council to approve, approve
with conditions or deny the review for growth management.
LAND USE REQUEST AND REVIEW PROCEDURES: The applicant is requesting the
following land use approvals from the Planning and Zoning Commission:
Growth Management Quota System -Essential Public Facilities pursuant to Land Use
Code Section 26.470.090 4. Any development to an essential public facility requires the
Planning and Zoning Commission, at a public heazing, to make a recommendation to the
City Council for approval, approval with conditions or disapproval of the Growth
Management Review. The City Council is the final authority.
GROWTH MANAGEMENT REVIEW:
This application is required to undergo review under Growth Management because it is an
addition to an essential public facility. Using the temporary vehicular tent shelter does not create
any new employees or new net leasable. space. ,:The tent is not intended to be used for
commercial or office purposes. The t8ntwill-be coii`Einued to be used for protecting ambulances
from the elements. When Council reviewed `the'itpplication for a Temporary Use Permit, the
applicant made it known that they would be expecting to apply to use the shelter yeaz-round and
to maintain use until 2013 when the Master Facility Plan anticipates the completion of the
permanent shelter for the ambulances. The applicant intends to relocate two of the ambulances
to Aspen Fire Protection locations when construction is completed near the end of 2010.
Essential Public Facilities are required to mitigate for growth management on a case by case
basis.
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Staff Comments
The Ambulance District is a function of Pitkin County. They have a management contract with
the Aspen Valley Hospital District. The Ambulance District has historically been established as
a sepazate district. In the past, SkiCo contracted a private ambulance service from vazious
entities over time. Approximately five years ~go,;~ Ambulance District absorbed the private
venture, Mountain Ambulance. The number ;of.:~inbulances and drivers remains the same.
Overall ambulance services in the community were not expanded and the amount of services
provided did not change as a result of the amalgamation.
RECOMMENDATION: Community Development Department staff recommends that the
Planning and Zoning Commission recommend that the Council approve the request for Growth
Management Review at this time with the following conditions:
1. The applicant will not be permitted to use the vehiculaz tent shelter after December 15`,
2013. A permanent shelter must be constructed and growth management mitigation will
apply prior to or at that time.
2. As requested in the temporary use permit, the applicant is required to plant two spruce
trees that aze four feet high and to work with Ron Moorhead, the adjacent property owner
regarding their placement. These trees aze required to be planted by June ls`, 2009.
RECOMMENDED MOTION: If the Planning and Zoning Commission chooses to recommend
approval for the request, they may use this motion "I move to make a recommendation to City
Council to approve the request for the growth management review with the conditions noted."
ATTACHMENTS: ~': -~; ~'
Exhibit A -Staff findings
Exhibit B -Temporary Use Permit Resolution No. 20 of Series 2008
Exhibit C -Application
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RESOLUTION NO. _
(SERIES 2009)
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
ASPEN, MAKING A RECOMMENDATION FOR APPROVAL TO COUNCIL FOR
GROWTH MANAGEMENT REVIEW FOR THE PURPOSE OF ALLOWING A
VEHICULAR TENT SHELTER UNTIL 2013 TO PARK AMBULANCES AT THE ASPEN
VALLEY HOSPTTAL COMMONLY DESCRIBED AS 401 CASTLE CREEK ROAD,
LEGALLY DESCIBED AS PARCEL C, ASPEN VALLEY HOSPITAL DISTRICT
SUBDIVSION
Parcel Identification Number 2735-123-07-801
WHEREAS, Leslie Lamont, located at 725 Melissa Lane, Cazbondale, Colorado on behalf
of the Aspen Ambulance District, 401 Castle Creek Road, Aspen, Colorado, submitted a request for
Growth Management Review dated December 24°i, 2008 to the Planning and Zoning Commission;
and
WHEREAS, the subject property is located at 401 Castle Creek Road, Aspen, the pazcel is
identified as pazcel number 2735-123-07-801, and the legal description of the property is: Parcel C,
Aspen Valley Hospital District Subdivision, City of Aspen, CounTy of Pitkin, State of Colorado; and
WHEREAS, upon review of the application, aiid the applicable code standards, the
Community Development Department determined mitigation for growth management is not
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necessary at this time. No new net leasable commercial or office space has been created nor
have any new employees been generated; and
WHEREAS, during a duly noticed public hearing on January 20a', 2009, the Planning and
Zoning Commission made a recommettdation to Council to approve the request for Growth
Management Review; and,
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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;
and,
WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is
necessary for the promotion of public health, safety, and welfaze.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND
ZONING COMMISSION AS FOLLOWS:
Section 1•
Pursuant to the procedures and standazds set forth in' Section 26 of the City of Aspen Municipal
Code, the Planning and Zoning Commission hereby approves the request for exemptions for
growth management mitigation. The growth management mitigation will be assessed during the
Master Facilities Plan process. The applicant intends to use this vehicular tent shelter unti12013.
The following conditions apply:
1. The applicant will not be permitted to use the vehicular tent shelter after December 151,
2013. A permanent shelter must be constructed and growth management review will
occur again at that time.
2. As requested in the temporary use permit, the applicant is required to plant two spruce
trees that are four feet high and to work with Ron Moorhead, the adjacent property owner
regazding their placement. These trees aze required to be planted by June 151, 2009.
3. All material representations made in the application and in the hearing by the Applicant
and the Applicant's representative shall be considered conditions of approval, unless
amended by other conditions.
Section 2•
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awazded, whether in public hearing or documentation presented before
the Planning and Zoning Commission, aze 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 3:
This resolution shall not affect 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 4•
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
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sepazate, distinct and independent provision and sli~lf not affect the validity of the remaining
portions thereof. , ,,,:,;
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APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 20w day of
January, 2009 with a _ - _ vote.
Attest:
Jackie Lothian, Deputy City Clerk LJ Erspamer, Chairperson
APPROVED AS TO FORM
James R. True, Special Counsel
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EXHIBIT A
26.470.090 Review Standards for Develoument of Essential Public Facilities
The development of an essential public facility, upon a recommendation from the Planning and
Zoning Commission, shall be approved, approved with conditions, or denied by the City Council
based on the following criteria:
a.. The CommuniTy Development Director has determined the primary use and/or structure
to be an essential public facility (see definitiorh). Accessory uses may also be part of an
essential public facility project.
The Aspen Palley Hospital Campus including_.the ambulance operation is considered to
be an essential public facility. The proposed`vehicular tent shelter is an accessory use to
the existing ambulance barn and ambulance operations. It will be used to protect
ambulances from foul weather and to keep onboard medicines from freezing in the winter
and overheating in the summer seasons. The ambulances should have permanent
housing whether on this site or combined with the Fire Protection sites by 2013. New
employee generation mitigation will be reviewed for the permanent shelter during the
Master Facilities Plan process. Stafffnds this criterion to be met.
b. Upon a recommendation from the Community Development Director, the City Council
may assess, waive or partially waive affordable housing mitigation requirements as is
deemed appropriate or warranted for the purpose of promoting civic uses and in
consideration of broader community goals. The employee generation rates may be used
as a guideline, but each operation shall be analyzed for its unique employee needs,
pursuant to Section 26.470.100, Calculations.
The vehicular tent shelter will be used to park ambulances. There will not be any new net
leasable commercial or office space created. There will not be any new staff generated
as a result. No growth management mitigation is necessary to be assessed at this time
for this proposed addition. Staff finds this criterion to be met.
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~ Essential Public Facility - A facility which serves an essential public purpose is available for use or by benefit of,
the general public and serves the needs of the community. As defined by the Ciry of Aspen Land Use Code.
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EXHIBIT A (Continued)
2_6.470.100 Calculations. Employee veneration and mitigation.
Applicants may request an employee generation review with the Planning and Zoning
Commission, pursuant to Section 26.470.110, Growth management review procedure. In
establishing employee generation the Planning and Zoning Commission shall consider the
following:
a. The expected employee generation of the use considering the employee generation pattern
of the use or of a similar use within the City or a similaz resort economy.
The Ambulance District is a function of Pitkin County, Until recently, SkiCo contracted
private companies to provide ambulance services at the base of the mountain.
Approximately frve years ago, the Ambulance District acquired the assets of the private
venture, Mountain Ambulance. Since then the number of ambulances and drivers
remains the same. Overall ambulance services in the community were not expanded and
the total amount of services provided did not change as a result of the amalgamation.
Staff finds this criterion to be met,
b. Any unique employment characteristics of the operation.
No employees will be occupying the tent shelter. Amore permanent shelter will be
constructed during Phase III the Master Facilities Plan in 2013. At that time, the
permanent shelter will undergo another review for growth management particular to that
building. Staff finds this criterion to be met.
c. The extent to which employees of various uses within a mixed use building or of a related
off-site operation will overlap or serve multiple functions.
This is not a mixed use building. There are no longer any off-site operations now that the
Ambulance District has acquired the assets of Mountain Ambulance. All Ambulance
junctions in Aspen operate from this site. Staff finds this criterion to be met.
d. A proposed restriction requiring full employee generation mitigation upon vacation of the
type business acceptable to the Planning and Zoning Commission.
It is not anticipated Chat the use will change prior to 2013. If the use of the tent changes,
the applicant will be required to remove the vehicular tent shelter. YYhen Phase III of the
Master Facilities Plan is reviewed, the .permanent shelter will undergo growth
management mitigation at that time. Staff finds this criterion to be met.
e. Any proposed follow-up analysis of the project (e.g. an audit) to confirm actual employee
generation.
When Phase III of the Master Facilities Plan is reviewed, the permanent shelter will
undergo growth management review at that time. Staff finds this criterion to be met.
£ For lodge projects only: An efficiency or reduction in the number of employees required
for the lodging component of the project may, at the discretion of the Commission as a
means of incentivizing a project, be applied as a credit towazds the mitigation
requirement of the free-mazket residential component of the project. Any approved
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Page 5 of 6
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reduction shall require an audit to determine actual employee generation after two
complete yeazs of operation of the lodge.
This is not a lodge project, so this item is not`ppplicable. Staff finds this criterion to be
met. -*x:
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RESOLUTION N0.20
(Series of 2008)
A RESOLUTION OF THE CITY COUNCIL OF.THE CITY OF ASPEN, COLORADO,
GRANTING A TEMPORARY USE PERMIT TO'ALLO W FOR THE PLACEMENT OF
A TENT AT THE ASPEN VALLEY HOSPITAti'-CAMPUS,301 CASTLE CREEK ROAD,
CITY OF ASPEN, COLORADO
Parcel ID 2735-121-29-809
WHEREAS, pursuant to Section 26.450 of the Aspen Municipal Code, the Applicant,
The Aspen Ambulance District, has submitted an application for a Temporary Use Permit to
place a tent on the Aspen Valley Hospital campus adjacent to the existing ambulance "bam" neaz
the southwest comer of the property; and,
WHEREAS, the Applicant requests approval for a Temporary Use Permit to place a tent
on the campus to shelter three ambulances for six months with a start date of no later than
October 15, 2008; and,
WHEREAS, Community Development Department reviewed the temporary use
application and provided a referral review opportunity to standazd referral agencies resulting in
the building department requiring a building permit,an~ appropriate sub-permits to be applied for
to install the tent; and, i" - ~~ '~'
,:
WHEREAS, City Council finds that,the proposed temporary use is consistent with the
character and existing land uses of the surrounding parcels and neighborhood and that granting
the temporary use will not adversely impact the neighborhood; and
WHEREAS, City Council conducted a duly noticed public hearing on March 10, 2008;
and,
WHEREAS, City Council has reviewed and considered the temporary use request under
the applicable provisions in the Municipal Code, has reviewed and considered the
recommendation of the Community Development Director, the applicable referral agencies, and
has taken and considered public comment; and,
WHEREAS, City Council finds that the temporary use permit meets or exceed all
applicable development standazds; and,
WHEREAS, the City Council finds that this~~esolution furthers and is necessary for the
promotion of public health, safety, and welfaze. ~ ~ ,
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Resolution No. 20, Series of 2008
Page 2
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ASPEN,
COLORADO,THAT:
Section 1•
In accordance with Section 26.450 of the Aspen Municipal Code, the City Council of the City of
Aspen, Colorado, does hereby grant the Aspen Ambulance District a Temporary Use Permit to
place a tent at the Aspen V alley Hospital campus witlt the following conditions:
1. The temporary use is valid for six (6) months:-
2. The Applicant shall erect the tent no'later than October 15, 2008 to start the six (6)
month period.
3. The Applicant shall obtain a building permit and any required sub-permits before
erecting the tent.
4. The temporary use shall allow for a tent of thirty-four (34) feet by twenty-six (26) feet
with a ridge height oftwenty-two (22) feet and two (2) inches.
5. All material representations made in the application and in the hearing by the Applicant
and the Applicant's representative shall be considered conditions of approval, unless
amended by other conditions.
Section 2'
This Resolution shall not affect 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 construed and concluded under such prior ordinances.
Li:
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Section 3• '
[ `Sr
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 sepazate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED, Mazch 10, 2008, at a public hearing before the City Council of the City of Aspen,
Colorado.
Mic ael C. Ir land, May r
A
S. I{,ybh, City Clerk
John Worcester, City ttorney
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Dec IB 2008 18:25
RSPEM RMHULRMCE
970 5441978
p.l
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December 19,
Ms. 7erulfer Phe
Aspen Commun
130 South Gales
Aspen, CO 8161
Re: Growth
Ambulance
Deaz Ms. Phelaq
S Deputy Director
Development Deparhnent
Shelter
for an Essential Public Facility-Aspen
The Aspen Amb ce District (District) is asub-district of Pitkin County. The Boatel of
Comlty Conuniss oners is the Board of Director: but the County contracts with Aspen
Valley Hospital manage the service. The District's facilities are Located on the
Hospital Campus d improvements are coordinated with the Hospital.
Several years agd the District acquired the assets of Mountain Ambulance service which
increased the n ber of ambulances in ow flcet from fow to siz. The acquisition also
requires us to rt injuries from the ski slopes increasing ow service calls. These
changes necessi a the need for better protection for ow vehicles from the weather in
order to maintain them in a ready response mode. Ow barn is only large enough for
three ambulan and last year we gained the City's approval to install a temporary
shelter over an e>?taring pazking pad
Today, we seek bnger term of approval to keep the shelter in place until the hospital
constructs Phase of their Master Facilities Plan which will include a permanent
ambulance steel to house ow vehicles. However, in the event Phase III is not
constructed by ril of 2013 the District will look for funds to build a permanent garage
in the same loea oa as the temporary shelter, obviously pending any City of Aspen
approvals.
Please find eel to this cover letter ow response to the standards of Section 26.470.090
(4) GrowUl M garlent for an Essential Public Facility.
On behalf of the Ambulance District, Leslie Lamont of Lamont Planning Services,
ti
LLC is our au ~
representative in this matter. Please do not hesitate to contact me or
Leslie if you ha any questions or need further information.
Sincerely,
I
... ~~
RtCherd We1ker,Daector
Aspen Ambul District
Section 26.470.090 GMQS City Council Application for an
Essential Public Facility
I. General Overview
The Aspen Ambulance District seeks GMQS approval, as an essential public facility, for the long
term use of an existing shelter for ambulances located on the Aspen Valley Hospital campus.
The District received a temporary use permit and an 8040 Grcenline approval to install a
temporary shelter adjacent to the current ambulance barn to protect three ambulances from the
weather. The temporary use permit was effective March 23, 2008. .
The shelter has been installed and has proved critical in protecting vehicles from the weather.
The temporary use is set to expire in April 16, 2009 at which time the shelter must be removed.
The District would like to avoid setting up and taking down the shelter every winter until a
permanent shelter can be constructed. It is estimated that this procedure-would cost the District
$12,000 per season (it cost $6,000 to set up the first time). Additionally, setting up and taking
down the structure may damage the fabric and the current ambulance barn has very little storage
space. Therefore the District seeks a GMQS approval to set up the shelter and keep the shelter
up until April of 2013. Aspen Valley Hospital proposes a pem~anent carport shelter for
ambulances in Phase III of the Master Facilities Plan which is anticipated to be constructed in
2013. In the evem Phase ID construction will not be completed by 2013 the District will look for
funding to construct a permanent garage at the location of the shelter.
The installation of the shelter did. not require site work, excavation, or the removal of any
vegetation. The shelter is located in a paved parking area that served as parking for the District's
vehicles that are now sheltered. As a condition of the temporary use permit the District
committed to installing two 4-6 foot evergreen trees on the hillside behind the shelter to help
block the view of the shelter from the adjacent neighbor. The trees were not installed before the
winter season this year but will be installed at the first opportunity in the spring of 2009. The
adjacent property owner has agreed to this timeframe for installation of the trees.
The shelter is necessary to provide protection from snow storms. When a large storm settles
over Aspen, over a foot of snow, it typically takes at least a half day to remove snow from
vehicles that are parked outside. The winter season is a very busy time for the District
~g mj~ people from the ski slopes, roughly 300 trips Per Year. Advanced life
support calls are also handled by the District and total approximately 950 calls per year. Ideally,
the ambulances also need protection from the harsh sun at this altitude.
The District bases their operation out of a two story .3,830 square foot "barn." The second floor
of the building consists of two bedrooms for employees (which serve as shift quarters), two
offices, a training mom a~ combination kitchen/living room space. The first floor is comprised
of three bays for three ambulances, lockers and storage.
Aspen Ambulance District GMQS Application for Shelter Page 1
December 2008
Until recently, the District's fleet consisted of four ambulances and one squad truck. The truck is
primarily used for backcountry assistance. The garage provided adequate shelter for the fleet
until the District acquired the assets of Mountain Ambulance increasing the fleet from four to six
ambulances. One ambulance has been relocated to the North 40 fire Station and two ambulances
and the squad truck are parked in the temporary shelter.
The shelter is proposed as a temporary solution because one ambulance will be relocated to the
new Fire District Headquarters in downtown Aspen. However, that will not occur until the end
of 2010 when the station is finished. In addition, a pemrane~ garage for ambulances is proposed
as part of the Hospital's MFP. 'This garage is proposed in Phase III of the Hospital's plan and is
anticipated to be built in 2013. Completion of Phase III will provide enough sheltered space for
the District's fleet.
The location of this shelter is on an existing paved parking pad next to tbe ambulance barn. The
pad is tucked into the hillside and supported by a railroad tie wall. The pad is correctly sized to
accommodate the shelter and required very little work for installation. The footprint of the
shelter is 34' x 26' and two ambulances and the square truck are parked inside. The shelter did
not require a foundation. The opportunity to-heat the shelter is still being explored. In the
meantime the vehicles will be plugged into the bam for heating purposes to keep drugs from
freezing and to activate an engine block heater. Please refer to tbe shelter specifics found in the
Appendix. .
The shelter is located on the Aspen Valley Hospital's parcei C. Parcel C is currently in the land
use review process as a Planned Unit Development. proposal for a Master Facilities Plan. A
GMQS review for the ambulance shelter to enable the shelter to remain in place until Phase III
could not ocxur until the MFP conceptual PUD review was complete. Unfortunately, completion
of that phase.of review may not occur until the temporary use permit of the current shelter has
expired.
Although Phase III of the MFP includes a peananent carport shelter for ambulances that will
support the current ambulance bam, Final PUD review of Phase III is not intended to occur until
Phase II has been constructed
II. Revrew.SYandwds
A. Sea 26.470,090. City Council Applications.
The following types of development shall be approved, approved with conditions or denied by
the City Council, pursuant to Section 26.470.110, Procedures for review, and the criteria for each
type of development described below. Except as noted, all growth management applications shall
comply with the general requireme~s of Section 26.470.050. Except as noted, all City Council
growth management approvals shall be deducted from the respective annual development
allotments aad development ceiling levels.
Aspen Ambulance District GMQS Application for Shelter ~ Page 2
December 2008
Essential public facilities. The development of an essential public facility, upon a
recommendation from the Planning and Zoning Commission, shall be approved, approved with
conditions or denied by the City Council based on the following criteria:
a The Community Development Director has determined the primary use and/or structure
to be an essential public facility (see definition). Accessory uses may also be part of an
essential public facility project.
b. Upon a recommendation from the Community Development Director, the City Council
may assess, waive or partially waive affordable housing mitigation requirements as is
deemed appropriate and warranted for the purpose of promoting civic uses and in
consideration of broader community goals. The employee generation rates may be used
as a guideline, but each operation shall be analyzed for its unique employee needs,
pursuant to Section 26.470.100, Calculations.
Response: Per Section 26.104.1Q0. Definitions: an Essential public facility is a facility which
serves an essential public purpose ~is available for use by or benefit of, the general public and
serves the needs of dre community. The Aspen Ambulance District is asub-district of Firkin
County and is supported by the tax payers of the Aspen Ambulance District. The District exists
solely to service the general public and support the health and welfare of the general public.
Currently the shelter is located on an existing parking pad. The shelter is not habitable space and
no new employees will be generated by the shelter because the shelter is necessary to protect
existing vehicles in the ambulance fleet.
B. Section 26.710.250 Public
The entire Aspen Valley Hospital Campus was annexed into the City of Aspen in 2003. The
property was zoned Public. The Aspen Ambulance District is a land use that is consistent with
the uses permitted in the public zone district such as "Public and Private non--profit uses
providing a community service" or "Hospital." .
Response: The square footage of the shelter is 884 square feet. The Ambulance District is
located on Aspen Valley Hospital's Parcel C which includes the Hospital's CEO house,
Whitcomb Terrace senior housing and community center, the Hospital facility and the
ambulance bam. The total floor area of all structures on the site is 93,369 square feet. The
proposed shelter adds 0.9'/o floor area to Parcel C. However, the shelter does add 22% more
floor area to the ambulance operations.
Aspen Ambulance District GMQS Application for Shelter 'Page 3
December 2008
ATTACIiN1ENTS:
1. Signed Fee Agreement
2. Land Use Application Form
3. Dimensional Requirements Form
4. Authorization Letters
S. Dimensions of Shelter
6. Photos of Existing Shelter
7. List of Neighbors for Public Notice
8. Site Plan of Shelter Location
Aspen Ambulance District GMQS Application for Shelter Page 4
December 2005
ATTACHMENT 1
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Atireemeat for Payment of City of Ascen Development Amuliation Fees
CITY OF ASPEN (hereinafterCITY)and Aspen Ambulance District
(hereinafter APPLICANT') AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an appliation forGMQS Approval for an
Essential Public Facility
THE PROTECT).
2. APPLICANT understands and agees that the City of Aspen has an adopted fee structure for Land
Use appliations and the payment of all processing fees is a condition precedent to a determination of application
completeness.
3. APPLICANT and CITY agree that because of the size, nature or s~pe of the proposed project, it
is not possible at this time to ascertain the fWl extent of the costs involved in processing the application.
APPLICANT and CITY feather agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional paymerts upon notifiation by the
CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT fiertha agree that it is imptadiable for CITY staff to complete
processing or present sufficient information to the Historic Preservation Commission, Planning and Zoning
Commission and/or City Council to enable the Historic Preservation Commission, Planning and Zoning
Commission amd/or City Council to make legally required fmdings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CTf Y's waiver of its right to called
full fees prior toad 'nation of application completecess, APPLICANT shall pay an initial deposit in the
amount of S~rwhich is for ~ hours of Community Development staff time, and if actual
recorded casts exceed the initial depose; APPLICANT shall pay additiomal monthly billings to CITY to reimburse
the CITY for the processing of the appliation mentioned above, including post approval review at a rate of 5235.00
per planner hour ova the initial deposit. Such periodic payments shall be made within 30 days of the billing date.
APPLICAAT further agrees that failure to pay such accrued costs shall be groemds for suspension of processing, and
in no case will building pemeits be issued urrtil all costs associated with case processing have been paid.
CITY OF ASPEN
Chris Bendon
Community Development Director
APPLICANT
Dah: I~l.rO r~2 ,r~(~~ ao~~
Billing Address erect Tekp one Namber
~-~r~
0
Note: The fees for this application have been waived, per the pre-app. JMG
PRO,/ECP:
ATTACHMENT 2 -LAND USE APPLICATION
Name: Aspen Ambulance District - GMQS Approval for Shelter
Location: Aspen Valley Hospital Campus 0401 Castle Creek Road
(Indicate street address, lot & block number, legal description where appropriate)
Parcel ID#(REQUIRED) PID #3039
APPLICANT'
Name: Aspen Ambulance District -Rich Walker, Director
Address: 0401 Castle Creek Road, Aspen CO 81623
Phone#: 544-1580
REPRESENTATIVE:
Name: Leslie Lamont
Address: 725 Melissa Lane, Carbondale, CO 81623
Phone#: 963-8434
TYPE of APPLICATION: (please check all that apply):
[~ GMQS Exemption
^ GMQS Allotment
^ Special Review
^ ESA -8040 Greenline, Stream
Margin, Hallam Lake Blu$
Mountain View Plane
^ Commercial Design Review
^ Residential Design Variance
^ Conditional Use
^ Conceptual PUD
^ Final PUD (& PUD Amendment)
^ Subdivision
^ Subdivision Exemption (includes
condominiumization)
^ Lot Split
^ Lot Line Adjustment
^ TexUMap Amendment
^ Conceptual SPA
^ Final SPA (& SPA
Amendment)
^ Small Lodge Conversion/
Expansion
^ Other.
EXLSTING CONDT110NS: descri 'on of existin buildin uses, revious vats, etc.
The District utilizes a two story "barn" for operations and shelter for 3
ambulances. A temporary shelter protects a squad truck and 2 more ambulance
next to t e ern.
PROPOSAL: descai lion of ro buildin uses, modiScatio etc.
The District would like to extend the period of time for the use of the
temp. shelter over the parking pad until April of 2013 to provide protectio
lave you attached the following? FEES DUE: 50.00, per pre-app
U Pre-Application Conference Summary
Q Attachment #1, Signed Fee Agreement
® Response to Attachment #3, Dimensional Requirements Form
® Response to Attachment #4, Submittal Requirements-Including V/ritten Responses to Review Standards
^ 3-D Model for Iarge project
AIl pleas that are larger than 8.5" X 11" mast be fohled. A disk with au electric copy of all written teat
(Microsoft Word Format) must be snbmiHed as part of the application. Large seek projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if yon most submit a 3-D model
ATTACHMENT3
DIMENSIONAL REQUIREMENTS FORM
Project:~ulance Shelter
Applicant: spen u ante is nc
Location: 0401 Castle Creek Road, Aspen Valley Hospital Campus
Zone District: Public
Lot Size: 19.1 Acres
LOtArea:655 396 c~ ft_
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: Np' Proposed: NA
Number of residential units: Existing: NA Proposed: NA
Number of bedrooms: Existing: NA Proposed.• NA
Proposed % of demolition (Historic properties only): NA
DIMENSION8: The campus is zoned Public and dimensions are set via PUD
F1oorArea: Existing: 93, 369 Allowable: PUD Proposed.• 884 sq. ft.
Principal bldg. height: Ex'isting:25 ft . Allowable: pUpProposed:
Access. bldg. height: Existing: Allowable: Proposed.• 2 2 ' 3 "
On-Site pazking: Existing: Required.• Proposed:
Site coverage: Existing: Required.' Proposed:
Open Space: Existing: Required.' Proposed:
Front Setback: Existing: Required.' Proposed.'
Rear Setback: Existing: Required: Proposed.'
Combined F/R: Existing: Required.' Proposed.'
Side Setback: Existing: Required.' Proposed:
Side Setback: Existing: Required.' Proposed:
Combined Sides: Existing: Required: Proposed:
Distance Between Existing Required.' Proposed.~-
Buildings
Existing non-conformities or encroachments:.
Variations requested:
Yilkin Ceont-
• ~ - ~ - ~ ~ 530 E iMain Sveec ~ Aspai. Colorado"81611.1948
" ATTACHMENT 4
December 17, 2008 .
• ~ .. .
Ms. Jennifer Phelan, Deputy Director
Aspen Community Development Department .
130'South (#alena . '" _
Aspen;.CO 81611 ~ ~• ~ _
lte: Aspen Ambulance District Growth Management for an Essential Public Facility =:0401
Castle Cree1E Road
• Dear Jennifer, :.
. Pitldn County is_ in support of a Growth Management Application which the Aspen Ambulance
District is applying'for with the City of Aspen.. ' .
We believe that this is an appropriate use of this propetty until ambulances can be relocated to
the new firs: station He~uatt'eis downtown and Uie Aspect Valley Hospital carportwhich is. ~- .
proposed in Phase III of the Masher Facilities Plan. .
. 'i
ndmmisaadon ~ : ca:nj cannissiw ~a Camq Ama,~r works ~ ttis ra,c
;301 .. ~ sex.3o~ s~.aan Sb]DI
s~ysxiszoo (s~ysxasmo (97710.5190 tsmisms~o
~9ms19e .,s~9~asl9e fsc97A51~ (nc9ffi5730
ASPEN V A L L E Y
HOSPITAL
s~aHm~.>~wt~t
Decerobcr i~, 2008
Ms. Jeooifer Phelan, Deputy Director
Aspen Catnmrurity Development Dapertmerrt
130 South Galena Stroet
Aspen, CO 81611
Re: Application for Growth Management for an ~tial Public Facility -0401 Castle Creels
Road
Dear Ms. Phelan,
Aspen Valley Hospital is in support of the Grrovvth ManaBenunt application for tbelong-term sae.
of a tcmporary cover es shelter for Aspa~ Arobulencc District vehicles. We believe that this is an
appropriate use of this ptnperty until an aminrlanco can be relocated to.the downtown fire station
l~uartcrs amt urMil Phase lII of the hospltat maker plan is meted. At the tiros, permanent
sheher will be pmvidcd for the test of the vehicles That do ~t fit ittto the cutreaR ambnlamx
barn.
Sincercly,
C
~ q
~ ~
S
~~
ATTACHMENT S
gs
y
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4
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n
ATTACHMENT 6
ANGUS CRAIG M & KAREN S
PO BOX 7965
ASPEN, CO 81611
CITY OF ASPEN
ATTN FINANCE DEPT
130 S GALENA ST
ASPEN, CO 81611
DESGEORGESJOHN
1D2 GROVE CT
ASPEN, CO 81611
3ARDER DEBORAH H
109 TWIN RIDGE DR
I,SPEN, CO 81611
{ELEHER JOHN G & LINDA B
1202 MEADOWOOD DR
-SPEN, CO 816] 1
MCLEAN ARCHIIiALD JR & ANNE
0 TWIN RH)GE DR
ASPEN, CO 81611
ZOREHEAD RONALD L & ERLINDA
Z
28 TWINRH)GE CT
SPEN, CO 81611
NEIL DENNIS & SHARON
/l GROVE CT
SPEN, CO 81611 3134
ODHURST AARON S & DOROTHY
TRUSTEES
i W FLAGLER ST
QAMI, FL 33130
20CHASKA JUDITH ELLEN
i8 TWIN RIDGE LN
SPEN, CO 81611
ATTACHMENT 7
ASPEN VALLEY HOSPITAL BLOEMSMA PHILIP
DISTRICT 0074 TWIN RIDGE DR
0401 CASTLE CREEK RD ASPEN, CO 81611
ASPEN, CO 81611
CRIMMEL WII,LIAM & PETRA CROSS SUSAN K
323 GROVE CT 242 GROVE CT
ASPEN, CO 81611 ASPEN, CO 81611-3139
DH,BECK JASON
GIBSONE ALEXANDER SCOTT
PO BOX 8321
ASPEN, CO 81612
HEATHER LANE LLC
5379 LYNBROOK DR
HOUSTON, TX 77056-2004
FRIAS RAYMOND C & MARILYN F
100 MEADOWOOD DR
ASPEN, CO 816]1
HEGER FRANK & CARLA
222 GROVE CT
ASPEN, CO 81 61 1-31 3 9
KIERNAN MARC
161 GROVE CT
ASPEN, CO 8]611
MEADOWOOD METROPOLITAN
DIST
PO BOX 8774
ASPEN, CO 81612
MOUNTAIN OAKS EMPLOYEE
HOUSING
ASPEN VALLEY HOSPITAL
200 CASTLE CREEK RD
ASPEN, CO 81611 _ _
PATTERSON PAUL T & PATRICIA O
499 MEADOWOOD DR
ASPEN, CO 81611
POLOVIN DAVID L
PO BOX 4382
ASPEN, C0.81612
RINTOUL AMY V
161 GROVE CT
ASPEN, CO 81611
LEE BRUCE LANDON
141 GROVE CT
ASPEN, CO 81612
MEANS GRAEME DONALD &
ELIZABETH C
189 MEADOWOOD DR
ASPEN, CO 81611-3341
ODONOVAN DENIS
262 GROVE CT
ASPEN, CO 81611
PITKIN COUNTY
530 E MAIN ST #302
ASPEN, CO 81611
PRINCE OF PEACE CHAPEL
77 MEADOWOOD DR
ASPEN, CO 81611
RYMAN KAREN L
343 GROVE CT
ASPEN, CO 81611
SIDLEY MILTON & SARALYN ___
THISSELL MARINA L C 1!2
10550 WIISHIRE BLVD #103 HOOD JEFFREY M l/2
LOS ANGELES, CA 90024 i21 GROVE CT
ASPEN, CO 81611
VANDINE FAMILY TRUST WALLA JOHN D & BEAN D
2132 PASEO DEL MAR PO BOX 161
PALOS VERDES, CA 90274 ASPEN, CO 81612
WESTERN LIFE LLC
188 MEADOWOOD DR
ASPEN, CO 81611
TWIN RIDGE HOA
363 GROVE CT
ASPEN, CO 81611
WEINKLE JULIAN & MARY NORMA
61 PRIMROSE PATH
ASPEN, CO 81611
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ATTACHMENT 8
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Jennifer Phelan, Planning Deputy Director ~~
FROM: Jason Lasser, Special Projects Planner J L
~b.
RE: Aspen Jewish Community Center at the Silver Lining Ranch -Consolidated SPA
Amendment, Growth Management Quota System (GMQS) Review, Special
Review for Parking, Stream Margin and 8040 Greenline Reviews -Resolution
No._, Series of 2009
MEMO DATE: January 15, 2009
MEETING DATE: January 20, 2009
APPLICANT /OWNER:
The Jewish Resource Center Chabad of
Aspen i
REPRESENTATIVE:
Alan Richman, Alan Richman Planning
Services
LOCATION:
Lot 5, Stillwater Ranch, commonly lmown
as the Silver Lining Ranch -1490 Ute
Avenue -Parcel ID # 2737-184-06-805
CURRENT ZONING: '
Academic (A) zone district with a Specially
Planned Area (SPA) overlay, and
Conservation (C) with a Specially Planned
Area (SPA) overlay
SUMMARY:
The Applicant requests consolidated SPA
approval to allow conversion into a Jewish
Community Center with an addition of an
affordable housing cabin. The applicants
aze requesting a recommendation of
approval for a SPA Amendment, Growth
Management Quota System (GMQS)
Review, and approval of a Special Review
for Pazking, 8040 Greenline Review, and
Stream Mazein Review at this time.
P11
Photo: The Silver Lining Ranch -Academic zone district
shown at left /Conservation zone district shown at right -
sepazated by the high water line (top of slope not shown)
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning
Commission approve the application converting the
Silver Lining Ranch into a Jewish Community Center
(primarily internal changes) and for the addition of a
small cabin to be used for affordable housing, with
conditions.
1
P12
REQUEST OF THE PLANNING AND ZONING COMMISSION: The Planning and Zoning
Commission will be making a recommendation to the City Council for the following land use
approvals: Specially Planned Area Amendment and Growth Management Review for an
Essential Public Facility. The Planning and Zoning Commission has final authority for the.
following land use approvals: Off-Street Pazking, 8040 Greenline and Stream Margin reviews.
A Specially Planned Area (SPA) is a process in which a site specific development plan is created
which encourages flexibility and innovation in the development of land and promotes objectives
outlined in the Aspen Area Community Plan by allowing the variation of the underlying zone
district's land uses and dimensional requirements for the benefit of the public. The pazcel
currently exists with an SPA overlay. Based upon the new proposal the site specific development
must be amended to allow the additional development.
The review of a Specially Planned Area is (in most cases) a four step review process. Step one is
conceptual review before the Planning and Zoning Commission, step two is conceptual review
before City Council, step three is final review before P&Z, and step four is final review before
Council. The applicant has requested a consolidated review for the SPA (allowing atwo-step
review before the Planning and Zoning Commission and then review by City Council). The
Community Development Director has granted the consolidated application due to the minor
interior and site changes, and to allow for the one step development review for a small affordable
housing cabin. The land use reviews required as part of this application are:
• Specially Planned Area (SPAT -Consolidated Review (Section 26.440.040 B) to allow
for the conversion to a Jewish Community Center. Upon recommendation from the
Planning and Zoning Commission, the application shall be approved, approved with
conditions or denied by the City Council.
• A Growth Management Review for an Essential Public Facility (Section 26.470.090.4(a),
The Community Development Director has determined the Jewish Community Center to
be an Essential Public Facility, according to the defmition. The Planning and Zoning
Commission's authority is to determine employee generation, pursuant to 26.470.100
A(1). Upon a recommendation by the Community Development Director, City Council
shall detemune the rate of affordable housing mitigation.
• Off-Street Pazkine -Special Review (Section 26.515.040 A) The Planning and Zoning
Commission may approve, approve with conditions, or disapprove a Special Review
application for establishing, varying, or waiving off-street parking requirements.
• 8040 Greenline Review (Section 26.435.030 C) The Planning and Zoning Commission
shall by resolution approve, approve with conditions, or disapprove a development
application for development in an environmentally sensitive azea (ESA).
• Stream Mazgin Review (Section 26.435.040 C) A Stream Mazgin Review by the Planning
and Zoning Commission is required if "the expansion, remodeling, or reconstruction will
be any closer to the high water line than is the existing development." The Planning and
Zoning Commission shall by resolution approve, approve with conditions, or disapprove
a development application for development in an environmentally sensitive azea (ESA).
2
P13
BACKGROUND:
The Jewish Resource Center Chabad of Aspen recently entered into a contract to purchase Lot 5,
Stillwater Ranch, commonly known as the Silver Lining Ranch, located at 1490 Ute Avenue. The
Stillwater Ranch Subdivision/PUD (Planned Unit Development) was approved by the Boazd of
County Commissioners pursuant to Resolution 94-233. In 1996, the owner of Lot 5, the Litkle Staz
Foundation, submitted a petition to annex the property to the City of Aspen which was determined to
be compliant through Resolution 68, Series of 1996, and Resolution 3, Series of 1997. The Aspen
Planning and Zoning Commission granted conditional use approval, special review to establish
parking requirements, 8040 greenline review, and stream mazgin review. Resolution 97-04 also
recommended that the City Council zone the property Academic/Conservation/SPA and approve the
SPA and GMQS exemption. The Aspen City Council adopted Ordinance 10, Series of 1997 annexing
the property to the City of Aspen, and Ordinance 11, Series of 1997, zoning Lot 5
Academic/Conservation/SPA, approving the Conceptual/Final SPA plan and granting a GMQS
exemption for an essential public facility. The approvals allowed for the operation of anon-profit kids
camp for children with cancer, directed by Andrea Jaeger, commonly known as the Silver Lining
Ranch.
The Little Staz Foundation operated programs at the Silver Lining Ranch from 1999, when the
building was completed, unti12006. The property has had limited occupancy since that time, and the
Foundation has been trying to sell for the last two yeazs so that the proceeds can be used to fund its
charitable mission. In 2007, the Foundation applied to the City of Aspen to either de-annex
(disconnect) or rezone to its former single-family residential use. The City Council denied both
requests, viewing the non-profit/institutional use of the property as an important community value, and
was not willing to sacrifice the use to convert to a single family residence and miss an opportunity of
providing a place for a community facility.
PREVIOUSLY-APPROVF,D DTMF,NSTONAT. RF.OUTRF.MRNTC / PRnrncFn ruetvr_Fc
Dimensional Standard Approved SPA Plan Proposed
Dimension Dimensions
Minimum Lot Size 6 acres no change
Minimum Lot Area Per Dwelling Unit 2 acres per unit no change
Minimum Lot Width 200 feet no change
Minimum Front Yazd Setback 30 feet no change
Minimum Side Yard Setback 20 feet Amend building
envelope to
accommodate
revised arlcin
Minimum Reaz Yard Setback 20 feet no change
Maximum Height 28 feet (Measured to the mid- no change
point of the roof on all sides o
the building, except for the
east-facing elevation, which
was limited to 32.5 to the mid
oint of the roof
Minimum Distance Between Principal and No Requirement no change
3
P14
Accessory Buildings
Percent of Open Space Required for Building Site As shown on site plan (30%) Add small cabin
Floor Area Ratio Allowable floor azea shall not Add 700 sq. ft. for
exceed 14,000 squaze feet the affordable
housin cabin
Off-Street Parking 3 gazage spaces, 10 outdoor 3 garage spaces, 21
s aces outdoors aces
PROJECT SUMMARY:
The applicant is proposing to amend the SPA (in a consolidated review) in order to convert the existing
Silver Lining Ranch into a Jewish Community Center. The applicant proposes few changes to the
property. The existing building will be remodeled, but only on the interior - no exterior changes aze
proposed. Minor changes to the site plan aze proposed including; the addition of a small affordable
housing cabin located northwest of the existing building, adding pazking to the west edge (the Aspen
Club common lot line), modifying the vehicular entry/exit loop with associated landscape
improvements, and adding a ten (10) foot wide sidewalk connecting the property to Ute Avenue.
The applicant is requesting minor changes to the dimensional requirements in the SPA for the
property. The building envelope would need to be amended to allow for the new pazking along the
west edge of the property (as shown on the site plan), and the maximum allowable floor azea is
proposed to be amended to allow for the addition of a small affordable housing cabin -approximately
700 squaze feet (please see the chart above).
The applicant is proposing to amend the SPA in order to add to the permitted uses for the property in
the Academic (A) zone district. The requested uses are: Arts, Cultural, and Civic Uses; and Affordable
housing for employees of the Arts, Cultural and Civic Uses. The proposed activities in the Jewish
Community Center include; apre-school, Hebrew school, adult education, religious services, and
special events (please see the summary of activities in the chart below).
SUMMARY OF ACTIVITIES AT THE JEWISH COMMUNITY CENTER
Activity Time Period Frequency Attendance Proposed TDM*
measures
Pre-School Sam to Spm 5 days per week 35-40 children Pick-up and drop off
at Koch Lumber Yazd
Pazk
Hebrew 3:30pm to Spm 2 days per week 8-10 children Aspen Club & Cross
School Town Shuttle
Teen Program 6pm to Spm 1 night per 20-25 persons Aspen Club & Cross
month Town Shuttle
Adult 10:30am to 11:30 am 1 day per week 5-10 persons Aspen Club & Cross
Education 7:30pm to Spm 1 night per 15-20 persons Town Shuttle
week
Religious Friday around sundown every week 10-20 persons No special
services Saturday gam to Noon 10-40 ersons measures**
Special events Evenings and weekends 5-10 events per more than 50, less Pick-up and drop off
yeaz than 200 per at Rio Grande
event Pazking Gazage and
P15
Little Nell Hotel
Affordable Yeaz round 3 units on-site 6.25 employees Bicycles will be
Housing provided. Caz sharing
with Aspen Club
em to ees?
'~~lransportat~on llemand Management (1llM)
**A significant percentage of the persons who attend religious services in the congregation are observant Jews and will
not drive a car or take a shuttle to services. These persons can be expected to walk to and from the facility.
STAFF COMMENTS:
SPECIALLY PLANNED AREA- CONCEPTUAL DEVELOPMENT PLAN:
A Specially Planned Area (SPA) is a process in which a site specific development plan is created
which encourages flexibility and innovation in the development of land and promotes objectives
outlined in the Aspen Area Community Plan by allowing the variation of the underlying zone
district's land uses and dimensional requirements for the benefit of the public. The pacel currently
exists with an SPA overlay. Based upon the new proposal the site specific development must be
amended to allow the additional development.
In the Arts, Culture, and Education section in the AACP, the first and last goals are to "encourage
collaboration in Arts, Culture, and Education" and to "ensure the provision of public facilities and
services to sustain art, culture, and education in the community. "The creation of affordable housing
meets a Housing section goal to "reinforce and enhance a healthy social balance for our community
and enhance the character and charm of Aspen. "
Staff recommends the Planning and Zoning Commission amend the SPA to allow for the addition of a
small cabin -approximately 700 square feet -for the creation of an affordable housing unit.
Staff recommends amending the SPA in order to add to the permitted uses for the property in the
Academic (A) zone district to allow Arts, Cultural, and Civic Uses and Affordable housing for
employees of the Arts, Cultural and Civic Uses to promote and encourage diversity and education in
the community.
Staff, based on the previous determination for the Specially Planned Area for the Stillwater Ranch in
Ordinance 11, Series of 1997, and recommends that the proposed conversion to the Jewish
Community Center be recommended for approval.
The Land Use Code states; "the dimensional requirements which shall apply to all permitted and
conditional uses in the Academic (A) zone district shall be set by the adoption of a conceptual
development plan and final development plan, pursuant to Chapter 26.440, specially planned area. "
Staff finds that the proposal meets the requirements of the underlying.4cademic (A) zone district, is
compatible, and enhances the mix of development in the immediate vicinity of the parcel in terms of
land use, height, bul)t architecture, landscaping and open space.
See ExhibitA for SPA review criteria and Stafffindings
GROWTH MANAGEMENT QUOTA SYSTEM:
P16
With Ordinance 11, Series of 1997 (Exhibit #7 of the application -Exhibit G), the City Council
granted final approval of the Stillwater Ranch Specially Planned Area (SPA), which also granted a
Growth Management exemption for an Essential Public Facility. The Jewish Community Center was
reviewed and approved as an essential public facility in Ordinance No. 36, Series of 2006 (Exhibit
#8 in the application -Exhibit G). As the Jewish Community Center and the Stillwater Ranch have
been determined to be essential public facilities in the past, it is logical to continue to consider the
relocated center an essential public facility.
When determined to be "an essential public facility, upon recommendation from the Planning and
Zoning Commission" "the City Council may assess, waive or partially waive affordable housing
mitigation requirements as is deemed appropriate and warranted for the purposes of promoting civic
uses and in consideration of broader community goals".
Pursuant to Section 26.470.100, Calculations, "each Essential Public Facility proposal shall be
evaluated for actual employee generation". The applicant proposes providing housing for 5.75, a
mitigation of approximately 60% for the 9-10 employees that will be generated. In the employee
analysis provided with the application (see page 20 of the application -Exhibit G) a calculation from
the Land Use Code using 1.75 employees for each one-bedroom unit and 2.25 employees for each
two-bedroom unit would equa15.75 for the proposed on-site affordable housing.
APCHA Staff recommends that the applicant submit an employee audit prior to building permit
issuance and two years after issuance of C.O. the form and methodology of the- audit shall be
reviewed by APCHA and be consistent for both audits. The applicant shall provide mitigation for any
increase in employees unless otherwise waived by City Council.
Staff finds that the proposal meets the requirements of "a facility which serves an essential public
purpose is available for use by, or beneft of, the general public and serves the need of the
community". The Planning and Zoning Commission shall review the essential public facility to
determine employee generation. The applicant is not seeking a "waiver" of the affordable housing
requirement, but is proposing to house 5.75 employees on-site (1.75 employees for (2) one-bedroom
units and 2.25 employees for the two-bedroom unit). Approximately 9 to 10 full time employees
(FTE's) will be generated, therefore, approximately 60% (5.75/9.5=0.6) of the affordable housing
demand will be mitigated by the applicant.
Ordinance No. I1, Series of 1997 granted a GMQS exemption for a non profit entity for the Kids
Stuff Foundation, which qualified as an essential public facility. In 2006, Ordinance 36 was
approved, determining that "9.63 FTE's shall be generated by the Jewish Community Center (at the
435 W. Main street location), and established mitigation for 4.25 employees (three category 2 rental
affordable housing units). It is important to note that the new request to convert the existing facility
(which was allowed to waive the mitigation) is proposing to provide mitigation for affordable
housing rather than request a waiver.
APCHA Staff is requiring that an employee audit be submitted prior to building permit issuance and
two years after C.O.
Staff, based on the previous determination in Ordinance 11, Series of 1997, recommends that the
proposed affordable housing mitigation of ti0% (5.75 employees) be recommended for approval.
6
P17
See Exhibit B for GMQS review criteria and Stafffindings
SPECIAL REVIEW FOR PARHING:
In the application for Special Review to establish pazking requirements, a proposal of twenty-one (21)
surface spaces and three (3) gazage spaces is requested to be approved by the Planning and Zoning
Commission. According to the American Planning Association (APA) publication "Off Street Pazking
Requirements," an average amount of spaces provided per seat in the sanctuary ranges from 1 space per
2.5 sanctuary seats to 1 space per 8 sanctuary seats. The proposal for the Jewish Community Center at
the Silver lining Ranch is approximately 1 space per 4 sanctuary seats. The proposed facility will have a
sanctuary capacity (posted occupancy) of 88 seats, which at a 1:4 ratio would have a requirement of 22
spaces, which is exceeded in the proposals total of twenty-four (24) off-street pazking spaces.
The proposed Jewish Community Center will increase traffic (see Exhibit #9 of the application).
Additional traffic loads associated with the Jewish Community Center have been mitigated through
several transportation demand management (TDM) measures by the applicant (see Table 3, page 13
of the application -Exhibit G). The proposed traffic mitigation plan includes: A new free shuttle
service for pre-school and special events, coordination with the Aspen.Club existing and proposed
shuttle, the City of Aspen Cross Town shuttle, a new den (10) foot wide bike/pedestrian path to the
facility, and disincentives to personal auto use (see page 13 -table 3 of the application -Exhibit G).
Through coordination with City departments, the applicant has widened the pedestrian/bikeway path
to ten (10) feet to comply with Parks department standards, providing an incentive and a safe access
route to the facility.
Staff recommends that the applicant continue to work with the Engineering and Transportation
Departments to establish a `Traffic Mitigation Plan' (with a transportation plan independent of the
Aspen Club) to be presented and reviewed prior to City Council Review.
See Exhibit C for Special Review criteria and Staff findings
8040 GREENLINE REVIEW:
Any development located 150' (measured horizontally) of the 8040 elevation is subject to heightened
review as an environmentally sensitive area. A mound on the southern triangle of the property has been
surveyed to be an elevation of 8048, therefore the application is subject to 8040 greenline review. In
1997, the suitability of the site for development was determined, allowing for the creation of the Silver
Lining Ranch building. The new 10' wide pedestrian/bike path is within both red and blue avalanche
hazard zones and the reconfiguration of the driveway is within the blue avalanche hazard zone.
The application to add an affordable housing cabin will avoid the steeply sloping portions of the site. No
buildings or new uses aze proposed within the mapped red or blue avalanche hazard zones.
The avalanche danger from the "Ute Chutes " (drawing A.01 in the application) does not reach the
buildings, but does reach the property. The applicant has worked with both Engineering and the
Parks Departments to establish proper pedestrian and vehicular access to the proposed community
center. Although the new 10' wide pedestrian bikeway crosses through avalanche zones, the Parks
and Engineering Departments have determined the location to be acceptable. Although there is new
development (and the parcel is potentially exposed to the edge of an avalanche) the cabin will be
located adjacent (20) to the top of slope of the Roaring Fork River on the northern most location
7
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allowed within the approved building envelope, and is not in immediate danger of mudflow, rock
falls, avalanche, or~lood hazards.
Staff recommends approval of the 8040 Greenline review for the proposal to allow a reconfiguration
of vehicular access and for the construction of a new pedestrian and bike path.
See Ezhibit D for 8040 Greenline review criteria and Staff findings
STREAM MARGIN REVIEW:
Development within the stream mazgin of the Roaring Fork River shall be subject to heightened review
as an environmentally sensitive area. Although there is no proposed development on the lower bench of
the property and the triangulaz portion that crosses the Roaring Fork River, the application for the
construction of the affordable housing small cabin is subject to stream mazgin review. According to the
materials submitted by the applicant, the cabin will be located twenty (20) feet from the top of slope.
Steam mazgin standads state that "there is no development other than approved vegetation planting
taking place below the top of slope or within 15 feet of top of slope or the high waterline, whichever is
most restrictive."
The exiting facility has several previously approved elements on the lower bench, in the 100 yeaz flood
plain; a split rail fence, "tiny town," which is a small movie set fapade backstop on the southeast corner
of the corral, and a shed. The applicant requests to keep the elements to be used in association with the
proposed (day care) center.
An existing fisherman's easement on the west bank of the river has been previously approved.
Staff finds that the applicant has worked to meet the goals of the Engineering and Parks
Departments for compliance with the standards of the stream margin review. For the proposed
changes to the driveway, the Engineering Department is requiring a drainage and stormwater study
for all impervious area on the site. The Code reguires dedication of a fisherman's easement, and one
has been previously provided along the western bank of the Roaring Fork River.
Staff recommends approval of the stream margin review, as the small cabin, minor reconfiguration
of the driveway and proposed landscaping are minor in nature compared to the size and scale of the
existing, previously approved development, and do not negatively affect the river or riparian zone.
See Exhibit E for Stream Margin review criteria and Staff findings
REFERRAL AGENCY COMMENTS:
The City Engineer, Zoning Officer, Parks Department, Fire Mazshal, Aspen Consolidated Sanitation
District, Building Department, Housing Department, Utilities, Transportation, and Parking
Departments have all reviewed the proposed application and their requirements have been included
as conditions of approval when appropriate.
STAFF RECOD'Il1~NDATION:
Staff recommends that the Planning and Zoning Commission approve the application for Special
Review for Pazking, 8040 Greenline Review, Stream Mazgin Review. Staff recommends that the
Planning and Zoning Commission approve the application to recommend approval of the
consolidated Specially Planned Area (SPA) Amendment and GMQS review for an essential public
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facility to convert the Silver Lining Ranch into a Jewish Community Center, for the addition of a
small cabin to be used for affordable housing, driveway reconfiguration and associated landscaping.
RECOMMENDED MOTION (ALL MOTIONS ARE WORDED IN THE AFFHtMITIVE~:
"I move to approve Resolution #35, Series 2008, approving Special Review for Pazking, 8040
Greenline Review, and Stream Margin Review, and recommending approval of the consolidated
Specially Planned Area (SPA) Amendment and GMQS review for an essential public facility."
ATTACHMENTS:
EXHIBIT A -Specially Planned Area (SPA) -review standazds and Staff findings
EXHIBIT B-GMQS -review criteria and Staff fmdings
EXHIBIT C -Special Review - standazds and Staff fmdings
EXHIBIT D - 8040 Greenline Review - standazds and Staff fmdings
EXHIBIT E -Stream Mazgin Review - standazds and Staff findings
EXHIBIT F - DRC Comments
EXHIBIT G -Application
EXI-IIBIT H -Supplemental Drawing -Site Plan
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10
RESOLUTION N0. _,
(SERIES OF 2009)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION
GRANTING APPROVAL FOR SPECIAL REVIEW OF PARKING REQUIREMENTS,
8040 GREENLINE REVIEW, AND STREAM MARGIN REVIEW FOR THE ASPEN
JEWISH COMMUNITY CENTER, LOCATED ON LOT 5 OF THE STILLWATER
RANCH SUBDIVISION, AND RECOMMENDING THE CITY COUNCIL APPROVE A
CONSOLIDATED SPECIALLY PLANNED AREA (SPA) AMENDMENT AND
GROWTH MANAGEMENT REVIEW AS AN ESSENTIAL PUBLIC FACILITY FOR
THE CONVERSION OF THE SILVER LINING RANCH INTO A JEWISH
COMMUNITY CENTER, LOCATED UPON LOT 5 OF THE STILLWATER RANCH
SUBDIVISION, COMMONLY KNOWN AS THE SILVER LINING RANCH, 1490 UTE
AVENUE, CITY OF ASPEN, COLORADO.
PARCEL ID: 2735-184-06-805
WHEREAS, The Community DevelopmenYTSepartment received an application from the
Aspen Jewish Resource Center Chabad of Aspen, represented by Alan Richman of Alan
Richman Planning Services, for review for Art, Cultural, and Civic Use in the Academic zone
district; Special Review for pazking requirements in the Academic zone district; 8040 Greenline
Review; Stream Mazgin Review; and Conceptual/Final Specially Planned Area (SPA) Review
for the property commonly known and referred to as the "Silver Lining Ranch" which has
previously been designated a specially planned azea (SPA) on the City of Aspen Official Zone
District Map; and
WHEREAS, Resolution No. 4, Series of 1997, of the Planning and Zoning Commission
of the City of Aspen, granted approval of the Stillwater Ranch Subdivision for Conditional Use
Review for Art, Cultural, and Civic Use in the Academic zone district; Special Review for
pazking requirements in the Academic zone district; 8040 Greenline Review; Stream Mazgin
Review; and
WHEREAS, Ordinance No. 11, Series of 1997, of the City Council of the Ciry of Aspen,
granted final approval of the Stillwater Ranch Subdivision Specially Planned Area (SPA) final
development plan, and to grant a GMQS exemption for anon-profit entity qualifying as an
essential public facility; and
~~~1;
WHEREAS, Resolution No. 24, Series of`2006, the Planning and Zoning Commission
approved with conditions, a Growth Management Review to determine employee generation, and
Special Review to establish off-street pazking requirements; and recommending approval to City
Council of a Growth Management Review as an Essential Public Facility; and
P21
WHEREAS, Ordinance No. 36, Series of 2006, of the City Council of the City of Aspen,
granted approving Growth Management review for the Jewish Community Center as an essential
public facility; and
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WHEREAS, upon initial review of the'application and the applicable code standards, the
Community Development Department recommended approval with conditions of a Specially
Planned Area (SPA); and,
WHEREAS, during a duly noticed public hearing on January 20, 2009, upon further
public testimony, discussion and consideration, the Planning and Zoning Commission adopted
Resolution No. _, Series of 2009 by a to ~-~ vote; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the development
proposal meets or exceeds all the applicable development standards and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the Aspen Area
Community Plan; and,
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1•
Pursuant to the procedures and standazds set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby recommends City Council approval of a Consolidated
Specially Planned Area (SPA) Amendment and Growth Management Quota System Review for
an Essential Public Facility. The Planning and'Zoriiiig'Commission approves the application for
Special Review for Pazking, 8040 Greenline Review, and Stream Mazgin Review.
Section 2: Building
The Applicant shall meet adopted building codes and requirements if and when a building permit
is submitted. Accessible routes to any public right-of--way and accessible pazking spaces will be
required. The proposed project will be subject to the newly adopted Use Tax on building
materials. The proposed project may be required to comply with a newly developed Efficient
Building Program for Commercial projects.
Section 3: Engineerine
The building permit application shall include a drainage and stormwater study for all impervious
azea on site. The developer will be required to be granted permission from the Aspen Club to
construct the retaining wall on the western side of the property. Impacts of construction outside
the sites property boundary must be agreed upon with neighboring properties and addressed in
the construction management plan. A construction management plan must be submitted in
conjunction with the building permit application. The plan must include a planned sequence of
construction that minimizes construction impact:''; to the public. The plan shall describe
mitigation for: parking, staging/encroachments, .tnigk traffic, noise, dust, and erosion/sediment
pollution. The Applicant's design shall be Cump,(ant with all sections of the City of Aspen
Municipal Code, Title 21, and all design and construction standazds published by the Engineering
Department.
Section 4: Affordable Housine Audit
The applicant shall submit an employee audit prior to building permit issuance and two yeazs
after issuance of C.O. The form and methodology of the audit shall be reviewed by APCHA and
P23
be consistent for both audits. The applicant shall provide mitigation for any increase in employees
unless otherwise waived by City Council. It is the applicants responsibility to submit the audit.
Section 5: Fire Mitieation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not
limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire
sprinkler and fire alarm systems (IFC, as amended;, 5`eetion 903 and 907).
3i,
Section 6: Public Works ~ ';!i' '
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and
with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of
the Aspen Municipal Code, as required by the City of Aspen Water Department. Utility
placement and design shall meet adopted City of Aspen standazds.
Section 7: Sanitation District Requirements
Oil and Grease interceptors are required for all new and remodeled commercial kitchens and food
processing establishments. Permanent improvements aze prohibited in sewer easements or right of
ways including hazd landscaping which will impact public ROW or easements owned by the
district. A revocable license issued by the district to the Institute will be required to construct a
terrace on the district's easement. Prior approval of construction material for the terrace will be
required. Additional access easements will be required from the applicant to the district to
facilitate the district's ability to maintain the main sanitary sewer lines. Service is contingent
upon compliance with the District's rules, regulations, and specifications, which are on file at the
District office. ACSD will review the approved Drainage plans to assure that cleaz water
connections are not connected to the sanitary sewer system. On-site utility plans require approval
by ACSD. ACSD will not approve service to food,pfocessing establishments retrofitted for this
use at a later date. Driveway entrance drains must-rain to drywells, elevator shafts drains must
flow thru o/s interceptor. Permanent improvements~e:prohibited in sewer easements or right of
ways. All ACSD fees must be paid prior to fete issuance of an excavation/foundation or
access/infrastructure permit.
Section 8: Environmental Health
The state of Colorado mandates specific mitigation requirements with regard to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise abatement
and pool designs.
Section 9: Exterior LiEhtin¢
All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to
Land Use Code Section 26.575.150, Outdoor lighting.
;t"'''
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Section 10: Dimensional Standards
The dimensional requirements which shall apply to this property aze as follows:
nnFVinirer v_evrunvFn nTMFNCmNAi, RF.niJiRF,MF.NTS /PROPOSED CHANGES
Dimensional Standard V Approved SPA Plan Proposed
Dimension Dimensions
Minimum Lot Size 6 acres no change
Minimum Lot Area Per Dwelling Unit 2 acres per unit no change
Minimum Lot Width 200 feet no change
Minimum Front Yazd Setback 30 feet no change
Minimum Side Yazd Setback 20 feet Amend building
`~ envelope to
accommodate
revised arlcin
Minimum Reaz Yazd Setback 20 feet no change
Maximum Height 28 feet (Measured to the mid- no change
point of the roof on all sides o
the building, except for the
east-facing elevation, which
was limited to 32.5 to the mid
oint of the roof
Minimum Distance Between Principal and No Requirement no change
Accesso Buildin s
Percent of Open Space Required for Building Site As shown on site plan (30%) Add small cabin
Floor Area Ratio Allowable floor azea shall not Add 700 sq. ft. for
exceed 14,000 square feet the affordable
housin cabin
Off-Street Pazking 3 garage spaces, 10 outdoor 3 garage spaces, 21
s a~ s outdoors aces
Section 11: Allowed Uses:
In addition to the permitted and conditional uses allowed in the Academic and Conservation zone
districts, this property is also allowed to be used for Arts, Cultural, and Civic Uses, and
Affordable housing for employees of the Arts, Cultural and Civic Uses. The proposed activities
in the Jewish Community Center include; apre-school, Hebrew school, adult education, religious
services, and special events. The uses which shall apply to this property aze as follows:
erm,rr,r~nv n~ er~rrvrTrFC eT THF.iFWiCH f'nMMiJN1TY CENTER
U.,......~....
Activity
Time Period
Frequency
Attendance
Proposed TDM*
measures
Pre-School Sam to 3pm 5 days per week 35-40 children Pick-up and drop off
at Koch Lumber Yard
Pazk
Hebrew 3:30pm to Spm 2 days per week 8-10 children Aspen Club & Cross
School Town Shuttle
P25
Teen Program 6pm to 8pm 1 night per 20-25 persons Aspen Club & Cross
month" Town Shuttle
Adult 10:30am to 11:30 am 1 day per week 5-10 persons Aspen Club & Cross
Education 7:30pm to 9pm 1 night per 15-20 persons Town Shuttle
week
Religious Friday azound sundown every week 10-20 persons No special
services Saturda gam to Noon 10-40 ersons measures**
Special events Evenings and weekends 5-10 events per more than 50, less Pick-up and drop off
yeaz than 200 per at Rio Grande
event Parking Gazage and
Little Nell Hotel
Affordable Yeaz round 3 units on-site 6.25 employees Bicycles will be
Housing provided. Caz shazing
with Aspen Club
em to ees?
*Transportation Demand Management (TDM)
**A significant percentage of the persons who attend religious services in the congregation aze
observant Jews and will not drive a car or take a shuttleto services. These persons can be expected to
walk to and from the facility.
Section 12: Parks
An approved tree permit is required before submission of the building permit set (decrease the
amount of spruce trees, increase in aspen, cottonwood, Douglas fir, and service berry bushes).
The new grading and planting will require City seed mixes and approval of the landscaping. All
new plantings will need to be imgated and the landscape plan reviewed by Pazks Department.
Tree protection fences must be in place and inspected by the city forester or his/her designee
before any construction activities aze to commence. No excavation, storage of materials, storage
of construction backfill, and storage of equipment, foot or vehicle traffic allowed within the drip
line of any tree on site. Hand work only will be approved within the protection zones and for the
re-opening of the irrigation ditch.
Section 13: Transaortation
Transportation requests that the Jewish Community Center meet with Staff prior to each summer
season to discuss their schedule of events and associated transportation/pazking impacts as well
as mitigation such as increased shuttle service, etc. Transportation requests that the Jewish
Community Center communicate with event staff/attendees about alternative transportation
options prior to lazge events. ~ ,fc
Section 14:
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented before
the Planning and Zoning Commission or City Council, aze 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 15•
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This Resolution shall not affect 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 16:
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 sepazate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 20th day of
Januazy, 2009.
APPROVED AS TO FORM:
Jim True, Special Counsel
ATTEST:
Jackie Lothian, Deputy City Clerk
PLANNING AND ZONING COMMISSION:
LJ Erspamer, Chair
`-
.,
,:
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EXHIBIT A
sPa
Sec. 26.440.050. Review standards for development in a Specially Planned Area (SPA),
A. Genera]. In the review of a development application for a conceptual development
plan and a final development plan, the Planning and Zoning Commission and City Council shall
consider the following:
I. Whether the proposed development is compatible with or enhances the mix of
development in the immediate vicinity of the parcel in terms of land use, density, height,
bulk, architecture, landscaping and open space. ,..
Stafff Finding:
The applicant does not propose any exterior changes to the existing structure, which
was approved in 1997. The existing building was designed to appear to be a single family
residence, breaking up the visual height and bulk through a variety of roof forms and
pedestrian level porches. The addition of a small affordable housing cabin enhances the
mix of development by adding development at a smaller scale, which helps to reduce the
perceived mass from the river and associated trails. Staff finds this criterion to be met.
2. Whether sufficient public facilities and roads exist to service the proposed
development.
St~Findin2:
The proposal will remove bathroom fixtures in the conversion to a Jewish Community Center,
reducing the water and sewer loads, even with the addition of a small cabin. The proposed traffic
mitigation plan includes; anew free shuttle service for pre-school and special events,
coordination with the Aspen Club existing and proposed shuttle, the City of Aspen Cross Town
shuttle, a new bike/pedestrian path, and disincentives to personal auto use (see page 13 -table 3
of the application). Staff finds this criterion to be met.
3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of mudflow, rock
falls, avalanche dangers and flood hazards.
Sta Finding: •; ~,
The previously approved building envelope allows far development in the upper bench of the
property. The lower bench is zoned Conservation (C) and was approved with Stream Margin
review in 1997. The avalanche danger from the "Ute Chutes " (drawing A.01 in the application)
does not reach the buildings, but does reach the property. While the cabin will be located
adjacent to the top of slope of the Roaring Fork River and the parcel is potentially exposed to the
edge of an avalanche, it is not in immediate danger of mudflow, rock falls, avalanche, or flood
hazards. Stafffinds this criterion to be met.
4. Whether the proposed development creatively employs land planning techniques
to preserve significant view planes, avoid adverse environmental impacts and provide open
space, trails and similaz amenities for the users of the project and the public at large.
Staff Finding:
As described above, the existing development avoids the River, riparian area, and is sensitive to
the landscape. The proposed parking and revised vehicular circulation route allows for more
efficient use of the site without significant construction. The proposed bike path will not only
,,
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provide an option for users of the Center, but will also be an amenity for the public. Staff finds
this criterion to be met.
5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staff Finding:
In the Arts, Culture, and Education section in the AACP, the first and last goals are to
"encourage collaboration in Arts, Culture, and Education" to "ensure the provision of public
facilities and services to sustain art, culture, and education in the community. " (The Ciry of
Aspen) "will foster artistic creativity and excellence, promote cultural diversity, and provide
continuing learning opportunities.... Nurture intellectual and spiritual growth that enriches our
lives while challenging our imaginations. " Establishing a Jewish Community Center promotes
cultural diversity and nurtures intellectual and spiritual growth. Operating apre-school is a very
difficult economic model in the City of Aspen, and seeking to open a new pre-school that will be
open to all members of the community reflects a significant learning opportunity. Other
educational programs for teens and adults, including both Jewish persons and members of the
broader community, represents an additional learning opportunity, promotes cultural diversity
and promotes understanding between cultures.
The creation of affordable housing meets a Housing section goal to "reinforce and enhance a
healthy social balance for our community and enhance the character and charm of Aspen. "
Improvements to the pedestrian and bike paths are action plan items that are in compliance with
the AACP. Stafffinds this criterion to be met.
6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel or the surrounding neighborhood.
Staff Finding:
The proposal does not require public funds to provide public facilities for the proposed parcel.
The applicant has been working with the Transportation and Engineering Departments to
address additional impacts to the existing shuttle and for the proposed services. Staff finds this
criterion to be met.
7. Whether proposed development on slopes in excess of twenty percent (20%) meet
the slope reduction and density requirements of Subsection 26.445.040.B.2.
Staff Finding:
Not applicable.
8. Whether there are sufficient GMQS a}~otments for the proposed development.
Staff Finding:
If continued to be determined an essential public facility, this criterion is not applicable.
B. Vaziations permitted. The final development plan shall comply with the requirements
of the underlying zone district; provided, however, that vaziations from those requirements may
be allowed based on the standards of this Section. Variations may be allowed for the following
requirements: open space, minimum distance between buildings, maximum height, minimum
front yard, minimum rear yard, minimum side yazd, minimum lot width, minimum lot area, trash
access azea, internal floor area ratio, number of off-street parking spaces and uses and design
standards of Chapter 26.410 for streets and related improvements. Any vaziations allowed shall
be specified in the SPA agreement and shown on the final development plan.
P29
Sta Finding:
The applicant is proposing to amend the SPA in order to add to the permitted uses for the
property in the Academic (A) zone district andfor.charnges to the dimensional requirements in the
SPA for the property.. The requested uses are; Arts,- Cultural, and Civic Uses; and Affordable
housing for employees of the Arts, Cultural and Civic Uses. The building envelope would need to
be amended to allow for the new parking along the west edge of the property. The maximum
allowable floor area is proposed ro be amended to allow for the addition of a small affordable
housing cabin -approximately 700 square feet. Staff finds this criterion to be met due to the
minor changes to the site plan and for the creation of affordable housing.
,,,a~,,
rs
a ~,
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EXHIBIT B
GMQS
Sec. 26.470.050. Geueral requirements.
B. General requirements: All development applications for growth management review
shall comply with the following standazds. The reviewing body shall approve, approve with
conditions or deny an application for growth'miipagement review based on the following
generally applicable criteria and the review criteria applicable to the specific type of
development: 1_.
1. Sufficient growth management allotments aze available to accommodate the
proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year
development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet
this standard.
Staff Finding:
If determined to be an essential public facility, the additional cabin square footage will not be
applicable. Staff finds this criterion to be met.
2. The proposed development is consistent with the Aspen Area,Community Plan.
Staff Finding:
From the AACP; "Aspen as a unique community... in which arts, culture and education provide
cornerstones of our lifestyle, character, and economy. " The Jewish Community Center will
provide a venue to facilitate many of the goals of AACP, specifically Arts, Culture, Education,
and Housing. Staff finds this criterion to be met.
3. The development conforms to the. requirements and limitations of the zone
district. ,: °! i'.,`
i~~'
Staff Finding: ;,
The Land use Code states, "the dimensional requirements which shall apply to all permitted and
conditional uses in the Academic (A) zone district shall be set by the adoption of a conceptual
development plan and final development plan, pursuant to Chapter 26.440, specially planned
area. The Academic (A) zone district requirements are set by the SPA, no variations from the
requirements and limitations are requested or necessary. Staff finds this criterion to be met.
4. The proposed development is consistent with the Conceptual Historic
Preservation Commission approval, the Conceptual Commercial Design Review approval
and the Conceptual Planned Unit Development approval, as applicable.
Staff Finding:
Not applicable.
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees
generated by the additional commercial or lodge development, according to Subsection
26.470.IOO.A, Employee generation rates, are mitigated through the provision of
affordable housing. The employee generation mitigation plan shall be approved pursuant
to Pazagraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the
Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may
choose to provide mitigation units at a lower category designation.
;, ea.
1; ,:-~,
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Sra Findin
The applicant is not seeking a "waiver" of the affordable housing requirement, but is proposeing
to house 5.75 employees on-site (1.75 employees for (2) one-bedroom units and 2.25 employees
for the two-bedroom unit). Approximately 9 to 10 full time employees (FTE's) will be generated,
therefore, approximately 60% (5.75/9.5=0.6) of the a,~ordable housing demand will be mitigated
by the applicant. Staff finds this criterion to be met.
6. Affordable housing net livable area, for which the finished floor level is at or
above natural or finished grade, whichever is higher, shall be provided in an amount equal
to at least thirty percent (30%) of the additional free-market residential net livable area, for
which the finished floor level is at or above natural or finished grade, whichever is higher.
Affordable housing shall be approved pursuant to Pazagraph 26.470.070.4, Affordable
housing, and be restricted to a Category 4 rats as defined in the Aspen/Pitkin County
Housing Authority Guidelines, as amended; An applicant may choose to provide
mitigation units at a lower category designatign. Affordable housing units that are being
provided absent a requirement ("voluntary units") may be deed-restricted at any level of
affordability, including residential occupied.
Staff Finding:
Not Applicable.
7. The project represents minimal additional demand on public infrastructure, or
such additional demand is mitigated through improvement proposed as part of the project.
Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy
and communication utilities, drainage control, fire and police protection, solid waste
disposal, parking and road and transit services. (Ord. No. 14, 2007, § I }
Staff Finding:
Please see 5PA criterion 2. Stafffinds this criterion to be met.
Sec. 26.470.090. City Council applications.
The following types of development shall be approved, approved with conditions or
denied by the City Council, pursuant to Section 25:470.110, Procedures for review, and the
criteria for each type of development described below., Except as noted, all growth management
applications shall comply with the genera} requiretrfemts of Section 26.470.050. Except as noted,
all City Council growth management approvals shalt be deducted from the respective annual
development allotments and development ceiling levels.
4. Essential public facilities. The development of an essential public facility, upon
a recommendation from the Planning and Zoning Commission, shall be approved,
approved with conditions or denied by the City Council based on the following criteria:
a. The Community Development Director has determined the primary use
and/or structure to be an essential public facility (see definition). Accessory uses may
also be part of an essential public facility project.
Sta Findin
The applicant is requesting that the Jewish Community Center continue to be an Essential Public
Facility as determined in Ordinance No. 36, Series of 2006 (see Exhibit 118 in the application). Staff
finds this criterion to be met.
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b. Upon a recommendation from the Community Development Director,
the City Council may assess, waive or partially waive affordable
housing mitigation requirements as is deemed appropriate and
warranted for the purpose of promoting civic uses and in consideration
of broader community goals. The employee generation rates may be
used as a guideline, but each operation shall be analyzed for its unique
employee needs, pursuant to Section 26.470.100, Calculations.
Sta Findin
The applicant is not requesting a waiver if the affordable housing mitigation. Please see GMQS
criterion 5. Staff frnds this criterion to be met.
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EXHIBIT C
Chapter 26.430
SPECIAL REVIEW
Sec. 26.430.040. Review standards for special review.
No development subject to special review shall be permitted unless the Planning and Zoning
Commission makes a determination that the proposed development complies with all standards
and requirements set forth below.
A. Dimensional requirements. Whenever the dimensional requirements of a proposed
development are subject to special review, the development application shall only be approved if
the following conditions aze met.
1. The mass, height, density, configuration, amount of open space, landscaping and
setbacks of the proposed development ate designed in a manner which is compatible with
or enhances the character of surrounding ]and uses and is consistent with the purposes of
the underlying zone district.
Sta Findin :Please see SPA criterion (A)I provided in Exhibit A of the packet. Staff finds this
criterion to be met.
2. The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses or will mitigate those impacts, including but not limited to
the effects of shading, excess traffic, availability of pazking in the neighborhood or
blocking of a designated view plane. `.!'
Sta Finding The proposed Jewish Communitq:Center will increase traffic (see Exhibit #9 of the
application). Staff recommends that the applicant continue to work with the Engineering and
Transportation Departments to establish a 'Traffic Mitigation Plan' - a pedestrian/6ikeway
connection and transportation plan that will be presented and reviewed prior to City Council
Review. Stafffrnds this criterion to be met.
P34
~i~
Chapter 26.435
EXHIBIT D
DEVELOPMENT IN ENVII2ONMENTALLY SENSITIVE AREAS (ESA)
Sec. 26.435.030. 8040 Greenline review.
26.435.030 C. 8040 Greenline review standards. No development shall be permitted at,
above or one hundred fifty (150) feet below the 8040 Greenline unless the Planning and Zoning
Commission makes a determination that the proposed development complies with all
requirements set forth below.
1. The parcel on which the proposed development is to be located is suitable for
development considering its slope, ground stability characteristics, including mine
subsidence and the possibility of mudflow, rock falls and avalanche dangers. If the pazcel
is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the
soils or, where necessary, cause them to be removed from the site to a location acceptable
to the City.
Staff Finding The applicant has worked with both Engineering and the Parks Departments to
restore the area fifteen feet (I S) from top of slope to top of slope with native vegetation, detailed
in the landscape and surveys of the drawings submitted by the applicant. Staff finds this criterion
to be met.
2. The proposed development does not have a significant adverse affect on the
natural watershed, runoff, drainage, soil erosion or have consequent effects of water
pollution.
Staj1 Finding_ The applicant has been working with the Engineering and Parks Departments to
resolve any development or construction erosion, sedimentation, and drainage to mitigate any
potential far pollution or interference with the natural changes of the river. Any on-site drainage
issues will be addressed per a grading and erosion control plan provided at the time of building
permit submittal, all drainage will be accommodated within the parcel, no drainage will be
allowed into the river or onto its banks. Stafffinds this criterion to be met.
3. The proposed development does not have a significant adverse affect on the air
quality in the City.
Sta Finding: The applicant has worked with Environmental Health to determine that the traffic
increase will be mitigated to provide environmentally sensitive alternatives in order to comply
with the requirements of the review. Staff frnds this criterion to be met.
i;
4. The design and location off' any, propped development, road or trail is compatible
with the terrain on the parcel on which the prgposed development is to be located.
Staff Finding.• The applicant has worked with The Engineering and Parks Departments to
determine that the road and [rail improvements are compatible with the terrain in order to
comply with the requirements of the review. Stafffinds this criterion to be met.
5. Any grading will minimize, to the extent practicable, disturbance to the terrain,
vegetation and natural land features.
P35
Sta Finding The applicant has worked with both Engineering and the Parks Departments to
minimize the disturbance to the terrain, vegetation, ps detailed in the landscape and surveys of
the drawings submitted by the applicant. Staff finds this`criterion to 6e met.
,..
6. The placement and clustei•ing,of s'~ otures will minimize the need for roads,
limit cutting and grading, maintain' open space and preserve the mountain as a scenic
resource.
Sra Finding The applicant is not proposing any modifications to the existing building. The
proposed affordable housing cabin complies with this criterion, as detailed in the site section,
landscape, surveys, and architectural drawings submitted by the applicant. Staff finds this
criterion to be met.
7. Building height and bulk will be minimized and the structure will be designed to
blend into the open chazacter of the mountain.
Sta Findittg The applicant is not proposing any modifications to the existing building. The
proposed affordable housing cabin complies with this criterion, as detailed in the drawings
submitted by the applicant. Stafffinds this criterion to be met.
8. Sufficient water pressure and other utilities are available to service the proposed
development.
St~Finding The applicant is not proposing any modifications to the existing building. There
are already utilities in place to serve the site, and thf~roposed affordable housing cabin will not
put excessive demands on the existing systems. Stafff:nds this criterion to be met.
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9. Adequate roads are available to serve the proposed development and said roads
can be properly maintained.
Sta Finding The applicant is not proposing any modifications to the existing building. The
proposed affordable housing cabin complies with this criterion, as detailed in the drawings
submitted by the applicant. Staff finds this criterion to be met.
10. Adequate ingress and egress is available to the proposed development so as to
ensure adequate access for fire protection and snow removal equipment:
Sta Finding The existing site plan and approvals accounted for fire protection and snow
removal with a loop around the facility, which will not be affected by the minor changes to the
site plan, as detailed in the drawings submitted by the applicant. Staff finds this criterion to be
met.
I1. The recommendations of the Aspen Area Community Plan:
Pazks/Recreation/Trails Plan are implemented in the proposed development, to the greatest
extent practical. (Ord. No. 55-2000, § 7)
Sta Finding Please see criterion 2 of the stream margin review standards (Exhibit E). Staff
finds this criterion to be met. 1,`"
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P36
EXHIBIT E
Chapter 26.435
DEVELOPMENT IN ENVIItONMENTALLY SENSITIVE AREAS (ESA)
Sec. 26.435.040. Stream margin review.
,; .:
26.435.040 C. Stream mazgin review standazds. No development shall be permitted within
the stream mazgin of the Roaring Fork River unless the Community Development Director makes
a determination that the proposed development complies with all requirements set forth below:
1. It can be demonstrated that any proposed development which is in the Special Flood
Hazard Area will not increase the base flood elevation on the pazcel proposed for
development. This shall be demonstrated by an engineering study prepazed by a
professional engineer registered to practice in the State which shows that the base flood
elevation will not be raised, including, but not limited to, proposing mitigation techniques
on or off-site which compensate for any base flood elevation increase caused by the
development;
Sta Finding.• The proposed development will not increase the base flood elevation. The proposal
will not affect the river, all development is required to follow the Engineering Department
checklist, site grading plan, drainage and erosion plan, and excavation and stabilization plan
which will not allow disturbance to the river. The applicant has requested to maintain several
structures which are currently located within the floodplain, which have been allowed in previous
approvals. Stafffinds this criterion to be met.
2. The recommendations of the Aspen Are~.Community Plan: Pazks/Recreation/Open
Space/Trails Plan and the Roaring Fork River Greenway Plan aze implemented in the
proposed plan for development, to, the greate~t,extent practicable. Areas of historic public
use or access shall be dedicated via a ~reeozded easement for public use. A fisherman's
easement granting public fishing access within the high water boundaries of the river
course shall be granted via a recorded "Fisherman's Easement;" and
Staff Finding Staff finds that the application has worked to meet the goals of the Engineering
and Parks Departments to maintain the high water boundaries of the river course. As noted on
the survey, "this property is subject to all easements, rights-of--way and/or requirements as noted
or shown in the records of the Pitkin County Clerk & Recorder. The Code requires dedication of
a fisherman's easement, which has already been provided. Stafffinds this criterion to be met.
3. There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of
a specifically defined building envelope. A building envelope shall be designated by this review
and said envelope shall be designated by this review and said envelope shall be recorded on a plat
pursuant to Subsection 26.435.040.F.1; and
Staff Finding The applicant has worked with both Engineering and the Parks Departments to
restore the area fifteen feet (15) from top of slope to top of slope with native vegetation, detailed
in the landscape and surveys of the drawings submitted by the applicant. Staff finds this criterion
to be met.
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4. The proposed development does not pollute or interfere with the natural changes of
the river, stream or other tributary, iRCl~dipg erosion and/or sedimentation during
construction. Increased on-site drainage; sl 11 be accommodated within the pazcel to
prevent entry into the river or onto its banks. ~ools or hot tubs cannot be drained outside of
the designated building envelope; and
P37
Sta Finding The applicant has been working with the Engineering and Parks Departments to
resolve any development or construction erosion, sedimentation, and drainage to mitigate any.
potential for pollution or interference with the natural changes of the river. Any on-site drainage
issues will be addressed per a grading and erosion control plan provided at the time of building
permit submittal, all drainage will be accommodated within the parcel, no drainage will be
allowed into the river or onto its banks. Staff finds this criterion to be met.
5. Written notice is given to the Colorado Water Conservation Board prior to any
alteration or relocation of a water course and!a copy of said notice is submitted to the
Federal Emergency Management Agency; and; ii;
St~Finding 77te water course will not be altered o~ relocated, Stafffinds this criterion to be not
applicable.
6. A guazantee is provided in the event a water course is altered or relocated, that
applies to the developer and his heirs, successors and assigns that ensures that the flood
carrying capacity on the parcel is not diminished; and
Sta Finding The proposed development will nor alter or relocate the water course (see criterion
S). Staff finds this criterion to be not applicable.
7. Copies are provided of all necessary federal and state permits relating to work
within the 100-yeaz flood plain; and
St Finding There is no work proposed within the 100 year flood plain, Staff finds this criterion
to be not applicable.
8. There is no development other than approved native vegetation planting taking
place below the top of slope or within fifteen (15) feet of the top of slope or the high
waterline, whichever is most restrictive. This is an effort to protect the existing riparian
vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses)
outside of the designated building envelops~on the river side shall be native riparian
vegetation as approved by the City. A:.l~tdscape plan will be submitted with all
development applications. The top.. of slope~knd 100-year flood plain elevation of the
Roaring Fork River shall be determined by the Stream Margin Map located in the
Community Development Deparhnent and filed at the City Engineering Department; and
Staff Finding The applicant has worked with both Engineering and the Parks Departments to
restore the area fifteen feet (IS) from top of slope to top of slope with native vegetation, detailed
in the landscape and surveys of the drawings submitted by the applicant. Staff finds this criterion
to be met.
9. All development outside the fifteen (15) foot setback from the top of slope does not
exceed a height delineated by a line drawn at a Forty-five (45) degree angle from ground
level at the top of slope. Height shall be measured and determined by the Community
Development Director using the definition for height set forth at Section 26.04.100 and
method of calculating height set forth at Section 26.575.020 as shown in Figure "A";
StaflFinding The applicant is not proposing any exterior modifications to the existing building.
The proposed affordable housing cabin complies with this criterion, as detailed in the site section
provided, landscape and surveys of the drawings submitted by the applicant (see drawing A.01 in
the application). Staff finds this criterion to be met.
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P38
10. All exterior lighting is low and downcast with no light(s) directed towazd the river
or located down the slope and shall be in compliance with Section 26.575.150. A
lighting plan will be submitted with all development applications; and
Stajj'Finding_ The applicant has worked with the Zoning Officer to determine that the lighting
will comply with the requirements of the review as seen in the architectural drawings submitted
by the applicant. Stafff:nds this criterion to be met.
11. There has been accurate identification of wetlands and riparian zones.
StatJ Finding The applicant has worked with the Community Development Staff to determine the
accuracy of the surveys, engineering, landscape and architectural drawings submitted by the
applicant. Staff finds this criterion to be met.
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P39
DRC EXHIBIT F
November 13, 2008
City Parks Department Requirements
Property: Jewish Community Center
Conditions of Approval:
1) Tree Protection: A vegetation protection fence shall be erected at the drip line of
each individual tree or groupings of trees remaining on site and their represented drip
lines. A formal nlan indicatine the location of the tree protection will be required for
the bldg Hermit set. No excavation, storage of materials, storage of construction
backfill, and storage of equipment, foot or vehicle traffic allowed within the drip line
of any tree remaining on site. This fence must be inspected by the city forester or
his/her designee (920-5120) before any construction activities aze to commence.
Please note the tree protection code includes native species or serviceberry, gamble
oak and other shrubs. These have not been reflected in the application. The applicant
should be awaze that these species will affect the overall mitigation requirements.
2) Plant Spacing_ Appropriate spacing will be required for all new plantings.
Coniferous Trees will require adequate spacing between trees and distance from
buildings or structures to allow for mature growth. Deciduous Trees will require
adequate spacing from structures to accommodate mature growth in height.
3) Seed Mix and Irrigation: Applicant shall use the City of Aspen approved native
seed mix and a temporary or permanent irrigation system will be required for
establishment of native area disturbed during construction.
4) Weed Mana ement: Applicant shall detail and define how it will manage noxious
weeds during the seed establishment period.
5) Trail Easements: City Pazks Department will require a 15-foot public trail
easement around the follows property line from. the corner adjacent to the Fabi
Benedict Bridge along the river and back up to the driveway entrance on Ute Ave.
In addition the City is requiring a 15-fp`of pu~~lic trail easement, location to be
determined, on the triangulaz portion of the property located across the river.
The actual location of the public trails will be determined and located in the field
prior to any approvals.
6) Stream Maz~in: The applicant has requested to maintain several structures which
aze currently located within the floodplain. As required by the Stream Margin
Review all non-exempt structures located within the flood plain aze to be removed
P40
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and the area re-vegetated back to its native state. A detailed plan should be
provided showing the removal of these items and the plans for re-vegetating the
areas of impact.
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Page 1 of 1
P41
Jason Lasser
From: Chris Bendon
Sent: Tuesday, January 13, 2009 5:29 PM
To: Jason Lasser
Cc: 'Alan Richman'; Jim True; Brian Flynn
Subject: JCC trail request
ason: I read the comments from the Parks Department and cannot support a condition requiring a trail dedication on the JCC
ase. I think their desire is well placed .but neither the code nor the proposed improvements allow us to require this. Nothing in
re development application, the nature of the proposed uses, or the proposed physical changes to the property result in a
istifiable exaction of a trail easement from the property owner. The City may ask for a trail easement and the applicant may offer
uch an easement, but not as a requirement of approval. Otherwise, it looks like a classic Nolan situation. The City retains two
ptions to obtain an easement if it chooses: 1) work in a cooperative manner with the landowner in the acquisition of an
asement. This could involve the purchase of the easement. Or, 2) pursue condemnation of an easement. In this case the City
could need to show public purpose and may also need to compensate the landowner.
sheers,
:hris Bendon, AICP
:ommunity Development Director
:ity of Aspen ~ 970.429.2765
!ww.aspenpitkin.com!
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P42
DRC 12-10-08
ACSD Review Comments
AJCC-Silver Lining Ranch
Service is contingent upon compliance with the District's rules, regulations, and specifications, which
are on file at the District office at the time of construction.
All cleaz water connections are prohibited (roof, foundation, perimeter, patio drains), including
entrances to underground pazking garages.
On-site drainage and landscaping plans require approval by the district, must accommodate ACSD
service requirements and comply with rules, regulations and specifications.
On-site sanitary sewer utility plans require approval by ACSD.
Oil and Grease interceptors are required for all new and remodeled commercial kitchens and
food processing establishments.
Plans for interceptors, separators and containment facilities require submittal by the applicant and
approval prior to building permit.
Glycol snowmelt and heating systems must have containment provisions and must preclude discharge
to the public sanitary sewer system.
Below grade development will require installation of a pumping system.
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One tap is allowed for each building. Shared servicedige agreements may be required where more
than one unit is served by a single service line.
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Permanent improvements are prohibited in areas covered by sewer easements or right of ways to the
lot line of each development.
All ACSD total connection fees must be paid prior to the issuance of a building permit.
Where additional development would produce flows that would exceed the planned reserve capacity
of the existing system (collection system and or treatment system) an additional proportionate fee will
be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional
proportionate fees would be collected over time from all development in the area of concern in order
to fund the improvements needed.
The district will be able to respond with more specific comments and requirements once detailed
building and utility plans are available.
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P43
Date: December 2008
Project: Aspen Jewish Community Center
At The Silver Lining Ranch
City of Aspen
Engineering Department DRC Comments
26.440
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26.440.050 Review Standazds for Development in a SPA
2. Whether sufficient public facilities and roads exist to service the proposed
development
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Currently there aze not adequate pedestrian/trail facilities for the proposed
facility and the Aspen Club. The community center will need to submit a
plan, contribution schedule, and overall cost estimate for the sidewalk and
trail connection. The developer will need to show these infrastructure
improvements mitigate any quality of service impacts on the
neighborhood.
3. Whether the pazcel proposed for development is generally suitable for
development, considering the slope, ground instability, and the possibility of mud
flows, rock falls, avalanche dangers, and flood hazards.
o Shown on site map.
6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the pazcel, or the surrounding
neighborhood.
o Existing Trail and Sidewalk infrastructure is not adequate for the needs of
additional development in the neighborhood. Any additional trail or
sidewalk infrastructure will need;to be provided by the developed in
conjunction with the Aspen C1ub..~Cost estimates, layout and contribution
schedule will need to bey providec~'to the City for review.
26.435 8040 Review
26.435.030 Review Standards
2. The proposed development does not have a significant adverse affect on the
natural watershed, runoff, drainage, soil erosion, or have consequent effect on
water pollution.
o The application states stormwater will be detained on site. The City is
unable to determine where and how this will occur. Limited room due to
the flood plain and stream mazgin will make stormwater quality
infrastructure difficult to install.
4. The design and location of any proposed development, road, or trail is
compatible with the terrain on the pazcel on which the proposed development is to
be located.
o See 26.440 (6) above
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5. Any grading will minimize, to the extent practicable, disturbance to the terrain,
vegetation and natural land features.
o Developer will be required to be granted permission from the Aspen Club
to construction the retaining wall on the western side of the property.
Impacts of construction outside the sites property boundary must be agree
upon with neighboring property and addressed in the construction
management plan.
9. Adequate roads are available to serve the proposed development; and said
roads can be properly maintained
o Application complies
11. The recommendations of the Aspen Area Community Plan:
Pazks/Recreation/Trails Plan aze implemented in the proposed development, to the
greatest extent practical. ` "`
o Applicant will need to determine what sidewalk and trail infrastructure
will ultimately be installed in conjunction with the Aspen Club project.
26.435 Stream Margin Review
26.435.040 Stream Mazgin Review Standazds
1. It can be demonstrated that any proposed development which is in the Special
Flood Hazazd Areas will not increased the base flood elevation on the pazcel
proposed for development. This shall be demonstrated by an engineering study
prepazed by a professional engineer registered to practice in the State of Colorado
which shows that the base flood elevation will not be raised including but not
limited to, proposing mitigation techniques on or off-site which compensate for
any base flood elevation increased caused by the development.
4. The proposed development does not pollute or interfere with the natural
changes of the river, stream or other tributary, including ,erosion and /or
sedimentation during construction. Increased on-site drainage shall be
accommodated within the pazcel to prevent entry into the river or onto its banks.
Pools or hot tubs cannot be drained outside of the designated building envelope.
o The City is unable to determine what impacts increased impervious
surfaces would have on the site. 'I:he developer will need to provide a
drainage and stormwater study fo,~all impervious azea on site.
Miscellaneous
Construction Management - A construction management plan must be submitted in
conjunction with the building permit application. The plan must include a planned
sequence of construction that minimizes construction impacts to the public. The plan
shall describe mitigation for: pazking, staging/encroachments, truck traffic, noise, dust,
and erosion/sediment pollution.
Detailed plans are required prior to council -please see engineering department for
specific details.
Page 1 of 1
Jason Lasser
P45
From: Cindy Christensen
Sent: Wednesday, December 10, 2008 4:07 PM
To: Jason Lasser
Subject: Silver Lining Ranch
am so sorry I missed this meeting. I had every intention of being there and another meeting came up.
Ay concern is with that the deed-restricted units that the Jewish Community Center currently has on Main Street are out of
ompliance. Housing has not seen any one come in and get qualified for this units since 2000; so they are currently out of
ompliance with their current location. There are three units located at the L'Auberge -Category 2 - 2 studios and 1 one-
edroom unit.
,s to the other location, I agree that the three units that they intend to provide would mitigate at 5.75 FTE's. At 9.5 employees,
his would mitigate at 60°h. An audit would definitely need to be required after two years of CO.
,ny questions, please let me know. Again, I am sorry I missed this meeting.
`indy Christensen
[spenjJ°itkin County Rousing Authority
aerafions Manager
??Q-920-555/Fca~c 970-920-55&Q
1812009
P46
Jason Lasser
From: Brian Flynn '`'
Sent: Tuesday, December 09, 2008 2:32 PM
To: 'Alan Richman'; Stephen Ellsperman; Jason Lasser
Cc: aspenchabad@aol.com; srichman@designworkshop.com
Subject: RE: Trails on Silver Lining Ranch
Alan, Thanks for your email I hope to address all of your questions so your team can prepare for the DRC meeting. I will address each question
individually.
1) Ute Ave Trail Connection: To clarify, I did not propose that the applicant contribute to extending the Ute Trail to the property, I proposed extending
through the property to the entry of the building. The City is responding to application comments found on page 6 and page 16, first paragraph. On
Page 6, Section III Consolidated Conceptual and Final SPA, third paragraph, #2 the applicant references the construction of "a sidewalk connecting
the property to Ule Ave' The City, as does your applicant, feels this is a critical need for the development. The connection should be able to
accommodate multiple users and should tie directly into the portion of the Ute Trail being built, by the adjacent property to the applicants property
line. The conceptual site plan, A0.1 depicts a sidewalk from the property line to the loop road and entry of the building. The City feels strongly that
this should be built to City standards for multi-use. This is also addressing one of the goals of the AACP which states "Develop construction
standards for trails, that include seeding of the adjacent ....' The City also fees the extension of the trail from your property line to the building entry
will address your applicants needs: to mitigate for traffic impacts, to allow for proper access of the proposed bike fleet, and to accommodate alternate
transportation for the proposed activities found on page 8 of the application.
2) Trail Easements: We have based our requests on the following. The Roaring Fork Greenway Plan identifies a Trail System and Criteria plan: "A
developed trail system throughout the Greenway is essential if the maximum p~s5ible recreational and educational potentials are to be achieved.
Trails of the inner core are strongly connected with those of the outer complez'tha't branches to Hunter Creek, to Difficult, to the Sunnyside Trail,
....." The Ute Trail serves as to connect the inner core to the outer core,'specifically to Difficult. The City currently holds assessments across the
river from the Ranch and it is our intent to secure the easements on the Ranch which will make it possible for future connections. The Greenway
Plan goes on to say "Provisions of access to the river for fisherman and other interested groups. If trails exist, there will be less wandering of
individuals into sensitive areas.' In addition to making connections to existing easements held by the City, the above speaks to why we are asking
for the two new easements identified on my map shown in the color violet. The trail located across the river is to accommodate an existing trail used
by people accessing the river, which is identified on the site improvement survey in the application. The existing fisherman's easement needs to be
better defined and rewritten to accommodate the criteria of the Greenway Plan.
The AACP speaks to providing trail alignments along rivers and creeks for use by hikers and fisherman, it goes on to say "whenever possible,
develop future trails, trail bridges, signs and trail amenities in conjunction with other trails groups in the Aspen Area. The City feels that what we
have proposed and are requesting as trail easements fulfills these AACP goals. These easements will provide future connections for existing
easements already held by the City. The SVeam Margin Review requires "The recommendations of the Aspen Area Community Plan:
ParkslRecreationlOpen Spaceffrails Plan and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the
greatest extent practicable."
----Original Message----
From: Alan Richman [mailto:arichman@sopris.net]
Sent: Tuesday, December 09, 2008 7:49 AM
To: Brian Flynn
Cc: aspenchabad@aol.com; srichman@designworkshop.com ~ ~.:.
Subject: Trails on Silver Lining Ranch
Brian,
Suzanne forwarded to me the map you prepared identifying three trail easements that the City Parks Department wants the Jewish Community
Center to dedicate to the City. As you might expect, we view this as an unexpectedly significant demand, particularly since it is in addition to a
request that this non-profit applicant pay for a share of the costs of extending the Ute Avenue Trail to this site. I have one simple question for you as
I prepare for tomorrow's DRC meeting. Can you tell me if these three trails on our property are depicted on a trails plan that has been adopted by
the City of Aspen? If so, please tell me which map in which document shows these trail segments so that I may review it. Thank you!
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