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February 5, 1978
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VanHorn Subdivision (submitted byRuss Pielstick - archite_ct)
: February_14, 1978
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Van Horn Subdivision (submitted by Russ Pi.el_stick - architect)__
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Pe (ii.-(:;.- • _VanHorn-Subdivis_ion__(s_ubmi_ttecLb,Russ_Piel_stick_-_architect)
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Reco ended Point Allocation
i?esi don Li gal Proposals
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• Project ? } `f / � [Lite / [
A. Public Facilities and Services (maximum of 21 points - maximum of
3 points per review element) . /J
1. ';later Service li
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2. Sewer Service 2
3. Storm Drainage
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r,.. Fire Prc tecti on •
5. Park inn Desion
6. Roads G"
7. Cne re)
B. Social Fat: il it i es and Sery c cp, ( gaxitnitri of 14 'joints )
1 . Public -transportation
2. Poi ice Protect ion
•
3. Childcare Facilities
4. Bicycle Paths
5. Recycling Facilities
6. Handicapped Design Features
•
7. Cortnerci al Support Proxinn
C. Housing (rid>:Hum of 30 eoiots
1 . thdle .
. Hoclordi.e
3. Loy
•
Sub Total of Above Points
bonus Poi nts
• 12,
6 TOTAL POINTS
Name • C JA
• Recommended Point Allocation •
Residential Proposals
Project /Ani142f t--( Date 794 z_LL7fZ g
A. Public Facilities and Services (maximum of 21 points - maximum of
3 points per review element) .
1. Water Service Cs-
2. Sewer Service
•
3. Storm Drainage
4. Fire Protection
5. Parking Design
6. Roads
7. Energy 02---
Cqh
B. Social Facilities and Services (maximum of 11 points)
1. Public Transportation •
•
-
2. Police Protection __--- -Y L-
.__._---.-_--- ____
3. Childcare Facilities - -----
----4. Bicycle Paths_
5. Recycling Facilities ---- ----�--✓---_..___—___—.�—� --_
6. Handicapped Design Features ^—' _._-_- [
7. Commercial Support Proximity • --------~--^'—^✓_---- -L—_
C. Housing (maximum of 30 points)
1. Middle _ _____
2. Moderate
3. Low _ . _/a- . - 2
Sub Tatal of Above Points _3 •
Bonus Points
TOTAL POINTS ,e11-,71‘
Name r d' o
Recommended Point Allocation
Residential Proposals /�
Project 6//L'k- 'V l Date 7271%/. /d /flit
— -f
A. Public Facilities and Services (maximum of 21 points - maximum of
3 points per review element).
1. Water Service
L721 ' ll/le:) .?". ,-(27/{e1.!._ 74771t7- -------------
_A:214<g>1 -"f- ifir _
2. Sewer Service
--
3. Storm Drainage
—_— _ _
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4. Fire Protection —
5. Parki-ng Design
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6. Roans — — — -- — — �
7. Energy
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tid , / 71. ?/ 291271 7'/_---
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B. Social Facilities and Services (maximum of 14 points)
1. Public -9nsportatien
2. Police Protection
3. Childcare Facilities
— ._
4. Bicycle Paths — _ ___.___—_
5. Recycling Falities -
Li_e---/61 "
ci —_ ^- - —
6. Handicapped Design Features
`J1 _ 'PLC Z- e�:rZ,
7. Commercial Support Proximity _
C. Housing (maximum of 30 points)
1. Middle ---------
2. Moderate --- ---
3. Low
/S
Sub Total of Above Points ./.2,.v
Bonus Points
TOTAL POIriT,$ (R6
Name (0/2.6 A
Recommended Point Allocation
Residential Proposals
Project 4_,/,/ ' 'di, Date
A. Public Facilities and Services (maximum of 21 points - maximum of
3 points per review element) .
1. Water Service
2. Sewer Service
3. Storm Drainage -
4. Fire Protection
S. Parking Design
6. Roads
7. Energy
/
B. Social Facilities and Services (maximum of 14 points)
1. Public Transportation -
2. Police Protection
3. Childcare Facilities
4. Bicycle Paths . ___-_.._-____-__ ___ ___ -
5. Recycling Faci 1 i ti es�_-T--`-_"^-____-._—_-
6. Handicapped Design Features
+
7. Commercial Support Proximity _. ~____T____.__�—__--�_ --
C. Housing (maximum of 30 ooints ) i
1. Middle
?. Moderairt __._--_______-
(i.. .
3. Low
Sub Total of Above Points a2 s
Bonus Points
TOTAL POINTS
Name r_> .w-
• Recommended Point Allocation .
Residential Proposals
Project Lik.0.24_. Date / /Nat 78
A. Public Facilities and Services (maximum of 21 points - maximum of
3 points per review element).
1. Water Service A
•
•
2. Sewer Service
_
3. Storm Drainage --
4. Fire Protection
5. Parking Design
6. Roads
7. Energy
•
• -
•
B. Social Facilities and Services (maximum of 14 points)
1. Public Transportation
2. Police Protection
3. Childcare Facilities
•
•
4. Bicycle Paths
5. Recycling Facilities
6. Handicapped Design Features
7. Commercial Support Proximity
C. Housing (maximum of 30 points )
1. Middle
2. Moderate
3. Low I
Sub Total of .Above. Points _ j
Bonus Points
TOTAL POINTS
Name k
•
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Aspen/Pitkin Planning Office
130 south galena street
aspen , colorado 81611
MEMORANDUM
TO: P & Z, City Council , Bill Kane, Dorothy Nuttall
FROM: John P. Stanford
RE: Van Horn Subdivision
DATE: February 14, 1978
The Van Horn Subdivision application for the Growth Management
Plan (GMP) review needs additional data and clarity to permit an
adequate review by this office. The questions and comments are as
follows :
1. It is not clear if the applicant is requesting a change
from the zoning district of R-15 PUD to another zoning district.
Item five (5) of the application only mentions PUD and then lists
the density standards for the multi-family residential district.
2. The applicant proposes six lots for a single family resi-
dence plus caretaker units. The caretaker units result in each lot
being considered a duplex lot or a total of 12 units. Assuming the
zoning remains as R-15 PUD, the buildout appears to be incorrect.
Buildout should be calculated as follows :
Parcel size 134,295 sq. ft.
Less area subject to 20,000 sq. ft.
flooding
114,295 sq. ft.
Min. lot size/duplex
R-15 PUD = 20,000 sq. ft.
114,295 = 5 duplexes or lot units
20,000
Also, the net area used for density calculation should not include
the common access easement.
3. The applicant should indicate the anticipated price range
of the lots and the rental schedule for the caretaker units, the annual
rate of rental increase and the method by which the City Housing Author-
ity can monitor the rental schedule. Also, the applicant should agree
Memo
February 147 1978
Page 2
to not condominiumize the units for at least a five (5) year period,
after the date of the certificate of occupany for each building and
unit.
4. The application fails to satisfy minimum access requirements
on Riverside Avenue as described in the attached memo from the City
Engineering Department.
5. There are a number of questions regarding the submitted
drawings (attachments A, B and C) :
a. The common access easement is 25 feet. Is this sufficient
for right-of-way, pavement, etc.?
b. The lots should be drawn to exclude the common access.
Access should be separate from the lots since it is
customary to sometimes dedicate the access as a public
street which would then create substandard lots.
c. The site plan does not indicate the trail easement re-
quired by the adoped Aspen Trails Plan.
In conclusion, there are enough deficiencies in this application
to reject it from applying for a development allotment (Se. 24-10.3 (c) ).
The applicant should review the requirements of Ord. 48, 1977, for up-
dating of the application and resubmittal for the 1979 building permit
allotments.
Referral reports are attached along with the Planning Office point
allocation.
JPS: sr
Snub VOLT ! ofi Above Puint, / e GC
1
Bonus Prints
TOTAL PCiNTs C :_
-
Nat'1l` Cj�i /' /4/ :, %. �r"ii: �r �"3�...! �-4"�"`, r: i: d :
•
V A N H O R N S U B D I V I S I O N
OWNERS
Jack E. VanHorn, Jr.
Jane E. VanHorn
Reuben M. Ginsberg , Trustee
P.O. Box 1585
Aspen, Colorado
ARCHITECT
Russell A. Pielstick
520 E. Cooper Avenue
Aspen, Colorado
•
GROWTH MANAGEMENT ALLOTMENT APPLICATION
RESIDENTIAL SECTION
1 . Project Name: VanHorn Subdivision (a land subdivision)
2. Location: At the end of Riverside Avenue approximately 700 feet
south of Highway 82
3. Parcel Size: 3.083 acres (134,295 sq. ft. +)
4. Current Zoning District: R-15 P.U.D. Intention residential
purposes -- one-family dwelling, two-family dwelling , accessory,
farm and garden ; minimum lot 15,000; minimum lot area per dwelling
10,000 provided duplex is permitted on a 5,000 sq. ft. lot sub-
divided as approved, minimum lot width 75 feet; minimum front
yard 25 feet for dwelling, 30 feet for accessory building; side
yard five feet dwelling and accessory building ; rear yard 10
feet dwelling, 5 feet accessory; maximum height 25 feet ; no open
space required.
5. Zoning Under Which Application is Filed (Proposed) : P.U. D. --
Minimum lot area 3,000; minimum lot/dwelling 6,000 sq. ft. ;
1 ,000 studio; 1 ,250 one bedroom; 2, 100 two bedrooms ; 3,630 three
bedrooms ; maximum 1 ,000 sq. ft. per bedroom; width , front yard,
side yard , rear yard, height, minimum distribution all set by
P.U.D. Plan , 25 percent open space; 1 : 1 external floor area
ratio; no required internal floor area.
6. Maximum Buildout Under Current Zoning : It is estimated that the
mean water line would exclude a maximum of 20,000 sq. ft. from
calculation of density under Sec. 24-2.6 Aspen Municipal Code.
Therefore, maximum buildout under current zoning would be 7 lots
at 16,320 sq. ft. ±.
/'/
7. Total Number of Units Proposed and Bedroom Mix: Six single-family / Z
homes with "caretaker" units. Six lots varying in size from /
7,"090 sq. ft. t to 16,890 sq. ft. ± plus common open space. Each //, d,
lot is to contain one single-family residence including a care- .,10
taker unit.
8. Size of Units: This is unknown. They will vary with requirements
of individual homeowners although a caretaker unit with a minimum
of 300 sq. ft . would be required within each residence. Each
"caretaker" unit is to have separate entrance, bath and cooking
facilities.
9. Price Range for Sale or Rent: The P.U.D. Plan will include pro-
visions for limitations on rental of caretaker apartment under
terms agreed to between Developer or City to provide conformance
with Section 24-10.3(b) (3) .
10. Program Narrative: This application is for a land subdivision.
It is the desire of the Owner to subdivide a 3.083 acre parcel of
land into six lots clustered so that common open space may be
maintained to provide a green area adjacent to the Roaring Fork
River.
Sewer, water, gas and electricity are all on or to the boundary of
property.
2
Access is available from Riverside Avenue and Centennial Circle
allowing for through traffic for fire trucks . The property
presently has one house and several out buildings, which are not
salvageable, located at the north end about 30 to 35 feet above
the Roaring Fork.
The Riverside Ditch enters the property 460 feet ± from the
south end and exits on the north boundary.
Riverside Avenue slopes down to Highway 82 on the North. Callahan
Subdivision is located to the southeast.
Riverside Subdivision is located to the northeast. Calderwood
Subdivision is located across the river to the northwest. D. R. C.
Subdivision is located across the river to the west. Ute Cemetary
and Ute Children' s Park are located to the southwest and south
across the Roaring Fork.
A. PUBLIC FACILITIES
1 . Written Description of the Following :
a. Type of water system to be used including information
ci main size and pressure and, if public, the excess
capacity available from such public system; the location
of the nearest main; the estimated water demand of the
development or building.
The property has a 6-inch C. I .P. water main just to
the north on Riverside Avenue. There is an 8-inch
D. I .P. water main in Callahan Subdivision which comes
from the south side of the Roaring Fork. It is planned
that a line through the Van Horn property will
complete the loop so that pressure will be maintained
at 60 psi or greater. At 300 gallons per person per
day the estimated demand would be 6,300 gallons per day.
See Attachment B which is a portion of the City Water
map indicating the approximate location of the planned
new water line (6-inch or 8-inch as determined by the
Engineering Department) . The easement through the
Callahan Subdivision is already of record.
Source: Jim Markalunas, see Attachment B.
b. Type of sewage treatment system to be used and , if
public, the existing excess capacity available from
such public system; the nearest location to the building
site of a trunk or connecting sewer line; the expected
demand of the development or building.
There is an 8-inch VCP sewage line located on property
in an easement. The 8-inch line placed in 1976 was
sized to include development on VanHorn property.
The development -- 21 X 100 gal/person/day = 2100 gal/day.
See Attachment B.
3
c. Type of drainage system proposed to handle surface,
underground and runoff waters.
Surface -- Paving in private access road and on
parking areas shall be gravel or perforated paving.
Foundations penetrating active groundwater levels will
be required to have a perforated pipe collection and
distribution system to return interrupted groundwater
to the existing groundwater flow.
Irrigation ditches shall be maintained so that unwanted
surface water runoff is avoided.
The site slopes to the river as it presently exists.
All runoff water on the site will continue to run to the
river.
d. Type of fire protection systems to be used (such as
hydrants , wet standpipes , etc. ) ; distance to the
nearest fire station and its average response time.
Hydrant locations at present are 100 feet north of
boundary and 320 feet southwest of boundary. Distance
to fire station is 3,800 feet ±; average response time
is 3 to 5 minutes.
Source: Willard Clapper
A new 6-inch or 8-inch (as determined by Engineering
Department) water line to form the final closure on
the loop of the 8-inch line in Callahan Subdivision and
the 6-inch line on Riverside Avenue will be installed
which will provide the opportunity to install a new
hydrant on site if desired.
e. Total development area ; type of housing or development
proposed; number of units including employee housing ;
expected price range of sale or rental ; the distance
from the proposed development to the nearest elementary ,
middle and high school ; the distance to existing school
bus routes.
Housing will be single-family residential dwellings
with a required caretaker unit. Price of dwellings
is unknown since this is a land subdivision application.
Distance to lower elementary school is 6,000 feet +.
Distance to upper elementary school is 6,000 feet +.
Distance to middle school is 14,000 feet ±.
Distance to high school is 14,500 feet +.
Distance to school bus route is 700 feet ±.
f. Estimated traffic count increase on adjacent streets
resulting from the proposed development; description
of type and condition of roads to serve such development;
total number of motor vehicles expected to use or be
stationed in such development; hours of principal
daily usage of adjacent roads ; on and off site parking
to be supplied; location of alternate transit means
(bus route, bike paths, etc.) ; any auto disincentive
techniques incorporated in such proposed development.
4
Estimated increased auto traffic from Riverside
Avenue to Highway 82 is 19 one-way trips per day,
and Centennial Circle to Highway 82 is 38 one-way
trips per day.
Lot 1 accesses through Riverside Avenue. A private
road with approximately 15 feet of paved surface for
two-way traffic would serve these lots.
Lots 2, 3, 4, 5, and 6 access through Callahan Subdivision
which is a private road with a one-way traffic circle
at the end of a two-way road. An easement with approxi -
mately 24 feet of paved surface connects VanHorn to
Centennial Circle. The easement is of record.
All on site parking will be supplied. It is estimated
that approximately 18 cars will have to be accommodated.
It is approximately 700 feet to the bus route of Aspen
Transit System. No on site bus route is planned.
The general corridors indicated on the City Trail System
Plan show a bike/pedestrian path through the VanHorn
property.
g. Location relative to proposed or existing parks ,
playground, hospitals , airports , mass transit systems
and estimated increased usage of such facilities by
reason of the proposed development.
The site is located across the river from Ute Children ' s
Park. It is 1200 feet from Glory Hole Park and 3420
feet from Wagner Park. The expected increase in use
of parks is negligible.
Hospital (1975) - . 27 Inpatient days of care/cap/yr =
5.67 inpatient days due to development.
( 1975) .38 Outpatient visit/cap/yr = 7.98 outpatient
visits. Based on 1975 total population of 31 ,781 pg. 16
Aspen/Pitkin County Growth Management Policy Plan.
Airport - 31 ,781 Total 1975 population Pitkin County.
5. 8 Air passenger trips per year/cap X 21 = 122 trips
per year maximum possible increase.
. 45 Operations/cap X 21 = 915 operations maximum
possible increase. No statistics were found on travel
of local homeowners , therefore, overall figures were
used.
Aspen Shuttle - Yellow and Blue Route 700 feet north
of site. Based on present usage of system, the sub-
division could add as much as 4 one-way passenger trips
per day.
h. Location relative to the proposed development of police
facilities and their average response time; estimate
of additional policy personnel needed by reason of the
proposed development.
It is approximately 3,000 feet to police facilities
and there is a 31 minute average response time.
No additional personnel would be required by this
development.
Source: Aspen Police Department
5
i . Location relative to proposed development of retail
and service outlets and estimated increase demands on
such outlets by reason of the proposed development .
It is 3, 150 feet to the center of the intersection at
Galena and Cooper. Since retail and service facilities
in the Aspen Area are designed for high season capacity,
the increased demand would be negligible.
j . Effects of the proposed development on adjacent uses
and land uses in the vicinity of the project.
This proposed development is residential and is
completely surrounded by residential development ;
therefore, the effects on adjacent uses and land
uses in the vicinity will not be adverse.
k. The proposed construction schedule including, if applic-
able, a schedule for phasing construction.
It is assumed that construction would not proceed
faster than a maximum development of three lots per
year. That is a two year total build out.
2. A site utilization map shall be submitted to show the
following:
a . Preliminary architectural drawings in sufficient detail
to show building size, height , materials , insulation,
fireplaces , solar energy devices (demonstrating energy
conservation or solar energy utilization features) ,
type of units, and location of all buildings (existing
and proposed) on the development site.
b. Proposed landscaping, screening, attempts at preserving
natural terrain and open space, and undergrounding of
utilities.
c. Motor vehicle circulation, parking bus and transit
stops and improvements proposed to insure privacy from
such areas .
d. Any major street or road links and school sites , path-
ways , foot, bicycle or equestrian trails, greenbelts.
e. General description and location of surrounding existing
land uses and identification of zoning district boundary
lines, if any.
Notes to site utilization map:
a . This is a land subdivision, therefore, architectural
drawings are not available. The Zoning Code requirements
applicable to R-15 will apply as will restrictive
covenants to be approved under P.U.D. review.
b. Open space is shown on map as Common Open Space. All
utilities will be underground.
c. Map is in three parts : Attachment A is the Proposed
Development Map, 1" = 20' ; Attachment B is Vicinities
Maps -- City Water Map, Sanitation District Map,
Zoning Map, Trail System Map, Location Map, Descriptive
Map of Site; Attachment C is Topographic Survey Map,
1" = 20' .
6
3. Additional Detailed Information:
a. Description of potential for service of project by
public transportation.
The north boundary of the site is 700 feet + from a
point on Highway 82, which is served by both the
present Aspen Free Transit Yellow Route and Blue
Route which would mean 4 buses per hour. The feasibility
or desirability of bus service into the low density
residential areas is very questionable.
b. Description of potential for service of project by
the following miscellaneous public services.
1 . Police Protection
Excellent police protection may be provided with
a 31. minute response time and no additional
personnel .
Source: Aspen Police Department
2. Child Care Facilities
With an assumed average population of 21 people
and using the 1970 population figures , we would
expect one child under 5 years of age, based on
age percentages in the 1970 census . Therefore,
no child care facilities are planned.
3. Bicycle/Pedestrian paths (comment on relationship
to city sidewalks)
The City Trail System Plan 1973 indicates a general
corridor Bicycle/Pedestrian Path on the property
along the Roaring Fork.
4. Recycling Facilities
Existing recycling facilities are remote from the
site. No additional facilities are planned.
5. Design for the Handicapped
Uniform Building Code requirements applicable to
dwellings would be included.
6. Proximity to Commercial Support
Distance to commercial support is excellent with
the site located less than 4 mile from the C-C
zoning district .
7
B. PROVISION OF LOW, MODERATE AND MIDDLE INCOME HOUSING
1 . Middle Income Housing
None.
a. Number of units
b. Bedroom mix
c. Size of units
d . Points anticipated for this section --- 0 points .
2. Moderate Income Housing
a. Number of units
Between Developer and City authority
b. Bedroom mix
c. Size of units
d. Points anticipated for this section --- 0 points.
3. Low Income Housing
None, or
a. Number ofunits
6 units
b. Bedroom mix
Studio or one bedroom
c. Size of units
Minimum of 400 sq. ft. per lot
d. Points anticipated for this section --- 12 points.
Total points anticipated under the Housing Section and
general comments:
Twelve points are anticipated. The caretaker units planned
with this subdivision are of benefit to the builder of a
home as well asproviding the best opportunity for lower
housing costs to local employees.
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Additional Comments :
A preliminary plat for this subdivision had been approved prior
to the institution of the Growth Management Plan. Since that
preliminary approval where concern was shown about the access ,
the access through Callahan Subdivision has been obtained, and
the water and sewer easements approved.