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Home My WebLink Aboutcoa.lu.sp.Aspen Meadows Tent.1998 ~ ~ .""" CASE NUMBER PARCEL ID # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY """ A059-98 2735-121-29802 Music Tent - Meadows SPA Amendment Lot 2, Aspen Meadows Chris Bendon SPA Amendment Music Associates of Aspen Harry Teague Architects/Michael Hassig 10/13/99 Ord. 38-98 1/2/01 J. Lindt ~; ~ MEMORANDUM TO: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Directo~ Christopher Bendon, Senior Planner ~ THRU: FROM: RE: Music Festival Tent - South Terrace Insubstantial SPA Amendment DATE: February 28, 2000 SUMMARY: According to the project Architect for the Music Tent, the original site improvement survey for the Music Tent property incorrectly located the existing concession stand and drink stand that occupy the south terrace. The error most likely occurred as the surveyor diagrammed the footprint of the structures rather than the full extent of overhangs, etc. The applicant wishes to move these structures to allow for pedestrian movement as originally contemplated. The attached drawing shows the current and proposed locations. Staff believes this is an insubstantial amendment in response to a technical error not realized in the original approval and that such amendment has no substantive bearing on the original approval. The request meets all of the requirements for an insubstantial amendment. As such, staff is recommending approval by the Director, with no conditions. APPLICANT: Aspen Music Festival and School. LOCATION AND ZONING: Lot #2, Meadows Subdivision. Zoned Academic Specially Planned Area (A-SPA). REVIEW PROCEDURE: Insubstantial amendments to an approved SPA may be approved by the Community Development Director, pursuant to Section 26.440. APPROVAL: AP~9Y,~~~~ this Insubstantial SPA Amendment to allow the relocation of the startcn:\gfi . 'th terrace of the Music Tent;as shown in the attached drawing, with no conditions. 62000 ~~ date 3/G/o.:r evelopment Director VVIVIMUI'111, :",_ -:.:N r DIRECTOR Cl:)\.ii-",,<2/,;:N ATTACHMENTS: Exhibit A -- Application and drawing, Exhibit B -- Review Criteria and Staff Findings I ~ HARRY TEAGUE ARC H T~~~~t~ TO: Chris Bendon Aspen/Pitkin Community Development DATE: February 18, 2000 FROM: John Backman, AlA RE: Aspen Music Festival Tent South Terrace Adjustments cc.: Edward Sweeney, AMF&S ~~~ '-"&,-- rEO .....~ '8 ~ Co4f4#~8p~. ~ rvl"1),"!f~ ~S"I.Q rv ~4#~ MEMORANDUM Chris: This letter is to serve as a confirmation of the discussion we had last Wednesday, regarding the need to relocate the drink stand and the concession stand on the south (entry) terrace at the new music tent. As the construction of the new tent proceeded, it became clear to us that the survey upon which we based our original, approved design was incomplete and in some cases incorrect. Both the drink stand and the concession stand have fairly sizable overhanging roof structures that do not appear on the survey. The lemonade stand was furthermore incorrectly sized. The actual footprint of the structure projects 5.5 feet farther to the southwest than what is shown on the survey. The combination of these two factors is resulting in very uncomfortable relationships between the new and existing buildings. Exhibit "A" illustrates the existing and proposed locations of the concession stand and the drink stand. Exhibit "B" is a partial site survey that shows the incorrectly sized structures upon which we based our original, approved design. It is my understanding that you will be able to approve these changes at an administrative level. We will be obtaining a supplemental Building Permit from the Building Department. Should you have any questions or if I can furnish you with any additional data, please feel free to call. Regards, ~1. John Backman, AIA Project Architect 412 N. MILL STREET ASPEN,CO 81611-1508 TEL (970) 925-2556 FAX (970) 925-7981 email: mail@leaguearch.com ;j 3 ~ct ~ I) i~ gtW ! , .,~ PiS , ~ ,,,,'" ~ ~ , ...... .. .. , 0... CJ) i!l "V:::: 3~"'::J: ms:~ -" , )> (') Ole> ;"~~ . "" nu . .. III m "C ><CTlC" ~"*~ z <D CD 3... " . :::I .. ,c, ~. . c ::roe ~" ! . is: ... ~ ...1Il . 0 c = _.~< i ,: . .. II m N C'" C. ... . . ... ~ c 0 < "T1 _. C co )>1 w > <D I i " 0 .. 3~ I I " .. N > = 0 ~ z )>08 0 < 0 ~ . "' i 0 00 CJ'1 z til 0 :T Q) 0 " :::I ... - -. Ul OJ CTl ::::l C. 0 ::::l / / '.^ ~ Exhibit B Review Criteria Music Tent Amendment 26.440.090 Amendment to an SPA. An insubstantial amendment to an approved development order for a fmal development plan may be authorized by the Community Development Director. The following shall not be considered an insubstantial amendment: 1. A change in the use or character of the development. Staff Finding: This amendment will not create a change in the use or character of the development. The relocation will allow pedestrian access through the development as was originally envisioned prior to realizing the surveying error. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. Staff Finding: No increase in ground coverage will result with this amendment. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities. Staff Finding: The change will not effect trip generation rates for this facility. 4. A reduction by greater than three (3) percent of the approved open space. Staff Finding: This request will not effect open space as the stands currently exist and are only proposed . for relocation. 5. A reduction by greater than one (1) percent of the off-street parking and loading space. Staff Finding: No changes to the buildings loading and parking scenarios are suggested with this application. 6. A reduction m required pavement widths or rights-of-way for streets and easements. Staff Finding: No changes to roadway are requested or are required. 7. An increase of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. d.. l< Staff Finding: No increases to the stands are proposed. 6. An increase by greater than one (1) percent in the approved residential density of the development. Staff Finding: No changes to residential density are requested. 9. Any change which is inconsistent with a condition or representation of the project's original approval or which requires granting of a further variation from the project's approved use or dimensional requirements. Staff Finding: This amendment is in response to a surveying error and will assure the project meets the original expectations for pedestrian access. No variations to the SPA are necessary to accommodate this change. i['~ EIVED M:W 1 3 1999 ~)~ "...<.:;'\;,:.;'!T:~jJ ::c>:'/\' "'-.' C'E\'ELO?M!::f\JT ASPEN MUSIC FESTIVAL AND SCHOOL May 12, 1999 Chris Bendon City of Aspen Community Development Department 130 S. Galena Aspen, CO 81611 To Whom It May Concern: This letter is in response to the request for a bond for the Music Tent Tree Mitigation. The current value of the bond is $89,442.91 with a 3-year completion time of work as approved by the City of Aspen Parks Department. In lieu of bonding, the Aspen Music Festival and School asks the City of Aspen to consider this letter to be our guarantee of compliance with the tree mitigation requirements, which we intend to accomplish within the three-year period. Robert Harth President and CEO DOAADOFTAUSTEES WILLIAM E. BURWELL PAUL KANTOR JOAOUINVALDEPENAS NANCY MOAQAN SMITH KATHEAINEC.BUCHANAN EDWAADA.HANSEN MAS,EDWARONEISSEA LESLlEWEXNEA NDELR.CONGDON CONNIE CALAWAY GEAAIKAAETSKY BETTY J. WEISS AOSAMOND B. STANTON BETSY CHAFFIN LITA WAANEA HELLER MURRAY NEWMAN I.PETEAWOLFF CHAIR HEIDI CASTLEMAN VIRGINIA KELTNER KENNETHA.WHITING MAS,HENAYL,STEIN HOLLYOAEMAN SHIRLEYHELZBERG WILLIAMA,NITZE MARTHA YOCUM ROBERT HARTH MERLEC.CHAMBERS SUSAN C, KIAK EDGAR B. STERN,JR. THREUEEDISON ELLEN J. HOCKADAY KARIN REID OFFIELD TAMSEN ANN ZIFF PRES/DENT FAANKLINA.CHANEN JANEMOY HONORARY TRUSTEES JOHNN,STERN JANE B. EISNER OEBORAHHOFFMAN LYNOAPALEYSKY HARRIET ZIMMERMAN MATTHEW EUCKSBAUM NICK COATES R.MICHAELMURAAY OOAOTHYOELAY ALAN ENGLANDER ANN F. HUDSON ITZHAKPERLMAN MOATIMEAZUCKERMAN CHAIR.EtECT PAULAH.CAOWN OICKOSUA GOADONHAADY NATIONAL COUNCIL M. JOAN FARVEA FEAN K. HUAST ARNOLOL.PQRATH ALFAEDJ.OIETSCH OOAOTHYDELAY PATAICIAPAPPEA PRESIDENTEMERJTUS JOAN W. HARRIS ANNEFELO MARYANN HYDE PIXIEAEISS ADMINISTRATION TREASURER BILOUNAWAY FONDAOEHNEPATEASoN JOAN W. HAARIS PRES/DENT JAMESL.FEAGUSoN TINA CHEN JOSEPHSON NANCY RUBI,N ROBERT HARTH MARCIE JORDAN MUSSER JAMES FIFIELD JAMES R. PATTON ITZHAKPERLMAN ANNS,ALSPAUGH MERRILL FORO JAMESB,KURTZ F,EUGENESCHMITT PRESJDf.NTANOCEO SECRETARY MAATINFLUG MERBIEPAYNE PINCHASZUKERMAN ROBERTO. ANDERSON SHELOONFRIEDSTEIN LOWElLH.lEBE:RMANN.JR, ALAN E. SCHWARTZ DAVID ZINMAN THEA ADELSON LEONARD GERTLER SHARIJ, PRESS GERHARDR.ANOLlNGER ROSEMARYJ.FUAMAN HENRYT,LOWE MASAMISHIGETA MUSICO/RECTOR NANCY ALLEN DAVIOGITLITZ BETTYA,SCHERMER LIFE TRUSTEES THOMAS H. BAER GIDEON I. GARTNER ROBERTS, MCNAMARA BARBARA I. SHOOK DIANE ANDERSON MICHAE:LA.GOLOBERG GEORGESHIALEY LESTER E. ANDERSON JUDITHBAANARO GORDON P. GETTY NANCYE,ME:INIG ALBERTH,SMALL SUSAN ANSCHUTZ RODGERS WilLIAM GRUBB MURRYSIOLIN MARIAN LYETHOAVIS MERCEDEST,BASS SANORAS.GOOFREY MRS.J. A. MERRIAM EOWAROSPIEGE:L EDWARD BERKELEY IRENE GUBRUD HARRIETSILYERMAN JOI-1NOOREMUS SANORAK.BISHOP AUDREY GREENBERG F. MEAD METCALF HELENE.STONE CARL BICKERT JOANW, HARRIS DIANETEGMEYE:R JE:ANNE:JAFFEE ANNS,BOWERS GERALDGREENWALO DIANE MilLER ROBERTA TURKAT WILLIAMBROEOt::R NOAMANJAFFE GEORGE TSONTAKIS W,FORDSCHUMANN GABRIEL BRENER GAILM.GROSS ELIZABETH W. MUSSER A.LORNEWEIL 2 Music School Road, Aspen, Colorado 81611 . Phone 970.925.3254 Fax: 970.925.3802 MUSIC ASSOCIATES OF ASPEN, INC. HARRY TEAGUE ARC H TECTS MEMORANDUM TO: Chris Bendon Aspen Community Development Department DATE: April 3, 2000 FROM: John Backman, AlA cc.: John Keleher Edward Sweeney, Aspen Music Festival and School RE: Aspen Music Festival Tent Insubstantial Amendment to the S.P.A. for South Parking Lot Improvements Dear Chris: This memorandum is to serve as a request for an insubstantial amendment to Lot No.: 2 of the Aspen Meadows S.P.A. Plan. Lot 2 is owned by the Aspen Music Festival and School, a.k.a. Music Associates of Aspen. In conjunction with the rebuilding of the music tent, which has been approved under Amendment No.: 4 to the Aspen Meadows S.P.A., The Music Festival hopes to improve bus, passenger vehicle and pedestrian circulation in the south parking lot (located north of Gillespie Street, between third and fifth Street). The proposed improvements are represented on the attached drawings D-OOla and A-OOla, both dated March 20, 2000. The Proposed parking lot changes are in accordance with the standards for an insubstantial P.U.D. amendment listed in Paragraph 26.445.100, Section A of Ordinance No.; 35, Series of 1999. These proposed changes are a part of an ongoing neighborhood traffic improvement plan and were endorsed by the Aspen Planning and Zoning Commission at a February 15, 2000 presentation. Regards, l:~,- Project Architect Approved by: Julie Ann Woods, Aspen Community Development Director Date Nick Adeh, Aspen City Engineer Date 412 N. MILL STREET ASPEN,CO 81611-1508 TEL (970) 925-2556 FAX (970) 925-7981 emaiJ hta@rof.net r- \ \ I ----.----.----.----.----.-- .------'- s " " o m " H o I ------7: ,- I! "I t-J. ~ / I \ II II ! I ~. I' I, i' i" I I ,. i I j"' (: i "j i i ;-" i.' t I i i. I. I I L., I '\'.,+../ ' '. 'I,' " Ii " \ '. ~ 00> ~ . mo ! 3S ! , 0,," ~ / S:"tI is'~ H~if . ;:: , ~"" ~s~~ m c: '"D:i" . .. or'" h'?! m o. ~r- m. z !? i~m~ . ";;} ;.~ c :l . - " ~ ;; <i.:g ~ ! . . " m ~ . . Q. . 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'Iii' 1 f ~f~ \ ~ " " "", (.~ ~ l~:: )J / ((f~('~:.. - 7-21 ' .6'_7' ~6'-S In' 40'_11/:l' 46'_7' 4&'_71' I"" ,-, ., ~< MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager Julie Ann Woods, Interim Community Development Director FROM: Christopher Bendon, Planner RE: Aspen Meadows SPA Amendment -- Second Reading & Public Hearing Lot #2 Aspen Meadows Subdivision -- The Music Tent Ordinance 38, Series of 1998 DATE: October 13, 1998 SUMMARY: The Aspen Music Festival and School, applicant, is proposing an amendment to the Specially Planned Area (SPA) for the redevelopment of the Music Tent, the expansion of the backstage area, and the development of an underground connection to Harris Hall. The Tent is located on Lot #2 of the Aspen Meadows Subdivision. This new facility is proposed in the same general likeness of the existing tent in approximately the same location, with the most obvious difference being that it will be a permanent structure. The 1991 SPA Agreement set forth the approved expansion of the tent's seating capacity to 2,050 seats and for the expansion of the backstage area by no more than 1,500 square feet. The applicant has generally stayed within the existing physical boundaries of the current tent by observing the existing height and general footprint of the existing Tent. The Council has received favorable recommendations from the Historic Preservation Commission (4-1) and the Planning and Zoning Commission (4-2) for this project. The HPC endorsed the Tent's relation to its surroundings, the proposed materials, and the tent-like characteristic of openness and permeability oflight and sound. The Planning and Zoning Commission reviewed the Tent under the more broader SPA criteria. The commissioners all endorsed the architecture of the proposed Tent. Their primary concerns, however, centered around the relative traffic impacts on the surrounding neighborhood and the possibility of accommodating a longer season. The Planning and Zoning Commission did recognize the ongoing traffic related issues were separate and apart from the design of the Tent -~ as long as the Tent remained a seasonal facility. A second Resolution was passed encouraging representatives ofthe City, the neighborhood, and the MAA to develop a Master Traffic Plan for the Aspen Meadows Campus. 1 ,-., ,-,.,. ~,. In addition to the SPA Criteria, which are detailed in Exhibit A, staff has delineated areas of concern which were raised during the First Reading. Staff, the Historic Preservation Commission, and the Planning and Zoning Commission recommend City Council pass this Ordinance. ApPLICANT: Aspen Music Festival and School. Robert Harth, CEO Represented by: Harry Teague Architects Kaufman and Peterson, Attorneys Mt. Daly Enterprises, Landscape Architects Schmeuser Gordon Meyer, Engineers LOCATION: Lot #2 Aspen Meadows Subdivision. ZONING: Academic Specially Planned Area (A-SPA). CURRENT AND PROPOSED LAND USE: Rehearsal and performance facility. PREVIOUS ACTION: The City Council passed this Ordinance upon First Reading. REVIEW PROCEDURE: Specially Planned Area (Final and Amendment). The City Council may approve Final SPA requests at a public hearing after considering a recommendation from the Planning and Zoning Commission made at a public hearing. ISSUES FROM FIRST READING: Use of Third Street. From an infrastructure and capital improvement standpoint, Jack Reid, the City's Streets Superintendent, recommends the use of Third Street for hauling activities. This street is stronger and more able to carry heavy truck traffic. Also, Third Street is scheduled for resurfacing, which could be accomplished shortly after the applicant's hauling activities. However, Third Street has been the "workhorse" street in the West End neighborhood and Council expressed a concern of unfairly impacting neighbors along this route. As a back-up scenario, Jack Reid has suggested the use of Third and Fifth Streets, alternating. However, the applicant may have concerns of providing remediation if Council requires the use of a street which is less able to carry heavy trucks. Attached as Exhibit "D" is a map of the West End neighborhood indicating the proposed route. 2 Staff does not recommend alterations to the traffic mitigation plan be required with the redevelopment of the Music Tent. There are opportunities for improving transit services by RFTA and those should continue to be explored through the biennial review process. The Planning and Zoning Commission considered at length issues related to traffic and agreed, by a 4-2 vote, with staffs position. However, the .1J"lbA.\...;:.. r. r' . Commission did request the development of a Traffic Master Plan for the Aspen ,.. ~ IlWI\ ~Meadows. This concept would involve the use of a transportation consultant and ~ ~'}U~t would involve the institutiorui of the Meadows Campus, ~ty, West End residents, _ . and RFT A~ This plan could address many of the ongoing traffic related issues in this 1~\).t... ~ neighborhood and suggest ways of improving transit ridership. Staff would like some JIo ~ fVl8h1v~ feedback from Council on. developing such a master plan. . c"h Members of the surrounding neighborhood have expressed a desire for a larger " prA parking lot and parking restrictions for "lawn seat-ers." A larger parking lot may ..ttJqf Owl. liF;J"/~ have impacts on the viability of transit and staff does not recommend increasing the capacity of the parking lot at this point. Staff supports restrictions on land use but not ~4~1 ~ land users and does not support the idea of special provisions for people using lawn 4 ;., fwftciflfe seats. . Folding Chairs. One of the primary purposes of this application is to provide fixed seating in place of the folding chairs now used. Future use of folding chairs not only represents extra seating capacity but may affect the safety of fire exits. Ed VanWalraven, Fire Marshal, has made clear his opinion about the use of folding chair for audience seating --1here shouldn't be any. For this reason, a Temporary Use permit would not be issued for folding chairs, even on a limited basis. ~ .1fAf(w(~ *1~#iir ~f~1 /W' 2'tW 111>>1 ,-., '-'. Traffic Mitigation Plan. The issues related to traffic in the West End are ongoing. City staff does not believe this application requires additional traffic mitigation to be performed by the applicant for one primary reason -- there is no adequate relation to an impact. The 1991 SPA approval granted the increased capacity of the Tent to 6,Q.5.Q seats and the development of Harris Hall and the applicant has not stated the intent to increase the length of the season. The formal s~ating capacity, the lawn seating caoacity, and the length of season life not being increased beyond those levels approved in 1991. ~ Nonetheless, traffic is an issue. As Council is well aware, the 1991 approval required a traffic mitigation plan with a biennial review by the Planning and Zoning Commission. The most recent review by the P&Z found the MAA not in compliance. A subsequent review by the Council found the MAA in compliance. Staff has included the prohibition offolding chairs in the Ordinance. It should be noted that this provision refers to audience seating and should not preclude the use of folding chairs on the stage for musicians. This later use is common for performance venues and is expected by the Fire Marshal. Also, many "lawn seat-ers" bring folding chairs which should remain to be allowed. 3 ,-., ~ , , Season and Temporary Uses. The Planning and Zoning Commission recommended City Council state June 1 - August 31 as the Tent's season with this Ordinance. Council raised concerns about two standing events: The High School Graduation and the LD.C.A. These are annual events which mayor may not coincide with the prescribed season depending upon the calendar year. Staff recommends Council state a season of emorial Da weekend ..!!rrough Labor Day weekeng\and additionally allow for gra uation and the LD.C.A. Staff shares the Commission's concerns that a permanent facility represents the ability to hold events outside of the traditional season" Although it may not be the current ambition of the Music School to operate the facility in the off-season, the ability of groups to lease the facility for a Halloween or New Year's event is apparent, regardless of the ambient temperatures inside. For this reason, staff and the Commission recommend the institution of a "season." This provision would require any off-season event to gain a Temporary Use Permit (unless exempted with this Ordinance). These permits may be granted by the Planning Director, with conditions if necessary, after review by staff and referral agencies for application of 7 days or less (City Council reviews all Temporary Use of more than 7 days in duration). This requirement would not preclude the use ofthe facility for emergency or short notice events such as a funeral. Memorial Day weekend though Labor Day weekend represents a traditional "summer ~' and better corresponds with school semesters. The High School Graduation is typically held the last Saturday in Mayor the First Saturday in June. The LD.C.A. has historically followed the graduation and has occasionally started in May. Staff recommends these events be recognized as standing events not needing to obtain special permits every year. Plat Filing. This is an issue raised by the applicant. There is a land use code requirement which states that SPA plats and agreements must be filed within 180 days of Council approval. This is to memorialize approvals in a timely manner. The applicant has requested this time period be extended to 240 days. Staff believes the filing requirement is important, but does not necessarily foresee any problems with an extended date. The longer period has been included in the Ordinance. Color of Louvers. The base of the Tent is designed with a set of movable louver panels. The applicant has proposed blue louvers to provide a dark background with less glare for musicians. This could be accomplished with essentially any dark color but blue represents a link to the Bayer/Benedict Tent. The HPC did consider the color of the louvers in their recommendation to Council. Both staff and the HPC recommend blue as proposed by. the applicant. - Council raised concerns about the louver's stark contrast with the Tent's surroundings, especially in the winter, and the potential for staining and discoloration. Blue louvers will sharply contrast the Tent's surroundings in the Winter. However, so 4 t~ ~ , would green, gray, brown, or any color other than white. Different hues of the same intensity and value would have substantially the same impacts on wildlife in the area as most species are color blind. Staff does not consider the color contrast to be a negative characteristic~,... -F"'4~..., tw.l'/w.~ l U~ . As far as discoloration, the applicant does not expect the panels to become stained or discolored with water and plans to wash or replace the material if necessary. The panels will fade over time, especially if canvas is used. This means the applicant may need to replace the material occasionally. The applicant is researching the use of other materials, such as Dacron@, which may fade less quickly. Interior View. Council requested a better understanding of the interior space being created. Attached as Exhibit "E" is an interior perspective of the Tent. Fill Material. City Planning contacted various City and County agencies to see if there was a need for extra fill material. Generally, there exists the opposite problem -- how to get rid of extra material. The Parks Department is accepting material from Hines in the development of the Moore Fields but does not need any extra. Walkway Surface. Council had questions about the walkway surfaces. Concrete and asphalt surfaces are proposed for areas around the Tent with no changes on surrounding paths. Areas at the base of the tent will be 4" river rock. Tree Mitigation. City staff does not recommend the waiver of the tree mitigation requirement for this project. However, the City Parks Department will entertain creative mitigation scenarios by the applicant if that direction is given by Council. Providing trees elsewhere within the Aspen Meadows Campus may be one scenario. Providing trees or mitigation $ over a period of five years may be another. Staffs recommendation is for the tree mitigation to be proximate to the impact-- meaning the provision of trees within the same general area but not necessarily on the. MAA parcel -- and the payment-in-lieu for any trees which cannot be reasonably accommodated. The Ordinance language allows a method of mitigation to be approved by the Parks Director. Council should provide direction to the parks Director as to what is an appropriate method. A memorandum from the Parks Department is attached as Exhibit "B." Magnesium Chloride. Council raised concerns over the use of Magnesium Chloride as a dust suppressant in the parking lot and its affects on surrounding vegetation. According to the Parks Department, the chemical is negatively affecting surrounding vegetation and the 5 ,-., ,-., ,. applicant should control dust with other means. Staff has included a condition which prohibits the continuing use of the substance. FIRST READING TOPICS: These are topics which staff presented during the First Reading. Architecture and Site Planning. The Historic Preservation Commission reviewed and made a formal recommendation for City Council's acceptance. of the project. Their primary architectural concerns were over the new structure's overall aesthetics, use of materials and their capabilities, internal and external lighting, the feeling of 'tent-ness,' visual and acoustical permeability, and the new tent's general internal acoustics. Their recommendation was made at a public hearing and included testimony from many members of the general public and musicians. .;... ~,rd'1 ,; ~~~ -cr--I. The general tone of the public comments was that the existing tent exhibited fairly bad acoustics, functioned crudely (with the occasional surprise bath during rain storms), and should be replaced with an updated facility. One person, however, felt the Tent represented a 'Landmark' of the town and merely exhibited imperfect qualities found in many historic structures. Another person expressed a belief that the tent itself, whether in its present or future configuratton, should be considered a landmark and given that level of protection and review. The HPC did recommend, by a 4-1 vote, the City Council support the new tent design finding that the proposal significantly represented a design, use of materials, and relationship to the surroundings which was compatible. Minutes from their discussion have been attached as Exhibit "F." The HPC, in their discussion, did comment on 'landmarking' the idea of a tent in this location. This came up in relation to the historic reference to the historic use of the property for public concerts in a tent and not necessarily the historic qualities of the tent itself. The applicant was generally supportive of such an idea, as long as the designation did not encumber the ability to update the structure to better serve the needs of the users. Structure and Fire. The applicant has met with the Fire Marshal and the City Building Official. The applicable code requirement have been identified and there should not be any technical surprises at the time of building permit submittal. Construction Staging & Traffic. The parking lot directly to the north of the tent should be used for all construction staging, equipment storage, and contractor parking. This staging area should also accommodate all trucks staged for removing material during the demolition. The delivery area for Harris Hall should be open and clear of obstructions during construction. The applicant should maintain all pedestrian ways, which are not closed 6 ,~ !~. , for the construction, clear of all obstructions. Staff suggests the applicant barricade the perimeter of the construction area to prevent pedestrians from accidentally walking into the construction area. The redevelopment of the tent will include a significant amount of excavated material which will need to be removed from the site which, in turn, will require a certain number of hauling trucks. After the construction of Harris Hall, the Streets Director and some members of the public questioned the City for allowing the degradation of public property (streets) without requiring remediation. Staff believes there does need to be a requirement for remediation, if there are indeed measurable impacts, and has suggested this be included in an overall Construction Traffic Plan. This Construction Traffic Plan, at a minimum, should include the starting and ending dates for hauling, the primary route to be used, the expected duration, the time of day when hauling is prohibited, mitigation measures for dust and debris, a requirement for patching and repairing as necessary, and compensation for significant deterioration of the infrastructure. There is a standard measurement for street surface conditions which could be determined before and after the traffic passes. It is important to the applicant and to City Staffto accurately identify street degradation which can be attributed to this development, and not due to normal use or by another construction project. Jack Reid, Streets Director, has suggested Third Street and Roaring Fork Road as the most logical streets to carry the construction traffic. Third Street is stronger and more able to carry heavy vehicles, meaning the applicant is less likely to harm the subsurface (and may not have to reimburse the City for subsurface repair). The street itself is scheduled to be resurfaced in the near future, which could be done after the construction traffic is completed. General Safety. Harris Hall is located in close proximity to the tent and will continue to operate during the redevelopment ofthe tent. The majority of events in Harris Hall during the Fall and Winter months are in the evening. However, there needs to be adequate provision to ensure the public's safety during the reconstruction of the tent. Staff is encouraging the applicant to protect the public by limiting construction, and prohibiting site work with large equipment or loud machinery, during and within half an hour before and after events at Harris Hall. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. RECOMMENDATION: Staff recommends City Council approve the substantial SPA Amendment for the Music Tent, Lot #2 of the Aspen Meadows Subdivision, subject to the following conditions: 1. Within 240 days after final approval by City Council and prior to issuance of a Building Permit, the applicant shall record a Final SPA development plan. This plan shall include all 7 ,-... ,-,. "'J. necessary plat requirements of the City Engineer including site plans, grading plans, utility plans, all utility easements, architectural plans and elevations, and a landscape plan. 2. Within 240 days after fmal approval by City Council and prior to issuance of a building permit, the applicant shall record a SPA Amendment agreement binding this property, Aspen Meadows Lot #2, to this development order and to the un-amended provisions of the 1991 Agreement. The Agreement shall describe maintenance of the parcel's common access ways and provide a 2 year guarantee on landscape improvements, including trees, starting on the issuance day of the Certificate of Occupancy. The Agreement shall include the staging, construction traffic, and general safety plans as described herein. The Agreement shall limit the use of the tent to a season of Memorial Day weekend through Labor Day weekend, limit the number of fixed seats to 2,050, and prohibit the provision of folding chairs for audience seating or any other type of temporary public seating. Modifications of the seating provision shall be considered a substantial amendment. Occasional off-season use of the Tent may be approved as a Temporary Use. Off-Season use of the Tent for High School graduation and the I.D.C.A. shall not have to obtain a Temporary Use Permit. The agreement shall be approved by the City Attorney prior to recordation. 3. Prior to issuance of a Building Permit, the applicant shall provide to the Engineering Department a Soils Report, Drainage Report, and an Erosion and Sedimentation Plan for during and after construction, all prepared by a Colorado licensed Civil Engineer. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 4. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. All tree replacement mitigation shall be accomplished with a method approved by the Parks Director. A payment-in-lieu may be made to mitigate trees which cannot be reasonably replaced. All trees that will be maintained on site which are within the construction area shall be tied back and protected with construction barricading or temporary chain link fencing. The applicant shall observe any further requirement of the Parks Department for the protection of existing vegetation which may come up during actual construction. 5. Prior to issuance of a building permit, the applicant shall complete a tap pertuit and shall pay all connection charges due to the Aspen Consolidated Sanitation District. Connection charges may be estimated by the District with detailed plans. No clearwater may be directed towards the sanitary sewer. 6. The Final Ordinance shall include a suggested timeline for the applicant to obtain a building permit prior to the conclusion of the 1999 music season. 7. The applicant shall abide by the construction staging plan. Said plan shall restrict all storage and staging of construction equipment, vehicles, machinery, materials, contractor trailers and contractor parking on-site and within the parking lot north of the music tent to the extent practical. The parking lot surface and curbs shall be repaired, as needed, prior to issuance of a Certificate of Occupancy. 8. The applicant shall abide by the construction traffic plan. This plan shall specify the appropriate starting and ending dates for construction vehicles removing debris from the site, the prohibited hours for such activity, the use of Third Street as the primary street, mitigation measures for dust and debris, a requirement of the applicant to patch and repair the road surface as necessary during and after hauling, and compensation payable to the City for significant deterioration of Third Street, Roaring Fork Road, and any alternate route directly attributable to the hauling activity. The City Streets Director shall evaluate the physical conditions before and after the hauling to determine the degree of actual impact. 8 ~ .~ . " 9. The applicant shall abide by the public safety plan. This plan shall prohibit the use of large or loud machinery during and within one half hour before and after public events at Harris Hall. The construction area shall be barricaded to prevent public access. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. 10. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the Final SPA Development Plan. Meter locations must be accessible for reading and may not be obstructed. 11. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. except as specifically restricted by other conditions herein. 12. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 13. All material representations made by the applicant in the application and during public meetings with the Historic Preservation Commission, the Planning and Zoning Commission, and the City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 14. Prior to issuance of a building permit, the permit plans shall be reviewed and approved by the Fire Marshall. The entire structure shall be sprinkled unless an alternative plan is accepted by the Fire Marshall. 15. The applicant shall not use Magnesium Chloride as a dust suppressant on the public parking lots south of the Music Tent. RECOMMENDED MOTION: "I move to adopt Ordinance Number 38, Series of 1998, on second reading." CITY MANAGER COMMENTS: ATTACHMENTS: Exhibit A -- Review Criteria Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Map of West End Exhibit E -- Interior View of Tent Exhibit F -- HPC Minutes Exhibit G -- P&Z Resolution 9 8 ;:: ;:: ::T.I c~ 0 Z(J.' C') m ~;;: -I 0 02 ~ m ~::: l.N -'. <: m -~ 6C ::0 m ,,2 "" ;:: 0> 0 m z .... "-! ~ '-~ ~ t ~ , ~ ,-... - :Z:Z:ZZtD ~~~~l ~~~~~ ~~~~~ ~ . ~-N'...(I} . a cr , f;f;f;f;.g' ;. n . ~.N'....(()C/) ~ ~o ~ CD -co O)cnU (..) o' ~ .- , '" 9' 0'1....(0) ~~oso~W ~t~~!l ~p '?J .~~r . ;, ; . ;;:;;::;:;;:'" o:ls::~)>'O ~)>::oz3 m->OO 7\:ZZ-l $ ~ Q' . 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I"""" ,-, *" MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager Julie Ann Woods, Acting Community Development Director FROM: Christopher Bendon, Planner RE: Aspen Meadows SPA Amendment -- First Reading Lot #2 Aspen Meadows Subdivision -- The Music Tent DATE: September 28, 1998 SUMMARY: The Aspen Music Festival and School, applicant, is proposing an amendment to the Specially Planned Area (SPA) for the redevelopment of the Music Tent, the expansion of the backstage area, and the development of an underground connection to Harris Hall.. The Tent is located on Lot #2 of the Aspen Meadows Subdivision. This new facility is proposed in the same I?enerallikeness of the existing tent in 1!lJProximatelv the same location, with the most obvious difference being that it will be a permanent structure. The 1991 SPA Agreement set forth the approved expansion of the tent's seating capacity to 2,050 seats and for the expansion of the backstage area by no more than 1,500 square feet. The applicant has generally stayed within the existing physical boundaries of the current tent by observing the existing height and general footprint of the existing Tent. The Council has received favorable recommendations from the Historic Preservation Commission and the Planning and Zoning Commission for this project. Although the Tent is not a designated historic structure, the HPC does review development applications within the Aspen Meadows Campus. Their particular charge in reviewing the Tent was to evaluate the jlPpropriateness of the proposed architecture in relation to the surroundings, the proposed materials, and the tent-like characteristic of openness and permeability of light and sound. 4- \ .-- The Planning and Zoning Commission reviewed the Tent under the more broader criteria of an SPA and recommended approv~ by a 4 - 2 vote. The Commissioners all endorsed the architecture of the proposed Tent. Their primary concerns, however, centered around the relative t,r1j.ffic impacts on the surrounding neighborhood. The 1991 SPA Agreement does not limit use of the facility as this is generally restricted by natural constraints. The proposed Tent will be a permanent facility,. although unheated, and could conceivably accommodate a lengthened season. The P&Z approval does recommend a specific season, June 1 - August 31, and does - recommend additional use be reviewed as a Temporary Use. The additional uses 1 ~ 1'""'\ "'- requiring a Temporary Use permit would include truly unexpected events such as a funeral or a political speech, but may also include such standing events such as the High School graduation and the LD.CA The Planning and Zoning Commission did recognize the ongoing traffic related issues were separate and apart from the design of the Tent -- as long as the Tent remained a seasonal facility. A second Resolution was passed encouraging representatives ofthe City, the neighborhood, and the MAA to develop a Master Traffic Plan for the Aspen Meadows Campus. In addition to the SPA Criteria, which are detailed in Exhibit A, staff has delineated five primary areas of concern, under the heading Main Issues, and has provided a response. Staff would like to present these issues as a point of initiating discussion. Staff recommends City Council pass this Ordinance, upon first reading, and set the public hearing for October 13, 1998. ApPLICANT: Aspen Music Festival and School. Robert Harth, CEO Represented by: Harry Teague Architects Kaufman and Peterson, Attorneys Mt. Daly Enterprises, Landscape Architects Schmeuser Gordon Meyer, Engineers LOCATION: Lot #2 Aspen Meadows Subdivision. ZONING: Academic Specially Planned Area (A-SPA). CURRENT AND PROPOSED LAND USE: Rehearsal and performance facility. PREVIOUS ACTION: The City Council has not previously considered this case. REVIEW PROCEDURE: Specially Planned Area (Final and Amendment). The City Council may approve Final SPA requests at a public hearing after considering a recommendation from the Planning and Zoning Commission made at a public hearing. MAIN ISSUES: 1. Architecture and Site Planning. The Historic Preservation Commission reviewed and made a formal recommendation for City Council's acceptance of the project. Their primary architectural concerns were over the new structure's overall aesthetics, use of materials and their 2 .... , " ," r-., --. capabilities, internal and external lighting, the feeling of 'tent-ness, , visual and acoustical permeability, and the new tent's general internal acoustics. lhis referral was made at a public hearing and included testimony from many members of the general public and musicians. The general tone of the public comments was that the existing tent exhibited fairly bad acoustics, functioned crudely (with the occasional surprise bath during rain storms), and should be replaced with an updated facility. One person, however, felt the Tent represented a 'Landmark' of the town and merely exhibited imperfect qualities found in many historic structures. Another person expressed a belief that the tent itself, whether in its present or future configuration, should be considered a landmark and given that level of protection and review. The HPC did recommend, by a 4-1 vote, the City Council support the new tent design finding that the proposal significantly represented a design, use of materials, and relationship to the surroundings which was compatible. The HPC, in their discussion, did comment on 'Iandmarking' the idea of a tent in this location. This came up in relation to the historic reference to the historic use of the property for public concerts in a tent and not necessarily the historic qualities of the tent itself. The applicant was. generally supportive of such an idea, as long as the designation did not encumber the ability to update the structure to better serve the needs of the users. 2. Structure and Fire. The Applicant and the City Building Official have determined the appropriate building code requirements for the proposed Tent and have identified the relevant criteria that must be addressed. This normally occurs at the time of submitting for a building permit. However, staff was concerned about the applicant proceeding on a separate set of building code provisions and being' surprised' at the end of the land use process. Ed VanWalraven, the Fire Marshall, has requested the entire Tent be fire sprinkled unless an alternative plan can be demonstrated to be in compliance with the Fire Code. This will be an ongoing discussion, but is not expected to require an amendment to the SPA or create a 'surprise' at the time of building permit review. The Fire Code is not discretionary by the City Council. However, a condition of approval has been included to ensure fire safety. 3. Traffic Impacts. The SPA Agreement included a provision for a traffic mitigation plan. As Council is well aware, this included specific remedies for the movement of students and concert- goers to and from the Meadows Campus. There is a provision of this traffic mitigation plan which requires a review every other year on the date ofthe original approval - June lOth. The elements of the facility that affect traffic generation areir~~ capacity, ad~ ~ing, the number of events, and the length !?f the seaso~. The 1991 plan 3 '" < :~J, , .1"""'. .-, intended for the expansion of this seating to 2,050 seats from the existing 1,750. The tent has actually accommodated this increased capacity with the use of folding chairs on a regular basis. There is no increase, beyond the approved 2,050 seats proposed with this amendment. Likewise, there is no proposed expansion of the season or off- season use. Therefore, staff does not believe there is any impact to the traffic generation of this facility for which mitigation would be required. It is important to clarify that the "lawn seats" are not, and have never been, part of the official capacity used for evaluating the use and that there is no expected increase in the lawn seating capacity with the new Tent. It is also important to note that the most recent review of the MAA's June, 1998, traffic mitigation report, which the Planning and Zoning Commission reviewed, found the applicant not in compliance with the SPA Agreement. A subsequent hearing before City Council determined that the applicant had acted in substantial compliance with their mitigation plan. Issues relating to West End traffic generally may remain to be addressed, but those issues should be addressed separately from this specific application. The 1991 SPA Agre"ment did contemplate the addition of Harris Hall and the increase in the tent's capacity. The additional tent capacity has been realized and staff does not believe there is an adequate relation to an impact to require further mitigation for traffic generated by the facility. Nonetheless, opportunities for the improvement in the delivery of trans if services by RFTAshould continue to be explored as part of the biennial review process. Although no technical increase in the tent's capacity is proposed, several citizens from the surrounding residential neighborhood have expressed a desire for a larger parking lot to alleviate some of the on-street parking deman~. However, this may affect the viability of the transit service and may not address the on-street parking problems felt by neighbors. The applicant has made clear that this facility is not intended for year-round use, not intended for the increase in the season length or winter use, and will not include the provision of any folding chair capacity. The SPA Ordinance and supporting documents should be very clear on these points and for any change to these conditions to be reviewed as a substantial amendment. There is a provision in the proposed Ordinance which allows for off-season events to be approved as a_Temporary Use. ~tS04';'" - The Planning and Zoning{did discuss the ongoing traffic related issues and passed a separate motion encouraging the development of a Master Plan for Meadows-related traffic. 4. Construction Staging & Traffic. The parking lot directly to the 1lQrth of the tent should be used for all construction staging, equipment storage, and contractor parking. This staging area should also accommodate all trucks staged for removing material during the demolition. 4 ... .':J, ,-, ~ The delivery area for Harris Hall should be open and clear of obstructions. The applicant should maintain all pedestrian ways, which are not closed for the construction, clear of all obstructions. Staff suggests the applicant barricade the perimeter of the construction area to prevent pedestrians ~ accidentally walking into the construction area. The redevelopment of the tent will include a significant amount of excavated material which will need to be removed from the site which, in turn, will require a certain nurnber of hauling trucks. After the construction of Harris Hall, the Streets Director and some members of the public questioned the City for allowing the degradation of public property without requiring remediation. Staff believes there does need to be a requirement for remediation, if there are indeed measurable impacts, and has suggested this be incl.uded in an overall construction traffic mitigation plan. This Construction Traffic Plan, at a minimum, should include the starting- and ending dates for hauling, the .r>rhnary route to be used, the e~pected duration, the time of dav. when hauling is prohibited, mitigation measures for dust and debris, a requirement for patching and repairing as necessary, and compensation for significant deterioration of tile infrastructure. There is a standard measurement for street surface conditions which could be determined before and after the traffic passes. It is important to the applicant and to City Staff to accurately identify street degradation which can be attributed to this development, and not due to normal use pf use by another construction project. or Jack Reid, Streets Director, has suggested Third Street and Roaring Fork Road as the most logical streets to carry the construction traffic. The physical structure of Third Street stronger and better permits carrying heavier vehicles, meaning the applicant is less likely to hann the subsurface (and may not have to reimburse the City for subsurface repair). The street itself is scheduled to be resurfaced in the near future, which could be done after the construction traffic is completed. 5. General Safety. Harris Hall is located in close proximity to the tent and will continue to operate during the redevelopment of the tent. The majority of events in Harris Hall during the Fall and Winter months are in the evening. However, there needs to be adequate provision to ensure the public's safety during the reconstruction of the tent. Staffis encouraging the applicant to protect the public by limiting construction, and prohibiting site work with large equipment or loud machinery, >luring and within half an hour before and after events at Harris Hall. Construction barricading should also -be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. RECOMMENDATION: Staff recommends City Council approve, on first reading, the substantial SPA Amendment for the Music Tent, Lot #2 ofthe Aspen Meadows Subdivision, subject to the following conditions: 5 -. , .~, 9. te&",.rk Avw..- t-.. /WMIW''o,h1l6 1. ~~~b\ 4, 4e- ~ ckf... Within 180 days after fmal approval by City Council and prior to issuance of a Building Permit, the applicant shall recorda Final SPA development plan. This plan shall include all necessary plat requirements of the City Engineer including site plans, grading plans, utility plans, all utility easements, architectural plans and elevations, and a landscape plan. Within 180 days after final approval by City Council and prior to issuance of a building permit, the applicant shall record a SPA Amendment agreement binding the property to this development order and to the un-amended provisions of the 1?91 Agreement. The ~lh. Agreement shall describe maintenance of the parcel's CQ~\t af"Qall, access ways. and a 2 year guarantee on landscape improvements, including trees, starting on the issuance day of the Certificate of Occupancy. The Agreement shall include the staging, construction traffic, and general safety plans as adopted by Council. The Agreement shall limit the use of the tent to the current season length flfiG HamBer sf e\ eHts, and limit the number of seats to 2,050, and prohibit the use of folding chairs or any other type oftemporaryiSeating. Permanent modifications of the seating provisior shall be considered a substantial amendment. Occasional increased seating ~5r.is='m::Y be approved as a Temporary Use. The agreement shall be approved by the City Attorney prior to recordation. ~ ~~ 2. 7"'1:11<;" 3. Prior to issuance of a Building Permit, the applicant shall provide to the Engineering Department a Soils Report, Drainage Report, and an Erosion and Sedimentation Plan for during and after construction, all prepared by a Colorado licensed Civil Engineer. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. All trees that will be maintained on site which are within the construction area shall be tied back and protected with construction barricading or temporary chain link fencing. The applicant shall observe any further requirement of the Parks Department for the protection of existing vegetation which may come up during actual construction. Prior to issuance of a building permit, the applicant shall complete a tap permit and shall pay all connection charges due to the Aspen Consolidated Sanitation District. Connection charges may be estimated by the District with detailed plans. No clearwater may be directed towards the sanitary sewer. The Final Ordinance shall include a timeline for the applicant to obtain a building permit prior to the conclusion of the 1999 music season. The applicant shall abide by the construction staging plan. Said plan shall restrict all construction equipment, vehicles, machinery, materials, and contractor parking within the parking lot north of the music tentl~he parking lot surface and curbs shall be repaired, as needed, prior to issuance of a Certrate ~c~ '1>~tic-\ The applicant shall abide by the consXctlOn traffic plan. This plan shall specifY the appropriate starting and ending dates for construction vehicles removing debris from the site, the prohibited hours for such activity, the use of Third Street as the primary street, mitigation measures for dust and debris, a requirement of the applicant to patch and repair the road surface as necessary during and after hauling, and compensation payable to the City for significant deterioration of Third Str eet~ireCt1Y attributable to the hauling activity. The City Streets Directorshall evaluate the physi al conditions before and after the hauling to determine the degree of actual impact. ~ ~ ~. The applicant shall abide by the public safety plan. This plan shall prohibit the use of large or loud machinery during and within one half hour before and after public events at Harris 4. 5. 6. 7. 8. 6 ..., \ .' r'-, ~ Hall. The construction area shall be barricaded to prevent public access. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. 10. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements. must be delineated on the Final SPA Development Plan. Meter locations must be accessible for reading and may not be obstructed. 11. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. except as specifically restricted by other conditions herein. 12. Before issuance of a building permit, the applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 13. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 14. Prior to issuance of a building permit, the permit plans shall be reviewed and approved by the Fire Marshall. The entire structure shall be sprinkled unless an alternative plan is accepted by the Fire Marshall. RECOMMENDED MOTION: "I move adopt Ordinance Number_, Series of 1998, upon first reading," ATTACHMENTS: Exhibit A -- Review Criteria and Staff Comments Exhibit B Referral Agency Comments Exhibit C -- Development Application 7 ~..... " .' ,-. ~ Exhibit A Music Tent STAFF COMMENTS: Specially Planned Area Section 26.80.040, Standards Applicable to Specially Planned Areas 1. 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. Staff Finding: The Music Tent has been, and will continue to be, an enhancement of the immediate area and of the community in general. The physical structure is designed to maintain the openness, opacity, and general feeling of a tent while improving the acoustical and functional characteristics. The landscape plan is well designed and maintains an appropriate amount of open space,. While the HPC recommendation primarily addresses this standard, it should be known that staff is in complete agreement with the HPC. The Planning and Zoning Commission also stated their approval of the Tent architecture and site planning. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Finding: There are sufficient public facilities to accommodate this development. The seating capacity of the tent is not proposed to increase over the approved 2050 seats of the 1991 SPA plan. That plan expected the relative impacts of the increased capacity and required a traffic mitigation plan which will continue to be a requirement. In addition, the actual capacity of the tent today is 2050 people with the additional folding seats. The applicant is proposing to upgrade the bathroom facilities with this new tent to more appropriately accommodate the expressed concerns ofthe musicians as well as the public. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mud flow, rock falls, avalanche dangers and flood hazards. Staff Finding: There are no known natural hazard which affect this parcel and staff believes this parcel to be suitable for development. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and Staff Comments Pg. 1 :~,> . .< .,......., .~. provide open space, trails and similar amenities for the users of the project and the public at large. Staff Finding: The overall Meadows Plan does .employ creative land planning techniques. The location of the new tent is the same as the old tent with the exception of minor footprint changes on the North side. The open space and public entrance to the Tent and Harris Hall provide the user with a wonderful experience beyond the actual performances. This is an amenity which should be and is maintained with this new proposal. The proposed tent will fit within the height of the existing tent by lowering the stage area and providing a greater rake to the seating. 5. Whether the proposed development is in compiiance with the Aspen Area Comprehensive Plan. Staff Finding: The Tent is in compliance with the Aspen Meadows Master Plan which was developed for the entire Meadows Campus. This document functions as an amendment to the Aspen Area Comprehensive Plan, providing more detail than the AACP while allowing site planning and specific designs to come forward individually. The Aspen Meadows SPA, which followed the Master Plan contemplated the seating expansion and the architectural characteristics which should be encouraged in a redeveloped Tent. The SPA also contemplated what is now Harris Hall. In addition to the Tent's direct compliance with the Meadows Master Plan, a few more general statements in the AACP apply to the Tent development. "Maintain and create places and opportunities for social interaction and lifestyle diversity," and "Maintain design quality and compatibiHty with historic features of the community." It is important in relation to this second statement to realize the Tent itself is not a protected Historic resource. However, the use of the property for music under a tent has been, and should continue to be, a defining feature of the town. The proposed Tent will carry on this tradition of a music tent in this location as first provided by Saarinen and continued by Bayer and Benedict. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcei, or the surrounding neighborhood. Staff Finding: The redevelopment of the tent will require the off-site relocation of fill material. The applicant, the construction consultant, and staff will be meeting Tuesday morning to fully realize the possible impacts of removing this material. Jack Reid, City Street Director, has suggested that the applicant use Third Street as the primary access way for trucks, and that the applicant be required to compensate the City for the proportional deterioration of the street. Staff Comments Pg. 2 ,,~ . ".. ,-.... ,~ The Planning Department is suggesting the applicants abide by an overall construction traffic plan adopted as part of the Ordinance. That plan should include the expected starting date for hauling, the primary street, the expected duration, the time of day when hauling is prohibited, mitigation measures for dust and debris, a patch and repair as necessary requirement, and compensation for significant deterionition of the infrastructure. This should be required for the public R.O.W. from the site to the intersection with State Highway 82. The Streets Director does have a method of indexing the useful life of the street. This can be done before .and after hauling to determine the actual impact. 7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.84.030(B)(2)(b). Staff Finding' There are no significant slopes on the parcel. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Finding: The applicant was granted GMQS allotments ih the '91 SPA agreement for the expansion of the backstage area, not to exceed 1500 square feet in addition, and for the increased seating capacity of the tent, not to exceed 2050 seats in total. The majority of the allotments granted for this parcel have been developed for Harris Hall and the 2,050 tent seating capacity. The project was granted an exemption as an Essential Public Facility based on its general amenity to the public and the operator's non-profit status. The Tent stilI does, and will continue to, qualify as an Essential Public Facility. Staff Comments Pg. 3 ^~ ~ be. ts Memorandum - MII&tc..~t. TO: Mayor and City Council THRU: Amy Margerum, City Manager Jeff Woods, Parks Director FROM: Rebecca Schickling, Assistant Parks Director Stephen Ellsperman, City Forester & Natural Areas Specialist DATE: October 7, 1998 RE: Aspen Music Festival Tent Development Application cc: Julie Ann Woods, Interim Community Development Director At the first reading of the ordinance for the Aspen Music Festival Tent redevelopment, Council requested that the Parks Department review a few specific issues with regards to trees on the Music Festival grounds. The Music Associates had requested a waiver of tree mitigation fees for the trees required to be removed due to the improvements to the back stage area and new tent structure. We stated to the applicant during the development review process that we did not recommend that the tree mitigation be waived but they had the right to request a waiver from City Council. We still do not believe the tree mitigation requirement should be waived. Although the Music Festival is one of the most important community attractions for Aspen, we believe that trees are also an important fabric of the community and should be preserved and re-planted to the greatest extent possible. There are numerous not-for-profit organizations in town that are restricted on funds and a development review process can be difficult and expensive. However, we do require. tree mitigation on affordable housing and other not-for-profit organizations such as Andrea Jaeger's Kids Stuff Foundation. However, if Council believes this is deserving of a waiver then so be it. We have discussed a few alternatives that we believe are acceptable to consider for the mitigation. First there was a question if some of the tree mitigation could go off site. We feel this is a very reasonable option and would request that the trees still go on to a "public" property which could include, elsewhere at the Meadows or Aspen Institute, a City Park, the Golf Course, ACES, or some other agreed upon public site. Another option that we would consider feasible is to. credit a portion of thetree mitigation for work on the Betty Grindley Trail thatleads from the Rio Grande Trail up to the Music Tent. Currently, that trail is very narrow and has some erosion problems. We believe that some minor repair work and revegetation of the slope along the trail would be a sensible mitigation. .f"""".,.. ,-" The other issue that Council brought up was the concern over the use of Magnesium Chloride (MgCl) for dust abatement on the Music Festival Parking Lot. An incident occurred this past summer when an application of MgCl was applied to the parking lot. Numerous cottonwoods and a few aspen trees were severely impacted by this application to the point that these trees dropped their leaves and one aspen tree died. The indicating factors all pointed to that application of MgCI. We believe that the concentration used was excessive and harmful to the trees. It is well documented that MgCl can damage vegetation by two ways, through the foliage due to over spray and splashing, and into the root zone through infiltration in the ground. There are several things that will Occur and hurt the vegetation by high concentrations of salts of any sort. First, the plants become desiccated particularly if the MgCl is applied when very hot and dry because oxygen is depleted from the root zone. This caused a complete defoliation within 2 weeks of the application. Fortunately, the trees were able to put on a second leaf set and this did not kill the majority of the trees. However, there still may be a residual affect with considerable die back of the tree crown next year. Additionally, the top several inches of soil around the trees appeared to have a high clay content which will hold the detrimental salts in the root zone area where the feeder roots are. Flushing with water helps the situation but some of the MgCl will stay bound in the soil. The City's Streets Department does use MgCl on the dirt alleys throughout town. However. the concentration of MgCl is very minimal and we have seen no detrimental affects of these applications. The MgCl has been used on the alleys for 3-4 years and although we have yet to be able to determine the long term affects, we believe that the concentration used in this situation is acceptable. Our recommendation to the Music Associates was to find an alternative for the MgCl applications on the parking lot. We would suggest either a recycled concrete or asphalt or polymer that would still allow water percolation but not create dust. If there is a need to apply the MgCl for another few years we would require that it be done at the same concentration as the Streets Department uses which is a 26% solution. This may require 2-3 applications in a SUmmer to control the dust. It is also recommended that the application be done outside of the dripline of the trees with no splashing or over spray of solution. 2 Tele,. (970) 925-3601 Sy Kelly. ,Chairman Paul Smith. Treas. Louis Popish. Secy. September 9, 1998 011"""'\,.." 1". I..f I" C".f ..f. (~.f' t::::)(, .JlspeIl UOnsOLlqafeo CJaIllfaaon b:tSfFlcr 565 North Mill Street Aspen, Colorado 81611 FAX #(970) 925-2537. ;,C., "'''' "';;\:>'1 . COMMUNiTY DEVELOPMENT M,chael Kelly Frank Loushin Bruce Matherly, Mgr. '& ~L:'g&WeD jtPl.1. 1998 Chris Bendon Community Development '130 S. Galena . Aspen, CO 81611 Re: Meadows SPA amendment Dear Chris: Thle Aspen Consolidated Sanitation District currently ha~ufficient collection and treatment capacity to serve the dlevelopment proposed fot the Meadows prope;ty. Service is contingent upon compliance with the District'snlles; regulations,and specification which are on file at the District office. Clear water SourCleS (surface run-off, roof drains, foundation drains) are prohibited by our regulations and must be directed to dry well, stonn slewer, or other trleatment. A slervice connection will be required for the buildihglocated at the southeastlern edge of the property (lemonade stand). There will be significant fees associated with the addition of public rlestrooms to the new backstage area. Fees can be estimated once detailed plans arle available and a tap permit is completed at the District.office. The Meadows consortium made substantial improvements to the on-site collection system in 1991 as a result of the currlent SF A The on-sitle system was designed and constructled to ACSD standards. Sincerely, k~~~~ Bruce Matherly ;' · District Manager EPA Awards of Excellence 1976. 1986 . 1990 Regional and National - -" .---, i; ~JIAtICf! ~ ~~ AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATION SECTION 26.52.060 (E) County of Pitkin } } ss. State of Colorado } I, ,4lvtlAE::L W&7I6L}-\'~Y ~V6 AAotrTI:l::r~) being orrepresenting an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursUant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by fIrst-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject property, as indicated on the attached list, on the 2~ day of~' , 1999?(which is l? days prior to the public hearing date of IO.(3.q~. 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously , from the 1 day of iJ)c..11>~, 199~ (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. q ~ day ,19%y Notary Public's Signature ~ ,-'. PUBLIC NOTICE RE: ASPEN MEADOWS SPECIALLY PLANNED AREA (SPA) AMENDMENT, MUSIC TENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, October 13,1998, at a meeting to begin at 5:00 p.m. before the Aspen City Council, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen Music Festival and School (a.k.a. The MusicAssociates of Aspen) to consider a substantial amendment to the Specially Planned Area (SPA), for the redesign of the tent structure located next to Harris Hall within the Aspen Meadows Campus. The parcel is legally known as Lot #2, Aspen Meadows Subdivision. For further information, contact Chris Bendon at the AspenJPitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/.Jobn Bennett. Ml\Yor Aspen City Council Published in the Aspen Times on September 26, 1998. City of Aspen Account CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 HANSEN SALLY PO BOX 9343 ASPEN, CO 81612 LAUDER LEONARD A LAUDER EVELYN H 2 EAST 67TH ST NEW YORK, NY 10021 CHAMBERS MERLE C C/O AXEM RESOURCES INC 4750 S DAHLIA ST LITILETON, CO 80121 PITKIN COUNTY 530 E MAIN ST STE 302 ASPEN, CO 81611 KADS PETER & EVA 8401 VISTA LN PRESCOTT, AZ 86301 PINES DAVID & ARONELLE S PO BOX 576 TESUQUE, NM 87574-0576 NORTH FOURTH STREET ASSOCIATES CONVISOR MIKE C/O PO BOX II ASPEN, CO 81612 COLLINS CHARLES & JANICE S PO BOX HH ASPEN, CO 81612 SALTER JAMES 500 W NORTH ST ASPEN, CO 81611 "" 1'""'\ GORDON SHELDON M & CHRlSTINE E C/O GORDON GROUP HOLDINGS LTD 3500 LAS VEGAS BLVD S STE N28 LAS VEGAS, NV 89109 LAUDER LEONARD A LAUDER EVELYN H 2 E 67TH ST NEW YORK, NY 10021 LAUDER LEONARD A 2 EAST 67TH ST NEW YORK, NY 10021 SANT MARAL YNN VIERSEN REVOCABLE TRUST PO BOX 280 OKMULGEE, OK 74447 DAGGS JAMES K & GAY 640 N 3RD ST ASPEN, CO 8161 I PETERSON JAMES D PETERSON HENSLEY R POBOX 1714 ASPEN, CO 81612 CURTIS JAMES L 300 E HYMAN AVE ASPEN, CO 81611 ODOM JOHN A JR TRUSTEE 1/2 INTEREST ODOM LORRIE FURMAN TRUSTEE 1/2 INTEREST 1I490W38THAVE WHEA TRlDGE, CO 80033 STARK GEORGE W & MARGARET S AS TRUSTEES OF STARK TRUSTS 619N4THST ASPEN, CO 81611 BECK NEIL H BECK PAMELA L AS TENANTS IN COMMON 515 W GILLESPIE ST ASPEN, CO 81611 1'""'\ WING KAREN J 15 S ROYAL FERN THE WOODLANDS, TX 77380 LAUDER GARY 1/2 LAUDER WILLIAM 1/2 767 5TH AVE 40TH FLOOR NEW YORK, NY 10153 CHAMBERS MERLE C 4750 S DAHLIA ST LITTLETON, CO 80121 MARCUS STEPHEN J PO BOX 1709 ASPEN, CO 81612 FRAZER WILLIAM R & JANE Z F AMIL Y TRUST FRAZER WILLIAM R & JANE Z TRUSTEES 250 TUNNEL RD BERKELEY, CA 94705 CRAIG CAROL G POBOX 18 WOODY CREEK, CO 81656 DURAND LOYAL III DR & BERNICE BLACK 4314 FAWN CTRT 1 CROSS PLAINS, WI 53528 UHLFELDER NAOMI PO BOX 1165 ASPEN, CO 81612 FINKELSTEIN RlCHARD & CARlA CAROLE C 50% 9034 BURROUGHS RD LOS ANGELES, CA 90046-1405 CHRlST EPISCOPAL CHURCH BISHOP AND DIOCESE OF COLORADO 536 NORTH ST ASPEN, CO 81611 KNURR GOLDIE P 603 W GILLESPIE ST ASPEN, CO 81611-1242 BREMER MALCOLM H & ANGELIKA S 3262 A V ALON HOUSTON, TX 77019 ELLIOTT ELYSE A 610 NORTH ST ASPEN, CO 81611 PULLEN ROBERT W PULLEN ANNE W 710 N POST OAK RD #305 HOUSTON, TX 77024 CHOUMAS JOHN JAMES & PATRICIA G BLDG 300 BAYS 313-314 1601 E OLYMPIC BLVD LOS ANGELES, CA 90021 FINK ROBERT K PO BOX 12249 ASPEN, CO 81611 SLADE ELLIOTT K III 40 E 67TH ST NEW YORK, NY 10021 COLGATE S A & R W TRUST U/DIT 12- 29-89 422 ESTANTE LOS ALAMOS, NM 87544 GALLUCCIO VINCENT PO BOX 8065 ASPEN, CO 81612 HEMMING EVELYN F 1015 WATERS AVE ASPEN, CO 81611-2136 I"""". HODGES ELAINE C 2020 S MONROE #118 DENVER, CO 80210 MARKALUNAS JAMES J & RAMONA I 624 W NORTH ST ASPEN, CO 81611 LUETKEMEYER JOHN A JR & SUZANNE F 50% SCHREIBER EUGENE H & STANFORD 050% 17 W PENNSYL VANIA AVE TOWSON, MD 21204 MORRIS JOHN S JR PO BOX 8991 ASPEN, CO 81612 NORTON JOHN NORTON ROBIN 817 WNORTH ST ASPEN, CO 81611 MCDADE JAMES R & ELAINE B PO BOX 9090 ASPEN, CO 81612 DIGIGLIA LE RAY DIGIGLIA JOHN WILLIAM PO BOX 4305 ASPEN, CO 81612 BERGER BRUCE 960 CHEROKEE DENVER, CO 80204 GALLUCCIO VINCENT P PO BOX 8065 ASPEN, CO 81612 TOON PAMELA & DOREMUS JOHN 822 W SMUGGLER ST . ASPEN,C081611 .,-" O'SHANA CATHY 101 ROBBINS ST OSTERVILLE, MA 02655 FERRARA JAMES & MARION 614WNORTHST ASPEN, CO 81611 MARQUSEE CHARLES B PODRAWERX BOCA RATON, FL 33429 GOLDSMITH BETH H 7326 TILDEN LN NAPLES, FL 34108-7713 ]JDG LLLP 263 E GORE CREEK DR VAIL, CO 81657 LANGENKAMP FAMILY REVOCABLE TRUST 1/2 633 NORTH ST ASPEN, CO 81611 CUNNINGHAM I MCA 605 W MAIN ST #2 ASPEN, CO 81611-1619 BERGER BRUCE 960 CHEROKEE DENVER, CO 80204 MCCARTY DANIEL L PO BOX 4051 ASPEN, CO 81612 POWELL WILLIAM E & DANA D 11 LYNN BA TTS LN STE 100 SAN ANTONIO, TX 78218 HOLMES ROBERT R JR & AUDREY P 45 BERMUDA RD WESTPORT, CT 06880 . FOX SAM FOX MARILYN 7701 FORSYTH BLVD STE 600 CLAYTON, MO 63105 ~. DALY THOMAS J 520 W HALLAM ST ASPEN, CO 81611 r-., BROOKS LAURENE B SHERIDAN SUSAN B 421 DETROIT ST DENVER, CO 80206 ROSE ALLAN V ONE EXECUTIVE BLVD YONKERS, NY 10701 ASPEN INSTITUTE INC 1000 N 3RD ST ASPEN, CO 81611 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 ASPEN INSTITUTE INC PO BOX 222 QUEENTOWN, MD 21658 FERGUSON JAMES L FERGUSON ESTHER B AS JOINT TENANTS PO BOX 1457 CHARLESTON, SC 29402 SHERMAN HARRIS D LAMM RlCHARD D 1700 LINCOLN ST #4000 DENVER, CO 80203 PARKER DA VID WHITAKER PARKER ELIZABETH VINEY AS JT TENANTS 725 MEADOWS RD ASPEN, CO 81611 KELlNER DONALD H KELlNER VIRGINIA P 916WSMUGGLERST ASPEN, CO 81611-7123 MUSGRAVE MARJORY M 629 WNORTH ST ASPEN, CO 81611 ..~ " , WANGER LEAH JOY ZELL & RALPH 1540 LAKESHORE DR #14N CHICAGO, IL 60610 H & C MARQOSEE INC TRUSTEE GARFIELD & HECHT PC 601 E HYMAN ASPEN, CO 81611 GOLDSBURY CHRlSTOPHER JR C/O SILVER VENTURES PO BOX 460567 SAN ANTONIO, TX 78246 SMOOKEBARRY75%INT 155 5TH ANITA LOS ANGELES, CA 90049 REED PRESLEY 0 REED PATRlCIA 999 8TH ST BOULDER, CO 80302 SARPA JOHN G & JAN JONES SARPA DR JR & MARY 515 S GALENA ST ASPEN, CO 81611 MCPHERSON/LIND LLC C/O MASON & MORSE 514 EHYMAN AVE ASPEN, CO 81611 VESTAMERlCA INC PO BOX309 FAYETTEVILLE, AR 72702 WESTVIEW HOLDINGS LLC C/O BROOKE PETERSON 315 EHYMAN AVE ASPEN, CO 81611 KOEHLER DA VID R TRUST 618 W SMUGGLER ST ASPEN, CO 816] 1 ,-, COMMUNITY DEVELOPMENT GROUP OF ASPEN MEADOWS LLC 7950 E PRENTICE AVE STE 210 ENGLEWOOD, CO 80111 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 GOLDSBURY CHRlSTOPHER JR C/O SILVER VENTURES PO BOX 460567 SAN ANTONIO, TX 78246 BELL MOUNTAIN PARlNERS LTD PARlNERSHIP 222 N LAS SALLE STE 2000 CHICAGO, IL 60601 FORD MERRILL M PO BOX 445 ASPEN, CO 816]2 MCLAUGHLIN DA VID T 442 FERRY PT RD ANAPOLIS, MD 21403 MCPHERSON/LIND LLC C/O MASON & MORSE 514 E HYMAN AVE ASPEN, CO 8]611 NEWMAN JOEL 355 OCEAN BLVD GOLDEN BEACH, FL 33160 WESTVIEW HOLDINGS LLC C/O BROOKE PETERSON 315 EHYMAN AVE ASPEN, CO 81611 W AL TZ THOMAS A & NELL F 1/2 INT BERGLUND JAMES H & MARY F 10666 N TORREY PINES LA JOLLA, CA 92037 HOUSTON SAM 308 S GALENA ST ASPEN, CO 81611 SA V ANAH LIMITED PAR1NERSHIP ASPEN MEADOW LOT 10 1925 CENTURY PARK E STE 1900 LOS ANGELES, CA 90067 SA V ANAH LIMITED P AR1NERSHIP ASPEN MEADOW LOT 7 1925 CENTURY PARK E STE 1900 LOS ANGELES, CA 90067 ASPEN CENTER FOR PHYSICS 700 E GILLESPIE ASPEN, CO 81611 WOOD DUCK REALTY CORP CIO DWORMAN DARRYL 65 W 55TH ST STE 4A NEW YORK, NY 10019 HORSEY SUSAN H 330 W GILLESPIE ST ASPEN, CO 81611 HOLLENBECK FAMILY 50% CIO KATHY SHIELDS WIDLUND 7203 S HARRISON WAY LITTLETON, CO 80122 JORDAN WILLIAM R III & CHERYL A 112 N 1ST ST ASPEN, CO 81611-1402 SCHUHMACHER JOHN JR & MARIANNE H PO BOX 3528 ASPEN, CO 81612 JENSEN ROBERT N PO BOX 7847 ASPEN, CO 81612 ~ ,. , GREENWAY GILBERT C PO BOX N7776 NEW PROVIDENCE BAHAMAS, SA V ANAH LIMITED P AR1NERSHIP ASPEN MEADOW LOT 9 1925 CENTURY PARK E STE 1900 LOS ANGELES, CA 90067 ASPEN INSTITUTE INC 1000 N3RD ST ASPEN, CO 81611 ASPEN INSTITUTE INC 1000 N 3RD ST ASPEN, CO 81611 STARODOJ ROBERTF 50% INT PO BOX 1121 ASPEN, CO 81612 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 KELLY FAMILY L TD KELLY JOHN THOMAS CIO 533 E HOPKINS ASPEN, CO 81611 HOFFMAN LARRY J & DEBORAH 1221 BRICKELL AVE MIAMI, FL 33131 I B H PROPERTY TRUST HARRIS IRVING B TRUSTEE 2 N LA SALLE ST STE 400 CHICAGO, IL 60602 WEST END SOLAR TRACT HOMEOWNERS ASSOC ~ ASPEN CENTER FOR PHYSICS 700 W GILLESPIE ST ASPEN, CO 81611 SA V ANAH LIMITED P AR1NERSHIP ASPEN MEADOW LOT 8 1925 CENTURY PARK E STE 1900 LOS ANGELES, CA 90067 MUSIC ASSOCIA TES OF ASPEN INC 2 MUSIC SCHOOL RD ASPEN, CO 81611-8500 CHATFIELD CROSSINGS INC DWORMAN DARRYL CIO 65 W 55TH ST STE 4A NEW YORK, NY 10019 BART MORRIS III & CATHY KANTER II RUERROY ALE METAIRIE, LA 70002 HARRIS ROBERTA H 6 LONGFELLOW PARK CAMBRIDGE, MA 02138 GANTZEL JOAN 705 MEADOWS RD ASPEN, CO 81611 DUNCAN DAVID CIO LA SALLE JOHN D 675 MEADOWS RD ASPEN, CO 81611 WALDECK VIVIAN G 72 VALLEY RD KATONAH, NY 10536 CAMALOTT A ENTERPRISES L TO DUNCAN CIO 675 MEADOW RD ASPEN, CO 81611 .~\ ~ . MEMORANDUM TO: i Planning andZontngCOmmiSSion Stan Clauson, Cobunity Development DirectoLil _ Julie Ann Woods,IDeputy Director ~ Christopher Bendon, Planner I THRU: FROM: RE: Aspen Meadows ~P A Amendment -- Public Hearing Lot #2 Aspen Me~dows Subdivision -- The Music Tent , DATE: September 22, 19~8 , SUMMARY: i The Aspen Music Festivaliand School, applicant, is proposing an amendment to the Specially Planned Area (Sf A) for the redevelopment of the Music Tent, the expansion of the backstag~ area, and the development of an underground connection to Barris Ball. The Tent iSllocated on Lot #2 of the Aspen Meadows Subdivision. This new facility is propos~d in the same general likeness of the existing tent in approximately the same lollation, with the most obvious difference being that it will be a permanent structure. I The 1991 SPA Agreementlset forth the approved expansion of the tent's seating capacity to 2,050 seats andlforthe expansion of the backstage area by no more than 1,500 square feet. The ap~licant has generally stayed within the existing physical boundaries of the current t~nt by observing the existing height and general footprint _ with a few minor exceptiorys which will be described by the applicant. The process for this review! entails a recommendation to City Council from the Commission. In additiOn'te project was referred to the Bistoric Preservation Commission for aformal r ferral to Council. Their specific charge was to evaluate the appropriateness of theroposed architecture in relation to the tent's surroundings, the proposed materials, an~ the tent-like characteristic of openness and permeability oflight and sound. The BI1C recommended approval of the redesigned Tent by a 4-1 vote. i Members of City Council and the P&Z have expressed a desire to consolidate the i presentation to the revie~ bodies. While a consolidate review is not provided for in the Land Use Code, the qity Council has been invited to this special meeting to hear the applicant's present*tion, public comment, and the findings of the Commission. : In addition to the SPA Critena, which are detailed in Exhibit A, staff has delineated five primary areas of conceIjn, under the heading Main Issues, and has provided a response. Staff would like tp present these issues as a point of initiating discussion. i 1 r-. .~ , Staff recommends the, Planning and Zoning Commission' pass forward a recommendation of approval to the City Council for the proposed Music Tent, with conditions. i APPLICANT: i Aspen Music Festival andlSchool. Robert Harth, CEO Represented by: Har/Y Teague Architects KaUflnan and Peterson, Attorneys Mt.IDaly Enterprises, Landscape Architects Schmueser Gordon Meyer; Engineers I i LOCATION: , Lot #2 Aspen Meadows S4bdivision. i ZONING: i Academic Specially Plann~d Area (A-SPA) i' CURRENT AND PROPOSED LAND USE: Rehearsal and performanc~ facility PREVIOUS ACTION: i The Commission has not pJ[eviously considered this application. Previous amendments to the SPA hate provided for an approved expansion of the tent's seating capacity to 2,050 seats I i REVIEW PROCEDURE: i Specially Planned Area (Fi~al and Amendment). The City Council may approve Final SPA requests at a public hearing after considering a recommendation from the Planning and Zoning Co~ssion made at a public hearing. ! MAIN ISSUES: I 1. Architecture and Site Plannf'g. The Historic Preservation C?mmission reviewed and made a formal recommendation for City Council's acceptanqe of the project. Their primary architectural areas of review included the new stnfcture's overall aesthetics, use of materials and their ca abilities, internal and externalli tUi' the feelin of'tent-ness' visual anT aCoustical permeability fro lawn Sea. and the new tent's enera1 internal acousti.c!i.. This referral was ade at a public hearing and included testimony from many members of the geneniJ public and musicians who use the facility. I 'N~. . . The general tone of the publ~c comments were that the eXIsting tent had poor acoustics, often leaked, and ~hould be replaced with an updated facility. One person, however, felt the Tent represfnted a 'Landmark' of the town and merely exhibited . 2 .- r-. imperfect qualities found iin many historic structures. In relation to this, it is important to note that whjle many Structures on the Meadows Campus fall under HPC review, the Tent itself is Jot a protected historic resource. Another person expressed a belief that the tent itselri whether in its present or future configuration, should be considered a landmark an~ given that level of protection and review. ! i The HPC did recQmmendJ by a 4-1 vote, that the City Council support the new tent design, fmding that the prpposal represented a jJ:sign, use of materials, and relationship to the SUlTOUIjdingS which was comoatible and appropriate. The HPC, in their discussion, did co~ent on 'landmarking' the idea of a tent in this location. This came up in relation t(j) the historic reference to the historic use of the property for public concerts in a tent add not necessarily the historic qualities of the tent itself. ! The applicant was generalfy supportive of such an idea, as long as the designation did not encumber the ability tq update the structure to better serve the needs o( the users. i i 2. Structure and Fire. i . The Building Department has expressed concerns over the tent's exact classification as a building and which cofie provisions are applicable. These concerns are for ADA access, the roof structure a:P-d possibility of condensation, and compliance with the Energy Code. Complianc~ with the Building Department's regulations is a requirement of any development application regardless of specific land use reviews. The Planning Department, recommends that as many as possible of these issues be resolved sooner rather thanllater to minimize the possibility of amendments for ! technical considerations. i i Ed Van Walraven, the Fire :Marshall, has also expressed a desire for the applicant to provide a fire suppression ~stem due to concerns over the width of aisles for egress and the flammability of theltent material. The applicant's fire suppression consultant will be meeting with Staff~! d the Fire Marshall on Tuesday moming to discuss the exact requirements. The s e platform, backstage areas, and the tunnel will most likely have to be sprinkled 'th a standard system similar to any other building. The main seating area may hav~ to be sprinkled or may have to be separated from the stage area with a water wal~l Staff will update the Commission on the Fire Marshall's position and technical appr<lach to fire safety at the meeting. Staff has included a provision requiring the improvements meet the Fire Code requirements. ! . 3. Trtiffu: Impacts. i The SPA Agreement includ~d a provision for a traffic mitigation plan. As the , Commission is well aware, this included specific remedies for the movement of students and concert-goers tp and from the Meadows Campus. There is a provision of this traffic mitigation plan vfhioh requires a review every other year on the date of the original approval - June 10tt , The elements of the facility that affect traffic generation are seating capacity, adjacent lawn seating, the number of~vents, and the length of the season. The 1991 plan intended for the expansion or this seating to 2,050 seats from the existing 1,750. The 3 .-., ,~ i tent has actually accommbdated this increased capacity with the use of folding chairs on a regular basis. There lis no increase, beyond the approved 2,050 seats proposed with this amendment. Likewise, there is no proposed expansion of the season, the number of events, oroff-~eason use. Therefore, staff does not believe there is any impact to the traffic gene~tion by the proposed changes to this facility for which mitigation would be requijred. It is important to clarify that the "lawn seats" are not, .and have never been, part lof the official capacity used for evaluating the use and that there is no expected incre'ilSe in the lawn seating capacity with the new tent. . i At the biennial review of~e West End Traffic Mitigation Plan in June 1998, the Commission found the apflicant not in compliance with the SPA Agreement. A subsequent hearing beforel City Council determined that the applicant had acted in substantial compliance wi~ their mitigation plan. Issues relating to West End traffic generally may remain to bp addressed, but those issues should be addresseg ~~arately from this specific applicatjon. Notwithstanding the above, the Commission Wish to review traffic impacts gen+rated by the construction and operation of the proposed facility. i It should be noted that the il991 SPA Agreement did contemplate the addition of Harris Hall and the increas~ in the tent's capacity. The additional tent capacity has been realized through tem~orary seating which will become permanent in the new facility. Staff does not belIeve there is an adequate relation to an impact to require further mitigation for traffi~ generated by the facility. Nonetheless, opportunities for , . the improvement in the delivery of transit services by RFTA should continue to be explored as part of the bieninial review process. I Although no tec~cal in~rtas~ in t~e tent's capacity is proposed, se,:,eral citizens from the surroundmg resld~ntJaI neighborhood have expressed a deSire for a larger parking i lot to alleviate some of the bn-street parking demand. It is possible to require additional parking lot capa9itythrough this review. However, this may affect the viability of the transit servi~e and may not address the on-street parking problems felt by neighbors. i The applicant has made cle<j.r that this facility is not intended for year-round use, not intend ed to increase the s$' on length, or for expansio,n to winter use, and will not include the provision of ditional folding chair capacity. The SPA Ordinance and supporting documeng e very clear on these points and for any change to these conditions to be reviewed as a substantial amendment. i I . 4. Construction Staging & Trdffic. The parking lot directly to t1\.e north of the tent should be used for all construction staging, equipment storage, jmd contractor parking. This staging area should also accommodate all trucks sta~ for removing material during the demolition. The delivery area for Harris all should be open and clear of obstructions. The applicant should maintain al pedestrian ways, which are not closed for the construction, clear of all obstructions. Staff suggests the applicant barricade the ! 4 .-.. ~\ perimeter of the construction area to protect pedestrians from entering the construction area. : The redevelopment of the tent will include a significant amount of excavated material I which will need to be ren!-oved from the site which, in turn, will require a certain number of hauling trucksj After the construction of Harris Hall, the Streets Superintendent, and som~ members of the public, recommended that impacts to streets be mitigated. Staifbelieves there should be a requirement for remediation, if there are indeed measura~le Impacts, and has suggested this be included in an overall construction traffic mitig1tion plan. At the time of this memo, istaff had not had the opportunity to jointly discuss with the applicant, their constructi~n consultant, and the Streets Superintendent appropriate provisions which might b~ included in a Construction Traffic Mitigation PJan. A joint meeting has been setlfor Tuesday morning and staff will present the findings at the hearing. i At a minimum, the plan s~ould include the starting and ending dates for hauling, the primary route to be used, the expected duration, the times of day when hauling is permitted, mitigation mea4ures for dust and debris, a requirement for patching and repairing as necessary, an9 compensation for significant deterioration of the infrastructure. There is a sjtandard measurement for street surface conditions which could be determined before and after the traffic passes. ! i Jack Reid, Streets Superin~ndent, has suggested Third Street as the most logical street to carry the construc~ion traffic. The physical structure of this road is stronger and better permits carryingl heavier vehicles, meaning the applicant is less likely to harm the subsurface (and ntaynot have to reimburse the City for subsurface repair). The street itself is schedule~ to be resurfaced in the near future, which could be done after the construction traffid: is completed. ! 5. General Safety. Harris Hall is located in cl~e proximity to the tent and will continue to operate during the redevelopment o~ the tent. The majority of events in Harris Hall during the i Fall and Winter months areiin the evening. However, there needs to be adequate provision to ensure thepubJic's safety during the reconstruction of the tent. Staffis encouraging the applicant tJ protect the public by limiting construction, and prohibiting site work with l~ge equipment or loud machinery, during and within half an hour before and after evljlltsat Harris Hall. . Construction barricading should also be incorporated for the sen1ce entrance and any interior spaces where demolition and construction is taking place f'ithin Harris Hall. i RECOMMENDATION: l.. Staff recommends the Pla.nnptg and Zoning Commission recommend approval of the substantial SPA Amendment for the Music Tent, Lot #2 of the Aspen Meadows 5 '. wM.. Joa ~\Vj lWV\. 3. ~llr ~ /1 7. ':7ftIffiv'27 &wk. 1VfAffiC/ 8. '-'\ .~ 2. Subdivision, fmding thatithe SPA criteria have been substantially met, subject to the following conditions: f\o Pi~ . Within 180 days after fmal ~pproval by City Council and prior to issuance of a Building Pennit, the applicant shall r~cord a Final SPA development plan. This plan shall include all necessary plat requiremen~ of the City Engineer including site plans, grading plans, utility plans, all utility easements, larchitectural plans and elevations, and a landscape plan. , Within 180 days after final fProval by City Council and prior to issuance of a buildi pennit, the applicant shall rrcord a SPA Amendment agreement binding th property to this development order and to tile existing provisions of the 1991 Agreement. The Agreement shall describe maintenance bf the ~arcel' s common are~ access ways, and a 2 year guarantee on landscape imptovements, including trees, starting on the issuance day of the Certificate of Occupancy. TJ:te Agreement shall include the staging, construction traffic, and general safety plans as adopted by Council. The Agreement shall limit the use of the tent to ___the current season length ~e/'JU; and limit the number of seats to 2,050, and__.~.j;I>l,~ prohibit the additional use of folding chair; or'~ny other type of additional temporary"Se3.ting ~ within the facility. Pennan*t modifications of the seating provision shall be considered a - substantial amendment. Oc1asional increased seating provisions may be approved as a Temporary Use. The agreeInjent shall be approved by the City Attorney prior to recordation. i Prior to issuance of a BlIildin~ Pennit, the applicant shall provide to the Engineering Department a Soils Report, qrainage Report, and an Erosion and Sedimentation Plan for during and after construction, all prepared by a Colorado licensed Civil Engineer. If a ground recharge system is required, ~ soil percolation report will be required to correctly size the , facility. A 2-year stonn freqrency should be used in designing any drainage improvements. A tree removal pennit from tl\e City Parks Department shall be required for the removal or relocation of trees as per SectIon 13.20.020 of the Code. All trees that will be maintained on site which are within the consFction area shall be tied back and protected with COnstruction barricading or temporary chaip link fencing. The applicant shall observe any further requirement of the Parks Depllrtment for the protection of existing vegetation which may come up during actual construction. I Prior to issuance of a buildint pennit, the applicant shall complete a tap pennit and shall pay all connection charges due to ItheAspen Consolidated Sanitation District. Connection charges may be estimated by ~e District with detailed plans. No clearwater may be directed towards the sanitary sewe~ qO~~\ The Final Ordinance shali~c~udtYa timeline for the applicantto obtain a building pennit prior to the conclusion of the ~ 999 music season. . I The applicapt W~ ~bide by t~e construction staging plan. Said plan shall rest;i8t all . construction'\?quipment, vehiqles, machinery, materials, and contractor parking within the parking lot north of the musicltent).~e parking lot surface and curbs shall be repaired, as needed, prior to issuance of a Fertiu\t~o~u~ ~( . . The applicant shall abide by tile construction traffic plan. ~is plan shall specify the appropriate starting and ending dates for construction vehicles removing debris from the site, the prohibited hours for such ~ctivity, the use of Third Street as the primary street, mitigation measures for dust and debris, t requirement of the applicant to patch and repair the road surface as necessary during an~ after hauling, and compensation payable to the City for significant deterioration O.fThV d Streetid ire ctly attributable to the hauling activity. The City Streets Superintendent shall eV1aluate th physical conditions before and after the hauling to detennine the degree of actual, impact. I \1Uaf1~ ~ ~~. 1. 4. 5. 6. ~ 12. 13. .,,-..., ,-, 9. The applicant shall abide b~ the public safety plan. This plan shall prohibit the use ofJarge or loud machinery during 1dwithin one half hour before and after public events at Harris Hall. The construction areal shall be barricaded to prevent public access. Construction barricading should also be i~corporated for the service entrance and any interior spaces where demolition and constfuction is taking place within Harris Hall. I All utility meters and any n1w utility pedestals or transfonners must be installed on the applicant's property and notlin any public right-of-way. Easements must be provided for pedestals. All utility locatiohs and easements must be delineated on the Final SPA Development Plan. Meter IQcations must be accessible for reading and may not be I obstructed. . The applicant shall abide by lall noise ordinances. Construction activity is limited to the hours between 7 a.m. and 101 p.m. except as specifically restricted by other conditions herein. Before issuance of a building!pennit, the applicant shall record this Planning and Zoning Resolution with the Pitkin ctty Clerk and Recorder located in the Courthouse Plaza _ Building. There is a perpageirecordation fee. In the alternative, the applicant may pay this fee to the City Clerk who wiU rec~rd the resolution. All material representations njade by the applicant in the application and during public meetings with the Planning aJ1d Zoning Commission shall be adhered to and considered conditions of approval, unless! otherwise amended by other conditions. I , 10. II. RECOMMENDED MOTION: "I move to reconunend Citt Council approve this SPA Amendment to Lot #2 of the Aspen Meadows Subdivisi~n for the redevelopment of the Music Tent, the backstage area, and the tunnel connection with the conditions outlined in the Conununity Development Department femo dated September 22, 1998." AI'I^(;i:ijh.EjYiS~ i Exhibit A -- Review Critefa and Staff Comments Exhibit B -- Referral Age~cy Conunents Exhibit C -- Development iApplication , 7 ,-, '- ,-.. Exhibit A , STAFF COMMENTS: Spe~ially Planned Area I , Section 26.80.040, Standar~ApPlica~le to Specially Planned Areas ! 1. Whether the pro~' osed development is compatible WIth or enhances the mix of development in t e immediate vicinity of the parcel in terms of land use, density, height, bulk, arc itecture, landscaping and open space. Staff Finding: ' The Music Tent has been,andf'ill continue to be, an enhancement of the immediate area and of the community ingene~,The physical structure is designed to maintajn the openness, opacity, and general, feeling of a tent while improving the acoustical and functional characteristics. Thellandscape plan is well designed and maintains an appropriate amount of open sp~ce. The HPC's favorable recommendation addresses this standard and staff is in agreem~nt with the HPC. 2. Whether sUfficienl public facilities and roads exist to service the proposed , development. i Staff Finding: . There are sufficient public facil,ties to accommodate this development. The seating capacity of the tent is not propqsed to increase over the approved 2050 seats of the 1991 SPA plan. That plan expected 1Ihe relative impacts of the increased capacity and required a traffic mitigation plan which i.ill continue to be a requirement. In addition, the actual capacity of the tent today is 20510 people with the additional folding seats. The applicant IS propOSing to upgraae the batt\roomrac1l1ues With Ulls new tent to more appropnately accommodate the expressed ne~s of performers as well as the public. , ! 3. Whether the parcel proposed for development is generally suitable for development, cOn~idering the slope, ground instability and the possibility of mud flow, rock falls, avalanche dangers and flood hazards. Staff Finding: I There are no known natural ~d which affects this parcel and staff believes this parcel to be suitable for development. i i Whether the proPo~ed development creatively employs ,land planning techniques to preserve signific.nt view planes, avoid adverse environmental impacts and provide open spa~, trails and similar amenities for th,e users of the project and the public at large. i Staff Finding: ! The overall Meadows Plan does ~mploy creative land planning techniques. The location of the new tent is the same as thelold tent With the exception of minor footprint changes 4. iStaffComments Pg. 1 ! '. ~ ~, I on the North side, The open ~pace and public entrance to the Tent and Harris Hall provide the user with a wond~rful experience beyond the actual perfonnances, This is an amenity which should be andi is maintained with this new proposaL The proposed tent will fit within the height of ttie existing tent by lowering the stage area and providing a I greater rake to the seating, . i i 5. Whether the proeosed development is in compliance with the Aspen Area , , ,comprehensiveIPlan. . Staff Fmdme:. i . The Tent is in compliance wit/J. the Aspen Meadows Master Plan, which was developed for the entire Meadows Campps. This document functions as an amendment to the Aspen Area Comprehensive Plan, pr<}viding more detail than the AACP while allowing site planning and specific designs to come forward individually. The Aspen Mead'ows SPA, which followed the Master Pl~ contemplated the seating expansion and the architectural characteristics which should be encouraged in a redeveloped Tent. The SPA also I contemplated what is now Harps Hall. I i In addition to the Tent's directlcompliance with the Meadows Master Plan, a few more I general statements in the AACP apply to the Tent development. "Maintain and create I places and opportunities for sopial interaction and lifestyle diversity," and "Maintain design quality and compatibilitiY with historic features of the community." It is important in relation to this second state~ent to realize the Tent itself is not a protected Historic resource. However, the use of the property for music under a tent has been, and should continue to be, a defining featufe of the town. The proposed Tent will carry on this tradition of a music tent in this location as flI'St provided by Saarinen and continued by Bayer and Benedict. I 6. Whether the prop~sed development will require the expenditure of excessive public funds to prfide public facilities for the parcel, or the surrounding neighborhood. i Staff Findlne:: ! The redevelopment of the tent ~ll require the off-site relocation of fill material. The applicant, the construction cons~tant, and staff will be meeting Tuesday morning to fully realize the possible impacts of~,moving this material. Jack Reid, City Street Superintendent, has suggested utat the applicant use Third Street as the primary access way for truck$, and that the applicant be required to compensate the City for a proportional share of any deteri~ration of the street. ! The Pl~g Department recommends that an overall construction traffic plan be required as part of the Ordinanct1. The plan would be completed prior to permit issuance and would include the expected ~tarting date for hauling, the primary street, the expected duration, the time of day when h~uling is prohibited, mitigation measures for dust and Staff Comments Pg. 2 (~ ~- . ,-, debris, a patch and repair as ~ecessary requirement, and compensation for significant deterioration of the infrastruclture. This should be required for the public R.O.W. from , the site to the intersection wi1jh State Highway 82. The Streets Director does have a method of indexing the usefuj.life of the street. This can be done before and after hauling to determine the actual impacf. 7. Whether propos!ed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.84.030(B)(2)(b). Staff Findine:: ' There are no significant slopef on the parcel. 8: Whether there a~e sufficient GMQS allotments for the proposed development. Staff Finding:: i The applicant was granted GM:QS allotments in the '91 SPA agreement for the expansion of the backstage area, not to e~ceed 1500 square feet in addition, and for the increased seating capacity of the tent, not to exceed 2050 seats in total. The majority of the allotments granted for this par4el have been developed for Harris Hall and the 2,050 tent seating capacity. The project vYas granted an exemption as an Essential Public Facility , based on its general amenity tol the public and the operator's non-profit status. The Tent still does, and will continue to \Iualify as an Essential Public Facility. The proposed Ordinance for Council's consi~eratiOn will again recognize the Tent as an Essential Public Facility and reconfirm e allotments for the backstage area which is actually well below the 1,500 square foot all tment. ! !StaffConunents Pg. 3 , ~ ,,.~ JUl 3 1 1998 County of Pitkin } } 88. State of Colorado } :~':" ~ Attachment 8 f/JV (!e!dr~ I AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATIONS SECTION 26.52.060(E) I, JOHN f!;.Ac;..f(tv1AN ,(HAflI2t' %MiJlt ,4,R-Cf1/1fU1'S) , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the..11 day of JVL-Y , 199iL (which is 17- days prior to the public hearing date of I~ AU?;. fq1 e ). 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from , the nearest public way) and that the said sign was posted and visible continuously from the.3L day of TvL'r' , 199~, to the...J2. day of Auc.uS-( , 1 99L. (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Jb. ~.P~ S gnature Signed before me this iL5Jay of ~ 199.1. by J o1tm I3~Afrk~~_. WITNESS MY HAND AND OFFICIA::b.:SIl-AL U/",cc:'/ .. MYf/=72Rf~~" . Notary Public . \.. < r", .,-" PUBLIC NOTlCE RE: ASPEN MEADOWS MUSlCTENT NOTICE IS HEREBY GIVEN that a public hearing will beheld on Wednesday, August 12, 1998, at a meeting to begin at 5 :00 p.m. before the Aspen Historic Preservation Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider a reconunendation to the Aspen Planning and Zoning Commission and the Aspen City CO\Ulcil for an application submitted by the Aspen Music Festival and School (a.k.a. The Music Associates of Aspen), for a redesign of the tent structure located next to Harris Hall within the Aspen Meadows Campus. For further information, contact Chris Bendon at the AspenlPitkin Comm\Ulity Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. . ~/5;u7.annah Reid~ Chair A~pen Historic Preset'Vation Commission City of Aspen Account ~ Cl-TY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 HANSEN SALLY PO BOX 9343 ASPEN, CO 81612 LAUDER LEONARD A LAUDER EVELYN H 2 EAST 67TH ST NEW YORK, NY 10021 CHAMBERS MERLE C C/O AXEM RESOURCES INC 4750 S DAHLIA ST LITTLETON, CO 80121 PITKIN COUNTY 530 E MAIN ST STE 302 ASPEN, CO 81611 KAUS PETER & EVA 8401 VISTA LN PRESCOTT, AZ 86301 PINES DAVID & ARONELLE S PO BOX 576 TESUQUE, NM 87574-0576 NORTH FOURTH STREET ASSOCIATES CONVISOR MIKE C/O POBOX II ASPEN, CO 81612 COLLINS CHARLES & JANICE S PO BOX HH ASPEN, CO 81612 SALTER JAMES 500 WNORTH ST ASPEN, CO 81611 "", r-. .~ GORDON SHELDON M & CHRISTINE E C/O GORDON GROUP HOLDINGS L TD 3500 LAS VEGAS BLVD S STE N28 LAS VEGAS, NV 89109 LAUDER LEONARD A LAUDER EVELYN H 2 E 67TH ST NEW YORK, NY 10021 LAUDER LEONARD A 2 EAST 67TH ST NEW YORK, NY 10021 SANT MARAL YNN VIERSEN REVOCABLE TRUST PO BOX 280 OKMULGEE, OK 74447 DAGGS JAMES K & GAY 640 N 3RD ST ASPEN, CO 81611 PETERSON JAMES D PETERSON HENSLEY R PO BOX 1714 ASPEN, CO 81612 CURTIS JAMES L 300 E HYMAN AVE ASPEN, CO 81611 ODOM JOHN A JR TRUSTEE 1/2 INTEREST ODOM LORRIE FURMAN TRUSTEE 1/2 INTEREST 11490 W 38TH AVE WHEATRIDGE, CO 80033 STARK GEORGE W & MARGARET S AS TRUSTEES OF STARK TRUSTS 619N4TI-IST ASPEN, CO 81611 BECK NEIL H BECK PAMELA L AS TENANTS IN COMMON 515 W GILLESPIE ST ASPEN, CO 81611 WING KAREN J 15 S ROYAL FERN THE WOODLANDS, TX 77380 LAUDER GARY 1/2 LAUDER WILLIAM 1/2 767 5TH AVE 40TH FLOOR NEW YORK, NY 10153 CHAMBERS MERLE C 4750 S DAHLIA ST LITTLETON, CO 80121 MARCUS STEPHEN J PO BOX 1709 ASPEN, CO 81612 FRAZER WILLIAM R & JANE Z F AMIL Y TRUST FRAZER WILLIAM R & JANE Z TRUSTEES 250 TUNNEL RD BERKELEY, CA 94705 CRAIG CAROL G PO BOX 18 WOODY CREEK, CO 81656 DURAND LOYAL 1II DR & BERNICE BLACK 4314FAWNCTRTI CROSS PLAINS, WI 53528 UHLFELDER NAOMI PO BOX 1165 ASPEN, CO 81612 FINKELSTEIN RICHARD & CARlA CAROLE C 50% 9034 BURROUGHS RD LOS ANGELES, CA 90046-1405 CHRIST EPISCOPAL CHURCH BISHOP AND DIOCESE OF COLORADO 536 NORTH ST ASPEN, CO 81611 ~ IWLMES ROBERT R JR & AUDREY P 45 BERMUDA RD WESTPORT, CT 06880 FOX SAM FOX MARILYN 7701 FORSYTH BLVD STE 600 CLAYTON, MO 63105 ,-... ..-, BROOKS LAURENE B SHERIDAN SUSAN B 421 DETROIT ST DENVER, CO 80206 DALY THOMAS J 520 WHALLAM ST ASPEN, CO 81611 r-, ~NURR. GOLDIE P r-, 603 W GILLESPIE ST HODGES ELAINE C O'SHANA CA THy ASPEN, Co 816lJ-I242 2020 S MONROE 11118 DENVER, CO 80210 101 ROBBINS ST OSTERVILLE, MA 02655 BREMER MALCOLM H & ANGELlKA S MARKALUNAS JAMES J & RAMONA I 3262 AVALON FERRARA JAMES & MARION HOUSTON, TX77019 624 W NORTH ST ASPEN, CO 81611 614 WNORTHST ASPEN, Co 81611 ELLIOTT EL YSE A LUETKEMEYER JOHN A JR & 610 NORTH ST SUZANNE F 50% MARQUSEE CHARLES B ASPEN, CO 816/J SCHREIBER EUGENE H & STANFORD Po DRA WER X D50% BOCA RA TON, FL 33429 17 W PENNSYL VANIA AVE TOWSON, MD 21204 'ULLEN ROBERT W ULLEN ANNE W MORRIS JOHNS JR GOLDSMITH BETH H 10 N POST OAK RD #305 Po BOX 8991 7326 TILDEN LN ClUSTON, TX 77024 ASPEN, CO 81612 NAPLES, FL 34108-7713 OUMAS JOHN JAMES & PATRICIA NORTON JOHN JJDG LLLP NORTON ROBIN 263 E GORE CREEK DR )G 300 BAYS 313-314 817 WNORTH ST VAIL, CO 81657 I E OLYMPIC BL VD ASPEN, CO 81611 : ANGELES, CA 90021 MCDADE JAMES R & ELAINE B LANGENKAMP FAMILY REVOCABLE : ROBERT K TRUST 1/2 OX 12249 PO BOX 9090 633 NORTH ST :N, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 D/GIGLIA LE RA Y CUNNINGHAM I MCA ' ELLIOTT K 1/1 DIG/GLIA JOHN WILLIAM 605 W MAIN ST 112 'TH ST PO BOX 4305 ASPEN, CO 81611-1619 .ORK, NY 10021 ASPEN, CO 8]6/2 TE S A & R W TRUST U1DIT 12- BERGER BRUCE BERGER BRUCE 960 CHEROKEE 960 CHEROKEE ANTE DENVER, CO 80204 DENVER, CO 80204 ~MOS, NM 87544 GALLUCCIO VINCENT P MCCARTY DANIEL L C/O VINCENT PO BOX 405] :065 PO BOX 8065 ASPEN, CO 81612 081612 ASPEN, CO 81612 "Jp E& DANA D MlJS JOHN POWELL WILL~A:; STE 100 mON PAMELA & DQRE II LYNN ~~i6 TX 78218 : EVELYNF 822 W SMUGGLER ST SAN ANT , 'RS AVE ASPEN, CO 81611 ) 81611-2136 """"'. ~ MEMORANDUM TO: Plans were routed to those departments checked-off below: tiJ-........... City Engineer o ........... Zoning Officer 0........... Housing Director ~........... Parks Department ~........... Aspen Fire Marshal ...g; ........... City Water ;fJ;........... Aspen Consolidated Sanitation District .............. Building Department o ........... Environmental Health o ........... Electric Department o ........... Holy Cross Electric 0........... City Attorney 0........... Streets Department 0........... Historic Preservation Officer 0........... Pitkin County Planning FROM: Chris Bendon, Planner Community Development Department 130 So. Galena St.; Aspen, CO 81611 Phone-920.5090 Fax-920.5439 RE: Meadows SPA Amendment (The Music Tent) DATE: August 31, 1998 REFERRALSCHRDI~E DRC MEETING DATE:(note time: 1:30-3:00) OTHER REFERRALS DUE TO ENGINEER & PLANNER: ENGINEERING REFERRAL DUE TO PLANNER: September 2, 1998 September 9, 1998 September 11, 1998 Thank you, Chris. ~ ~ October 5, 1998 Ms. Chris Bendon Aspen/Pitkin Community Development Department 130 S. Galena Street Aspen, CO 81611 Re: Aspen Meadows Specifically Planned Area Amendment, Music Tent Dear Ms. Bendon As long-time Aspen homeowners from 775 Meadows Road, we wholeheartedly endorse the Aspen Music Festival and School plan. ours, \ R~H~ William and Roberta Harris 775 Meadows Road Aspen, CO 81611 WILLIAM w. HARRIS / 80 TROWBRIDGE ST. / CAMBRIDGE. MA 02138 617-492-2229 SEP-21-98 ~ON 02:04 PM 9 /""', FAX NO; 303 839 4619 ~. p, 02 ... Chambers/Grant Residence 805 Roaring Fork Road Aspen, CO 81611 City of Aspen Planning and Zoning Commission 1 ~O S. Galena Aspen, CO 81611 FAX: 970-920-5439 Gentlemen: My husband and I live very close to the Music Tent. In fact, our property location makes us neighbors, which makes the Musi.. Tent an important part of olJr lives in Aspen. Also. I currently am privileged to serve on the Board of Trustees of the Music Associates of Aspen. My hU$band and I rllspectfully request that you ~p!:OV~ the plans for remodel of the Music Tent. We balieve that a new, improved Music Tent with a superior sound system would enhance the musical experience not only for the audience but the finll musicians who perform. In addition, a new facility would add to the reputation of the Aspen Music FestiViaI, giving it a new level of distinction. Sincerely. '~~I!~ " ~ Merle C. Chambers Hugh A. Grant ~a~Jr- 7.ct ~b',-I ~ ...--, J uJith Barnard Michael F am August 10, 1998 To the members oithe Aspen Historic Preservation Council We ~ writing in lUDOOrt of the redesign oithe tent for the Aspen Music Fesnval and SchooL All ofus who live in Aspen know how much the festival contributes to our community, and the whole country. It is one oithe best known music festivals in America and it makes Aspen's summer a happy one for shopkeepers, a joyful one for music lovers, and an impressive one in the edqcation and growth of young musicians. But the music festival will decline without a first class venue. The tent is absolutely necessary to a full and brilliant season, and every time it leaks rain (on performers as well as audience) or there is discussion ofits tIUly inferior acoustics (for performers as well as audience), it is clear that the festival cannot retain its preeminence in this tent for much longer. There is no good reason to hold onto the old tent. It is not the historical Saarinen tent; that was replaced by the Bayer tent. It is not the Bayer tent; that was altered dramatically by Fritz Benedict and is now called the Baycr- Benedict tent. It is not a thing of beauty; in fact, it is far less beautiful than the proposed replacement. It is not wann on cold nights or cool on hot Sunday afternoons; it is not perfect in any way. The proposed replacement, designed by Harry Teague, adds only 200 seats, not a significant number; it has the same footprint, and it will be home to the same number of concerts each season as are performed now. As the model in the lobby of Harris Hall shows, the new tent is a tent, continuing the tradition of Slimmer music in a tent; it is also a sleek design that will not obtrude on any views, its acoustics will be far superior to the current tent, audience sightliues will be far better, dressing rooms and restrooms will be ample and pleasant for the first time, the audience and performers will be better protected from rain and wind, and there will be lawns for free seating forever, open to everyone. . What is historical. is the summer music festival, We urge you to help preserve and strengthen it by approving the: new tent fr'" /7-..- .. .< ;2...-- 0152 Buchanan Drive Aspen, CO 81611 970 925-5140 910 920-9214 fax emaU: jeb25@aol.com NT1;j-l I CT>-4'\1N>-fIctR t>T7.6QZ6BL6 6p:9t p66tl7.7.lt~ 08-11-1998 le: 14AM FROM Oi'IMBERS / GRANT ASPEN .~. TO 9205439 P.02 ~. MERLE CHAMBERS and HUGH GRANT 805 and 895 ROARING FORK ROAD ASPEN, co 81611 Planning and Zoning Committee Dear Committee Members, I want you to know that my husband and I ~pport the new tent at the Music Festival. It is critical to improve the musical experience for the students and the audiente. For parts of the orchestra to have to come in at different times so that the outcome is an ensemble is difficult and not conducive to the learning experience they students are here for. As well, the sound for the audience will be significantly improved. The Music Festival is one of the great attractions and pleasures of Aspen. Lefs make the facilities as fine as the performem. I am a .member of the board of the Aspen Music Festival. However, if I had dlsagnflements about the importance of the new tent, I would make them known. Our houses are right across from the tent, so we see it in the summer and the structure in the winter. We are some of the people most likely to be visually impacted by the new tent. I think the design is one which will fit in very well to the ambience of the area. I look forward to seeing how it looks in every season. Thank you, TOTFlL P.02 .,-,,'. . t)U.tJM>+ ql q q( O' ) RECEIVED '.1)zM ~~Vv1hWJ ~ +hL tL.f C " !1:.~, 1 ! ~ 1:.~8 . 1(Uo.. Iztt!/lV1 .1Jl'l ,SUjpc1[l dJ kBA '$ pl~$"J~''''Mr c. Vtw ('ffiMDI'C ~i, -(ill. 0\1"^. .. 50 ~ Mil MM\'. Vt10 fY'j<JrJJ WA Vf\ik~UMt ~ICP~ ,Sdd~,0M .... .. 'tf _ cp\{lflA$ ~d rajclll!\lWl OAL. ,sWrytd tH~ . VQf)A(IP ~. ~iltl~ M@W\L. 04 au W 1J1~t45I\11MLY ~\W\ p'otrOl-fn ,~U il~!lL I;) M- [)JV) ~ uvt~ltiJl~ ' ru0 ~ (\((M41\c<' ~ *.~ ~. Qc\Lt~'~ . pd4tIC_ ~ aJ~~I~ eW~~ . ~ ~ ~-(iid I . <W,&s J GW\t~W0 S'6U cJ ~\ S~ . ., . . . . . , A ~. W Wi1JtI. (\lit ~It~ iYYltU ~ ~oJ5. .bJJ ~~u., -t!u-. MtwJz~0~ . ~ ~~QI\l.. _ . ~OMM ~. W-Q tw.<> rmoitJ,..9 W> IN\tl lJc ~ _ W ~ tfAJ fx.C{Jl\Q J~ J/'w~ t.\- .-tL.. U~, ~..~ .~.~.~' I .~CM~ . CONVISER . P.O. BOX ii ASPEN, COLORADO 8H,12 ~-925-1780 FAX <J~ >",,~-925-3611 . ./""".. AVlV1 AI~eVY1lJ15 ~~ ~ (c: S~o-.\,,~. / !\--rv-.) G- 62.0 N. T0ird Street AspeVl, Colorado 81611 .~""EIV""~ :~~-fi ~L.J d") 1998 ,,;PITKIN ';1 EYcVELOPMEN~1 31 August, 1998 P1anning and Zoniag Members City of Aspen Subject: Enlargement and New Structure of Music Assoc. of Aspen My concern as directly to do with Aspen Streets leading to the J present tent. Third to Sixth, Gillespie and Roaring Fork. Previously Third~as been thi"work horse" for New Construction: Enlargement of Aspen Instit~ Building; buildin~of Harris Hall; and Aspen Center for.. Physics. .This included all earth moving and construction equipment, cement trucks, building materials, plus West End normal construction and deliveries. TWELVE months of the year. May I remind you that Tax Payers Do Not include: The Aspen Institute, The Music Associates of Aspen, and The Aspen Center for Physics. We, the Tax Payers, have always supported these organizations but MORE is too much. More buses, more drivers, more cons,truction, more deliveries, more service vechicles twelve months of the yea~. A new facility (dont call it a tent-- as it does not go up or down seasonally) is More than Third St. can handle alone. , SUGGESTIONS Approve no building until one or two other streets are reinfored for the weight of standards needed. Charge the Music Associate to participate------ payfor drivers, lease school buses, handle the transportation differently some how. Dont expect us to support a Tax increase. cc: Mayor John Bennett City Council Aspen Times, Aspen Daily News Street Dept Head concern:zi,d c~ti. n , .d,/11/ // flf! /'/VifPJlej' </ . .if"""\ ,.,-,. MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager ~ Julie Ann Woods, Acting Co .ty Development Director .," __, Christopher Bendon, Planner ~ Aspen Meadows SPA Amendment -- First Reading Lot #2 Aspen Meadows Subdivision -- The Music Tent FROM: RE: DATE: September 28,1998 SUMMARY: The Aspen Music Festival and School, applicant, is proposing an amendment to the Specially Planned Area (SPA) for the redevelopment of the Music Tent, the expansion of the backstage area, and the development of an underground counection to Harris Hall. The Tent is located on Lot #2 of the Aspen Meadows Subdivision. This new facility is proposed in the same general likeness of the existing tent in approximately the same location, with the most obvious difference being that it will be a permanent structure. . The 1991 SPA Agreement set forth the approved expansion of the tent's seating capacity to 2,050 seats and for the expansion of the backstage area by no more than 1,500 square feet. The applicant has generally stayed within the existing physical boundaries of the current tent by observing the existing height and general footprint of the existing Tent. The Council has received favorable recommendations from the Historic Preservation Commission and the Planning and Zoning Commission for this project. Although the Tent is not a designated historic structure, the HPC does review development applications within the Aspen Meadows Campus. Their particular charge in reviewing the Tent was to evaluate the appropriateness of the proposed architecture in relation to the surroundings, the proposed materials, and the tent-like characteristic of openness and permeability of light and sound. The Planning and Zoning Commission reviewed the Tent under the more broader criteria of an SPA and recommended approval by a 4 - 2 vote. The Commissioners all endorsed the architecture of the proposed Tent. Their primary concerns, however, centered around the relative traffic impacts on the surrounding neighborhood. The 1991 SPA Agreement does not limit use of the facility as this is generally restricted by natural constraints. The proposed Tent will be a permanent facility, although unheated, and could conceivably accommodate a lengthened season. The P&Z approval does recommend a specific season, June 1 - August 31, and does recommend additional use be reviewed as a Temporary Use. The additional uses 1 / r-. (""'\. requiring a Temporary Use permit would include truly unexpected events such as a funeral or a political speech, but may also include such standing events such as the High School graduation and the I.D.C.A. The Planning and Zoning Commission did recognize the ongoing traffic related issues were separate and apart from the design of the Tent -- as long as the Tent remained a seasonal facility. A second Resolution was passed encouraging representatives of the City, the neighborhood, and the MAA to develop a Master Traffic Plan for the Aspen Meadows Campus. In addition to the SPA Criteria, which are detailed in Exhibit A, staff has delineated five primary areas of concern, under the heading Main Issues, and has provided a response. Staff would like to present these issues as a point of initiating discussion. Staff recommends City Council pass this Ordinance, upon first reading, and set the public hearing for October 13, 1998. ApPLICANT: Aspen Music Festival and School. Robert Harth, CEO Represented by: Harry Teague Architects Kaufman and Peterson, Attorneys Mt. Daly Enterprises, Landscape Architects Schmeuser Gordon Meyer, Engineers LOCATION: Lot #2 Aspen Meadows Subdivision. ZONING: Academic Specially Planned Area (A-SPA). CURRENT AND PROPOSED LAND USE: Rehearsal and performance facility. PREVIOUS ACTION: The City Council has not previously considered this case. REVIEW PROCEDURE: Specially Planned Area (Final and Amendment). The City Council may approve Final SPA requests at a public hearing after considering a recommendation from the Planning and Zoning Commission made at a public hearing. MAIN ISSUES: 1. Architecture and Site Planning. The Historic Preservation Commission reviewed and made a formal recommendation for City Council's acceptance of the project. Their primary architectural concerns were over the new structure's overall aesthetics, use of materials and their 2 ~ ~ capabilities, internal and external lighting, the feeling of 'tent-ness,' visual and acoustical permeability, and the new tent's general internal acoustics. This referral was made at a public hearing and included testimony from many members of the general public and musicians. The geJ;leral tone of the public comments was that the existing tent exhibited fairly bad acoustics, functioned crudely (with the occasional surprise bath during rain storms), and should be replaced with an updated facility. One person, however, felt the Tent represented a 'Landmark' of the town and merely exhibited imperfect qualities found in many historic structures. Another person expressed a belief that the tent itself, whether in its present or future configuration, should be considered a landmark and given that level of protection and review. The HPC did recommend, by a 4-1 vote, the City Council support the new tent design finding that the proposal significantly represented a design, use of materials, and relationship to the surroundings which was compatible. The HPC, in their discussion, did comment on 'landmarking' the m of a tent in this location. This came up in relation to the historic reference to the historic use of the property for public concerts in a tent and not necessarily the historic qualities of the tent itself. The applicant was generally supportive of such an idea, as long as the designation did not encumber the ability to update the structure to better serve the needs of the users. 2. Structure and Fire. The Applicant and the City Building Official have determined the appropriate building code requirements for the proposed Tent and have identified the relevant criteria that must be addressed. This normally occurs at the time of submitting for a building permit. However, staff was concerned about the applicant proceeding on a separate set of building code provisions and being 'surprised' at the end of the land use process. Ed VanWalraven, the Fire Marshall, has requested the entire Tent be fire sprinkled unless an alternative plan can be demonstrated to be in compliance with the Fire Code. This will be an ongoing discussion, but is not expected to require an amendment to the SPA or create a 'surprise' at the time of building permit review. The Fire Code is not discretionary by the City Council. However, a condition of approval has been included to ensure fire safety. 3. Traffic Impacts. The SPA Agreement included a provision for a traffic mitigation plan. As Council is well aware, this included specific remedies for the movement of students and concert- goers to and from the Meadows Campus. There is a provision of this traffic mitigation plan which requires a review every other year on the date of the original approval - June lOth. The elements of the facility that affect traffic generation are seating capacity, adjacent lawn seating, the number of events, and the length of the season. The 1991 plan 3 r-. ~ intended for the expansion of this seating to 2,050 seats from the existing 1,750. The tent has actually accommodated this increased capacity with the use of folding chairs on a regular basis. There is no increase, beyond the approved 2,050 seats proposed with this amendment. Likewise, there is no proposed expansion of the season or off- season use. Therefore, staff does not believe there is any impact to the traffic generation of this facility for which mitigation would be required. It is important to clarifY that the "lawn seats" are not, and have never been, part of the official capacity used for evaluating the use and that there is no expected increase in the lawn seating capacity with the new Tent. It is also important to note that the most recent review of the MAA's June, 1998, traffic mitigation report, which the Planning and Zoning Commission reviewed, found the applicant not in compliance with the SPA Agreement. A subsequent hearing before City Council determined that the applicant had acted in substantial compliance with their mitigation plan. Issues relating to West End traffic generally may remain to be addressed, but those issues should be addressed separately from this specific application. The 1991 SPA Agreement did contemplate the addition of Harris Hall illld the increase in the tent's capacity. The additional tent capacity has been realized and staff . does not believe there is an adequate relation to an impact to require further mitigation for traffic generated by the facility. Nonetheless, opportunities for the improvement in the delivery of transit services by RFTA should continue to be explored as part of the biennial review process. Although no technical increase in the tent's capacity is proposed, several citizens from the surrounding residential neighborhood have expressed a desire for a larger parking lot to alleviate some of the on-street parking demand. However, this may affect the viability of the transit service and may not address the on-street parking problems felt by neighbors. The applicant has made clear that this facility is not intended for year-round use, not intended for the increase in the season length or winter use, and will not include the provision of any folding chair capacity. The SPA Ordinance and supporting documents should be very clear on these points and for any change to these conditions to be reviewed as a substantial amendment. There is a provision in the proposed Ordinance which allows for off-season events to be approved as a Temporary Use. The Planning and Zoning did discuss the ongoing traffic related issues and passed a separate motion encouraging the development of a Master Plan for Meadows-related traffic. 4. Construction Staging & Traffic. The parking lot directly to the north of the tent should be used for all construction staging, equipment storage, and contractor parking. This staging area should also accommodate all trucks staged for rel1).oving material during the demolition. 4 .~ --, The delivery area for Harris Hall should be open and clear of obstructions. The applicant should maintain all pedestrian ways, which are not closed for the construction, clear of all obstructions. Staff suggests the applicant barricade the perimeter of the construction area to prevent pedestrians form accidentally walking into the construction area. The redevelopment of the tent will include a significant amount of excavated material which will need to be removed from the site which, in turn, will require a certain number of hauling trucks. After the construction of Harris Hall, the Streets Director and some members of the public questioned the City for allowing the degradation of public property without requiring remediation. Staff believes there does need to be a requirement for remediation, if there are indeed measurable impacts, and has suggested this be included in an overall construction traffic mitigation plan. This Construction Traffic Plan, at a minimum, should include the starting and ending dates for hauling, the primary route to be used, the expected duration, the time of day when hauling is prohibited, mitigation measures for dust and debris, a requirement for patching and repairing as necessary, and compensation for significant deterioration of the infrastructure. There is a standard measurement for street surface conditions which could be determined before and after the traffic passes. It is important to the applicant and to City Staff to accurately identifY street degradation which can be . attributed to this development, and not due to normal use of use by another construction project. Jack Reid, Streets Director, has suggested Third Street and Roaring Fork Road as the most logical streets to carry the construction traffic. The physical structure of Third Street stronger and better permits carrying heavier vehicles, meaning the applicant is less likely to harm the subsurface (and may not have to reimburse the City for subsurface repair). The street itself is scheduled to be resurfaced in the near future, which could be done after the construction traffic is completed. 5. General Safety. Harris Hall is located in close proximity to the tent and will continue. to operate during the redevelopment ofthe tent. The majority of events in Harris Hall during the Fall and Winter months are in the evening. However, there needs to be adequate provision to ensure the public's safety during the reconstruction of the tent. Staffis encouraging the applicant to protect the public by limiting construction, and prohibiting site work with large equipment or loud machinery, during and within half an hour before and after events at Harris Hall. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. RECOMMENDATION: Staff recommends City Council approve, on first reading, the substantial SPA Amendment for the Music Tent, Lot #2 of the Aspen Meadows Subdivision, subject to the following conditions: 5 ,-., --" I. Within 180 days after [mal approval by City Council and prior to issuance of a Building Permit, the applicant shall record a Final SPA development plan. This plan shall include all necessary plat requirements of the City Engineer including site plans, grading plans, utility plans, all utility easements, architectural plans and elevations, and a landscape plan. 2. Within 180 days after final approval by City Council and prior to issuance of a building permit, the applicant shall record a SPA Amendment agreement binding the property to this development order and to the un-amended provisions of the 1991 Agreement. The Agreement shall describe maintenance of the parcel's common areas, access ways, and a 2 year guarantee on landscape improvements, including trees, starting on the issuance day of the Certificate of Occupancy. The Agreement shall include the staging, construction traffic, and general safety plans as adopted by CounciL The Agreement shall limit the use of the tent to the current season length and nmnber of events, and limit the number of seats to 2,050, and prohibit the use offolding chairs or any other type of temporary seating. Permanent modifications of the seating provision shall be considered a substantial amendment. Occasional increased seating provisions may be approved as a Temporary Use. The agreement shall be approved by the City Attorney prior to recordation. 3. Prior to issuance of a Building Permit, the applicant shall provide to the Engineering Department a Soils Report, Drainage Report, and an Erosion and Sedimentation Plan for during and after construction, all prepared by a Colorado licensed Civil Engineer. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 4. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. All trees that will be maintained on site which are within the construction area shall be tied back and protected with construction barricading or temporary chain link fencing. The applicant shall observe any further requirement of the Parks Department for the protection of existing vegetation which may come up during actual construction. 5. Prior to issuance of a building permit, the applicant shall complete a tap permit and shall pay all connection charges due to the Aspen Consolidated Sanitation District. Connection charges may be estimated by the District with detailed plans. No clearwater may be directed towards the sanitary sewer. 6. The Final Ordinance shall include a timeline for the applicant to obtain a building permit prior to the conclusion of the 1999 music season. 7. The applicant shall abide by the construction staging plan. Said plan shall restrict all construction equipment, vehicles, machinery, materials, and contractor parking within the parking lot north of the music tent. The parking lot surface and curbs shall be repaired, as needed, prior to issuance of a Certificate of Occupancy. 8. The applicant shall abide by the construction traffic plan. This plan shall specify the appropriate starting and ending dates for construction vehicles removing debris from the site, the prohibited hours for such activity, the use of Third Street as the primary street, mitigation measures for dust and debris, a requirement of the applicant to patch and repair the road surface as necessary during and after hauling, and compensation payable to the City for significant deterioration of Third Street directly attributable to the hauling activity. The City Streets Director shall evaluate the physical conditions before and after the hauling to determine the degree of actual impact. 9. The applicant shall abide by the public safety plan. This plan shall prohibit the use oflarge or loud machinery during and within one half hour before and after public events at Harris 6 .~ ~ Hall. The construction area shall be barricaded to prevent public access. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. 10. All utility meters and any new utility pedestals or transformers must be installed on the . applicant's property and not in any public right-of-way. Easements must be provided for pedestals. All utility locations and easements must be delineated on the Final SPA Development Plan. Meter locations must be accessible for reading and may not be obstructed. I L The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. except as specifically restricted by other conditions herein. 12. Before issuance of a building permit, the applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 13. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 14. Prior to issuance of a building permit, the permit plans shall be reviewed and approved by the Fire Marshall. The entire structure shall be sprinkled unless an alternative plan is accepted by the Fire Marshall. RECOMMENDED MOTION: "I move adopt Ordinance Number at , Series of 1998, upon first reading." 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'" OM M ~..- ~ ~~ M m:i ;!!lII!:; !!m~~: mmmi mmm: :mmm mmfm ~~ M III :l!ii!mi ft~mjH [I:: mm!1~ ~1!llm! O~ M O~ N 1III co ~ ~ ftilii:ii: ~;;[ :;!ii,i"! ",,""" ill!iiH1! :mlrJli !mi!i!l! ,,,,,,,,,. !!liHl~i ~Il mm~~ ;:lm~~ rmmm !r~!~~l N!~fJJ: 'I~~~iji ~; ]r ''If ..,....:. 0..- ~ ~M ~ v, I:: ~ m c. G>l!! ~o (1)= I::l!! 01- .~. o '" ::E::E~ Q.Q.0 000 00" ..... LO ....coo 00- --::E ::0::0<( <(<(0 000 00.. .. ..0 ....co~ ;.:. m '0 '1:: U- J:: 0> = " e >'.. ~.m>- _'Om >-~'O m- I:: 'Om" I::CI)CI) Oce ::000 I::I::C ~~~ ~.~ ~ Q)Q)Q) c. c. c. 000 --- 000 (1) (1)f1) ~ ~ ~ ,,= = 000 J:J:J: c o ;; U :::I ... - 1/1 C o o ~ ClI .c CJ) ,~ r-, MEMORANDUM TO: Mayor and City Council f'lIJ ____ Amy Margerum, City Manager W ~ It.. I Julie Ann Woods, Interim Community Development Director .".,. Christopher Bendon, Planner ~ : Aspen Meadows SPA Amendment -- Second Reading & Public Hearing Lot #2 Aspen Meadows Subdivision -- The Music Tent Ordinance 38, Series of 1998 THRU: FROM: RE: DATE: October 13, 1998 SUMMARY: The Aspen Music Festival and School, applicant, is proposing an amendment to the Specially Planned Area (SPA) for the redevelopment ofthe Music Tent, the expansion of the backstage area, and the development of an underground connection to Harris Hall. The Tent is located on Lot #2 of the Aspen Meadows Subdivision. This new facility is proposed in the same general likeness of the existing tent in approximately the same location, with the most obvious difference being that it will be a permanent structure. The 1991 SPA Agreement set forth the approved expansion of the tent's seating capacity to 2,050 seats and for the expansion of the backstage area by no more than 1,500 square feet. The applicant has generally stayed within the existing physical boundaries of the current tent by observing the existing height and general footprint of the existing Tent. The Council has received favorable recommendations from the Historic Preservation Commission (4-1) and the Planning and Zoning Commission (4-2) for this project. The HPC endorsed the Tent's relation to its surroundings, the proposed materials, and the tent-like characteristic of openness and permeability of light and sound. The Planning and Zoning Commission reviewed the Tent under the more broader SPA criteria. The Commissioners all endorsed the architecture of the proposed Tent. Their primary concerns, however, centered around the relative traffic impacts on the surrounding neighborhood and the possibility of accommodating a longer season. The Planning and Zoning Commission did recognize the ongoing traffic related issues were separate and apart from the design of the Tent -- as long as the Tent remained a seasonal facility. A second Resolution was passed encouraging representatives of the City, the neighborhood, and the MAA to develop a Master Traffic Plan for the Aspen Meadows Campus. 1 (, j' , . ,-, ,-, In addition to the SPA Criteria, which are detailed in Exhibit A, staff has delineated areas of concern which were raised during the First Reading. Staff, the Historic Preservation Commission, and the Planning and Zoning Commission recommend City Council pass this Ordinance. APPLICANT: Aspen Music Festival and School. Robert Harth, CEO Represented by: Harry Teague Architects Kaufman and Peterson, Attorneys Mt. Daly Enterprises, Landscape Architects Schmeuser Gordon Meyer, Engineers LOCATION: Lot #2 Aspen Meadows Subdivision. i ZONING: ! Academic Specially Planned Area (A-SPA). CURRENT AND PROPOSED LAND USE: Rehearsal and performance facility. PREVIOUS ACTION: The City Council passed this Ordinance upon First Reading. REVIEW PROCEDURE: Specially Planned Area (Final and Amendment). The City Council may approve Final SPA requests at a public hearing after considering a recommendation from the Planning and Zoning Commission made at a public hearing. ISSUES FROM FIRST READING: Use of Third Street. From an infrastructure and capital improvement standpoint, Jack Reid, the City's Streets Superintendent, recommends the use of Third Street for hauling activities. This street is stronger and more able to carry heavy truck traffic. Also, Third Street is scheduled for resurfacing, which could be accomplished shortly after the applicant's hauling activities. However, Third Street has been the "workhorse" street in the West End neighborhood and Council expressed a concern of unfairly impacting neighbors along this route. As a back-up scenario, Jack Reid has suggested the use of Third and Fifth Streets, alternating. However, the applicant may have concerns of providing remediation if Council requires the use of a street which is less able to carry heavy trucks. Attached as Exhibit "D" is a map of the West End neighborhood indicating the proposed route. 2 r-o. .~ Traffic Mitigation Plan. The issues related to traffic in the West End are ongoing. City staff does not believe this application requires additional traffic mitigation to be performed by the applicant for one primary reason -- there is no adequate relation to an impact. The 1991 SPA approval granted the increased capacity of the Tent to 2050 seats and the development of Harris Hall and the applicant has not stated the intent to increase the length of the season. The formal seating capacity, the lawn seating capacity, and the length of season are not being increased beyond those levels approved in 1991. Nonetheless, traffic is an issue. As Council is well aware, the 1991 approval required a traffic mitigation plan with a biennial review by the Planning and Zoning Commission. The most recent review by the P&Z found the MAA not in compliance. A subsequent review by the Council found the MAA in compliance. Staff does not recommend alterations to the traffic mitigation plan be required with the redevelopment ofthe Music Tent. There are opportunities for improving transit services by RFTA and those should continue to be explored through the biennial review process. The Planning and Zoning Commission considered at length issues related to traffic and agreed, by a 4-2 vote, with staffs position. However, the Commission did request the development of a Traffic Master Plan for the Aspen Meadows. This concept would involve the use of a transportation consultant and would involve the institutions of the Meadows Campus, the City, West End residents, and RFTA. This plan could address many of the ongoing traffic related issues in this neighborhood and suggest ways of improving transit ridership. Staff would like some feedback from Council on developing such a master plan. Members of the surrounding neighborhood have expressed a desire for a larger parking lot and parking restrictions for "lawn seat-ers." A larger parking lot may have impacts on the viability of transit and staff does not recommend increasing the capacity of the parking lot at this point. Staff supports restrictions on land use but not land users and does not support the idea of special provisions for people using lawn seats. Folding Chairs. One of the primary purposes of this application is to provide fixed seating in place of the folding chairs now used. Future use of folding chairs not only represents extra seating capacity but may affect the safety of fire exits. Ed VanWalraven, Fire Marshal, has made clear his opinion about the use of folding chair for audience seating -- there shouldn't be any. For this reason, a Temporary Use permit would not be issued for folding chairs, even on a limited basis. Staff has included the prohibition offolding chairs in the Ordinance. It should be noted that this provision refers to audience seating and should not preclude the use of folding chairs on the stage for musicians. This later use is common for performance venues and is expected by the Fire Marshal. Also, many "lawn seat-ers" bring folding chairs which should remain to be allowed. 3 -- ~ Season and Temporary Uses. The Planning and Zoning Commission recommended City Council state June 1 - August 31 as the Tent's season with this Ordinance. Council raised concerns about two standing events: The High School Graduation and the I.D.C.A. These are annual events which mayor may not coincide with the prescribed season depending upon the calendar year. Staff recommends Council state a season of Memorial Day weekend through Labor Day weekend and additionally allow for graduation and the LD.C.A. Staff shares the Commission's concerns that a permanent facility represents the ability to hold events outside of the traditional season. Although it may not be the current ambition of the Music School to operate the facility in the off-season, the ability of groups to lease the facility for a Halloween or New Year's event is apparent, regardless of the ambient temperatures inside. For this reason, staff and the Commission recommend the institution'of a "season." This provision would require any off-season event to gain aTemporary Use Permit (unless exempted with this Ordinance). These permits may be granted by the Planning Director, with conditions if necessary, after review by staff and referral agencies for application of 7 days or less (City Council reviews all Temporary Use of more than 7 days in duration). This requirement would not preclude the use of the facility for emergency or short notice events such as a funeral. Memorial Day weekend though Labor Day weekend represents a traditional "summer season" and better corresponds with school semesters. The High School Graduation is typically held the last Saturday in Mayor the First Saturday in June. The LD.C.A. has historically followed the graduation and has occasionally started in May. Staff recommends these events be recognized as standing events not needing to obtain special permits every year. Plat Filing. This is an issue raised by the applicant. There is a land use code requirement which states that SPA plats and agreements must be filed within 180 days of Council approval. This is to memorialize approvals in a timely manner. The applicant has requested this time period be extended to 240 days. Staff believes the filing requirement is important, but does not necessarily foresee any problems with an extended date. The longer period has been included in the Ordinance. Color of Louvers. The base of the Tent is designed with a set of movable louver panels. The applicant has proposed blue louvers to provide a dark background with less glare for musicians. This could be accomplished with essentially any dark color but blue represents a link to the Bayer/Benedict Tent. The HPC did consider the color of the louvers in their recommendation to Council. Both staff and the HPC recommend blue as proposed by the applicant. Council raised concerns about the louver's stark contrast with the Tent's surroundings, especially in the winter, and the potential for staining and discoloration. Blue louvers will sharply contrast the Tent's surroundings in the Winter. However, so 4 ~ ~ would green, gray, brown, or any color other than white. Different hues of the same intensity and value would have substantially the same impacts on wildlife in the area as most species are color blind. Staff does not consider the color contrast to be a negative characteristic. As far as discoloration, the applicant does not expect the panels to become stained or discolored with water and plans to wash or replace the material if necessary. The panels will fade over time, especially if canvas is used. This means the applicant may need to replace the material occasionally. The applicant is researching the use of other materials, such as Dacron@, which may fade less quickly. Interior View. Council requested a better understanding of the interior space being created. Attached as Exhibit "E" is an interior perspective of the Tent. Fill Material. City Planning contacted various City and County agencies to see if there was a need for extra fill material. Generally, there exists the opposite problem -- how to get rid of extra material. The Parks Department is accepting material from Hines in the development of the Moore Fields but does not need any extra. Walkway Surface. Council had questions about the walkway surfaces. Concrete and asphalt surfaces are proposed for areas around the Tent with no changes on surrounding paths. Areas at the base of the tent will be 4" river rock. Tree Mitigation. City staff does not recommend the waiver ofthe tree mitigation requirement for this project. However, the City Parks Department will entertain creative mitigation scenarios by the applicant ifthat direction is given by Council. Providing trees elsewhere within the Aspen Meadows Campus may be one scenario. Providing trees or mitigation $ over a period of five years may be another. Staffs recommendation is for the tree mitigation to be proximate to the impact-- meaning the provision of trees within the same general area but not necessarily on the MAA parcel -- and the payment-in-lieu for any trees which cannot be reasonably accommodated. The Ordinance language allows a method of mitigation to be approved by the Parks Director. Council should provide direction to the parks Director as to what is ,an appropriate method. A memorandum from the Parks Department is attached as Exhibit "B." Magnesium Chloride. Council raised concerns over the use of Magnesium Chloride as a dust suppressant in the parking lot and its affects on surrounding vegetation. According to the Parks Department, the chemical is negatively affecting surrounding vegetation and the 5 .-, .~ applicant should control dust with other means. Staffhas included a condition which prohibits the continuing use of the substance. FIRST READING TOPICS: These are topics which staff presented during the First Reading. Architecture and Site Planning. The Historic Preservation Commission reviewed and made a formal recommendation for City Council's acceptance of the project. Their primary architectural concerns were over the new structure's overall aesthetics, use of materials and their capabilities, internal and external lighting, the feeling of'tent-ness,' visual and acoustical permeability, and the new tent's general internal acoustics. Their recommendation was made at a public hearing and included testimony from many members of the general public and musicians. The general tone of the public comments was that the existing tent exhibited fairly bad acoustics, functioned crudely (with the occasional surprise bath during rain' storms), and should be replaced with an updated facility. One person, however, felt the Tent represented a 'Landmark' of the town and merely exhibited imperfect qualities found in many historic structures. Another person expressed a belief that the tent itself, whether in its present or future configuration, should be considered a landmark and given that level of protection and review. The HPC did recommend, by a 4-1 vote, the City Council support the new tent design finding that the proposal significantly represented a design, use of materials, and relationship to the surroundings which. was compatible. Minutes from their discussion have been attached as Exhibit "F." The HPC, in their discussion, did comment on 'landmarking' the ~ of a tent in this location. This came up in relation to the historic reference to the historic use of the property for public concerts in a tent and not necessarily the historic qualities of the tent itself. The applicant was generally supportive of such an idea, as long as the designation did not encumber the ability to update the structure to better serve the needs of the users. Structure and Fire. The applicant has met with the Fire Marshal and the City Building Official. The applicable code requirement have been identified and there should not be any technical surprises at the time of building permit submittal. Construction Staging & Traffic. The parking lot directly to the north of the tent should be used for all construction staging, equipment storage, and contractor parking. This staging area should also accommodate all trucks staged for removing material during the demolition. The delivery area for Harris Hall should be open and clear of obstructions during construction. The applicant should maintain all pedestrian ways, which are not closed 6 r--.. ~ for the construction, clear of all obstructions. Staff suggests the applicant barricade the perimeter of the construction area to prevent pedestrians from accidentally walking into the construction area. The redevelopment of the tent will include a significant amount of excavated material which will need to be removed from the site which, in turn, will require a certain number of hauling trucks. After the construction of Harris Hall, the Streets Director and some members of the public questioned the City for allowing the degradation of public property (streets) without requiring remediation. Staff believes there does need to be a requirement for remediation, if there are indeed measurable impacts, and has suggested this be included in an overall Construction Traffic Plan. This Construction Traffic Plan, at a minimum, should include the starting and ending dates for hauling, the primary route to be used, the expected duration, the time of day when hauling is prohibited, mitigation measures for dust and debris, a requirement for patching and repairing as necessary, and compensation for significant deterioration of the infrastructure. There is a standard measurement for street surface conditions which could be determined before and after the traffic passes. It is important to the applicant and to City Staff to accurately identifY street degradation which can be attributed to this development, and not due to normal use or by another construction project. Jack Reid, Streets Director, has suggested Third Street and Roaring Fork Road as the most logical streets to carry the construction traffic. Third Street is stronger and more able to carry heavy vehicles, meaning the applicant is less likely to harm the subsurface (and may not have to reimburse the City for subsurface repair). The street itself is scheduled to be resurfaced in the near future, which could be done after the construction traffic is completed. General Safety. Harris Hall is located in close proximity to the tent and will continue to operate during the redevelopment of the tent. The majority of events in Harris Hall during the Fall and Winter months are in the evening. However, there needs to be adequate provision to ensure the public's safety during the reconstruction of the tent. Staff is encouraging the applicant to protect the public by limiting construction, and prohibiting site work with large equipment or loud machinery, during and within half an hour before and after events at Harris Hall. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. RECOMMENDATION: Staff recommends City Council approve the substantial SPA Amendment for the Music Tent, Lot #2 ofthe Aspen Meadows Subdivision, subject to the following conditions: I. Within 240 days after final approval by City Council and prior to issuance of a Building Permit, the applicant shall record a Final SPA development plan. This plan shall include all 7 ,-." ,-." necessary plat requirements of the City Engineer including site plans, grading plans, utility plans, all utility easements, architectural plans and elevations, and a landscape plan. 2. Within 240 days after final approval by City Council and prior to issuance of a building permit, the applicant shall record a SPA Amendment agreement binding this property, Aspen Meadows Lot #2, to this development order and to the un-amended provisions of the 1991 Agreement. The Agreement shall describe maintenance of the parcel's common access ways and provide a 2 year guarantee on landscape improvements, including trees, starting on the issuance day of the Certificate of Occupancy. The Agreement shall include the staging, construction traffic, and general safety plans as described herein. The Agreement shall limit the use of the tent to a season of Memorial Day weekend through Labor Day weekend, limit the number of fixed seats to 2,050, and prohibit the provision of folding chairs for audience seating or any other type of temporary public seating. Modifications of the seating provision shall be considered a substantial amendment. Occasional off-season use of the Tent may be approved as a Temporary Use. Off-Season use of the Tent for High School graduation and the I.D.C.A. shall not have to obtain a Temporary Use Permit. The agreement shall be approved by the City Attorney prior to recordation. 3. Prior to issuance of a Building Permit, the applicant shall provide to the Engineering Department a Soils Report, Drainage Report, and an Erosion and Sedimentation Plan for during and after construction, all prepared by a Colorado licensed Civil Engineer. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 4. A tree removal permit from the City Parks Department shall be required for the removal or relocation of trees as per Section 13.20.020 of the Code. All tree replacement mitigation shall be accomplished with a method approved by the Parks Director. A payment-in-lieu may be made to mitigate trees which cannot be reasonably replaced. All trees that will be maintained on site which are within the construction area shall be tied back and protected with construction barricading or temporary chain link fencing. The applicant shall observe any further requirement of the Parks Department for the protection of existing vegetation which may come up during actual construction. 5. Prior to issuance of a building permit, the applicant shall complete a tap permit and shall pay all connection charges due to the Aspen Consolidated Sanitation District. Connection charges may be estimated by the District with detailed plans. No clearwater may be directed towards the sanitary sewer. 6. The Final Ordinance shall include a suggested time line for the applicant to obtain a building permit prior to the conclusion of the 1999 music season. 7. The applicant shall abide by the construction staging plan. Said plan shall restrict all storage and staging of construction equipment, vehicles, machinery, materials, contractor trailers and contractor parking on-site and within the parking lot north of the music tent to the extent practical. The parking lot surface and curbs shall be repaired, as needed, prior to issuance of a Certificate of Occupancy. 8. The applicant shall abide by the construction traffic plan. This plan shall specify the appropriate starting and ending dates for construction vehicles removing debris from the site, the prohibited hours for such activity, the use of Third Street as the primary street, mitigation measures for dust and debris, a requirement of the applicant to patch and repair the road surface as necessary during and after hauling, and compensation payable to the City for significant deterioration of Third Street, Roaring Fork Road, and any alternate route directly attributable to the hauling activity. The City Streets Director shall evaluate the physical conditions before and after the hauling to determine the degree of actual impact. 8 ,~ ~ 9. The applicant shall abide by the public safety plan. This plan shall prohibit the use of large or loud machinery during and within one half hour before and after public events at Harris Hall. . The construction area shall be barricaded to prevent public access. Construction barricading should also be incorporated for the service entrance and any interior spaces where demolition and construction is taking place within Harris Hall. 10. All utility meters and any new utility pedestals or transformers must be installed on the applicant's property and not in any public right-of-way. . Easements must be provided for pedestals. All utility locations and easements must be delineated on the Final SPA Development Plan. Meter locations must be accessible for reading and may not be obstructed. II. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 10 p.m. except as specifically restricted by other conditions herein. 12. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 13. All material representations made by the applicant in the application and during public meetings with the Historic Preservation Commission, the Planning and Zoning Commission; and the City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 14. Prior to issuance of a building permit, the permit plans shall be reviewed and approved by the:Fire Marshall. The entire structure shall be sprinkled unless an alternative plan is accepted by the Fire Marshall. 15. The applicant shall not use Magnesimn Chloride as a dust suppressant on the public parking lots south of the Music Tent. RECOMMENDED MOTION: "I move to adopt Ordinance Number 38, Series of 1998, on second reading." CITY MANAGER COMMENTS: ATTACHMENTS: Exhibit A -- Review Criteria Exhibit B -- Referral Agency Comments Exhibit c' -- Development Application Exhibit D -- Map of West End Exhibit E -- Interior View of Tent Exhibit F -- HPC Minutes Exhibit G -- P&Z Resolution 9 /"""0. ~ 6c. t5 - Memorandum M""c..~t TO: Mayor and City Council THRU: Amy Margerum, City Manager Jeff Woods, Parks Director FROM: Rebecca Schickling, Assistant Parks Director Stephen Ellsperman, City Forester & Natural Areas Specialist DATE: October 7,1998 RE: Aspen Music Festival Tent Development Application CC: Julie Ann Woods, Interim Community Development Director At the first reading of the ordinance for the Aspen Music Festival Tent redevelopment, Council requested that the Parks Department review a few specific issues with regards to trees on the Music Festival grounds. The Music Associates had requested a waiver of tree mitigation fees for the trees required to be removed due to the improvements to the back stage area and new tent structure. We stated to the applicant during the development review process that we did not recommend that the tree mitigation be waived but they had the right to request a waiver from City Council. We still do not believe the tree mitigation requirement should be waived. Although the Music Festival is one of the most important community attractions for Aspen, we believe that trees are also an important fabric of the community and should be preserved and re-planted to the greatest extent possible. There are numerous not-for-profit organizations in town that are restricted on funds and a development review process can be difficult and expensive. However, we do require tree mitigation on affordable housing and other not-for-profit organizations such as Andrea Jaeger's Kids Stuff Foundation. However, if Council believes this is deserving of a waiver then so be it. We have discussed a few alternatives that we believe are acceptable to consider for the mitigation. First there was a question if some of the tree mitigation could go off site. We feel this is a very reasonable option and would request that the trees still go on to a "public" property which could include, elsewhere at the Meadows or Aspen Institute, a City Park, the Golf Course, ACES, or some other agreed upon public site. Another option that we would consider feasible is to credit a portion of the tree mitigation for work on the Betty Grindley Trail that leads from the Rio Grande Trail up to the Music Tent. Currently, that trail is very narrow and has some erosion problems. We believe that some minor repair work and revegetation of the slope along the trail would be a sensible mitigation. ,-..... .1"""\ The other issue that Council brought up was the concern over the use of Magnesium Chloride (MgCI) for dust abatement on the Music Festival Parking Lot. An incident occurred this past summer when an application of MgCl was applied to the parking lot. Numerous cottonwoods and a few aspen trees were severely impacted by this application to the point that these trees dropped their leaves and one aspen tree died. The indicating factors all pointed to that application of MgCl. We believe that the concentration used was excessive and harmful to the trees. It is well documented that MgCI can damage vegetation by two ways, through the foliage due to over spray and splashing, and into the root zone through infiltration in the ground. There are several things that will occur and hurt the vegetation by high concentrations of salts of any sort. First, the plants become desiccated particularly if the MgCI is applied when very hot and dry because oxygen is depleted from the root zone. This caused a complete defoliation within 2 weeks of the application. Fortunately, the trees were able to put on a second leaf set and this did not kill the majority of the trees. However, there still may be a residual affect with considerable die back of the tree crown next year. Additionally, the top several inches of soil around the trees appeared to have a high clay content which will hold the detrimental salts in the root zone area where the feeder roots are. Flushing with water helps the situation but some of the MgCI will stay bound in the soil. The City's Streets Department does use MgCI on the dirt alleys throughout town. However, the concentration of MgCI is very minimal and we have seen no detrimental affects of these applications. The MgCI has been used on the alleys for 3-4 years and although we have yet to be able to determine the long term affects, we believe that the concentration used in this situation is acceptable. Our recommendation to the Music Associates was to find an alternative for the MgCI applications on the parking lot. We would suggest either a recycled concrete or asphalt or polymer that would still allow water percolation but not create dust. If there is a need to apply the MgCl for another few years we would require that it be done at the same concentration as the Streets Department uses which is a 26% solution. This may require 2-3 applications in a summer to control the dust. It is also recommended that the application be done outside of the dripline of the trees with no splashing or over spray of solution. 2 --'\~~"'afi. ;~.' n -)..",-;~j.' --!! ~rr--r)~i,r~ , 'r-~'.. . I. Ul ~I( if. ~ :~~.. ~a~.. a;.: -~ D ,. 1 ~~,,~o 1ttEJ. '., 'r( S)t _ rr iJ '.~l. n(t.~. .. 8 d' D; .' ' , : f'tJ i,\ q!j'-"'\ ! /~ ,I::::a.i : ~ '" ! ~ ~l noli: ~l!~~ ~ 'I 10 =m",' ! ~ I ;I~\ g: ~l r-' r'.. ~ ~ : c! '-QI ~gl H~'.a 'to U. j It ~'(~I ~\,,~,.-- tl. !1 i: ~ a I' Jij ~ ! . I, I ~ ,~ :1 O,.C)! '''::;1 j ~,., ,--"1 ,0. j 01 .J ~-:-~ .~!- i'l g' . ." r- . r-i Oi ~l L-Q..'~ 'I ......... \ ? 0 \~ c9. {.' Jl04 i~~ i L..-,-,.! ~AC[] 1H-'>1~VJ tft~ ~q ~ ~ ~ L? ~ 11 ,._~' ~ll~l \c-'Jlull--Q\~~d~ ~ If~~~!y.,c~5~~r/ :t4 :i\Q.I(Vi' Oi!t-o ! I (] ! r-Blp'-O. Ii ~ I 8 i j Ul., G.). ~ '- ""1~.\\ \ \ \ \ 'l {f~ 11r'n F-Orl" I ai' i,...\,.... I CII~ . j,-, :FO\ \\~\' (' l 'I~;l: bi\~. ~~.I ~. 0d1~1 ~I. '-1'1\ ~",,", \ "- v :1L ~!t11 i .~~r.r;?J~~~rn ~.~\\\\ ~ j ~..1'::..-.J ~ '. l, .Qd --' ~I Q ~ r\ \ ~~ II""~ ' >! 't,'=! ~ dlll BJ.'a ~ ~ - ~J&:-\ · ~ ""i . '-- I \ tS -..w~' 09 1 I C 0 ~ 1:" '~o, 0 ~c if\}- C::t d ~,~ tnm..A.' 1 \}} I '?.1f' ~ 1:.~ OJ ..... ' lei- 0 -- pO .... , ~: ~~~~g~I~~~fl' \~~ ~ ~ 4 ..~ ra, '-- 0 ~ l~~ d11~'~I~ . ~ g es:: C' g. ~ 'ii ~,..., ~'\~/ '!; ~ .~~~ l~ro Ol~a ~ 'U ~ ~ CJ · fJ ~:; : ~ - ;~~ '~ttJ ~c ~ J 191.~~ -- ~_. =-(9~ IE J:J o r:;:n/ll" I. ~ ...... h"'o Ic;lti i h ~ ""0 .~ E: [8J~~ 9l1~ I< D . - ~ H .A. ~ U' I~ Q; " "') (Y ~. ~ ....~--"""'" . ~ G ~ ol. ~\ ,~ ~E - Interior view "...." .~ ASPEN HJSTO\ _: PRESERVATION COMMI~u.ON MINUTES OF AUGUST 12,1998 ~ F MOTION: Mary moved to table conceptual development and the public hearing on 735 W Bleeker until Sept. 9, 1998; second by Susan. All in favor, motion carried. MUSIC TENT - REFERRAL COMMENTS Bruce Berger relayed that the timing of this meeting is not appropriate as it conflicts with performances in the tent. Cindy Biniskey, Chief operating officer for the Aspen Institute. The submission is in keeping with the original intent of the SPA and as well as in keeping with the spirit intent of the mission of the Meadows. Dick Osur, relayed that he is involved with the Historical Society and gives walking tours and talks about the wonderful historical buildings. All things new are not bad. Jerry Gretskey relayed that it is most important that the music tent go ahead as quickly as possible that it is going to be a terrific contribution to the music, to the audience and to the town and all our visitors that come in the summer. She also stated that she is a registered voter. Sworn in were: John Doremus, Jon Busch, Bill Frazier, Eric Calderon, Lynn Harrell, Glenn Rappaport, Les Holst, Bob Blaich, Martin Flugh, Paul Kanter, Tony Paepcke, Bill Stirling, Jim Curtis, Don Erdley, Ruth Leon, Robert Harth. Stan Clauson, Community Development director relayed that there is an ongoing roll for the HPC to advise on matters of aesthetics with respect to the tent replacement. A few guidelines were established by staff: I )Any new material should be consistent with the original open historic character of the tent. 2)The design shall continue to support visual and acoustical access to performances from outdoor seating and burms. Stan stated it would be most helpful for this referral to deal with matters of the nature of the material and appropriateness of the material and the design.' 9 ,I '! '1 ,... - .... - -~ - - "..,. - - ,..., - \~ .... .~ (, - ,.... .... ..... ,,' ~ AMENDMENT TO ASPEN MEADOWS SPECIALLY PLANNED AREA DEVELOPMENT << SUBDIVISION AGREEMENT THIS AMENDMENT TO ASPEN MEADOWS SPECIALLY PLANNED AREA DEVELOPMENT & SUBDIVISION AGREEMENT is made this ____ day of , 1999, between CITY OF ASPEN, COLORADO, a municipal corporation, MUSIC ASSOCIATES OF ASPEN d/b/a ASPEN MUSIC FESTIVAL AND SCHOOL, THE ASPEN INSTITUTE, INC., a Colorado corporation, and ASPEN CENTER FOR PHYSICS. ~ ! 1: H I! .s. I! 1: II' WHEREAS, the Aspen Meadows Specially Planned Area Development & Subdivision Agreement was recorded in the office of the Clerk and Recorder of pitkin County, Colorado, on January 24, 1992, in Book 667 at Page 731, at Reception No. 340937 (the "SPA Agreement"); and WHEREAS, the recording of the Spa Agreement was the culmination of numerous public hearings on the adoption of a Master Plan for the Aspen Meadows, as well site-specific development approvals; and WHEREAS, the Music Associations of Aspen was granted approval for new development for a music tent, backstage expansion of 1,500 gross interior square feet, as well as approval to reconfigure the music tent to increase the seating to a total of 2,050 seats (the "Development Proposal"); and --., WHEREAS, the Aspen/pitkin Community Development Department reviewed the Development Proposal in accordance with all applicable procedures and review criteria of the Municipal Code of the City of Aspen (the "Code"); and WHEREAS, the Historic Preservation Committee conducted a public hearing on August 12, 1998, as the referral agency for the Development Proposal and recommended approval; and WHEREAS, the Planning and zoning Commission conducted a public hearing on September 22, 1998, in accordance with Section 2652 of the Code, and reviewed the Development Proposal in accordance with all applicable procedures and review criteria of the Code; and WHEREAS, the Aspen city Council reviewed and considered the Development Proposal under the applicable provisions and review criteria of the Code, and approved Ordinance 38, Series of 1998, i;;,~:t ~,..;.-/ /' ",!j/',;C"./ {Iv....,,. < '\' ~' -1- '"v-:-. '-, , r ',: \j'CJ"" '. I IIIUIIIIIIIIIII 1111111111111 1I1111I1wnlllllll 1111 433531 07/19/1999 10:56A AMEND ~G DAV1S SILVI 1 of 20R 100.00 D 0.00 N 0.00PITI<IN COUNTY CO .- .- ... - - - - 3 . ^ 4 - 5. .... ",., - .... - 8 . ,.... - ,..., - - granting a substantial amendment to the Lot 2, Aspen Meadows SPA Deveopment Plan. NOW, THEREFORE, be it resolved that, as a condition of approval of Ordinance 38, Series of 1998, the SPA Agreement is hereby modified to provide as follows: 1. The use of the music tent shall be limited to Memorial Day weekend through Labor Day weekend. 2 . The number of fixed seats in the music tent is limited to 2,050, and there shall be no folding chairs for audience seating or any other type of temporary public seating allowed. Any seating modification shall be considered a substantial amendment to the SPA Agreement. Occasional off-season use of the music tent may be approved as a temporary use. Off-season use of the music tent for high school graduation and the IDCA shall not require a temporary use permit. Magnesium chloride shall not be used as a dust suppressant on the public parking lots south of the music tent. The lights in the southern parking lots shall be reconfigured as necessary to reasonably prevent light from flooding adjacent property. All parking lot lights shall be turned off within two (2) hours of the last concert or rehearsal event of the day. 6. All tree mitigation shall be accomplished pursuant to the Tree Mitigation Plan contained in the Final SPA Plans, and according to the Mitigation Bond Value Agreement with the City Parks Department Director, attached hereto as Exhibit "A". 7. The Aspen Music Festival and School shall abide by the Construction Staging, Traffic, and Public Safety Plan attached hereto as Exhibit "B". All other provisions of the SPA Agreement shall remain unchanged. IN WITNESS WHEREOF, the parties hereto set their hands and and date first above written. ',"" " '''-..., -2- 111111I1111I1111I11111 I11111 1111 111111111I11111 11111111 433S37 07/19/1999 10:SSA AMEND AG DAVIS SILVI 2 of 20 ~ 100.00 D 0.00 N 0.00 PITKIN COUNTY CO ,... - MUSIC ASSOCIATES OF ASPEN d/b/a ASPEN MU IC FESTIVAL AND SCHOOL - THE ASPEN INSTITUTE, INC., a ColoradO corporat'on ( / . By' 7'c;T-r; , . ~. . '/; ~ IvJ.,.... , ~. - - ASPEN CENTER FOR PHYSICS By ~~h:~~~~ STATE OF COLORADO ) ) ss. COUNTY OF PITKIN ) - - Witness my hand and offic' 1 seal. My commission expires: ~ I . P - Th day of ASPEN, , 0, a instrument was acknowledged be 1999, by Rachel Richards, municipal corporation. - STATE OF COLORADO - ss. -, COUNTY OF PITKIN The foregoing instrument was acknowledged before me this ~\ ~ day of :)U~~ ,1999, by Robert Harth, as President of MUSIC-- ASSOCIATES OF ASPEN d/b/a ASPEN MUSIC FESTIVAL AND SCHOO ~..~~~ Witness my hand and offilia~eal. ~/' ~~ My commission expires:" I? 0 U - - - ~~~ e" STATE OF eOLO~O ) ) ss. COUNTY OF FIl'ICIN < (t",,,,,,,,,,, ,;:\"""'<0- So The foregoing instrument was acknowledged before me this day of 0\J<<\e... ,1999, byt~~\",-~,~,,,\<.\, as s:,<..\l.~. of ASPEN INSTITUTE, INC., a Col ado non-profit corporation. Witness my hand and offi~\al seal. My commission expires: ':!'~C:l?- . ~ ," , , ~~ C\"~eJX>>.~ Notary Pubic \ 'd..'-\~ THE ,.... - ^ - -3- '"" 1111111111111111I11111111111111111111111111111111I11111 433e37 07/19/1999 10:eSA AMEND AG DAVIS SILVI 3 of 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO - (970) 925-6727 ,.. FAX (970) 925-4157 ENGINEERS SURVEYORS SG .M SCHMUESER GORDON MEYER P,O, Box 2155 Aspen, CO 81612 /lI!l'"i March 24, 1999 ,- - ,.. - - - - ;;- - - - - ,.. - - - Mr. John Backman HARRY TEAGUE ARCHITECTS 412 North Mill Street Aspen, CO 81611-1508 11111111111I1111I11111 1111111111111111111I11111111I1111 433e37 07/19/1999 10:eSA A"END AG DAVIS SILVI e 0' 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO RE: Aspen Music Festival Tent. Final SPA Submission Dear John: I am writing in follow-up to your memo of March 5, 1999 regarding Final SPA Development Plan submission requirements for the Aspen Music Festival Tent project. I am providing this letter in support of some additional revisions to our Civil drawing set to respond to the items identified in your matrix attached to the March 5 memo. In response to the Final SPA Development Plan submission requirements we would offer the following: 1. Utility Plans are addressed on our sheet C2 of 2. The utility requirements for the Aspen Music Festival Tent are generally service connections or relocations to serve the new structure. 2. Utility Easements As service connections and not main extensions with the potential of serving other adjacent properties, easements are not generally required for the utility lines. One exception is the relocation of the primary electric transformer. We have revised sheet C2 to reflect an easement at the transformer location allowing maintenance and repair access to the transformer by Holy Cross Energy. We would typically recommend defining the easement following construction and actual placement of the transformer and pedestals to retain some flexibility in their final location. 3. Drainaae Report Attached is a separate letter in the format we have used most recently for Drainage Reports in the City of Aspen. These calculations were used in sizing the proposed on-site drywells to capture and detain runoff from the tent structure. We also anticipate some recharge from the catch basin / drywells that are proposed around the tent platform. 4. Erosion and Sedimentation Plan - Construction Phase The Aspen Music Festival Tent site is a slightly elevated platform around its periphery with an excavated central structure. The bulk of the excavated site during the construction phase will capture storm runoff in the excavation and should not allow substantial runoff from the site. There will also be disturbance around the embankment surrounding the tent entries and these areas offer some potential for runoff and sediment to impact downstream areas and the irrigation ditch ill it is flowing during the construction phase and it may not be). Fortunately, all of the potential drainage from the site leaves via a culvert crossing northeast of the tent 118 West 6th, Suite 200. Glenwood Springs, Colorado'. (970) 945-1004 - ... - March 24, 1999 Mr. John Backman Page 2 - structure. Sediment controls at this location alone would prevent sediment from leaving the site. We have revised our sheet C1 of 2 to reflect sedimentation control with or without the irrigation ditch in operation. - 5. Erosion and Sedimentation Plan - Post Construction Sedimentation control following construction is controlled by the full re-Iandscaping of the site including sod placement. Minor sediment that may be washed off the tent surface by rain events would be trapped in the drywell system. - 6. Utilitv Meters. Pedestals or Transformers Locations and easements are reflected on our sheet C2 of 2. - -- I hope these comments and the attached Drainage Report and revised Civil drawings will be sufficient for the Final SPA Development Plan submission to the City of Aspen. Feel free to contact me if I may provide additional information or detail. - Very Truly Yours, SCHMUESER GORDON MEYER, INC. - - /)J._~ - y W. Hammond, P.E. Principal, Aspen Office - JHljh 98007JB1 - - - - - 1111111111111111111111111111111111111111111111111111111 433537 07/19/1999 10:56A AMEND AG DAVIS SILVI 6 0' 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO ,... SCHMUESER GORDON MEYER, INC. .... ENGINEERS SURVEYORS \::., (970) 925-6727 """ FAX (970) 925-4157 SG M $CHMUESER GORDON MEYER P.O, Box 2155 Aspen, CO 81612 .- March 24, 1999 ,... Mr. John Backman HARRY TEAGUE ARCHITECTS 412 North Mill Street Aspen, CO 81611-1508 111111I111//1111I111//111111//11//1111111I111//11111111 433S37 07/19/1999 10,SSA A"END AG DAVIS SILVI 7 0' 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO - 1""". RE: As en Music Festival Tent Draina e Calculations and Recommendations .... Dear John: - Attached for your information and submission to the City of Aspen is a copy of my drainage calculations for the Aspen Music Festival Tent Final SPA Development Plan submission. . These calculations form the basis of our proposed grading and drainage plan for the Music Tent replacement project. - "'" Introduction - The Aspen Music Tent is located on a parcel within the Aspen Meadows Subdivision which contains the existing Music Festival Tent and Harris Hall as well as parking associated with both facilities. The parcel is under the control of the Music Associates of Aspen (MAA) and is quite large. The total area effected by the tent replacment project is roughly 1.5 acres and the new tent structre, backstage and platform represents a finished footprint of approximately 26,000 square feet (0.60 acres). The MAA has submitted an application to the City of Aspen for a SpeCially Planned Area (SPA) approval to replace the tent and backstage areas with a new structure of a more permanent nature than currently exists. This drainage report and the attached calculations address the replacement of the tent and backstage areas for which a site plan with a proposed footprint has been defined. - - '"' ~ Drainaae Desian . For purposes of the drainage calculations for the Aspen Music Festival Tent facility, I have used a Rational Method calculation in conformance with the recommendations of the City's current Interim Standards for Drainage Design and Erosion and Sedimentation Control for Parcels Smaller than One Acre dated April 30, 1998 and issued by the City Engineering Department. While the disturbance associated with the project may in fact exceed 1 acre, the resulting structure is less than 1 acre in coverage and the remaining site will be landscaped in a manner essentially identical with existing conditions. The City's interim standard references the Urban Storm Drainage Criteria Manual published by 118 West 6th, Suite 200 . Glenwood Springs, Colorado' (970) 945-1004 - .... "..., March 24, 1999 Mr. John Backman Page 2 1111111111111111111111111111111111111111111111111111111 433!37 07/19/1999 10:!6A A"END AG DAVIS SILVI 8 of 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO .... the Denver Regional Council of Governments in 1969 and updated to as recently as 1978. The US DC manual is a design guideline that is broad in scope for a wide range of drainage conditions and basin types and sizes. I should note that I am assuming that the City of Aspen has effectively waived any specific requirement for compliance with the 1973 Urban Runoff Management Plan pursuant to existing Municipal Code Section 26.88.040 C., 4. Design Standards, f. Storm Drainage. .... .... The Music Festival Tent site is located on the Aspen Institute campus and represents a total of about 1.5 acres of potential disturbance. The site is currently occupied by the existing Music Festival Tent and backstage structure that is only slightly smaller than the proposed footprint for the replacement tent. The surrounding site area is landscaped with sod and various trees and plantings which will be re-established upon completion of the tent replacement. Site drainage currently is routed to a culvert crossing of the parking area to the north of the tent. Upslope drainage does not impact the tent site since area ditches and the borrow ditch along the entry road intercept such flows. .... - .... Our calculations, using established Intensity-Duration-Frequency curves for Aspen from the URMP and assuming a 90-minute sustained rainfall as recommended in the interim standard, indicate that 2,184 cubic feet of on-site detention volume is required to maintain estimated pre- development off-site flow volumes for the property subsequent to the construction of the proposed tent platform, tent and backstage structure. - .... This volume would indicate the use of a combination of inleVdrywells around the tent perimeter and the three buried drywell structures shown on the drainage plan under the landscape areas north and east ofthe tent. The drywells are to accept mostly runoff from the tent itself. To meet design requirements, 8 inleVdrywells 6 feet in diameter and 6 feet deep, two standard drywells 4 feet in inside diameter and one standard drywell 6 feet in inside diameter and four sections, or approximately 16 feet, deep will provide 2,214 cubic feet of capacity or 101.4% of the calculated requirement for the increased runoff volume associated with the 100-year, 90-minute event after development. - - ,... In terms of final grading design, additional detention could be accommodated with landscape depressions in the vicinity of the culvert entry to the south and exit to the north of the parking area, in fact, depression design may allow some reduction in the total volume of the drywells themselves. We feel that these volumes address the required design criteria and would significantly improve conditions compared to the existing site (for which there appeared to be no on-site storage structures). - .... Each drywell should consist of two upper solid wall concrete manhole sections and two lower perforated wall drywell sections backfilled with at least 12 inches (horizontally) of 1 V. - 2 inch washed rock. The manway would have any necessary riser rings and a solid access cover to allow future maintenance. These structures would provide sufficient volume to detain the increased flow volume due to the development of the property relative to assumed pre- development conditions. - -, Typically, grading should be positive away from the structure. I would also recommend aaainst - SCHMUESER GORDON MEYER, INC. - - ,.... March 24, 1999 Mr. John Backman Page 3 - routing footer drains by gravity into the same drywells as the storm and roof drain collection lines. I would be concerned about surface runoff backflowing into perforated footer drain lines and putting water around the lower foundation walls. The footer drains and area drains from the lower deck of the audience area should be routed to a small vault and sump pump and lifted to the upper portion of the drywell to the north of the backstage area as indicated on sheet C1 of 2 to prevent introduction of storm water around the building foundations. ,.... ,.... During the construction phase, silt fencing and temporary sedimentation swales should be used to prevent sediment from travelling off-site. The site should be revegetated as soon as is practical after construction. - Certification - I certify that the above proposed drainage design and submitted construction plans for the Aspen Music Festival Tent project will maintain the historic rate and volume of storm runoff for the 100- year, 90-minute storm from the undeveloped .site pursuant to the requirements of the City of Aspen's Interim Standards for Drainage Design and Erosion and Sedimentation Control for Parcels Smaller than One Acre dated April 30, 1998 and issued by the City Engineering Department. The proposed design will also serve to delay the off-site peak flow impact, potentially reducing the on-peak storm flow conditions on adjacent and downstream properties. - - ,.... - I hope these items will be adequate for the completion of the drainage aspects of the SPA Final Develpment Plan application for the Aspen Music Festival Tent replacement. Feel free to contact me if you have further questions or require additional information. - Very Truly Yours, .,,-. SCHMUESER GORDON MEYER, INC. - ID.~ - Jay W. Hammond, P.E. Principal, Aspen Office - JHllh 98007DR1 Ut~~7'!ijllllllllllllllllllllllllllllllllllllllllllll 9 of 20 R/~:~I::9Dl:::06ANA0ME0N0D pAG DAVIS SILVI . . . ITKIN COUNTY CO - ,.... SCHMUESER GORDON MEYER, INC. - - - - ,... ,... - - - - ,... - ,... - ,... - - - ,.., 05/13/99 THU 10:10 FAX 9709203816 LIPKIN WARNER I4i 001 ~,;.~;,~:;. \;t1:';}~; ;.;,,"::::/,.;j:f2..,: ,'.',. .l1...,..,., 1:.A-.N.,O.,s CAP E AI(CHITECr Po,,~ OfFice Box 1 537 231\00 Two Ri"~r~ Rd#A.A. Basal! Colorado a 16' 1 TI\!I 970 9?7 :1138' Fux 970 927 8467 mld,lly@r:c,mpl,l:!crve,com MT DALY ENTERPRISES lLC EXHIBIT IIAII May 13.1999 City of Aspen Parks Department RE. Tree Mitagation and Bond Value 585 Cemetary Lane Aspen, CO 81611 To whom it may concern: This letter is in response to the Tree Mitigation for the Music Tent in Aspen. The value of the bond for Tree Mitigation has been set at $89,442.91. This amount is set by the City of Aspen Parks Department for the number and size of trees being removed for construction purposes on the MusicTent property. The City of Aspen Parks Depilrtment has agreed to a 3-year completion time. Planting of new trees on site is predicted to be in the spring of 2000. In order to meet the cost of the Tree Mitigation, the City of Aspen Parks Department has agreed that the cost can be met by the planting of new trees on both the Music Tent property, as well as the Burlingame Seasonal Housing property. If we can meel the bond within 1-year completion time, the bond can be released. In lieu of bonding. The Aspen Music Festival and SchOOl has provided a lelter of guarantee for compliance with the Tree Mitigation requirements. Sincerely, u~j~ Julia Marshall _01~ City of Aspe r Oapa en .s --rE. pl-lEN -l/6/Cl 'f E'-LL 'S.~ j2.~ 111111I11I111111111111111111111111111111111111111111111 433537 07/19/1999 10:56A AnEND AG DAVIS SILVI 10 of 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO ,., 05/12/99 May.U-ii WED 16:00 FAX 9709203816 03:42pm From-M,A,A, LIPKIN WARNER +9709253102 141002 T-119 P.Ol/Dl F-m - ~)(Q - ASPEN MUSIC FESTIVAL AND SCHOOL - May 12,1999 .... Chris Bendon City of Aspen Co=unity Development Department 130 S. Galena . Aspen, CO 81611 - - To Whom It May COl1cetIl: - This letter is in response to ~e l<=quest for a bond for the M~ic Tent Tree Mitigation. The cuneot v41ue of the bond is $89,442.91 with a 3-yearcoIDpletion time of work as approved by the City of Aspen Parks DepatllDent. - In lieu of bonding, the Aspen Music Festival and School asks the City of Aspen to consider this letter to be our guarantee of compliance with the tree mitigation requJrements. which we intend to accomplish within the three-year period. ". ~ .... Robert Hatth President and CEO 'B DC:. fJ.c./rJ 5\v~ff S'1'e-.rf. I==n 0"- 5' . '1' ~-I\- ~~ - .... .... - ~l\~~71!~~'IIIIIIIII 1II111 1111111111111I1111111111111 11 0' 20 R ~~~~:: ~0~!~: NAM0END AG DAVIS SILVI ~__ . .00 PITKIN COUNTY CO ,... - ..._.,~.. ~1:..1I"'1I'lIII'1IIoI. ""Q,,!l:.~ ca...lli:tAl.t.""" 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PhoA.97Q.9:1S.3254 Pax, 970-92B802 M~IC:: f\ii$OC.I^Ti:s OF ASPEN; INC:. - 05113/99 THU 08:18 FAX 9709203816 - - - - 0> 0> en ~ - <<i :>. ,ell :2 Qj cu' D - - !I-t """ """ """ I- Z ill - I- ...J """ ~ - I- - (f) ill I..L. - 0 - (f) - :::> ~ 0 . .-. Z 'C ell ~ ill 0 "15 a.. () - c (f) <Il a. <( r/) -< I- rJ) o (.) -' ;: o I- CO"I:TOct:llDCO'l"" O(QONQ)~q c..JcO~MaOcON tn 0 'CO') CO')"'" M "l;f'" 'QCO'o::r'liCI..",":U)~~_ tI')" ..; tL) co.. ~ m N~ CD ~*fR:~{/llI~fR: ."'....0..."'''' ~ C"')coo~~~_ "'0 "":a)a:i~~~.!! ~ON~....",o u ~c:Q.ctt.... P:Et l- __C\/"IQ"",Il)~ Z rJ) :J ~w.fR:EA-M>foIi> ~55SgS ...! ,Tj~gng:g < . 2..... ..... 2.:::; ~ > C;;UiUi0cOU) O' -"=cCI:=8 :;; 88888 ll1 ~~~~~.~ c:c c; c: c: = t;: c o Q~'O~oli l..L. ----E'C . z .g'E~';;;'~ g i.s;~ '8~ 15 E <( ~.g.eSS.E we c c = c 'c 0: ._.__._:;::;: j~~i~j w N li5 - - .... ....I=I~ Q,) m 1911 !l1~',,;.~,g '. '='~ " "0; 'lii mt'lSouou =U=oa~M~ tOCO""'_...._ ;,: t- O ~~Q)~..-- , w ::!E < Z Qz wo >:;; 0:;; :=8 w", 0:::;; W w . all:: I- 0(,) ....l.!; (/)o w&: w 5 ~' , .. rJ) rJ) U'l W I:I!l VIo .... ~ ~~~~~~~ .. ~ ::I '0 '0.0 SJ2..Q o3~~~~~ee <CU)q)e.~e~~ WUDl5,;;----- ...... - U) fA tJ) It.I, IIJ In .." :z en ::::J.:;' ;3 :::. 2. .2 ...J < L1J:; "S1~'al~ ~ oCt b li!lgI8il:;"':"o <; > tD I- a. a. aJ ',: ~ E:: t: l:c Ii 15 Ii QlI~I~ ~rnVJ-'~-' <<<- - LIPKIN WARNER 141002 111111I1111I1111I11111 111111 1111 111111111I11111111I1111 433537 07/19/1999 10:56A AMEND AG DAVIS SILVI 12 0' 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO ,... - ........: - - - - ,... - - - - - ,... - - ,... - - SHAW CONSTRUCTION "EXHIBIT B" CONSTRUCTION STAGING AND PUBLIC SAFETY PLAN City of Aspen Aspen Music Festival Tent Shaw Construction will be responsible for insuring that its employees, as well as all of its subcontractors and suppliers comply with this Construction Mitigation Plan. Shaw will be responsible for scheduling all material deliveries and the on-site administration of the project. Specific provisions of the plan will include: SCHEDULING One of the prime goals in developing a construction schedule for this project is to minimize the impact on the resort operation and residential areas in the City of Aspen. With this in min, Shaw Construction will attempt to maintain 100% access to: . The streets used for access . Walking paths around the site · The Harris Concert Hall and other event halls around the property With the most disruptive construction phases being the excavation and concrete placement, this work will begin on August 18, 1999 (permit pending) with the majority of this work being completed by December I, 1999. All deliveries will be routed down 3rd Street to the south side of the north parking lot, which will be used for all construction staging. A portion of the south side of the north parking lot will be fenced off and the staging will be contained within the fencing to lessen impact on the native vegetation and residential areas around the project. FIRE and EMERGENCY ACCESS will be through the south side of the site. All walking paths around the site will be fenced and screened on the site side to allow safe passage. The ultimate goal of the schedule would be to perform all major construction activities with minimal disruption to tourists, pedestrians, residences and vehicular traffic during all phases of the project. MATERIAL STAGING As noted above, all material staging will be done on site or in the north parking lot without damaging native vegetation. The staging areas will be completely fenced and screened. Shaw will arrange delivery schedule so there is the least amount of material on site as possible and still maintain the schedule. Most deliveries will be done between 7:00 a.m. and 6:00 p.m. The city will be notified if there are any deliveries outside of these times. CONSTRUCTION PARKING No parking of construction vehicles, other than four (4) Shaw Construction vehicles and those directly involved in the management and ownership of the project will be allowed in the south parking lot. All other vehicles will park in the north parking area. 760 Horizon Drive . Grond Junction, CD 81506 Fox 970.241-5618 . www.showconSl.com Phone 970.242-9236 111111I1111I1111I11111 111111 1111 111111111I1111I11111111 433e37 07/19/1999 10:eSA AMEND AG DAVIS SILVI 13 of 20 R 100.00 D 0.00 N 0.00 PITkIN COUNTY CO .... -- - CONSTRUCTION TRAFFIC -- -- The main acces~ to the site will be from Main Street via. third as per the city request. There will be approximately 15 trucks a day traveling to and from the site for the first three months with this tapering off to. The site accessfronl Third Street will be as per the attached staging plan. All loads will be covered and the trucks will and they will arrive and depart between 7:00AM and 6:00PM. Shaw Construction and all of our subcontractors will abide by item 7 ordinance 38. - DEBRIS CONTROL -- Shaw Construction, as well as it's subcontractors, will be responsible for the collection and general removal from the site of all construction debris and excess material, as well as tools and equipment no longer needed for construction. A central trash container will be positioned to facilitate ease of collection with collections being made as requiied. . The size of the container will be such that an unreasonable number of pick-ups will not be required, but not larger than 40 cyds. . See the Staging plan for this preliminary location. - - STREET CLEANING - Shaw Construction will be responsible for the cleaning of dirt and debris which accumulates on all Streets as a result of our work on the project. Any damage to these streets caused by proposed construction will be repaired accordingly. The extent of repairs will be detennined by the project superintendent and the City of Aspen street director. A thorough inspection will be made before and after the construction process. - DAMAGE TO PRIVATE PROPERTY - - Shaw Construction will maintain comprehensive liability insurance for the duration of the project and it will also require subcontractors to do the same. Through the use of Construction Fencing, misc. barriers and silt fencing, adjacent properties, and the public ways will be protected to the highest degree possible. Should any dam;tge be inflicted on these properties as the result of the constrnction process it will be repaired accordingly. . See the Stljging Plan for location and configuration of the Silt Fence and Constrnction Fence. - EMERGENCY ACCESS - Prior to beginning any construction, Shaw Constrnction will meet with the appropriate governmental entities and develop a satisfactory p!ltn to insure that fire and emergency access is maintained through the project site as requiied. Generally this will be through the north side of the site. - - 111111111111 1111111111111111111111111111111111111111111 433S37 07/19/1999 10:56A AMEND AG DAVIS SILVI 14 of 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO - """ 2 - .... .... SAFETY - As part of the construction the entire project will be fenced, signed and barricaded off to restrict and protect nnauthorized persons from entering the construction area. Shaw Col1struction has one of the most comprehensive Loss Prevention Safety Programs in the business, which will be implemented and administered on this project All areas around the site that require public access will be maintained and accessible at all time through the use of barricades and protected wa1k:ways. Item 8 in ordinance 38 will be strictly adhered to. .... - .... CONSTRUCTION DEWATERING None is anticipated, as the design of the entire project, including the (Hole-less) elevator is purposely above the water table. .... EROSION CONTROL - Erosion control on the cut slQPCs for both wind and water will be minimal dj1C to the fact that there is no significant cuts. No erosion control will be used in cuts made for the structure foundations that are planned to be backfilled before the end of this year. The Roaring Fork River will be protected from run- off via a silt fence with straw bails at drainage intervals as required. . See the Staging Plan for silt fence location and configuration. - .... DUST CONTROL - Dust control for the project will be accomplished, as required, with watering via use of a water truck provided by Shaw Col1struction Co. No excavation will be performed at any off site staging areas, thus no dust control will be implemented there. The schedule for watering will fluctuate as needed for daily traffic. There will be an 1114" washed rock tire scmbber at each Exit from the site to reduce dust and debris on the surrounding streets. - MUD ON STREETS .... Shaw Construction will do it's diligent best to maintain the streets surrounding the job site. Some mud and debris will be nnavoidable and will be cleaned up on a daily basis. - CONCRETE TRUCK WASHING .... All Tmck washing and unloading will be done with-in the confines of the project, which is on private prQPCrty and will in no way adversely affect the surrounding public or private prQPCrties. The river will be protected as stated above in DAMAGE TO PRIV AlE PROPERTY. . See the Staging Plan for iuitia1location of concrete tmck washing. .... .... 1111111111111111111111111111111111111111111111111111111 433537 07/19/1999 10,56A A"END AG DAVIS SILVI 15 0' 20 R 100.00 0 0.00 N 0.00 PITKIN COUNTY CO .... 3 - - - OFF-SITE STAGING - When required this will not affect the City of Aspen. REPAIRS AT STAGING SITES .... No public sites or rights-of way are currently anticipated for use of this project. All public areas effected will be returned to their original condition. - TREE PROTECTION .... All trees that are to be saved as mitigated with the City of Aspen will be protected with construction fencing and provided with adequate water. NOISE ABATEMENT - Shaw Construction will strictly adhere to the City of Aspens statutes for noise abatement and will not commence any work before 7:00 am. That said, there may be occasional schednling circumstances that dictate an earlier start time (before 7:00 am) for a finite number of construction activities such as large concrete pours. For these rare occasions Shaw Construction may request a per-time variance from the City of Aspen. If this variance should be' granted work would commence no earlier than 5 :00 am. No requests for variances are anticipated at this scheduling. - .... Shaw Construction will prohibit the use of large or loud machinery or operations within one half hour before and during any public event at Harris Concert HalL The site will be maintained to assure safe access to the Hall at all times. !""" .... 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" F"o ~ 8~~1 FZ 1111111111111111111111111111111111111111111111111111111 433!37 07/19/1999 10:!6A AMEND AG DAVIS SILVI 17 of 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO - - - - ,... JOB .A-:->'f>r=::,tJ MV?'c, -r~tJ"- SCHMUESER GORDON MEYER, INC. 118 W. 6th Sl. Suite 200 P.O, 80x 2155 Glenwood Springs, CO 81601 Aspen. CO 81612 (970) 945.1004 (970) 925.6727 FAX (970) 945.5948 FAX (970) 925-4157 SHEET NO. \ CALCULATED BY ~ OF DATE 3' z L/.:!i9 CHECKED BY - SCALE N A DATE - A?f't="FrJ\\l'2\U f'"6:t>nvAL -rEoI'IT" "'gC:P4AC.E.ME.N"'C 6PJ>.. bAAl.,i Os:.~.E.\..O!"Me"'''' P\-A~ -PAA\"'~<OE. ... ..dAI.,C0I.,AT\O~~ t''E.''o\'T'f\.:A''~~M I'YE."''T ~,'%,M.J::-::'-r:Aee: "::"T2.0tT\llO::c.~ J !;S><'\~"'-IN& .C,oNDITION-> A~......e.~ fr-e. - ~e.\O-fl1le,,'t +- MeAd-INN ~ tre.e.. c.,CNe,r t :2.&,000 2,f <:Bit..::. ,4,0: ;.__.,L...,,,,,.<,,.,,,,,,,;,,,,,,,,,'. QI~.. C:rA I E"rC~ertoF gyt1,ctf j: ~Jt., +~;t Ii:!:" /H r- 6'1 ~ :r;"I;.ff- e qo ; trUI1 I DO 1 r) Jml O!~l~4>)&q(P1'IHr5~:J:;do A~, ' J . 'L.(.~rC,Q'tifflhr)b~~,~DD ?tV I ~ 1-l(~:.ft:Z!rk . .=i. u6tp cfs J J J J J ...,.......;...--...,;--......."'........,,...; '?Mf'D-;;,.EO,,l':) '. C(,)f'l1::n"f\ON> 1111111111111111111111111111111111111111111111111111111 433537 07/19/1999 10:5SA AMEND AG DAVIS SILVI 18 0' 20 R 100.00 D 0.00 N 0.00 PITKIN COUNTY CO 2(",,"00 St:@. C .::.'1Cl Q ::.{Ao)LD'6H[l1r)CZJ.Q,OOO tt~) ",' I ,'D "12..0 ?t3fkr-l "'. . 5Zf)O c.f<;:, U 'Tt,~:: O.'-lo'f'-{ . c.(:;:. @ ~"M}v\... ~ ?,t'P;:,.1::(P ft3 .MrllrT'~' 11~;"I'~""'t"'n;' 10",,_'11 _. 0:1/16/99 14:55 " 1i'970 92S 2537 ACSD ~ 0002/0003 ...., .' ASPEN CONSOLIDATED SANITATION DISTRICT 565 N. MILL STREET ASPEN, CO 81611 (970) 92.5-3601 ... DATE MARCH 16, 1999 (Permit And fees Valid for 90 Days) ACCT. '" M-762 ... Name of Condominium (if applies) MUSIC ASSOC. OF ASPEN (TENT BLDG.) Owner's Name Manager's Name (where ajiplicable) c/o Harry Teague Arc:h:i.tects 412 N. Mill St:. 925-2556 - MamngAd:lr~ for Bl11ing Purposes John Backman 925-7981 FAX Street Ad:1ress rl PrBlDises MEADOWS RD. lot BlOCk Subdivision MEADOWS - list Use of Building INSTITUTIONAL Number 'ofBllthrooms 11 Number of Bedrooms 'N/ A Square Footage 11,500 SEATING 9l.<!lM:ITY ,"2050 ... ". ,.. Bath Tubs .' Shower Stalls .J.- 4. ,:/" , Stellm ShOWers . Toilets <14- .Jt>{,.3/~ . . Urinals II '.sl ,.s <1 Bidets lavatories ..!.q SIAll Kitchen Sinks " PrllP Sinks Scullery Sink . Janitor Sink <f . Q4o. Hand Sink. Bar Sink. laundry Sink - . Automatic Washer . Washer Comm. Under 20# Washer Comm. Over 20# . . Washer Comm. Over 50# . . , Dishwasher . Garblni Disnosal . .. Auto Wash Rack Swimmina Pool - Hot Tub . . vllCCUZZi Floor Drains . Drinkfno fountain . ;f '. f 4.Sb..J, . .' .. . . 11:1,5 X 3:l.l!'~S.;n - . '- . '" ~ ,... ... .... - Ier ......- cow- w- 0..- ....,w= ....- N _ lS1lS1_ ....= :0...- ...- ...co_ &9.......= lS1...- . co- lS1CO- lS1CO!!!!! - 0..._ lS1_ lS1.._ . ..- lS1OJ_ lS1D- 22)= :z!!!!! lS1"'_ . 2 iiiii lS10- lS1_ D_ "a- H= ....0- "'D_ HC_ 2H- "'= n _ 0"'_ C:H_ 2"'- ....C- -c....= n - o - - ... - :::ASTLE CREEK TRUN~ LINE. /1 No (!..Sv.#; e.. - fef(. Tim ~u)ell ... '. j/litaial Line Fee $ PCF (Plant CapiCitv fee) $ 'iEDIT PRIOR. TAP FEES:., (PCF) $ .....975-76 L1F(Linelmprovement Fee)$ <3"f1o,0() ~ COnnection fee- LLi e.. $ +- ..q,."t$~ Total Charges $ 4!;/S13.S0 !~e #.2... - f"' .~