HomeMy WebLinkAboutcoa.lu.rz.Marolt Ranch AH.64A-89 CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 6426489 PARCEL ID AND CASE NO.
DATE COMPLETE: b za $q W44 @*-89
STAFF MEMBER:' 'TO
PROJECT NAME: Marolt Ranch Affordable Housing Rezoning &
Conceptual PUD
Project Address:
Legal Address:
APPLICANT: Aspen/Pitkin County Housing Authority
Applicant Address:
REPRESENTATIVE: Jim Adamski
Representative Address/Phone: ext.5050
PAID: YES NO AMOUNT: N/A NO. OF COPIES RECEIVED: 23
9 maps
TYPE OF APPLICATIO(�N: 1 STEP: 2 STEP:
P&Z Meeting Date ! _ PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
REFERRALS:
.cv- City Attorney Mtn. Bell School District
_ O,IR City Engineer �C— Parks Dept. Rocky Mtn Nat Gas
KX Housing Dir. Holy Cross State Hwy Dept(GW)
K Aspen Water _, Fire Marshall State Hwy Dept(GJ)
City Electric Building Inspector
V.-A, Envir. Hlth. Roaring Fork DL Other K FTN
_ Aspen Consol. Energy Center
S.(DJ . n -
DATE REFERRED: (�/�0%9 INITIALS:
FINAL ROUTING: DATE ROUTED: INITIAL: '
City Atty City Engineer Zoning Env. Health
Housing Other-
� 1
FILE STATUS AND LOCATION:
365253 737 387
cj )
PUD AGREEMENT FOR THE NAROLT RANCH
AFFORDABLE HOUSING PROJECT
This Agreement is made this 0-N-L-% day of NJ ov cv- r-
1993 between ASPEN/PITKIN COUNTY HOUSING AUTHORITY ("Lessee") and
the CITY OF ASPEN, a municipal corporation (the "City") .
RECITALS
WHEREAS,, City owns that certain real property located in the
City of Aspen, County of Pitkin, legally described as:
A tract of land situated in Lots 8, 9, 10, 13,
SWI/4 SW1/4 Section 12, Township 10 South, Range 85
West, 6th P.M. , and Lot 5 and NW1/4 NW1/4 Section
13, Township 10 South, Range 35 West, 6th P.M.
commonly known as the Marolt Ranch Parcel; and
WHEREAS, at a public hearing on March 6, 1991, the Planning
and Zoning Commission approved with conditions the Final PUD
Development Plan submitted by Lessee for the development of an
affordable housing project (the "Project") ; and
WHEREAS, the Aspen City Council granted with conditions the
Final PUD Development Plan request for the Project at a public
hearing on April 23, 1990, pursuant to Ordinance No. 25, series of
1990; and
WHEREAS, the City and the Lessee wish to enter into a PUD
Agreement that will establish a Final PUD Development Plan; and
WHEREAS, the Lessee has submitted to the City for approval,
execution and recordation a Final PUD Development Plan for the
Project (the "Plan") and the City agrees to approve, execute and
record the Plan on the agreement of the Lessee to the matters
described herein, subject to the provisions of the Municipal Code
of the City of Aspen (the "Code") and other applicable rules and
regulations; and
WHEREAS, the City has imposed conditions and requirements in
connection with its approval, execution and acceptance of the Plan
and such matters as are necessary to protect, promote and enhance
the public health, safety and welfare, and pursuant to the Code,
the City is entitled to assurances that the matters set forth
herein will be faithfully performed by the Lessee and the Lessee's
successors and assigns; and
WHEREAS, the Lessee is willing to enter into such agreement
with the City and to provide assurances to the City.
NOW,, THEREFORE,, in consideration of the mutual covenants
contained herein and the approval, execution and acceptance of the
Plan for recordation by the City, it is agreed as follows:
737 388
AGREEMENT
1. Description. The Project consists of one hundred (100)
units of approximately five hundred (500) square feet each, a
cafeteria building with laundry and music practice facilities; and
a fifty (50) space parking area.
2. Acceptance of Plan. Upon execution of this Agreement by
all parties hereto, the City agrees to approve the Plan for the
Project submitted herewith, reduced-size copies of which are
attached here as Exhibit "A", which Plan conforms to the
requirements of the Code. The City agrees to accept such Plan for
recording in the office of the Pitkin County Clerk and Recorder
upon payment of the recordation fee and costs to the City by
Lessee.
3 . Construction Schedule and Phasing. The City and Lessee
mutually acknowledge that exact construction schedules cannot be
determined at this time. However, construction will commence upon
issuance of the excavation permit in April 1990. It is anticipated
that construction will be completed not later than December 1,
1990. Final landscaping will be completed in the Spring of 1991.
4. Outdoor Lighting. Outdoor lighting shall be downcast
fixtures. Lighting will be provided on the bike path from the bus
stop to the parking lot, at the fire lane, and at the parking lot.
5. Public Improvements. There are no public improvements
required or provided on the site.
6. Parking. There shall be one fifty-space parking lot
provided on Marolt Park site for joint use with open space users.
7. Existing Ditch. Any changes to the existing ditch on
site shall be designed by a professional engineer and reviewed by
the City of Aspen Engineering Department.
8. Drainage. The drainage system shall be designed to
mitigate non-point source pollutants from street and parking area
and run off.
9. Employee Housing Requirements. The Project shall provide
100 one-bedroom deed restricted units.
10. Park Dedication Feeds. There are no park dedication fees
required by the Lessee.
11. Trails Easement. A trail easement will be maintained
through the Project containing an eight foot (81 ) asphalt path to
serve pedestrian, bicycle, and Nordic ski trail uses.
2
389
737
12. Material Representations. All material representations
made by Lessee on the record to the City in accordance with the
Final PUD Development Plan approval shall be binding on the Lessee.
13. Enforcement. In the event the City maintains that the
Lessee is not in substantial compliance with the terms of this
Agreement or the Final Development Plan, the City Council may serve
a notice of noncompliance and request that the deficiency be
corrected within a period of forty-five (45) days. In the event
the Lessee believes that it is in compliance or that the
noncompliance is insubstantial, Lessee may request a hearing before
the City Council to determine whether the alleged noncompliance
exists or whether any amendment, variance, or extension of time to
comply should be granted. On request, the City shall conduct a
hearing according to its normal procedures and take such action as
it deems appropriate.
14. Notices. Notices to the parties shall be sent by United
States certified mail to the addresses set forth below or to any
other address which the parties may substitute in writing.
To the Lessee: Chairperson
APCHA
530 East Main, Suite 001
Aspen, CO 81611
To the City of Aspen: City Manager
130 South Galena Street
Aspen, CO 81611
With a copy to: City Attorney
130 South Galena Street
Aspen, CO 81611
15. Binding Effect. The provisions of this Agreement shall
run with and constitute a burden on the land on which the Project
is located and shall be binding on and inure to the benefit of the
City and the City's successors, personal representatives and
assigns.
16. Amendment. This Agreement may be altered or amended only
by a written instrument executed by both parties.
17. Severability. If any provision of this Agreement is held
invalid by a court of competent jurisdiction, such determination
shall not affect the validity of any other provision and the
remaining provisions shall be considered severable and remain in
full force and effect.
3
737 390
THE CITY OF ASPEN,
a Municipal Corporation
By: 'gzi
Joh' ett
ATTEST:
Joh n
nett
"
Kathryn K, City clerk
APPROVED AS TO FORM:
By:
City .Attorney
LESSEE:
By:
David J. Mylj�r, Chairman
STATE OF COLORADO
ss.
COUNTY OF PITKIN
The foregoing instrument was sworn and subscribed before me
-7
this -f 'tA day of ; 71) le." 1993, by David J.
Myler, Chairman.
WITNESS my hand and official seal.
My commission expires:
Notary Plublic
-V— 44
00
ca j.'OSAP
"'IffilW14%
4
Continued Meeting Aspen City Council October 16 1989
Mayor Pro Tem Gassman called the meeting to order at 5: 00 p.m. with
Councilmembers Crockett, Peters and Tuite present.
CONCEPTUAL PUD AND REZONING - Marolt Ranch
Jim Adamski, housing office, recommended the city go with a
$51000, 000 general obligation bond. Adamski requested staff
prepare a resolution for the November 13 Council meeting calling
a special election January 23 , 1990. Adamski said if the election
is January 23 , they cannot get funds until April 11th. Adamski
said the housing office need $812 , 000 to fund the project until
April. Adamski said they have $357, 000 previously approved by
Council from payment-in-lieu monies. There are more payment-in-
lieu monies available. The M.A.A. will pay $500, 000 towards the
project if the bond election passes.
Steve Knous, M.A.A. , told Council they are committed to paying this
$500, 000. Knous said this funding will be coming from contrib-
utors, and the M.A.A. needs everything in order before they can
raise this money. Adamski said the cost of the project ranges from
$3 , 900, 000 to $4 , 600, 000 which is to cover the subsidies and the
rents. Mayor Pro Tem Gassman asked where the extra $450, 000 will
come from. Adamski said there is $300, 000 more in cash-in-lieu
payments. This drains that fund. This does not include GRETT.
Harry Truscott, housing board, told Council there will have to be
M a $500, 000 subsidy from the M.A.A. and a $500, 000 subsidy from the
housing authority to get this to a $4, 680, 000 bond. Truscott said
the size of the bond can be lowered if the city is to subsidize the
project beyond the $1, 000, 000 already being subsidized. Councilman
Peters said the city is already donating the land and the tap fees.
Councilman Peters asked if the city commits to a bond issue based
on certain groups financing, the city should also delineate the
responsibilities and rewards of the different groups. Truscott
said the reward is that the M.A.A. gets housing for 3 months with
6 students per unit. Adamski said the city is putting up the land,
tap fees and money from payment-in-lieu.
Truscott said the Council can set the size of the bond in December,
30 days before the election. Mayor Pro Tem Gassman asked if the
$500, 000 subsidy from the housing office includes the $357, 000
cash-in-lieu already given. Truscott said it does. Truscott said
out of the $1, 000, 000, half of it will be retained in the operation
of the project. Truscott said the housing office feels they have
to have a continued reserve to give assurance the project will be
on a stable basis. Councilman Peters said he is not comfortable
setting a bond maximum now because that would be assuming a lot of
contributions to be made by the city, which would leave the city
without cash-in-lieu to do any other projects. Councilman Peters
said he would like to discuss funding of this project with the
1
Continued Meeting Aspen City Council October 16 , 1989
M.A.A. and the Commissioners. Councilman Peters agreed a general
obligation bond is the way to do.
City Manager Bob Anderson said the city's financial advisor, Joe
Barrows, has looked at this and does not see a problem with the
proposed financing except the Council should start looking at the
future and see how much of the bonding power they want to tie up.
Councilman Peters said with the committed use of the M.A.A. ,
kitchens cannot be put into these units. Truscott said the plan
includes installing wiring and piping at $500 a unit so that
kitchens can be added later.
Councilman Crockett said he is concerned about draining down the
cash-in-lieu for this project, especially since the city has not
developed any other long range financing for employee housing
projects. Truscott said of the city's $500, 000 cash-in-lieu half
will be left in the project as reserves. Truscott said in order
to get the bonds down to $5, 000, 000, both the housing authority and
the M.A.A. have to put up $500, 000. Only $500, 000 has to stay with
the project as a reserve; the rest of it is spent within the
project. Mayor Pro Tem Gassman said if the city is to fund this
up to $500, 000, they need to come up with another $143 , 000 and
there will be $300, 000 left in the cash-in-lieu fund.
Councilman Peters said the issues are whether the city is committed
to fast tracking this process and whether the city has 'the
resources to finance the project through April. Councilman Tuite
pointed out there is about $300, 000 in the GRETT. Knous told
Council the concern of the M.A.A. is that they have affordable
rentals but that they also have security and a long term commit-
ment. Knous said this financing package gives the M.A.A. the long
term security they are looking for. These 300 beds are vital to
the survival of the M.A.A. Knous said the M.A.A. is committed to
the $500, 000. Councilman Peters said he would like the rehearsal
space pulled out of the costs of this project and funded separately
from the residences.
Council agreed to have a resolution prepared for the November 13
meeting calling a special election for January 23, 1990. Council-
man Peters asked the housing office to report back whether a
$500, 000 reserve is necessary; what return the M.A.A. expects in
terms of usage for their $500, 000 contribution; the segregated
costs of the rehearsal space and whether this will be funded
separately. Truscott said there was a finance committee within the
task force of Peters, Adamski, Truscott. Truscott suggested adding
another Council person to help with these issues. Councilman Tuite
said he would be willing to be on this committee. Councilman
Crockett said he is concerned about conversion to long term housing
and what effect this will have on the city's financing.
2
Continued Meeting Aspen City Council October 16, 1989
Mayor Pro Tem Gassman opened the public hearing on the conceptual
PUD and the rezoning.
Richard Shaw, told Council there are some issues that need to be
resolved in order not to hold up the project. Shaw said one
outstanding issue is access to the site. Another issue is parking
and circulation outside the 4 .3 acres. Shaw told Council they have
found 4 potential accesses to the site. One is through existing
parking lot for the hang glider activities; second across from the
assisted living project; third across from Castle Ridge; fourth
coming off highway 82 down by the Castle Creek bridge. The Council
reviewed each of these accesses during a site visit.
Shaw presented technical review and grading plans to describe each
of the access. Shaw said the issue on these accesses deals with
the environmental quality associated with the access. Shaw said
he looked at if it was better to use the flat park land and the
longer access road or the steeper portion of the site with shorter
listances. Shaw presented drawings for the access options. The
access across from the hospital is 893 feet in length; 140 feet
;could be required to be cleared of vegetation. Shaw said this type
of cut has been unacceptable in the community. The total amount
of fill would be 22 feet above existing grade. This puts the cars
on the highest point of the site, and produces a roadway which had
a difficult intersection. Shaw pointed out there are difficulties
fi with sight distances. This access would require a major intersec-
tion improvement.
The second option is across from the assisted living center. The
sight distance is not as big a problem. The total disturbed area
would be 100 feet. There are fewer technical reasons why this
would not work. It is a good alignment from a traffic and safety
standpoint and works with the land uses on the opposite side. The
total length of this access is 920 feet.
The third alignment through the hand glider parking lot does not
involve any grading or vegetation removal. Shaw said the reasons
for preferring this alternative are the increased density along
Castle Creek, getting traffic off Castle Creek as soon as possible,
this has adequate separation from all existing intersection. This
access can also be used for the entire property. This alignment
is 1, 050 feet in length.
Shaw told Council the fourth option was to look at using an access
from Cemetery Lane. The state highway department is against any
additional curb cubs or intersections between the two stop lights.
Shaw said this access would require a roadway through the center
Df the park, negating the open space quality to the entrance to
Aspen. Shaw said this is a very long access road. Councilman
Crockett said he feels the parks associations, P & Z, planning
3
Continue(- Meeting Aspen City Council October 16, 1989
office, parks department, RFTA, county engineering and housing
should r-=:view this access issue.
Shaw remanded Council they have seen a conceptual site plan, which
has adva -)ced since conceptual approval. Shaw told Council they are
moviLng forward with the design and construction effort before
conceptual approval is reached. Shaw said the conceptual plan
contains 4 . 3 acres with 100 units, cafeteria, service access, and
50 car parking lot outside the 4 . 3 acres. Shaw reminded Council
the initial parcel for this project was 10 acres in the original
election question. This was reduced to 6. 4 acres, and an agreement
reached to reduce the amount of land consumed for the housing for
any element requiring a building permit. Shaw said the minutes
state there will be relief from the 4 . 3 acres in regards to
;parking, circulation and those things associated with trails and
berms. Shaw said the minutes also indicate Council agreed to
payment for the land and minimizing the visual impact from highway
82 , which leads to the creation of a screening berm; and that the
city would develop a master plan for the entire property and a
logic how this housing would fit with the rest of the park.
Shaw said if Council does not want the parking outside the 4 . 3
acres, the alternatives are a reduction in the housing units, a
reduction in parking provided, or a 3 story option to retain the
unit count and use less land. Shaw said if the parking were
5 included on the 4 . 3 acres, there would be 70 units instead of 100
units. A"he site would become very condensed. Shaw said it would
becomed_'1_ffi.cult to contain the housing in a way in which it works
well for the park itself. Shaw pointed out the fixed costs would
remain the same. Shaw said the needs of the M.A.A. would not be
served by reducing the number of housing units.
Shaw 4; 3 he cannot find a rationale for reducing the parking
further. . It currently contains only 50 parking spaces. Shaw said
a 3 story unit has implications from the scale, quality and visual
impacts. Shaw said 3 story buildings also cause problems with the
modular units, and they would have to start over with the architec-
tural design process to accommodate 3 stories.
Phoebe Ryerson said she would rather see the access road across
from the hospital/Castle Ridge entrance. It would be safer for
pedestrians and bicycles. Al Blomquist told Council the parks
association board reviewed the plans that went to P & Z. The parks
board said the access would consume land on the flats that was
usable, future, recreation land; that the access should be at the
back of the property for auto disincentive and to emphasize the
importance of the bus stop. Blomquist said the parks board would
like to see as much land open and not used as possible.
4
Continued Meeting Aspen City Council October 16, 1989
Hal Clark, parks association, pointed out the original access to
the project as recorded in the plat is right off highway 82 . Clark
said the reason for this is that the impacts on Castle Creek road
would be too severe to accommodate the levels of traffic. Clark
said the intersection at the hospital is very dangerous. Clark
said the concept of the access road off highway 82 would be to stop
the Castle Creek traffic. Suzanne Caskey said seeing the Marolt
property used for housing is very distressing. Ms. Caskey said to
have the Marolt property used for seasonal housing when the
community is so desperate for permanent housing is also very
distressing and not top priority. Ms. Caskey said this is 4 acres
the community will never get back. Ms. Caskey said the top
priority has to be the permanent worker.
Councilman Crockett said he seems to get caught making decision he
is not qualified to make. Councilman Crockett said he does not
know what this decision has to do with policy. Councilman Crockett
said the staff is well trained and educated to make these deci-
sions, work with the referral agencies and report back to Council.
Mayor Pro Tem Gassman said one policy decision is the parking
issue. Councilman Peters said he is ready to make a decision and
to grant approval of the conceptual PUD based on the memos and the
site visit. Councilman Peters said he favors the lowest access
road, alternative #3 . Councilman Peters said this access does use
open space but it puts the road in a place where it is not seen and
disturbs the overall aesthetics of the parcel the least. Council-
man Peters said in the other approaches, a lot of mature trees and
vegetation will have to be put through.
Councilman Peters said he would like a policy document from the
housing office on how they will implement parking disincentives in
time for final PUD. Councilman Peters agreed the parking should
be outside the 4 . 3 acres. The implications of including the
parking on the 4 . 3 acres are unacceptable. Councilman Peters told
Council he agreed with the parks association recommendation that
in the course of construction the ditch be cleaned so that it does
not have to be done after final landscaping.
Councilman Tuite said the parking should not be on the Marolt
parcel at all. Councilman Tuite said there is some land across
Castle Creek road owned by the county that might be suitable for
parking. Shaw said this site is so far from the housing units that
the ability to have a car would be limited. Shaw said a parking
lot on Castle Creek is an important visual impact that would have
to be dealt with. Shaw said there are no technical reasons that
would keep Council from seeking the parking at this site.
Councilman Peters said the site planners have explored every detail
and alternative. Councilman Peters said it is the intention that
some of the parking and the access be used by people who are using
5
Continued Meeting Aspen City Council October 16, 1989
the park. Councilman Peters said the city is taking a risk by not
designing the parking spaces into the project and not having access
into the park. Councilman Crockett said he is ready to give this
project conceptual PUD approval. Mayor Pro Tem Gassman suggested
the steering committee and design team look into the parking across
the road between now and final approval. Mayor Pro Tem Gassman
asked that the design team look into whether the berm needs to be
as large as it has been designed. Shaw said the Council minutes
indicate that the visual impact shall be minimized by this berm.
Shaw said this berm is 18 feet tall in order to hide as much of the
project as it can.
Councilman Peters moved to grant conceptual PUD approval to the
Marolt ranch project adopting the P & Z guidelines 1 through 20
with the exception of numbers #14 and #19 (the housing authority
being responsible for maintaining the irrigation ditches on the
property) , and adopting the parks association requirements #4 which
is cleaning the ditches before construction begins; seconded by
Mayor Pro Tem Gassman.
Mayor Pro Tem Gassman said Councilman Tuite' s idea of having the
parking across the road is worth looking into in the context of
going ahead to the final PUD. Councilman Tuite said the motion
could state that the process include a serious review of alterna-
tive p:irking off Castle Creek on the west side.
Shaw suggested this be reviewed as an option but the design team
proceed with the parking as currently shown, continue with the
process, and get information back to Council so they can make a
decision. Shaw said it is important to continue with the process
to continue preparing the detailed submission and plans.
Councilman Peters moved to accept this amendment; seconded by Mayor
Pro Tem Gassman.
Mayor Pro Tem Gassman said he would like to add a condition that
the design team further study minimizing the impact of this project
on the remaining Marolt property, which includes limiting the berm,
relocating the parking, study limiting the impact of this project
on the remainder of the site. Amy Margerum, planning director,
suggested Council meet with the Commissioners to discuss the
parking off site. Ms. Margerum said the site in discussion was a
requirement to be revegetated for the assisted living facility.
Ms. Margerum said this can be worked on before final submission.
Mayor Pro Tem Gassman said he would like the motion to state there
will be further research into accesses #2 or #3 .
Counciman Peters moved to withdraw #14 and leave the access
question open. Mayor Pro Tem Gassman said he is willing to
Eliminate access option #1. Councilman Peters agreed. Councilman
6
Continued Meeting Aspen City Council October 16 , 1989
Crockett said he is willing to take the recommendations of the
planning office on the access issue, which is to eliminate access
#1•
Mayor Pro Tem Gassman outlined the motion which is to grant
conceptual PUD revising condition #14 to ask for a recommendation
on the access between alternatives #2 and #3 ; eliminate #19 ; add
the condition pertaining to cleaning of the ditches; add a
condition to investigate alternative parking locations, specifi-
cally right across Castle Creek road; and add a condition to look
at minimizing impact on the remainder of the Marolt site.
Blomquist said he hopes the parks association will get a chance to
look at the new drawings. Truscott asked if the housing project
on the 4 . 3 acres and the way it is described in the drawing is not
in question. Council agreed.
All in favor, motion carried.
Shaw told Council they plan on having occupancy of the first 50
units available June 1. This schedule suggests the project keep
moving forward, that the bond occurs on schedule, and that
construction start on the site in February. Michael Thompson told
Council in order to meet the June date, they need to get a
contractor and modular builder team selected in December. Thompson
said the modular units have to go through a shop drawing process.
-`* This process will need to be coordinated with the building permit
process. Thompson said the design team will request qualifications
from the modular builder factory teams; select 3 from that and go
with proposals. Thompson said they have a conceptual estimate to
bring the design into the $5, 000, 000 range. Thompson said the
design team wants the modular builder on board so the design team
can take the benefits they have created in factory technology and
make use of it in the designs.
Mayor Pro Tem Gassman asked how the city can hire a contractor
before they know they have a project; the bond election could fail.
Truscott said the money that will be spent before the bond election
is all within the $357 , 000. The only thing committed before the
election is some money to allow the modular builder to go ahead
with his drawings, other than money spent by the design team.
Truscott said it is important that by November 1 the design team
selects 3 qualified firms to come back with a thoroughly priced and
scheduled contract. Truscott said they expect to select a
contractor by mid-December.
Councilman Peters said he is concerned about the target date of
June 1 and the goal of breaking ground in February. Councilman
Peters said he feels this could add significantly to the cost of
the project. Councilman Peters said the June 1 deadline is keyed
7
Continued Meeting Aspen City Council October 16, 1989
to Truscott place and using Truscott place for the M.A.A. , which
would mean that the first winter tenants would have to move out
during the summer. Councilman Peters said he would rather hire a
contractor when the design documents are more complete. Councilman
Peters said he is willing to sacrifice the June 1 deadline as the
February start up is going to be extremely costly. Councilman
Peters said not bidding a fixed set of documents will also be
costly; bifurcating the project will also be costly.
Adamski said he finds it unacceptable to rent Truscott place to
permanent employees and then ask them to move out for 3 months.
Adamski told Council there are 200 people on a waiting list for
Truscott place. Adamski said he would like to proceed with the
process and come back to Council and report what they have found
from the construction industry. Councilman Peters said he does not
want to move people out of their units, either; however, if that
event trades off against higher rents to Marolt, that is unaccept-
able. Councilman Crockett said he would be willing to invest
$75, 000 to see what the financial aspects between the two comple-
tion dates are. Councilman Peters said he would like the RFP to
happen after the design documents are more complete. Councilman
Crockett said he is willing to take some risks to keep working
towards the goal of more employee housing. Councilman Crockett
said the Council will be in a better position to make these
decisions after the RFQs are received. Councilman Tuite said he
would like to start working now on what the alternatives for
financing would be if the bond election fails.
Councilman Peters said he would like the fast track process to
continue; however, he does not want to sign a contract with a
contractor based on incomplete documents. Councilman Peters said
perhaps the city can resolve the selection process through an RFP
down to a single contractor and that a final price is negotiated
based on final drawings. Mayor Pro Tem Gassman suggested getting
parallel prices for starting in June and in October. Truscott said
they will get a double schedule and double prices. Adamski said
modular builders will give a better deal if they can build in the
winter. Adamski said the parallel course will give Council the
figures so they can make a final decision.
Councilman Peters said he would like to have the option to require
any final contractor who is selected to negotiate a final price
based on all changes and final documents before the city' s
commitment to that contractor is firm. Truscott asked that Peters
review the RFP to make sure the wording to accomplish that is in
the RFP. Councilman Peters said until a price has been generated
based on final drawings, there is no commitment.
8
Continued Meeting Aspen City Council October 16, 1989
Councilman Peters moved to approve the conceptual rezoning of the
57. 7 acres to park and the 4 . 3 acres and the museum to public;
seconded by Councilman Crockett. All in favor, motion carried.
Council adjourned at 7: 30 p.m.
Kathryn S. och, ity Clerk
9
Regular Meeting Aspen City Council September 25 1989
limit ordinance. Councilman Tuite said he likes the idea of
publication but it will not help if it is 15 days before the actual
election. Councilman Peters said the Supreme Court has said there
cannot be a control on campaign spending. This is not a reason not
to do anything at all.
All in favor, with the exception of Councilman Tuite. Motion
carried.
CONCEPTUAL PUD - Marolt Ranch
Tom Baker, planning office, told Council the mail notification on
this project was not done so Council cannot take action until
October. Baker told Council this is a 100 unit affordable seasonal
housing project. The housing office put together a steering
committee to help make this project the best it can be.
Jim Adamski, housing director, told Council by the next meeting
they will have been able to work with staff on the financing and
will ask for approval. Adamski said. this is an exciting project.
Richard Shaw outlined the site, the existing road, and existing
structures, of which 4. 3 acres has been designated as the housing
site. This housing site is furthest away from any visual condi-
tions along the highway. The site has excellent solar exposure,
trees, and irrigation through the property. Shaw told Council the
conceptual submission has a site plan for the entire 63 acres of
land so the housing project can be reviewed in the context of the
overall Marolt property.
Shaw said the plan calls for 30.2 acres of agricultural meadows;
a park maintenance facility, the community garden and the histori-
cal society' s 1. 1 acre of land. Shaw said the entry point is off
of Castle Creek where the hang glider parking lot is. Shaw pointed
out the options along Castle Creek are not very good because of the
steep topography and sight lines. An intersection would interfere
with bus transportation and traffic in general. Shaw said an entry
on Castle Creek opposite the hospital was investigated; however,
the 20 feet of grade change would mean a severe cut. The proposed
entry will provide a logical entry to the entire open space parcel.
Shaw said the housing proposal include 3, 000 square feet of dining
facility and another 3 , 000 square feet of practice rooms, lounge
and storage. Shaw told Council a focus of the project deals with
managing the automobile. There are 50 parking spaces which are
centrally located and not integral to the project. This parking
is outside of the 4. 3 acre parcel, uses about half an acre and is
to be used for park users also. Shaw said this is a low parking
ratio for the project to make this a project which is not dominated
by the automobile. Harry Truscott said they tried to move the
units in order to get the parking behind it and this did not work
10
CRegular Meeting Aspen City Council September 25 1989
out. Shaw said there is an existing RFTA bus stop across Castle
Creek Road. P & Z commented there should be a direct route from
the housing project to the bus stop.
Mayor Stirling read a letter from Francis Whitaker commenting that
this proposal takes unfair advantage of the property by using open
space for parking instead of parking in the 4. 3 acres. Whitaker
also stated the access road cuts off a big piece of the open space.
It would be better to have access directly opposite the hospital.
Shaw told Council the water department comments they need to
preserve a 20 foot wide easement through the project and to
separate the buildings so that easement can be protected. Shaw
showed Council where the easement would be located. This means
that the gaps in the buildings are slightly different and that the
cafeteria site is slightly different from the original submission.
Shaw said the project can still be fit on site even with the
preservation of that easement.
Shaw said there have been soil tests underneath each building.
They have found that the soil has as much as 3 feet of top soil
which could be used in creating a screening berm at one end of the
project to maintain the visual quality of the Marolt project in
general. The berm will be 18 feet and will screen the parking and
some of the buildings. Shaw said the project has been broken into
C two phases; phase one of 50 units contemplates occupancy this June,
phase two the rest of the housing units and the cafeteria would be
finished next fall. Shaw pointed out the site plan addresses the
concept of open space within the building clusters. Shaw said they
are using the escarpment along the base of Castle Creek as a way
of tucking the buildings into the adjacent land form so they do not
stick out into the meadow and to create a campus atmosphere in the
center, landscaping and use of the irrigation ditches. Shaw told
Council he has been working with Al Blomquist to see how the water
might be used on other portions of the Marolt site.
Shaw said the drop off location is large enough for any bus;
eventually there may be a need for direct bus service. Shaw said
there will be a shuttle between this project and the Truscott
place. There will be covered walkways between the buildings. Shaw
said it is about 725 feet from the bus stop to the farthest
building. There will be a continuation of the trails through the
project. Mayor Stirling suggested continuing this to a meeting on
October 16th in order to take formal action.
Adamski told Council they have looked at various methods of
financing for this project and recommend the city go with a general
obligation bond. Adamski said after Council gives direction, they
will come back at a meeting in October with the necessary docu-
ments. Connie Jungbluth said they have worked to come up with tax
exempt financing, which makes a difference in the cost of the
11
/ Regular Meeting Aspen City Council September 25 1989
/\ project and the rents that have to be charged. Ms. Jungbluth said
it has hard to do an asset-based financing because it has to be
collateralized with the property. Ms. Jungbluth said if the
project is designed as a dormitory, there can be a contract with
the M.A.A.
Harry Truscott said this project will be a maximum of $6, 000, 000
and they will have the more specific figure in October. Mayor
Stirling asked the difference in the rental rates between a g.o.
bond and other kinds of bonds. Truscott said it if were 7-3/4 the
minimum rental rate for 4 people in a unit would be $286; a 10-1/2
mortgage . revenue bond would be $350. Councilman Crockett asked
what effect pre-wiring for kitchens would have on total cost and
on the bonds. Truscott said he can have that answer in October.
Councilman Tuite said there has been concern that owners do not
control the units for their employees. Councilman Tuite suggested
the business community can support the project for a fee; the fee
would guarantee that whatever employees live there have to work for
the people who are contributing generally. Councilman Peters
disagreed; this is a. community project which is carrying a substan-
tial subsidy from the city. The project should be turned over to
the community to use when its done. Councilman Peters said he is
not enthusiastic about turning it over to businesses. Councilman
Peters said the g.o. bonding allows the city to keep an open
project. Councilman Peters said the Council should discuss with
the Commissioners having the county make a contribution to the
project to make it even more affordable. Adamski said it has taken
a giant effort to get to g.o. financing. Adamski requested Council
give direction to proceed with the financing documents and what the
subsidy would be if Council wants the rents at $200 per person.
Mayor Stirling moved to continue the public hearing until October
16th at 5 p.m. to 6:30 p.m. , and to direct the finance department
to follow up and critique the financing; seconded by Councilman
Peters.
Councilman Gassman said he would like more information on the
entrance road, explanation and demonstration why it is where it is.
Councilman Gassman said he has reservations about the parking
outside the 4. 3 acres. Mayor Stirling agreed about not including
the parking in the 4 . 3 acres. Mayor Stirling said Council had made
a decision to isolate this to the 4 . 3 acres except for the access.
Mayor Stirling said the would like the M.A.A. to provide more
information about their role in terms of the subsidy. Councilman
Crockett said he, too, would like more information about the access
and how it relates to the direct connection of the highway. Harry
Teague suggested Council schedule a site visit to the Marolt
property in order to understand the access issue. Councilman
12
CRegular Meeting Aspen City Council September 25 1989
Gassman said he would like more information about why there cannot
be kitchens or exactly how much of a kitchen can be put into the
units. Richard Roth said he is concerned that there is no mention
of room for permanent residents. Roth said the issue on the ballot
was never to build a campus for the M.A.A. Roth said the city
should not be letting a 3 month use drive the entire project. Roth
said this project should be integrated into the community rather
than segregated. Roger Hunt pointed out the presentation at P &
Z had the buildings more broken up and less monolithic.
All in favor, motion carried.
SPA AMENDMENT - Rio Grande Property Snowmelt Facility
Leslie Lamont, planning office, told Council this is an application
for two temporary sedimentation ponds. The department has applied
for a discharge permit from the water quality division of the state
health department in relation to the snowmelt facility. Ms. Lamont
said in anticipation of having to reducte the total suspended
solids that flow into the river when the snowmelt facility is
operated, the department feels they will have to construct at least
one pond. Ms. Lamont told Council staff has been in contact with
many of the parties interested in using this property. The
snowmelt facility is still viewed as an experiment; there is a lot
C of outstanding information on this project. Ms. Lamont said staff
would like the ability to work with the data this winter and work
with interested parties to come up with a plan for this area. Ms.
Lamont recommended staff come back with a plan by May 1, 1990.
P & Z recommended approval of staff's recommendation with condi-
tions.
Chuck Roth, engineering department, said the water quality of the
discharge of the snowmelt is a problem. It was tested some last
winter. Staff met all the requirements in terms of testing, and
the results were not very conclusive. Roth said one is allowed one
day 70 ppm on total suspended solids, and the city had 466 on one
day. Roth said it is not clear this was a good test, which is why
they are doing another winter of more testing. Roth said they plan
on trying a small sand bed filter to strain out the total suspended
solids. Councilman Tuite asked who is requiring these settling
ponds. Roth said the state is requiring that the total suspended
solids not exceed 30 milligrams per liter average for a month and
no continuous discharger greater than 70 milligrams per liter. How
the city get these results is up to the city.
Mayor Stirling asked the cost of these ponds. Roth said the work
will be done in-house. Staff will construct a pond in the fall ;
in the spring they will muck the pond out and haul it to the dump.
This is similar to what has been done historically. Bob Gish, city
engineer, said staff is going to try a lot of things to get the
13
PLANNING & ZONING COMMISSION AUGUST 22 , 1989
t
1 motion defines the limits and makes the seating clearly secondary
to the food vending operation. Peyton asked if the motion could
be amended to state no wait service. Kerr said he would agree;
however, this motion is only to ask staff to prepare proposed
changes and to have it come back to P & Z. Hunt said he is very
concerned about restaurant type service in the NC zone. Hunt said
the Board should address areas allocated with where people can eat,
either seated or standing, like a percentage. Herron said he does
not see why locals should have to stand up to eat.
Anderson closed the public hearing.
All in favor, motion carried.
MAROLT RANCH EMPLOYEE HOUSING
CONCEPTUAL PUD/REZONING
Tom Baker, planning office, said this is implementation of the
housing plan dealing with the Marolt Ranch. Baker said staff is
looking for direction from P & Z in the proposed conditions of the
project. Baker said the formal action for rezoning will not take
place until final PUD, when P & Z will also be looking at GMQS
exemption, conditional use review for affordable housing in the
public zone, and special review for parking. Baker said staff
would like conceptual approval on the entire parcel and final
approval come back in segments much like the Rio Grande parcel.
Jim Adamski, housing office, said staff is dealing with the
challenge of building quality housing on a quality site for low
income category with 8 months of rent. Adamski said they have had
about 15 meetings with a task force and have received a lot of
input. Susanne Jackson, Design Workshop, told P & Z said they used
the 4 . 3 acre parcel which was voted upon in the ballot and which
was reduced from the original 10 acre parcel. Ms. Jackson said the
remainder of the site is a large open meadow with G river gorge
running along the edge. There is an existing trail through the
property coming out on Castle Creek road.
Ms. Jackson pointed out the uses on the parcel are the community
garden, a hang glider landing area, a single family house, and some
barns which the historical society is proposing to use. Ms.
Jackson said most of the more developed area runs along the river
gorge. Ms. Jackson said in developing a conceptual plan for the
entire site, they tried to preserve as much of the agricultural
meadow in the highway 82 corridor and put the uses along the river.
Ms. Jackson said the location of the proposed employee housing is
appropriate because it is near the Castleridge housing, the
hospital development and the M.A.A. campus.
A
5
PLANNING & ZONING COMMISSION AUGUST 22 , 1989
Ms. Jackson suggested relocation of the community garden. The
trail would be relocated to go around the development and come out
somewhere near the bus stop on Castle Creek. The entrance would
be where the community- gardens are currently located. There is a
parking area outside of the 4 . 3 acre envelope. There are 5
building masses each consisting of twenty units. The total number
of people to be housed is 300 music students in the summer and 150
seasonal employees at other times of the year. The thought is to
cluster the units around a common open space to create a campus
feeling and a nice social space. Ms. Jackson said they hope to
remove vehicular traffic as much as possible from the interior
spaces.
Ms. Jackson said they considered auto disincentive programs and
additional parking which could be provided at the M.A.A. campus in
the winter. The parking calculations are . 6 cars per unit. Ms.
Jackson said there would be a shuttle van which would operate
between the housing development, Truscott place, and the M.A.A.
Ms. Jackson said irrigation ditches would have to be relocated to
allow for planting and screening.
Harry said the design of the units is an extension and coordination
of the site planning. Harry said this type of housing is very
unusual, seasonal dormitory type housing. Harry said they were
trying to create a site plan and units that create a campus feeling
and to create a place that had a sense of whole. Harry said this
v is based on using modules for economy and speed of construction.
Harry said this units are very simple. The circulation is
external, covered but not heated. The units provide two types of
spaces; one in the front that would relate to the public side, and
a space in the back that is quiet and private.
Harry said these units will be 3 bedroom units with a common room
with 2 complete bathrooms. In the winter these will be two
autonomous one-bedroom units. There are 3 lockable storage units
per unit. Harry pointed out the rooms would have kitchenettes; the
cafeteria is not part of the proposal. There are no practice
rooms. Harry Truscott, housing board, said they are prepared to
sign the contract on the residential part of the project. The
M.A.A. is seeing what they can do about the cafeteria. Truscott
said the housing authority is prepared to go ahead with the
residential only, recognizing the space may be filled with the
cafeteria in the future.
Adamski said they are trying to get 50 units to be occupied by June
and the cafeteria may have to come later. Harry said the cafeteria
would prevent traffic and improve the quality of life in this
space. Adamski told P & Z if they cannot get these units on line
by June, the M.A.A. will be occupying the permanent area at
Truscott Place.
6
PLANNING & ZONING COMMISSION AUGUST 22 1989
Baker said the parks department has outlined a list of things they
would like to see in the park zoned area. Baker said the appro-
priate time for these specifics is at final PUD. Baker said this
review for the park zoned area can be done independent of the
housing program. The concerns of the sanitation district on the
easement has been addressed. Baker said staff has asked RFTA if
there can be a more direct connection between this housing and the
bus stop. Right now it means walking up hill and across Castle
Creek drive. Hunt asked if there is a more direct route to get to
the Marolt barn and is this area going to be lighted.
Baker said the engineering department has concerns about the access
road, which may be a cut in the hillside. The water department was
concerned about the 20 inch transmission line and relocating that.
The applicant is working with the water department to create an
easement so that the line does not have to be disturbed. The
applicant is addressing the concerns about fire hydrants and
sprinklers. The county engineer is concerned about access to the
site, and the dangerous sight lines on the curve. There is likely
to be more traffic on Castle Creek road with this project and the
M.A.A. campus. Baker said the city should re-initiate efforts in
getting a trail between the music school and the Marolt property.
Baker said the first review standard for this project is consist-
ency with the city' s plans. Baker said generally this is consis-
tent, however, there is some discrepancies with the adopted Marolt-
Thomas concept plans. Baker said this will be addressed later.
Baker said another review standard is off street parking. Baker
said the housing authority will be doing similar auto disincentive
things as they are doing at Truscott place. Someone with cars will
be paying more. There will be a shuttle system.
Baker pointed out the landscape plan is very sketchy. The plan
talks about berming on the north side of the site. Baker said he
would like direction from P & Z about the landscape plan. Baker
said he toured with Al Blomquist on the irrigation system on the
Marolt. Blomquist has expressed concerns that the conceptual plan
show a more elaborate irrigation system with a different configura-
tion so that when the highway department comes in to develop the
entrance to town, there is an adopted document to keep in place
things the city needs on this property like trails, ditches and
park land.
Baker said staff finds the conceptual layout of the architectural
site plan very acceptable. Baker said P & Z should look at the
design strategies, discuss the merits, and give the applicants
direction if this proposal is acceptable or P & Z wants another
concept explored. Baker said the traffic and pedestrian circula-
tion is another design standard, which revolves around the access
7
PLANNING & ZONING COMMISSION AUGUST 22 , 1989
point and safety consideration. Baker said there is a proposal to
move the access further south.
Al Blomquist, PCPA, told Council they met on the site. Their
recommendation is that the on-site parking be moved. Blomquist
said PCPA feels the landscape screen or berm should be very
significant and have planting on top. The roadway access should
be off the hospital intersection. Blomquist said there are some
problems with the irrigation on site. Blomquist said PCPA feels
much of the site should be reserved for athletic fields and other
park uses and this should be pedestrian oriented. Blomquist said
in order to get people riding the buses, something has to be done
with the design to make it an attractive way to travel.
Blomquist said this property is served by two ditches. The Holden
ditch is also the source of 50 percent of the golf course irriga-
tion. The Marolt ditch also crosses the property and goes to the
golf course. Blomquist said the parks department has applied for
$50, 000 to clean these ditches. The only way to get to the Holden
ditch is through this site, which is very narrow. Blomquist said
PCPA feels the ditch cleaning work should be done this fall as part
of the fast track of this project. The ditch should be run to the
edge of the trees and a pond installed, paid for by the city.
Blomquist said the location of the highway will affect how the
access the trails and the irrigation are handled.
Harry Truscott, housing authority, told the Board they have a tight
schedule for these units. Truscott said these suggestions will
require more design work. Truscott said the housing office has
never considered the irrigation work as part of their application.
Blomquist urged the housing authority ask Council to fund the ditch
work to be done this fall. Baker said the recommendations of PCPA
can be addressed when P & Z goes through the conditions. Baker
said the rezoning issues are addressed in the SPA. The city will
not take final action on the rezoning until the final PUD.
Baker said the adopted Marolt/Thomas plan shows water features for
either alignment. The P & Z has discussed the ponds on this
property in the past. Baker said staff does not have a problem
with re-routing the ditches but needs to figure out an acceptable
way to deal with this so that it does not affect the housing
proposal. Baker said there is a conceptual plan with the existing
highway and the trails work on this. Baker said staff would like
to see a conceptual plan with the direct connection for the highway
and showing how the trails system would work. Baker said the
highway EIS will be coming in soon. If the city has conceptual
plans which buttress the need for trails and ditches, there is more
leverage to get the highway department to help fund the changes.
8
PLANNING & ZONING COMMISSION AUGUST 22 1989
Baker recommended conceptual PUD approval with conditions. The
first condition deals with a more direct pedestrian route between
the housing development and the RFTA bus stop. Hunt agreed with
Blomquist' s access suggestion opposite the hospital road for both
pedestrian and cars. Ms. Jackson told the P & Z they looked at
this for the access. With the steep grade and the lines of sight,
it is difficult for safety and turning reasons. Hunt said he would
like it designed so that it can be safe. Ms. Jackson pointed out
it would require large road cuts. Ms. Tygre agreed the vehicular
access has to be at the same point at that to the hospital. Ms.
Tygre said this project should be able to use the existing bus
route with greater frequencies to the bus service. Jim Adamski,
housing director, said a road cut at that point on the property is
impractical. Adamski said he will work with the design team to see
if anything can be done. Baker said he will change the condition
to add, "the applicant is to investigate a better solution to the
access road that brings it closer to the hospital and that the
pedestrian access is going to be changed to reflect what the PCPA
proposal illustrates, and that RFTA headways should be improved. "
Anderson said the last part may be premature; that RFTA will
increase their headways when the demand is there.
Baker said the second condition is to improve the lighting along
the pedestrian ways. Adamski said they will do this on their
property. Baker said this condition only suggests on the Marolt
property. Hunt said he feels ultimately lighting has to go along
the path to the bridge. Anderson said lighting to the bus stop is
the highest priority and eventually they would like to see it to
the pedestrian bridge.
Baker said the next condition deals with maintenance and requests
that city staff come to a maintenance agreement on what walks
should be shoveled. Compton pointed out currently the bridge is
being used as a ski trail in the winter and shoveling is not
compatible. Baker said there is 4 feet width available on the
bridge for pedestrians.
Baker said the fourth condition deals with the shuttle system and
how it is going to be operated. Baker said these details should
be supplied at final consideration. Adamski said they would like
to see how the shuttle system works at the Red Roof, how the
intersection is going to work, and design around this. Adamski
said there will be a shuttle service for occupants of this project.
The fifth conditions deals with the cafeteria and how food service
will be handled for the winter resident. Adamski pointed out there
are some cooking facilities available. Harry Truscott told P & Z
the housing board has discussed with the lessees of the restaurants
at the Red Roof about starting food service for winter use.
Truscott said they have been told that seasonal people will not use
9
PLANNING & ZONING COMMISSION AUGUST 22 , 1989
a cafeteria. Truscott said they would like to leave the cafeteria
as an M.A.A. possibility. It is doubtful that it will be used for
seasonal employees. Ed Zasacky said he feels that public projects
should be held to the highest standards or the city will be left
open to criticism. Zasacky said P & Z should be extremely careful
with this project; make sure the landscaping is done right, have
a feasibility study done.
Hunt agreed the cafeteria will not be used by winter residents.
Hunt said he feels the units should have an efficiency kitchen at
least. Truscott said the employee housing was successful last
winter with a microwave only. Hunt said this is setting the
seasonal employees up as second class citizens. Baker said he will
add that the applicants are going to investigate a more elaborate
eating facility in the units.
Hunt said the sixth condition deals with trail between the music
school and the Marolt property and who should take the lead in
that. Baker said he feels PCPA and the parks department ought to
take the lead, that it is inappropriate to expect the housing
authority to do this.
Baker said the museum is being accessed from the trail. Baker said
the trail should be adequately built to handle service traffic.
Baker said the community gardens will be part of the final PUD.
Hunt asked if the more direct trail routing to the pedestrian
bridge is part of condition 7 . Baker said he will add this in one
of the conditions, number 7 might not be the right one. Baker said
this direct route can be looked at at final PUD. Baker told P &
Z the papers for the sanitation district' s process for the
emergency line extension have been addressed.
The tenth condition addresses the water line and determination if
the housing can be sited in such a way as to eliminate the need for
relocating the 20 inch main transmission line. Ms. Jackson showed
this would required some relocating of buildings to accommodate a
20 foot easement with no buildings around the water line. Ms.
Jackson said they need to know the exact location of the line water
before siting the buildings.
Baker said the 11th and 12th conditions will be dealt with; these
are fire hydrants and sprinkler systems. These are required by the
building code. Baker said condition 13 states that the staff has
some concern about the pedestrian bridge over the access road.
Baker said he does not know if this is essential to keep the grade
down or to separate pedestrians from traffic. Baker said getting
a pedestrian bridge high enough to allow trucks under will make it
quite visible from the highway corridor. Baker said the applicant
should address redesigning the pedestrian access to the bus stop
and if that bridge is needed. Ms. Jackson said they can take some
10
PLANNING & ZONING COMMISSION AUGUST 22 1989
cross sections from the highway to determine how visible this
bridge will be. Baker said the rationale for this is to keep the
snow on the cross country trails for the winter. Baker asked
whether this is a good enough rationale as opposed to just taking
one' s skis off and walking across the road to the downside of
visibility and cost. Ms. Jackson said this bridge would create a
gateway to the project.
Compton said he would like to see a bridge studied to see if it
feasible. Adamski said they tried to make this project something
that is not hidden with a berm. Hunt said he hopes the pedestrian
bridge becomes unnecessary with the realignment. Hunt said he
could live with a bridge and some recontouring.
Baker said condition 15 the city wants to know what the applicant
proposes to do in terms of paving the trails. Adamski said
anything they are putting on the site should be paved. Baker said
bike racks on the project should be part of the final presentation.
Compton suggested that the bike racks be designed into the
buildings rather than out in the open. Baker said recycling
containers should be provided on-site.
Baker said condition #18 is the conceptual SPA issue and showing
the direct connection and a trails system that works with that
direct connection. Anderson asked who should be responsible for
this and how will it effect their application. Anderson said the
highway connection will affect how trails and irrigation are
planned throughout the property. Baker said the highway connection
does not affect the housing. Baker said staff can recommend to
Council that PCPA work with the parks department on developing a
conceptual plan that will address the highway entrance, trail
alternatives and irrigation.
Kerr said he fails to see the rationale of moving the parking
anywhere but to the east of where the buildings sites are. Kerr
pointed out there are acres of open space to the north of these
buildings and he does not see a reason to create a separate parking
lot when it can be put along the access road into the site. Ms.
Jackson said the idea was to create a campus atmosphere. Filling
this up with cars minimizes the open space. Harry said these are
minimal units, tightly packed, and the amenity is to make the open
space pretty great. Baker said the direction he needs from P & Z
is whether this proposal seem excessive, rather than actually
designing the parking. Tygre said the parking is excessive and it
can be reduced somewhat, brought closer to the buildings. Tygre
said the plan should be discouraging automobile use as much as
possible and should be reduced. Tygre said the smaller paved
parking lots are, the more attractive it is and the more likely
people will use other forms of transportation.
11
PLANNING & ZONING COMMISSION AUGUST 22 , 1989
Hunt said he feels the same number of parking spaces can be
condensed into less area. Hunt said the parking is in the
appropriate place. Hunt said the applicants should address the
ability to maintain the ditches in the future. Hunt said these
buildings are rather major monoliths and if they can be broken up
and angled more, it would make it a nicer project. Compton said
he generally likes the plan. Hal Clark said P & Z should address
how the other users of the property will be handled. Ms. Jackson
showed how some of the buildings will be broken up.
Tygre moved to approved conceptual PUD for Marolt Ranch with the
conditions as listed in the planning office memorandum as amended
at this meeting; seconded by Hunt. All in favor, motion carried.
The meeting adjourned at 7 : 20 p.m.
�J Ca14
Kai HRYN CH, CY TY CLERK
(Now you know why they were so good! )
Jan
MEMORANDUM
TO: Mayor and Council
THRU: Robert S. Anderson, Jr. , City Manager
FROM: Tom Baker, Planning Office aL
RE: Marolt Ranch Conceptual PUD and Rezoning
DATE: September 25, 1989
----------------------------------------------------------------
----------------------------------------------------------------
SUMMARY: The Planning and Zoning Commission and staff recommend
Conceptual PUD approval for the Marolt Ranch PUD with conditions.
APPLICANT: The Aspen/Pitkin County Housing Authority
EXISTING ZONING: The City of Aspen owns the entire 63 acre
parcel. The area know as the Marolt property is zoned R-15
PUD/SPA. The area known as the Thomas property is zoned
Conservation.
REQUEST: To develop a 100 unit MAA/seasonal employee, affordable
housing development. While there are several areas of review for
this application: Conceptual and Final PUD, Rezoning, GMQS
Exemption, Conditional Use, and Special Review, we will only deal
with Conceptual PUD and Rezoning tonight. All other reviews will
occur at Final PUD, as well as formal action on the rezoning
request.
DESCRIPTION OF PROPOSAL: Like the Truscott Place project, this
project has had significant development review from a steering
committee made up of members of the various user groups and
public. The applicants have proposed a Master Plan for the site
because of the SPA zoning and the sensitive nature of this
property (see pages 10-12 of the application for a detailed
description of the Master Plan Program) . The plan for the site
includes housing on the southern 4. 3 acres, (this site was agreed
to by Council and PCPA) ; 30 acres of agricultural meadow; 1.9
acres for a historic museum and outdoor display (the voters
approved a lease for the Historical Society, in 1989) ; a
maintenance area for the property; and a 1. 4 acre picnic and
garden area.
Housing Proposal - The housing program is detailed in the
application and summarized as follows (see pages 4-6 of
application) :
The proposal consists of five (5) residential buildings and
one (1) services building. Each residential building
consists of 20-2 bedroom, one bath units which are
approximately 500 s. f. The services building houses the
cafeteria and other service functions. Each building has
practice rooms in the lowest level. Total square footage:
79,288 : total footprint: 39, 308.
The development can house 300 MAA students (summer) and 150
Seasonal Employees (winter) . There will be one year round
caretaker.
In terms of parking, this proposal, like Truscott Place,
proposes to encourage the use of transportation modes other
than the automobile. The plan proposes a 50 space parking
lot which will function for the entire site. Shuttle
service will be provided in conjunction with Truscott Place
shuttle service. Further, rents will be structured so that
residents will pay an additional fee to park on site and off
site storage of automobiles is available for 40 cars at the
MAA campus and County landfill.
REFERRAL AGENCY COMMENTS: All referral agency comments are
included as attachment 1.
Parks Department - Bill Efting has indicated that the PCPA is
working on a proposal. The Parks Department lists paved trails,
soccer fields and picnic shelter/band shell as community
recreation amenities which are needed and can be provided on this
site.
The Parks Department requests that the Housing Authority be
responsible for snow removal and summer maintenance.
ACSD - In a letter dated August 9, 1989, District Manager Bruce
Matherly indicates that the ACSD cannot provide service to this
site until the Grant of Easement and Bill of Sale documentation
for the emergency line extension, which was completed last year,
is finalized. This paper has been completed since these comments
were made.
Environmental Health - No significant comment.
RFTA - The following comments were submitted in a letter dated
August 3, 1989, from General Manager, Bruce Abel. A lighted
pedestrian walkway connecting the housing development with the
Hospital bus stop on Castle Creek Road will encourage use of
RFTA's twice an hour service into Aspen. If an additional bus
stop is desired at the entry road, then adequate pull-off areas
will be required. Who will provide the shuttle van service?
Engineering Department - In a memo dated August 17, 1989, Chuck
Roth made the following comments:
The access road appears to be longer than necessary and
would result in more damage to the hillside than necessary.
2
Perhaps a retaining wall should be required and a
prohibition against dumping road excavation fill on the
downhill side of the cut, to preserve as much of the
vegetation, as possible.
A direct trail link from the housing area to the bus stop on
Castle Creek Road would be desirable.
Bike ralcks and motorbike parking should be required.
The parking plan is good, but perhaps underground parking
can be provided to preserve open space.
Water Department: In a memo from Jim Markalunas, dated July 11,
1989, he states that the proposal to relocate the 20" main
transmission line may be unrealistic and suggest that the
buildings be relocated to allow for a 20 ' easement through the
site so the line does not need to be relocated.
Fire Marshal - In a letter dated July 11, 1989, Fire Marshal,
Wayne Vandermark states that fire hydrants will be required on
this site and residential sprinklers should be considered.
County Engineer - Tom Newland stated that the location of the
proposed access to the site is acceptable and would like to
emphasis the danger of accessing the site from areas farther
south because of poor site lines. Additionally, Tom Newland is
concerned about MAA students traveling to and from the campus
from this site on Castle Creek Road. He encouraged a trail
connection between the two sites.
PCPA - Staff has attached a memo from Alan Blomquist at the end
of the referral comments.
STAFF COMMENTS: Staff will address the review standards for PUD
and rezoning and then make concluding comments.
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan. This proposal is
consistent with the Draft Affordable Housing Production
Plan which identifies the southern portion of the
Marolt-Thomas property as suitable for affordable
housing. Further, the open space which is proposed for
the north portion of the site is consistent with the
community's desire for an undeveloped "Entrance to
Aspen". However, there are some discrepancies between
P&Z 's adopted plans for Marolt-Thomas and this
proposal, (see conclusion section) .
b. The proposed development shall be consistent with the
3
character of existing land uses in the surrounding
area. The proposed housing development is as close as
possible to the Castle Ridge affordable housing
project.
C. The proposed development shall not adversely affect the
future development of the surrounding area. The
surrounding property is largely publicly owned. No
adverse impact is anticipated.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by
the applicant. The applicant will apply for a GMQS
Exemption at Final PUD.
2. Density. Density is set by the adoption of a Conceptual and
Final Development Plan for PUD.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District. Detached residential units may be
authorized to be clustered in a zero lot line or row house
configuration, but multi-family dwelling units shall only be
allowed when permitted by the underlying Zone District.
Affordable Housing is a conditional use in the Public zone
and Museum is a permitted use in the Public zone. The uses
proposed in the Park zone are allowed.
4. Dimensional Requirements. Dimensional requirements are set
by the adoption of a Conceptual and Final Development Plan
for PUD.
5. Off-street parking. Off-street parking is set by special
review in the public and park zones. The applicant is
proposing to provide a 50 space parking lot which will
service the entire parcel. The applicant has provided an
analysis of the off-street parking issue on pages 14 and 15
of the application. What makes this proposal attractive to
staff is the Public Transport/Auto Disincentives aspects of
the proposal. Currently, RFTA provides 30 minute service on
Castle Creek Road at the Hospital entrance. In addition,
the applicant proposes a management program which
discourages automobiles through increased rental rates for
on-site parking; provision of off-site storage space for
autos at the Music School and County landfill; trail access
to town; and a shuttle system in conjunction with the
Truscott Place affordable housing development. All of these
measures are in concert with the Community's desire to
provide incentives to use modes of transportation other than
the automobile.
6. Open Space. Open space is set by the adoption of Conceptual
and Final Development Plan for PUD. In staff's opinion
4
there is ample open space.
7. Landscape Plan. There shall be approved as part of the
Final Development Plan a landscape plan, which exhibits a
well designed treatment of exterior spaces. It shall
provide an ample quantity and variety of ornamental plant
species that are regarded as suitable for the Aspen area
climate. The applicant is proposing a berm and evergreen
plantings to screen the buildings along the northern
boundary of the housing area. The applicant also proposes
to relocate an irrigation ditch to the east side of the
housing area and plant cottonwoods. Further, the landscape
concept for the site is to leave the river valley
essentially as is, to reinforce the tree/ditch edge to
screen development, to maintain a meadow for the entrance
image and to introduce manicured turf areas where
development occurs. Staff finds the concept appropriate,
but the plan is lacking details, i.e. , the maps do not
clearly establish a landscape plan.
The applicant has proposed a very conceptual landscape plan
and will be expected to have detailed information and
drawings at Final PUD (for the areas where Final PUD is
requested) . Additionally, the PCPA is in the process of
developing ideas for the irrigation ditch system and the
applicant will incorporate those ideas into the Council
presentation.
8. Architectural Site Plan. There shall be approved as part of
the Final Development Plan an architectural site plan, which
ensures architectural consistency in the proposed
development, architectural character, building design, and
the preservation of the visual character of the City. It is
not the purpose of this review that control of architectural
character be so rigidly enforced that individual initiative
is stifled in the design of a particular building, or
substantial additional expense is required. Architectural
character is based upon the suitability of a building for
its purposes, upon the appropriate use of materials, and
upon the principles of harmony and proportion of the
building with each other and surrounding land uses.
Building design should minimize disturbances to the natural
terrain and maximize the preservation of existing
vegetation, as well as enhance drainage and reduce soil
erosion. Given the size and shape of the site, the
architectural site plan seems appropriate. Four of the
residential buildings are placed along the toe of the slope
to reduce visibility from Castle Creek Road , while the
fifth residential building and the cafeteria give definition
to the housing area.
9. Lighting. All lighting shall be arranged so as to prevent
5
direct glare or hazardous interference of any kind to
adjoining streets or lands. The applicant is proposing
appropriate lighting, however, Bruce Abel has requested that
the pedestrian path from the housing development to the bus
stop be lighted, as well.
10. Clustering. Clustering of dwelling units is encouraged.
Since only the south most 4.3 acres of the 63 acre site is
used for housing, staff considers this clustering.
11. Public Facilities. The proposed development shall be
designed so that adequate public facilities will be
available to accommodate the proposed development at the
time development is constructed, and that there will be no
net public cost for the provision of these public
facilities. Further, buildings shall not be arranged such
that any structure is inaccessible to emergency vehicles.
This is a public project.
12. Traffic and Pedestrian Circulation.
a. Every dwelling unit, or other land use permitted in the
Planned Unit Development (PUD) shall have access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use. This application complies.
b. Principal vehicular access points shall be designed to
permit smooth traffic flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic. Minor streets within the Planned Unit
Development (PUD) shall not be connected to streets
outside the development so as to encourage their use by
through traffic. Vehicular access to the site has been
restricted to one point on Castle Creek Road where site
lines are adequate. Several comments have been made
regarding an access point across from the Hospital
entrance; however, the County Engineer has stated that
a location further south would be dangerous due to poor
site lines to Castle Creek Road. The existing access
from SH 82 near Cemetery Lane, which is a safety hazard
has been eliminated. The applicant points out that
access to the site can be accomplished using the
Cemetery Lane intersection. That will always be an
option in the future.
C. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
collector roads surrounding the proposed development,
or such surrounding collector or arterial roads shall
be improved so that they will not be adversely
affected. Any new development in this area will put
6
traffic on Castle Creek Road and SH 82 and that is one
reason P&Z constantly comments that affordable housing
should be located east of Castle Creek. The applicant
has, however, committed to several measures to minimize
the use of the auto: increased rents for parking on-
site, shuttle service, good trail access to town and
off-site storage for resident's automobiles.
d. Every residential building shall not be farther than
sixty (601 ) feet from an access roadway or drive
providing vehicular access to a public street. The
application does not comply with this standard.
e. All non-residential land uses within the Planned Unit
Development (PUD) shall have direct access to a
collector or arterial street without creating traffic
hazards or congestion on any street. N/A.
f. Streets in the Planned Unit Development (PUD) may be
dedicated to public use or retained under private
ownership. Said streets and associated improvements
shall comply with all pertinent City regulations and
ordinances. This is a public project.
The following section will deal with the issue of rezoning.
Formal action for rezoning will occur at final PUD, however, P&Z
and Council will address review standards at conceptual.
A. Whether the proposed amendment is in conflict with any
applicable portions of this chapter. The application
is consistent with this chapter.
B. Whether the proposed amendment is consistent with all
elements of the Aspen Area Comprehensive Plan. The
application is consistent with the Draft Affordable
Housing Production Plan and compatible with the SH 82
Corridor Master Plan, however, their are some
discrepancies with P&Z's adopted plans for the Marolt-
Thomas, (see conclusion section) .
C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering
existing land use and neighborhood characteristics.
The combination of affordable housing in close
proximity to other similar development and zoning, as
well as the significant areas of open space being
proposed makes this proposal consistent with this
standard.
D. The effect of the proposed amendment on traffic
generation and road safety. See previous section.
7
E. Whether and the extent to which the proposed amendment
would result in demands on public facilities, and
whether and the extent to which the proposed amendment
would exceed the capacity of such public facilities,
including but not limited to transportation facilities,
sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities. See
previous section.
F. Whether and the extent to which the proposed amendment
would result in significantly adverse impacts on the
natural environment. See previous section.
G. Whether the proposed amendment is consistent and
compatible with the community character in the City of
Aspen. This application and other affordable housing
proposals will ultimately enhance the character of the
community.
H. Whether there have been changed conditions affecting
the subject parcel or the surrounding neighborhood
which support the proposed amendment. This site has
been identified as an appropriate location for
affordable housing, therefore, conditions have changed.
I. Whether the proposed amendment would be in conflict
with the public interest, and is in harmony with the
purpose and intent of this chapter. The application
clearly meets this review standard.
CONCLUSION: In an effort to plan affordable housing in a
comprehensive manner the Housing Authority has developed a
conceptual Master Plan for the entire Marolt-Thomas site. By
presenting the Master Plan, the Housing Authority has given P&Z
and Council the ability to review the housing development in
context with other proposals on the site.
The Master Plan which is proposed is very conceptual and not the
level of detail which P&Z and Council require for PUD review
purposes. However, staff also realizes that the Housing
Authority cannot solve all the issues related to the Marolt-
Thomas. Staff finds that the uses proposed for the property are
consistent with past plans and conceptually acceptable.
Alan Blomquist (PCPA) has been irrigating the Marolt-Thomas
property this summer with very good results. As you may expect,
he has some good ideas about the irrigation system. During a
site visit Alan illustrated how the City could effectively
utilize its water resource on the Marolt-Thomas. Alan's proposal
calls for relocating some of the irrigation ditches and creating
one or two lakes as part of the entrance to Aspen. This approach
is consistent with P&Z adopted plans for the Marolt-Thomas, (see
8
attachments) . Staff has requested that the applicant include
Alan's ideas into the Conceptual Master Plan for the Council
presentation.
In terms of the "Entrance to Aspen" issue, staff finds that this
proposal does not limit the City's opportunities regarding the
Direct Connection. For purposes of consistency with P&Z 's plans,
staff proposes a trail underpass to connect the golf course and
the Marolt-Thomas. Staff also requests that the applicant
identify the Direct Connection alignment on their Master Plan, as
well as alternate trail alignments. This is necessary to ensure
that the Community has the ability to request improvements to the
site as part of the SH 82 improvements program.
In terms of Final PUD, it is the staff's opinion that the Housing
Authority shall be responsible for all aspects of this housing
development, that is new access roads, new or reconstructed
trails and ditches, any area which will be landscaped or
reformed. The Historical Society shall be responsible for a
Final PUD development application for the area they propose to
use and Parks (perhaps in conjunction with PCPA) can request
approval for development on the remaining portion of the
property.
PLANNING AND ZONING COMMISSION FINDINGS AND CONDITIONS:
1. Based upon the application it appears that the applicant was
unaware that RFTA provides service to the Castle
Ridge/Hospital area from Castle Creek Road. The applicant
shall determine if a more direct pedestrian route can be
established between the housing development and the RFTA bus
stop.
2 . The applicant shall provide adequate lighting along the
pedestrian path from the Hospital bus stop to the housing
development and from the housing development to the Marolt
bridge.
3 . The applicant and Parks Department shall agree on who is
responsible for snow removal on the pedestrian
walkways/trails and which trails will be shoveled in the
winter. The applicant shall provide a shoveled path from
the pedestrian bridge to the housing area and from the
Hospital bus stop to the housing area.
4 . As part of the Final PUD application the applicant shall
provide a detailed explanation about how the shuttle system
will be operated, summer only? winter and summer? As part
of this analysis the applicant shall consult with RFTA to
determine whether or not the existing fixed route transit
service can be changed to accomplish our goals more
effectively, (i.e. , increased frequency of service given the
9
increase in population along this route) .
5. The applicant will demonstrate how the cafeteria will
function. Will there be any food service for winter
resident? The applicant has indicated that this facility
may not be constructed. The applicant shall demonstrate how
food service or preparation will be handled for this
development: the conceptual drawings of the dwelling units
have no kitchen facilities.
6. Because of this proposal, it seems more important to
construct a trail from the Marolt-Thomas to the Music School
for safety reasons. The City and County have both adopted a
Plan which identifies trail the need for this trail
connection. P&Z recommends that the Parks Department and
PCPA take the lead in solving this problem.
7. Service access to the Museum, house and community garden
area is proposed as part of the trail system. General
parking for these areas is being constructed by the Housing
Authority. As part of the Final PUD for the Museum and Park
areas those applicants will be required to demonstrate how
service access will work.
8. The applicant (Housing Authority) shall identify the extent
of their project boundary. This boundary will determine
their area of responsibility.
9 . The City shall complete the ACSD's process for the emergency
line extension. This condition has been completed.
10. The applicant shall work with the Water Department to
determine if the housing can be sited in such a way as to
eliminate the need for relocating the 20" main transmission
line. This condition has been addressed.
11. The applicant shall provide fire hydrants to the
satisfaction of the Fire Marshal. The applicant will
comply.
12 . Based upon the Fire Marshal 's comments the applicant shall
consider a residential sprinkler system. The Housing Office
has committed to put sprinklers in this project.
13 . The P&Z has some concern about the pedestrian bridge over
the access road. The applicant is investigating the need
for this facility and will report to Council. If the bridge
is part of the Final PUD application the P&Z may find it
acceptable if it is appropriately designed (low scale) .
14 . The applicant shall demonstrate that the existing access to
the site is the most appropriate. Specifically, P&Z directs
10
the applicant to investigate the access point across from
the Hospital entrance. A successful intersection may
include a 4-way stop.
15. The applicant shall identify which trails they will be
paving.
16. The applicant does not propose bike racks as part of
Conceptual PUD. They must be provided as part the Final
PUD.
17. The applicant shall provide recycling containers on-site as
part of the Final PUD.
18. The applicant shall revise the Master Plan so that it is
consistent with the adopted plans for the Marolt-Thomas.
Changes include providing an alternative for the direct
Connection highway alignment, providing a trail underpass
for each alternative and illustrating water features. This
condition is necessary to ensure that the Community has the
ability to request improvements to the property when the
highway improvement program is undertaken. These revisions
shall incorporate Alan Blomquist's (PCPA) suggestions, as
much as possible.
19. The Housing Authority shall be responsible for irrigation
ditch maintenance on the 4 . 3 acre housing site.
20. As part of the Final PUD the applicant shall demonstrate
that adequate residential storage is being provided.
RECOMMENDATION: P&Z and staff recommend Conceptual PUD approval
for the Marolt Ranch PUD with the above findings and conditions.
PROPOSED MOTION: I move to approve the Marolt Ranch Conceptual
PUD with conditions. /
CITY MANAGER RECOMMENDATION: v11I�GG?I�.
marolt.ranch.concpt.pud.cc
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Aspen Consolidated Sanitation District
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601 Tele. (303) 925-2537
July 6, 1989
Tom Baker, Acting Planning Director
Planning Office
130 S. Galena
Aspen, CO 81611
Re: preliminary comments on the
Marolt Ranch PUD
Dear Tom:
I received our copy of the application for the Marolt Ranch PUD
yesterday, and want to make you aware of a problem that the City
needs to take care of, prior to our review of the application.
Last fall , at the request of the City, we expedited a line
extension to serve the Marolt property, which was needed to house
the Building Office Director. At that time the sewer line from
the Marolt home discharged directly out onto the hill side above
Maroon Creek.
The extension was built quickly with the promise from the City
that the paperwork would be completed as soon as possible. To
date, the grant of easement and bill of sale have not been
completed by the City. Bill Efting was handling this for the
City, and the last word I heard was that we were waiting for the
mayor' s signature on the documents.
Without the paperwork to convey the ownership of the line to the
District, and the grant of easement that we require, we can not
approve any further taps to this section of line.
Please call me if you have any questions or if I can help.
Sincerely,
Bruce Matherly
District Manager
JUL - 7
Aspen consolidated Sanitation District
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601 Tele. (303) 925-2537
August 9, 1989
Tom Baker AUG _9
Assistant Planning Director
Planning Office
130 S. Galena
Aspen, CO 81611
Dear Tom:
We cannot provide service to this development until the City
completes the paperwork for the emergency line extension that was
built to serve the Marolt property last September.
The line extension request was made by Bill Efting on behalf of
the City at the 9-6-88 meeting of the ACSD Board of Directors.
The project was put on a fast tract at the City' s request with
the assurance that the necessary paperwork would be completed as
soon as possible.
I have spoken to Bill Efting and Fred Gannet about this and they
have said that they believe the paperwork has been completed, but
aren' t sure where it is. We cannot provide sanitation for any
project connecting to the existing Marolt extension until the
Grant of Easement and Bill of Sale documentation are complete and
on file in our office.
I have enclosed copies of the paperwork that we need completed
and correspondence which covers the original agreement.
Sincerely,
Bruce Matherl,y
District Manager
cc: Jim Adamski
enclosures
ASPEN WATER DEPARTMENT
TO: Tom Baker
FROM: Jim Markalunas
SUBJECT: Marolt Ranch Affordab a ousing
DATE: 7/11 /89
---------------------------- --- -- - -- ----------------------------
We have reviewed the P a plication for the Marolt Ranch Affordable
Housing and noted on page 6, paragraph 2:A that "a portion of the main
water line will be relocated subject to the Water Department's consent".
Please be advised of the fact that this 20" line is a main transmission line
for the town of Aspen and cannot readily be shut down for relocation. We
would suggest that you give serious consideration to positioning the
buildings so as not to interfere with the operation of this line. We only
need a 20' easement, 10' on each side of the line. This same 20"
transmission line supplies water to the Castle Ridge project and if it is
necessary to shut the line down for relocation, the Castle Ridge apartments
will be without water while the line is being relocated.
At one time there was an interconnect for Castle Ridge to the transmission
line to the west, but this line was abandoned when the buildings at Castle
Ridge began to settle and it was necessary to do hydraulic lifting with
concrete to stabilize the soil. These buildings were built on "fill". In one
instance, one building was built over a portion of the water main. I am
hoping that the Marolt Ranch will not be a repeat performance of the
Castle Ridge fiasco. Once again, I suggest you give serious consideration to
positioning the buildings so as not to interfere with this particular
easement. There is an easement of record for this pipeline. Is it really
necessary to relocate the water main for this project?
cc: Design Workshop
James Adamski, Pitkin County Housing Authority
Schmueser, Gordon, Meyer Inc.
Harry Teague Architects
PFORK TRANSIT AGENCY'OLORADO
DATE: August 3 , 1989
TO: Tom Baker, Aspen/Pitkin Planning Office
FROM: Bruce Abel , General Manager -- "
Paul Hilts, Director of Operations
RE: Marolt Ranch Affordable Housing Rezoning and Conceptual.
PUD .
MEMORANDUM
Following are the Roaring Fork Transit Agency' s comments , as you
requested, on the Marolt Ranch Affordable Housing Rezoning and
Conceptual PUD.
1 . We would suggest constructing a pedestrian walkway from
the back of the housing complex to the existing Castle
Ridge/Hospital stop. The submission erroneously states on
page 15 that "Presently, the closest bus stop is at the site
on Highway 82 across from Cemetery Lane. " Actually, the
Castle Ridge/Hospital stop would be the closest stop.
A lighted walkway to this stop would encourage use of this twice
hourly scheduled service.
2 . We might also want to consider adding a second stop at
the entry road to the complex. Pull off areas for stops on
both sides of Castle Creek Road would have to be
constructed.
3 . Who would provide the shuttle van referred to on page 15
of the submission?
4. We would also like to comment on the apparent lack of
kitchen facilities for the proposed units . Having a
cafeteria to serve the MAA students during the summer should
work fine; however, if this is to be used for employee
housing during the winter, where are the 100 tenants
supposed to eat? It is hard to believe that they would be
expected to eat at restaurants in town during the ski
season '.
This issue may need to be addressed in a more realistic way.
Thank you for the opportunity to comment on this submission.
sag
ASPEN#PITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
MEMORANDUM
To: Tom Baker, Planning Office
From: Rick Bossingham, Environmental Health Department
Date: August 8, 1989
Re: Marolt Ranch Affordable Housing & Conceptual PUD
Parcel ID#
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned land use submittal under the authority of Chapter
24 of the Municipal Code of the City of Aspen, section 6-201.B. 3,
for the following concerns:
SEWAGE TREATMENT AND COLLECTION:
The proposed project is to be served with public sewer. Please
refer to the Aspen Sanitation Districts comments.
ADEQUATE PROVISIONS FOR WATER NEEDS:
The proposed project is to be served by the City of Aspen. Please
refer to the Aspen Water Departments comments.
AIR QUALITY•
This developments location to public trails, transportation and
efforts by the housing authority to discourage auto use, it will
not likely cause any significant increase in air pollution caused
by autos. Any wood burning devices installed will have to
conform with applicable regulations.
CONFORMANCE WITH OTHER LAWS:
The kitchen design must comply with the "Rules and Regulations
Governing the Sanitation of Food Service Establishments in
Colorado" and will be licensed as a food service establishment.
Prior to any kitchen construction or equipment purchase, the
operator must submit plans and specs to this office.
130 South Galena Street Aspen, Colorado 81611 303/920-5070
PUBLIC NOTICE
RE: MAROLT RANCH CONCEPTUAL PUD
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Monday, September 25, 1989 at a meeting to begin at 5: 00 pm before
the Aspen City Council, City Council Chambers, 130 South Galena
Street, Aspen, CO to consider an application submitted by
Aspen/Pitkin Housing Authority requesting Conceptual PUD approval
for the 63 acre City owned Marolt/Thomas property. A 100 unit
MAA/seasonal employee development along with common facilities is
proposed for a portion of the property along Castle Creek Road.
Other uses of the property are the Historic Society Museum,
community gardens, hang glider landing area, pedestrian/bike
trails and open space.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena St. Aspen, CO 81611 (303) 920-5090.
s/William L. Stirling. Mayor
Aspen City Council
Published in The Aspen Times on August 31, 1989 .
City of Aspen Account.
POST OFFICE BOX 940 ASPEN,COLORADO 816'
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M E M O R A N D U M
C-2 TO: Aspen Planning Commission
FROM: Al Blomquist for The Parks Association
• SUBJECT: Marolt Ranch Conceptual PUD Submission
DATE: July 27 , 1989
Goal One: Save the maximum amount of Marolt-Thomas land for
park use. Totally screen the housing project as seen
from north, landscaping the berm.
Goal Two: Design to discourage auto use and encourage use of
bus and trails .
Goal Three: Maximize the use and benefits of full water rights in
the Holden and Marolt Ditches .
Goal Four: Extend the wildlife habitat from Castle Creek up the
slopes and into the upper meadows (create ponds ,
plant berry plants , bushes , trees , wildflowers , etc. )
Specific Recommendations
1 . Parking Lot: The parking lot intrudes on park land. We
recommend the fifty-space parking lot be placed on Lot One of
the recorded subdivision.
2 . Access Road: The proposed long access road intrudes unneces-
sarily on some of the best park land for future recreational
fields . It also .interferes with flood irrigating from the
Holden Ditch. We recommend it come off Castle Creek Road at a
point opposite the Hospital entry and the RFTA bus stop. Any
trails should also give direct access to the bus stop. Safety
improvements to this newly important intersection should also
be required .
- 1 -
3 . _Landscape Screen: The road cut, the debris pile on the site,
the Holden Ditch excavation, the Holden Pond excavation, and
the basement and utility excavations should yield enough fill
material to create a very large landscape screen or berm along
the north edge of the project. It could carry the access road
and a trail on a gentle grade and , if planted with native
grass and wildflower seed with the first snow this fall ( fast
track) , the seed would germinate with the spring melt and the
hill would turn green in late May and early June. Irrigation
and trees could be added at any time thereafter .
4 . New Holden Ditch: The proposed realignment of the Holden
Ditch is very good and is to occur this fall as part of the
fast track. We recommend the relocation extend closer to the
Midland. Unfortunately, the ditch above the project has not
been cleaned for fifteen years and only carries a fourth of
its legal capacity. The City should pay the housing projects "
ditch relocation contractor to also clean the ditch between
the project and the headgate . . .rather than wait until spring
as currently budgeted, since the only access for the ditch
contractor is through the narrow housing project site, and
spring is when the housing contractor will not need that kind
of interference.
5 . New Holden Pond : The new Holden Ditch should have a storage
reservoir ( like the golf course ponds ) so that pumps can
operate when an underground irrigation system is installed.
The pond should be large enough to hold a couple days " supply
should the ditch close for any reason . A site close to the
Landscape Screen is recommended both for the fill it provides
for the screen and because it is at as high an elevation on
the ditch as is possible.
6 . Holden Pipe: The Housing Project plans to remove about 250
feet of relatively new Holden Ditch Pipe. We recommend that
it be saved and installed on the Marolt Ditch (downhill ) where
it can be used as the base for a future trail to the MAA
Campus ( the Holden is not suitable for this trail ) .
7 . Rest of Marolt-Thomas as "Park" : We recommend that the PUD
not deal with the Highway 82, new trail , museum and
maintenance issues , and merely label the rest of the PUD areas
as "Park. " Let this PUD do housing. A second SPA can be
filed later with the Park details when and if the highway
issue is resolved, since all depends on that.
AB:A2Z
Enclosure - 1
_ 2 _
George K. Baum & Company
INVESTMENT BANKERS
MEMBER OF SUITE 3440
NEW YORK STOCK EXCHANGE.INC. 555 SEVENTEENTH STREET
MIDWEST STOCK EXCHANGE
DENVER. COLORADO 80202
TELEPHONE (303) 295-2700
September 20, 1989
Honorable Mayor
City Council and Staff
130 South Galena
Aspen, Colorado 81611
RE: FINANCING OPTIONS FOR THE MAROLT
SEASONAL AFFORDABLE HOUSING PROJECT
The purpose of this correspondence is to provide:
1. Summary of goal assumptions;
2. Summary of recommended financial structure for the project based upon the community's
goals as we understand them and request to Council for direction to proceed on a
specific course of action and
3. Summary of other financing options developed and considered.
Goal Assumptions
The financing for this project has been exceptionally challenging to develop due to current
restrictive tax laws governing availability of municipal tax-exempt bonds for housing, lending
collateral requirements in contrast to zoning and deed restrictions in the community for
affordable housing projects and the seasonality of the project with attendant requirements to
serve both the summer MAA students and winter seasonal employees. Due to changes to the Tax
Code made in 1986 and 1988 and pending under the Donnelly Bill, creation of affordable housing
has become very difficult and it is a tribute to the creativity and tenacity of the few staff
members of your Housing Authority and dedicated Board members that it is one of the few in the
country that is actually creating affordable housing projects. We ask for Council's patience
and understanding regarding the complexity of issues requiring analysis. The purpose is to
minimize compromise of community goals for this important project. We have worked with the
following core financing team and other members of the community to ascertain goals for the
project and solutions for attainment:
Aspen-Pitkin County Housing Authority Jim Adamski
Aspen-Pitkin County Housing Authority Harry Truscott
Music Associates of Aspen Steven Knous
Becker Stowe Partners, P.C., Bond Counsel Georgeann Becker
City of Aspen Frank Peters
George K. Baum & Company, Financing Connie Jungbluth
The Honorable May
City Council and Staff
September 20, 1989
Page Two
Our recommendation hinges upon the following assumed goals:
1. A formal contract which assures the Music Associates of Aspen summer usage of the
project is required.
2. The City would prefer to ask the electorate for general obligation bond authorization
for the project rather than finance the project on a stand-alone basis which would
require ultimate release of restrictions on the property limiting it to the
affordable housing category in the event of an uncured default.
3. The most cost-effective method of financing, given satisfaction of number one and two
above is to be employed.
Summary of Recommended Financial Structure and Re uest to Council for Directive and Proceed on
a S ecific Course of Action
1. Tax-exempt Financing - Interest rates are substantially lower
than taxable financing options
2. Through the issuance of - Interest rates are approximately 1%
General Obligation Bonds lower for general obligations versus
revenue bonds
- With a general obligation pledge,
changes to zonirg which would allow sale
of the property without affordable
housing restrictions in order to provide
sufficient loan collateral in the event
of an uncured default are not required
- Electoral authority must be obtained
before bonds may be issued
3. For a qualifyin dormitory- - Tax-exempt financing would not otherwise
type structure i.e. not a be allowed if the MAA, a private entity,
"residential rental property is to be guaranteed summer usage of the
for family units" under facility, and pay rent for such use.
existing tax law)
- Each individual unit cannot contain
complete facilities for living,
sleeping, eating, cooking and
sanitation. One of these essential
elements such as eating or sanitation
would need to be provided in a common
area and not be separately installed in
each unit. A common cafeteria could
supply food needs in lieu of separate
kitchen for each unit. Tenants could be
allowed to provide or rent their own
small refrigerators or microwaves for
snack purposes, etc.
The Honorable Mayor
City Council and Staff
September 20, 1989
Page Three
NOTE:
If dormitory facilities do not provide adequately for the project's needs, another remaining
alternative exists to still achieve tax-exempt financing rates and also have an agreement with
the MAA which assures their summer use of the project. The MAA could ay no rent. This would
require cash contributions by the City, the Housing Authority and/ other philanthropic
entities in order to reduce the debt on the project to a level that can be conservatively
amortized from the net rents on the project generated by the other seasonal uses.
It is requested that Council direct the Housing Authority and its financing team to proceed to
secure financing for this project under the recommended (or other preferred) structure in
order to provide for construction of the project beginning with occupancy by the MAA in the
summer 1990 season.
If general obligation bonds are preferred, an election date must be set.
Other Financing Options Developed
A summary of other financing options developed is appended to this letter. The last three
pages provide a discussion prepared by Becker Stowe Partners, P.C. regarding legal
considerations relative to a dormitory-type structure.
Both Bond Counsel and I will be in attendance at the council meeting on the evening of.
September 25, and will be available at 3:30 p.m. prior to the meeting to answer any
questions. Please do not hesitate to contact me if I may be of additional assistance.
Respectfully submitted,
AU COMPANY
ICONNIE .JU BLUTH
cip Fina e Specialist
CCJ/la
Enclosure
C=--1 J[
"
0-rHEERIFFINANCING OPTIONS DEVELOPED AND CONSIDERED
L All Cash i
All cash purchases have not been seriously considered because it s probably not
p and even if it were, comurnlur�ty assets could be be better leverage d to create a
naeau-iingLI supply of affordable housing relative to existing demand.
1. U.—L.-fted -0artner-ship (units to be sold to private parties
i' - I .
General. costs of packaging (legal sales comr.rossions to market units, etc." are very
A -p n to control by serving as general partner, there are
.spip
If a 1yovernmental entity we r e
rb I
le of authority issucs regarding its ability to so -,participate. Lost of financing' compared to
tax-exempt bonds is expensive. Ability to marl-ket units v.rLth a capped return to investor, no
share 1*r1L are u appreciation and mirE
mal rights
to 'private control" of the project is
imcertain. ty ability to m aintain long term pre sevaton
and control of project for public
purpose is least certain under this option.
3. Conventional Taxable Mortgage
Interest rate is greater than under other debt options, Total costs of financing could be
co rn,pa- rable to other tions. City could not guara.-Litee debt without electoral authority, so
op 14
Pro,ect would have to be adequately collateralized, requiring loosening of affordable housing
restrictions on property if it needed to be liquidated by the lender under an uncured
default. Pledge, of 'Liquid reserves up to 25%, required.
I nw- -Sable Municipal T Sable Revene Bonds
Investor market for your bonds under this scenario is currently untested. Would require
A;r-p � I - -ms of purchase. All the same
',,-^ate a private Ix to U tate placernent purchaser and negotiate terms
pro terms encountered with tax-exempt bonds
ssu- as 3, above. Would not have the restrictive pi I ms encount-
in ns much at *there would not be restrictions on having leases with the M.A.A. or private
S C S ses. 'merest -ate is probably at least 4.5^-,f o greater than tax-exempt reve nu e bond
buyers that we have and at 'least 5.75:0�r�-6% greater than tax-exernpt general obligation bonds.
I
Wou'16 not orlcurnber citv's general obliggation. authority, Would not requine, time to hold a
'lectors not appro-,,ing, the election question. AHunter Lorighousc
general election; or risk 041F el i
ing its, revenue
was financed under this option in Febru�q-j, 1989 by, the Housing Aut-hority issuing
bonds at 90.7c. Due to the pending Donnelly legislation, the project would hw,,e to be
dorm for type to .tali y. Adequate collate.alization is required, including ability to
+ le h, ng. restrictions in&.e event of uncured default.
liquidate propertY wiVioul. affordable n u S5 11'.1 11
6. Municipal Ti ax-Exempt General Obligation Bonds
Achieves lowest interest rates. Requires electoral authority. Does not require
event A is City pledge to levy
liquidation of Pr It Of default.It. T11TJ*Mat collateral
� 1 U I operty in the - IPAU �A I %,
property taxes in the event law-fully available fund- to the City are insufficient to -nake debt
. . + I
servi enttri. T.ruit-ot, place was financed 14 AIMIS6 1989 under this scenario with 20-vear
ice Ina IL - "i,
I -is at 41 Mb r-ntee the M.A.A. use of the i
D o V.d A contract to .011a a project for its student ' for
three months of each year is I pre-duded upless project qualifies as dormitory-t)Te new
construction (see attatched legal commentary.from Georgeann Becker). It is also requisite
that M.A.A. is certified as a _501(c)(3) organizalorl and that its participation in the' project
can be certitip-d—bev S
Its Agn-profit cou-n-sel asq a n"fied related t n l-Jns a.
04:
eiete,rmine---d by application of suction 513 7 the 1_T+,_er&n�a1Rcve' i1uc Code. Another option to
achie °e tax-exerrmt financing and certainty for the M.A.A. is for the M.A.A. to pay no rent.
`this vvould require adequate contribution of cash to the project to
by the Ciri, Housin& Authority
and/or other philanthropic entities to reduce the debt a level that ran be amortized by the
net rentals of the project which are generated by other seasonal uses or other lawfully
available funds of the City.
val
The "Marolt Project" is a new construction "dormitory-type"
of housing project proposed to be financed on a tax-exempt basis.
Numerous changes in the Tax Code were made in 1986 and 1988 and
are pending under the Donnelly bill which may affect the plans
_ for construction and proposed financing arrangement. The
Authority may want to guarantee to Music Associates of Aspen, a
Colorado nonprofit corporation, the use of the Marolt Project for
its students for three months of each year for an indefinite
number of years. This arrangement could cause the bonds to be
considered "private activity bonds" under the Tax Code unless the
"private security or payment test" of the Tax Code is not met in
the Authority' s arrangement, agreement or other contract with the
MAA or unless there is no such arrangement, agreement or other
contract.
If the "test" is met, the financing cannot be done on a
tax-exempt basis unless it is a "qualified bond" under the Tax
Code. One type of "qualified bond" is a "qualified 501(c) (3)
bond" and every "qualified bond" must meet certain general
limitations set forth in Section 147 of the Tax Code which are
not discussed here.
Under the current Tax Code a "qualified 501 (c) (3) bond" must
meet many requirements only some of which are as follows:
1. the property provided with the proceeds of the
financing must be owned by a 501(c) (3) organization or a
governmental unit;
2 . the organization must have 501(c) (3) status
under the Tax Code and the project must qualify as a
related trade or business for the 501(c) (3) organization
determined by applying Section 513 of the Code; and
3 . under the proposed Donnelly bill if the net
proceeds of the financing are to be used directly or
indirectly to provide "residential rental property for
family units" the project must either meet federal low-
income requirements or be a new or rehabilitated
property where the financing is "issued by a general
purpose governmental unit and primarily secured by the
full faith and credit of such a unit. "
The Marolt Project financing may fall outside of the
Donnelly bill limitation on "qualified 501(c) (3) bonds" since it
may not be "residential rental property for family units. "
The concept of a "unit" (for purposes of determining what is
a residential rental property for family units) is found in
Treasury Regulation Section 1. 103-8 (b) (8) (i) which provides that
a "unit" means a separate and distinct accommodation containing
complete facilities for living, sleeping, eating, cooking and
sanitation. Such accommodations may be served by centrally
located equipment, such as air conditioning or heating. Thus for
example, an apartment containing a living area, a sleeping area,
bathing and sanitation facilities, and cooking facilities
equipped with a cooking range, refrigerator and sink, all of
which are separate and distinct from other apartments, would
constitute a "unit. "
Private Letter Rulings
There are four private letter rulings that discuss the
interpretation by the Internal Revenue Service of what
constitutes a "unit" under Regulation Section 1. 103-8 (b) (8) (i) .
PLR 8221149, March 1, 1982 . This private letter ruling
concerned the construction of a retirement center which contained
fifty suites designed primarily for occupancy by one person.
Each suite contained a bedroom, sitting area, toilet facilities,
and a Pullman kitchenette, including cabinet space, a sink, a
small refrigerator, and a hot plate with two burners. The
kitchenettes were not intended or expected to used for regular
day-to-day meals, as such meals were to be provided in a common
dining room. Charges for persons living in the Project were to
be imposed on a monthly basis and the amount of the charges were
not to vary depending on whether a person took his meals in the
common dining room or prepared them himself in the kitchenette.
Based upon these facts, the IRS determined that this type of
Project was not considered to be "residential real property for
family units. "
PLR 8308051, November 24, 1982. In this private letter
ruling, the subject "units, " as a rehabilitation of an old
rooming house, involved thirty-nine one-room units and
accompanying common areas. Each unit contained a small sink and
a stove. None contained toilet facilities, as those were
provided as part of the common area. After listing the
provisions of Regulation Section 1. 103-8 (b) (8) (i) , the IRS
determined that these units containing just a small sink and a
stove did not constitute "residential real property for family
units" within the meaning of such Regulation Section.
PLR 8445072, August 9, 1984. The subject facility to be
constructed was to be an apartment complex. At least 20% of the
units in the facility were to be occupied by "low or moderate
income" tenants as that term was then defined in Regulation
Section 1. 103-8 (b) (8) (v) . All the units were to contain a living
area, a sleeping area, bathing and sanitation facilities, and
cooking facilities equipped with a cooking range and sink, all of
which were separate and distinct from other apartment units. The
units to be occupied by low or moderate income tenants also came
equipped with refrigerators. It was specifically noted in this
ruling that it was customary in the county where this subject
facility was built for tenants to furnish refrigerators, and
therefore only the units to be occupied by low or moderate income
tenants were equipped with refrigerators. No common refrigeration
facilities were provided.
The IRS specifically determined that provision of
refrigerators only for those units of the facility to be occupied
by low or moderate income tenants would not prevent the facility
from qualification as "residential rental property for family
units. "
PLR 8609041, November 29, 1985. The subject facility
provided residential living for 44 persons in 28 single units and
8 double units as a board and care facility for the elderly.
Each accommodation consisted of a room with closet area and a
separate, complete bath. The rooms did not contain kitchen type
appliances, such as stoves, refrigerators and sinks, but tenants
were permitted to provide such appliances as refrigerators and
microwave ovens. The facility contained a common dining room,
card rooms, reading rooms, and other communal activity spaces.
The monthly charge under each lease included the availability of
all meals in the common dining room.
The IRS specifically determined that the failure to provide
separate and complete cooking facilities prevented the rooms from
constituting "units" and therefore prevented the facility from
qualification as "residential rental property. "
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Tom Baker, Acting Planning Director
RE: Marolt Ranch Conceptual PUD and Rezoning
DATE: August 22, 1989
APPLICANT: The Aspen/Pitkin County Housing Authority
EXISTING_ ZONING: The City of Aspen owns the _entire 63 acre
parcel. The area know as the Marolt property is zoned R-15
PUD/SPA. The area known as the Thomas property is zoned
Conservation.
REQUEST: To develop a 100 unit MAA/seasonal employee, affordable
housing development. While there are several areas of review for
this application: Conceptual and Final PUD, Rezoning, GMQS
Exemption, Conditional Use, and Special Review, we will only deal
with Conceptual PUD and Rezoning tonight. All other reviews will
occur at Final PUD, as well as formal action on the rezoning
request.
DESCRIPTION OF PROPOSAL: Like the Truscott Place project, this
project has had significant development- -review from a steering
committee made up of members of the various user groups and
public. The applicants have proposed a Master Plan for the site
because of the SPA zoning and the sensitive nature of this
J property (see pages 10-12 of the application for a detailed
description of the Master Plan Pro_ am) . The plan for the site
includes housing on the southern'4 . 3 acres, (this site was agreed
to by Council and PCPA) ;r" 30 ,.,acres of agricultural meadow; 1.9
acres for a historic museum and outdoor display (the voters
approved a lease for the Historical Society.,, in 1989) ; a
maintenance area for the property; and 41.4 acre picnic and
garden area.
Housing Proposal - The housing program is detailed in the
application and summarized as follows (see pages 4-6 of
application) :
The proposal consists of five (5) residential buildings and
one (1) services building. Each residential building
consists of 20-2 bedroom, one bath units which are
approximately 500 s. f. The services building houses the
cafeteria and other service functions. Each building has
practice rooms in the lowest level. Total square footage:
79, 288 : total footprint: 39, 308 .
The development can house 300 MAA students (summer) and 150
Seasonal Employees (winter) . There will be one year round
caretaker.
In terms of parking, this proposal, like Truscott Place,
proposes to encourage the use of transportation modes other
than the automobile. The plan proposes a 50 space parking
lot which will function for the entire site. Shuttle
service will be provided in conjunction with Truscott Place
shuttle service. Further, rents will be structured so that
residents will pay an additional fee to park on site and off
site storage of automobiles is available for 40 cars at the
MAA campus and County landfill.
REFERRAL AGENCY COMMENTS: All referral agency comments are
included as attachment 1.
Parks Department - Bill Efting has indicated that the PCPA is
working on a proposal. The Parks Department lists paved trails,
soccer fields and picnic shelter/band shell as community
recreation amenities which are needed and can be provided on this
site.
The Parks Department requests that the Housing Authority be
responsible for snow removal and summer maintenance.
ACSD - In a letter dated August 9, 1989, District Manager Bruce
} ' Matherly indicates that the ACSD cannot provide service to this
site until the Grant of Easement and Bill of Sale documentation
for the emergency line extension, which was completed last year,
is finalized.
Environmental Health - No significant comment.
RFTA - The following comments were submitted in a letter dated
August 3 , 1989, from General Manager, Bruce Abel. A lighted
pedestrian _walkway connecting the housing development with -the
Hospital bus, stop on Castle Creek Road will encourage use of
RPTAId ''twice an hour service into Aspen. If an additional bus
stop is desired at the entry road, then adequate pull-off areas
will be required. Who will provide the shuttle van service?
Engineering Department - In a memo dated August 17, 1989, Chuck
Roth made the following comments:
The access _ road appears to be longer,. than necessary and
would result» inTR more damage to the hillside than necessary.
Perhaps a retaining wall should be required and a
prohibition against dumping road excavation fill on the
downhill side of the cut, to preserve as much of the
vegetation, as possible.
A direct trail link from the housing area to the bus stop on
2
Castle Creek Road would be desirable.
Bike racks. and motorbike parking should be required.
The parking plan is good, but perhaps underground parking
can be provided to preserve open space.
Water Department: In a memo from Jim Markalunas, dated July 11,
1989, he states that the proposal to relocate the 20" main
transmssiQnline may be unrealistic and suggest that the
buildings be relocated to allow for a 20' easement through the
site so the line does not need to be relocated.
Fire Marshal - In a letter dated July 11, 1989, Fire Marshal,
Wayne Vandermark states that fire hydrants will be required on
this site and residential sprinklers should be considered.
County Engineer - Tom Newland stated that the location of the
proposed access to the site is acceptable and would like to
" { emphasis the danger o` accessing the site from areas farther
� } south because of poor site lines. Additionally, Tom Newland is
concerned about MAA students traveling to and from the campus
f from this site on Castle Creek Road. He encouraged a trail
connection between the two sites.
STAFF COMMENTS: Staff will address the review standards for PUD
and rezoning and then make concluding comments.
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan. This proposal is
{ consistent with the Draft Affordable Housing Production
Plan which identifies the southern portion of the
Marolt-Thomas property as suitable for affordable
r housing. Further, the open space which is proposed for
' the north portion of the site is consistent with the
community's desire for an undeveloped "Entrance to
Aspen". However, there are some discrepancies between
P&Z 's adopted plans for Marolt-Thomas and this
proposal, (see conclusion section) .
b. The proposed development shall be consistent with the
character of existing land uses in the surrounding
area. The proposed housing development is as close as
possible to the Castle Ridge affordable housing
project.
C. The proposed development shall not adversely affect the
future development of the surrounding area. The
surrounding property is largely publicly owned. No
adverse impact is anticipated.
3
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by
the applicant. The applicant will apply for a GMQS
Exemption at Final PUD.
2. Density. Density is set by the adoption of a Conceptual and
Final Development Plan for PUD.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District. Detached residential units may be
authorized to be clustered in a zero lot line or row house
configuration, but multi-family dwelling units shall only be
allowed when permitted by the underlying Zone District.
Affordable Housing is a conditional use in the Public zone
and Museum is a permitted use in the Public zone. The uses
proposed in the Park zone are allowed.
4. Dimensional Requirements. Dimensional requirements are set
by the adoption of a Conceptual and Final Development Plan
for PUD.
5. Off-street parking. Off-street parking is set by special
review in the public and park zones. The applicant is
proposing to provide a 50 space parking lot which will
V service the entire parcel. The applicant has provided an
analysis of the off-street parking issue on pages 14 and 15
of the application. What makes this proposal attractive to
staff is the Public Transport/Auto Disincentives aspects of
the proposal. Currently, RFTA provides 30 minute service on
Castle Creek Road at the Hospital entrance. In addition,
the applicant proposes a management program which
discourages automobiles through increased rental rates for
on-site parking; provision of off-site storage space for
autos at the Music School and County landfill; trail access
to town; and a shuttle system in conjunction with the
Truscott Place affordable housing development. All of these
measures are in concert with the Community's desire to
provide incentives to use modes of transportation other than
the automobile.
6. Open Space. Open space is set by the adoption of Conceptual
and Final Development Plan for PUD. In staff's opinion
there is ample open space.
7. Landscape Plan. There shall be approved as part of the
Final Development Plan a landscape plan, which exhibits a
well designed treatment of exterior spaces. It shall
provide an ample quantity and variety of ornamental plant
species that are regarded as suitable for the Aspen area
climate. The applicant is proposing a berm and evergreen
plantings to screen the buildings along the northern
4
(y
boundary of the housing area. The applicant also proposes
to relocate an irrigation ditch to the east side of the
housing area and plant cottonwoods. Further, the landscape
concept for the site is to leave the river valley
essentially as is, to reinforce the tree/ditch edge to
screen development, to maintain a meadow for the entrance
image and to introduce manicured turf areas where
development occurs. Staff finds the concept appropriate,
but the plan is lacking details, i.e. , the maps do not
clearly establish a landscape plan.
The applicant has proposed a very conceptual landscape plan
and will be expected to have detailed information and
drawings at Final PUD (for the areas where Final PUD is
requested) . Additionally, the PCPA is in the process of
developing ideas for the irrigation ditch system, Alan
Blomquist will make comments at the meeting. For P&Z's
information Alan has been working on the Marolt-Thomas
irrigation ditch system this summer with very good results.
8. Architectural Site Plan. There shall be approved as part of
the Final Development Plan an architectural site plan, which
ensures architectural consistency in the proposed
development, architectural character, building design, and
the preservation of the visual character of the City. It is
not the purpose of this review that control of architectural
character be so rigidly enforced that individual initiative
is stifled in the design of a particular building, or
substantial additional expense is required. Architectural
character is based upon the suitability of a building for
its purposes, upon the appropriate use of materials, and
upon the principles of harmony and proportion of the
building with each other and surrounding land uses.
Building design should minimize disturbances to the natural
terrain and maximize the preservation of existing
vegetation, as well as enhance drainage and reduce soil
erosion. Given the size and shape of the site, the
;. architectural site plan seems appropriate. Four of the
> r ' residential buildings are placed along the toe of the slope
t,> to reduce visibility from Castle Creek Road , while the
fifth residential building and the cafeteria give definition
to the housing area.
9. Lighting. All lighting shall be arranged so as to prevent
direct glare or hazardous interference of any kind to
adjoining streets or lands. The applicant is proposing
appropriate lighting, however, Bruce Abel has requested that
the pedestrian path from the housing development to the bus
stop be lighted, as well.
10. Clustering. Clustering of dwelling units is encouraged.
Since only the south most 4.3 acres of the 63 acre site is
5
used for housing, staff considers this clustering.
11. Public Facilities. The proposed development shall be
designed so that adequate public facilities will be
available to accommodate the proposed development at the
time development is constructed, and that there will be no
net public cost for the provision of these public
facilities. Further, buildings shall not be arranged such
that any structure is inaccessible to emergency vehicles.
This is a public project.
12. Traffic and Pedestrian Circulation.
a. Every dwelling unit, or other land use permitted in the
Planned Unit Development (PUD) shall have access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use. This application complies.
b. Principal vehicular access points shall be designed to
permit smooth traffic flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic. Minor streets within the Planned Unit
Development (PUD) shall not be connected to streets
f` 4 ,outside the development so as to encourage their use by
I through traffic. Vehicular access to the site has been
restricted to one point on Castle Creek Road where site
lines are , adequate. Several comments have been made
regarding an access to the site across from the
Hospital entrance; however, the County Engineer has
stated that a location further south would be dangerous
due to poor site lines to Castle Creek Road. The
existing access from SH 82 near Cemetery Lane, which is
a safety hazard has been eliminated. The applicant
points out that access to the site can be accomplished
using the Cemetery Lane intersection. That will always
be an option in the future.
C. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
collector roads surrounding the proposed development,
or such surrounding collector or arterial roads shall
be improved so that they will not be adversely
affected. Any new development in this area will put
traffic on Castle Creek Road and SH 82 and that is one
reason P&Z constantly comments that affordable housing
should be located east of Castle Creek. The applicant
has, however, committed to several measures to minimize
the use of the auto: increased rents for parking on-
site, shuttle service, good trail access to town and
off-site storage for resident's automobiles.
6
d. Every residential building shall not be farther than
sixty (601 ) feet from an access roadway or drive
providing vehicular access to a public street. The
application does not comply with this standard.
e. All non-residential land uses within the Planned Unit
Development (PUD) shall have direct access to a
collector or arterial street without creating traffic
hazards or congestion on any street. N/A.
f. Streets in the Planned Unit Development (PUD) may be
dedicated to public use or retained under private
ownership. Said streets and associated improvements
shall comply with all pertinent City regulations and
ordinances. This is a public project.
The following section will deal with the issue of rezoning.
Formal action for rezoning will occur at final PUD, however, P&Z
and Council will address review standards at conceptual.
A. Whether the proposed amendment is in conflict with any
applicable portions of this chapter. The application
is consistent with this chapter.
B. Whether the proposed amendment is consistent with all
. , elements of the Aspen Area Comprehensive Plan. The
application is consistent with the Draft Affordable
Housing Production Plan and compatible with the SH 82
Corridor Master Plan, however, their are some
discrepancies with P&Z's adopted plans for the Marolt-
Thomas, (see conclusion section) .
C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering
existing land use and neighborhood characteristics.
The combination of affordable housing in close
proximity to other similar development and zoning, as
well as the significant areas of open space being
proposed makes this proposal consistent with this
standard.
D. The effect of the proposed amendment on traffic
generation and road safety. See previous section.
E. Whether and the extent to which the proposed amendment
would result in demands on public facilities, and
whether and the extent to which the proposed amendment
would exceed the capacity of such public facilities,
including but not limited to transportation facilities,
sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities. See
previous section.
7
F. Whether and the extent to which the proposed amendment
would result in significantly adverse impacts on the
natural environment. See previous section.
G. Whether the proposed amendment is consistent and
compatible with the community character in the City of
Aspen. This application and other affordable housing
proposals will ultimately enhance the character of the
community.
H. Whether there have been changed conditions affecting
the subject parcel or the surrounding neighborhood
which support the proposed amendment. This site has
been identified as an appropriate location for
affordable housing, therefore, conditions have changed.
I. Whether the proposed amendment would be in conflict
with the public interest, and is in harmony with the
purpose and intent of this chapter. The application
clearly meets this review standard.
CONCLUSION: In an effort to plan affordable housing in a
comprehensive manner the Housing Authority has developed a
conceptual Master Plan for the entire Marolt-Thomas site. By
presenting the Master Plan, the Housing Authority has given P&Z
and Council the ability to review the housing development in
context with other proposals on the site.
The Master Plan which is proposed is very conceptual and not the
level of detail which P&Z and Council require for PUD review
purposes. However, staff also realizes that the Housing
Authority cannot solve all the issues related to the Marolt-
Thomas. Staff finds that the uses proposed for the property are
consistent with past plans and conceptually acceptable.
As was indicated earlier in this memo, Alan Blomquist (PCPA) has
been irrigating the Marolt-Thomas property this summer with very
good results. As you may expect, he has some good ideas about
the irrigation system. During a site visit Alan illustrated how
the City could effectively utilize its water resource on the
Marolt-Thomas. Alan's proposal calls for relocating some of the
irrigation ditches and creating one or two lakes as part of the
entrance to Aspen. This approach is consistent with P&Z adopted
plans for the Marolt_Thomas, (see attachments) . Alan will be at
the meeting to illustrate his ideas for the P&Z.
1' In terms of the "Entrance to Aspen" issue, staff finds that this
r,\i p" proposal does not limit the City's opportunities regarding the
Direct Connection. For purposes of consistency, staff proposes a
trail underpass to connect the golf course and the Marolt-Thomas.
Staff also requests that the applicant identify the Direct
8
E
Connection alignment on their Master Plan, as well alternate
trail alignments. This is necessary to ensure that the Community
has the ability to request improvements to the site as part of
the SH 82 improvements program.
In terms of Final PUD, it is the staff's opinion that the Housing
Authority shall be responsible for all aspects of this
development, that is new access roads, new or reconstructed
trails and ditches, any area which will be landscaped or
reformed. The Historical Society shall be responsible for a
`A Final PUD development application for the area they propose to
use and Parks (perhaps in conjunction with PCPA) can request
approval for development on the remaining portion of the
property.
RECOMMENDATION: Staff recommends Conceptual PUD approval for the
Marolt Ranch PUD with conditions. The following is more than a
list of conditions, it is also a list of question which will be
converted into conditions based upon P&Z and Council responses.
1. Based upon the application it appears that the applicant was
t unaware that RFTA provides service to the Castle
c �t� "p fi il Ridge/Hospital area from Castle Creek Road. The applicant
» ` ,j._l shall determine if a more direct pedestrian route can be
established between the housing development and the RFTA bus
stop.
2 . The applicant shall provide adequate lighting along the
pedestrian path from the Hospital bus stop to the housing
development. . .
3 . The applicant and Parks Department shall agree on who is
responsible for snow removal on the pedestrian
walkways/trails and which trails will be shoveled in the
winter. Staff suggests that a shoveled path be provided
from the pedestrian bridge to the housing area and from the
Hospital bus stop to the housing area. p,11 - ',-r' ,•
4 . The applicant shall provide a detailed explanation about how
the shuttle system will be operated, summer only? winter and
summer?
5. The applicant will demonstrate how the cafeteria will
function. Will there be any food service for winter
resident?
6. Because of this proposal it seems more important to
construct a trail from the Marolt-Thomas to the Music School
for safety reasons. Who should ,take the lead in solving
this problem? the County, City, MAA, Parks Department or
Housing Authority? The City and County have both adopted a
Plan which identifies this trail.
f 1
7. It appears that the Museum, house and maintenance building
are being accessed from the trail system. How will this
work? What kind of trail surface is proposed? Who will pay
for the trail?
8. Who will relocate the community gardens?
9. The City shall complete the ACSD's process for the emergency
line extension.
10. The applicant shall work with the Water Department to
determine if the housing can be sited in such a way as to
eliminate the need for relocating the 20" main transmission
line.
11. The applicant shall provide fire hydrants to the
v satisfaction of the Fire Marshal.
12 . Based upon the Fire Marshal 's comments the applicant shall
consider a residential sprinkler system. This decision
shall be reached in consultation with the Fire Marshal.
13 . Staff has some concern about the pedestrian bridge over the
access road. Is it necessary? How high will it be in
relation to Castle Creek Road and how visible will it be
from the highway?
14 . The applicant shall demonstrate how the access road is being
designed. If the road will create a cut in the hillside,
then the Engineering Department's comments must be converted
into conditions.
15. The applicant shall identify which trails they will be
paving.
t 16. The applicant does not propose bike racks as part of
Conceptual PUD. They must be provided as part the Final
Submission.
17 . The applicant shall provide recycling containers on-site.
18 . The applicant shall revise the Master Plan so that it is
consistent with the adopted plans for the Marolt-Thomas.
Changes include providing an alternative for the direct
Connection highway alignment, providing a trail underpass
for each alternative and illustrating water features. This
condition is necessary to ensure that the Community has the
ability to request improvements to the property when the
highway improvement program is undertaken.
19. The applicant shall provide the P&Z with program information
10
regarding the Park maintenance building and the Marolt
house.
marolt.ranch.concpt.pud.pz
Y
;f
11
}
f
MEMORANDUM
To: Tom Baker, Planning Office
From: Chuck Roth, Assistant City Engineer a-r—
Date: August 17, 1989
Re : Marolt Ranch Rezoning & Conceptual PUD
Having reviewed the above referenced application, the Engineering
Department has the following comments :
1. General comments on contents of application:
a . Page 7 - Portion of property was also purchased with
7th penny funds - transportation funds
b. Page 15 - Item 5(d) - Without actually measuring, but
looking at the map, it appears that the closest bus
stop to the site is at Castleridge/Hospital .
C. Page 20 - Isn't portion of property also zoned C -
Conservation?
2 . Vehicular access - It may be questionable if the State would
allow or the City would desire to have access at the Cemetery
Lane intersection. Adding access at that intersection would add
a left turn movement to the intersection which could provide
further congestion for traffic exiting town.
The access road from Castle Creek Road appears to be longer than
might be necessary which would result in more damage to hillside
vegetation than necessary and more cut and fill slopes than
necessary. Perhaps architecturally satisfactory retaining walls
should be required, and perhaps dumping road excavation fill on
the downhill side of the road should be prohibited in order to
retain more of the vegetation. This would result in a require-
ment of removing road cut materials from the site .
3 . Trails - Perhaps there should be a direct, paved trail link
from the housing to the bus stop at Castleridge/Hospital . It is
recommended that the trail link from the site to the Marolt
r
Bridge be paved and perhaps other trail connections in the area .
Is there a trail from this site up to the MAA facilities on
Castle Creek?
4 . Bike racks and motorbike parking - It appears that no mention
was made of such facilities .
5. Bus transportation - What is the cost of riding the bus from
Castleridge/Hospital to town?
6 . Cable TV - This project is different from Centennial - it is
more of a public, municipal, non-profit nature . Since the City
issues the permit for operations to Canyon Cable, and since
municipal, school, and similar buildings are exempt from cost, we
should perhaps be able to negotiate a more satisfactory arrange-
ment for cable television service for the project .
7 . Parking - The plan to provide off-site parking and incentives
for its use are constructive . Perhaps the various reviewing
agencies would be interested in considering requiring some
percentage, 20% for example, of parking to be buried or to be
installed underneath some of the buildings in order to lessen the
area of impact on the open space . The suggested number of
parking places appears reasonable . Reducing the need for auto
use and auto parking is an important goal .
cc: Bob Gish, City Engineer/Public Works Director
memo-89 .97
MEMORANDUM
P
TO: City Attorney
City Engineer
Housing Director
Aspen Water Department
Environmental Health
Aspen Consolidated Sanitation Distric �
Parks Department s,—
Fire Marshall
State Highway Department G
Roaring Fork Transit Agency
FROM: Tom Baker, Planning Office ,
RE: Marolt Ranch Affordable Housing Rezoning & Conceptual
PUD
DATE: June 30, 1989
Attached for your review and comments is an application from the
Aspen/Pitkin Housing Authority requesting approval of the Marolt
Ranch Affordable Housing Project.
Please review this material and return your comments no later
than August 9, 1989.
r
CIV
C2 C
State of Colorado, City of Aspen, ss. Craig Hanson, being first duly sworn, says
that public notice mailing requirements have been met for the October 16, 1989
City Council hearing regarding the Marolt affordable housing application. All
landowners within 300 feet of the subject property were mailed notice 10 days
prior to the hearing. All Federal Agency, State, County or Municipal Government
Service District or Quasi Governmental Agencies that own property within 300
feet of the subject property were mailed notice 15 days prior to the hearing.
And further affiant saith not.
Craig . HanschV
i*f
Sworn to before me and subscribed in my presence this L day of
1989.
��.-�.---�-
otary Pubf
DESIGN WORKSHOP,INC.
' /LANDSCAPEARCHITECTUREN
LAND PLANNING•URBAN DESIGN
June 22, 1989
Tom Baker
Acting Planning Director
Aspen/Pitkin County Planning Office
130 South Galena Street,Third Floor
Aspen,Colorado 81611
1 Re: Marolt Ranch Conceptual PUD and Rezoning Application
1.
Dear Tom,
[ Attached for the planning office's review are 25 copies and 10 sets of drawings of the
referenced application.
This application includes a conceptual PUD and rezoning request for the entire
MarolVThomas Property with emphasis on the MAA/APCHA Seasonal Housing Project
located on 4.3 acres±at the south end of the site.
If you have any questions regarding our application or if we can be of further assistance,
please contact us or the Applicant's Representative,Jim Adamski. On behalf of Design
Workshop,Inc.,and the entire project team,thank you and your staff for your assistance
in the preparation of our application.
Sincerely,
' DESIGN WORKSHOP,INC.
By:
Suzanne Jackson
SJ/mks
4
710 EAST DURANT STREET ASPEN,COLORADO 81611 3031925.8354
DOOM AMEN PHOFAX
MAROLT RANCH
Rezoning and Conceptual PUD Application
Submiad To
City of Aspen Planning Department
130 South Galena,Third Floor
Aspen,Colorado 81611
Anhcants
James L.AdamsK Executive Director
Aspen/Mddn County Housing Authority
I
licant
l Aspen/Pitldn County Housing Authority
l 130 South Galena,Second Floor
Aspen,Colorado 81611
L (303)920-5050
tPrepared By/Planners
Design workshop,Inc.
710 East Durant
Aspen,Colorado 81611
C (303)925-8354
Architect
�. Harry Teague Architects
412 North Mill Stmet
Aspen,Colorado 81611
(303)925-2556
Consulting Enghm
Schmueser,Gordon,Meya Inc.
1512 Grand Avenue,Suite 212
Glenwood Springs,Colorado 81601
(303)945-1004
June 22, 1989
CONTENT
A. Introduction and Land Use Application Form 1
B. Specific Submission Contents for PUD 2
C. Review Standards for PUD 13
D. Architectural Illustrations 19
E. Specific Submission Contents: 20
Application for Amendment to Map
F. Review Standards: Amendment to Map 20
l
FIGURES
�- 1. Vicinity Map
( 2. Master Plan
3. Existing Conditions
�+ 4. Visual and Design Analysis
5. Site Land Zones
6. Housing Elevation
7. Cafeteria/Section
! 8. Dorm Units;Plan/Section
1 9. Central Building,Lower Level Plan
r_ 10 Central Building,Upper Level Plan
t 11. Proposed Rezoning
APPENDIX
L Legal Description of Property
dI. Disclosure of Ownership
r
M. List of Adjacent Property Owners
i.
j, SECTION A.INTRODUCTION AND LAND USE APPLICATION FORM
This application is primarily for seasonal employee housing for the Music Associates of
Aspen(MAA)and the Aspen/Piddn County Housing Authority(APCHA)to be located
on a 4.3 acne±site on the 63 acre±MarolVIbomas property.
In response to the requirements of the Aspen/Piticin County Planning Department,a
Master Plan has been prepared for the entire MarolVIbomas Property as part of this
submission.
The application is thus a Conceptual PUD and a rezoning request for the entire
MarolMomas Property
The document is divided into 6 sections which are:
A. Introduction and Land Use Application Form
B. Specific Submission Contents for PUD
C. Review Standards for PUD
D. Architectiu-al Mustrations
E. Specific Submission Contents:
Application for Amendment to Map
F. Review Standards: Amendment to Map
Sections B and C describe the entire project as a PUD with emaiasis on the
MAA/APCF-IA housing project. The architectural illustrations for the latter are contained
in Sotion D. Sections E and F briefly describe the reasons and review standards for the
rezoning request.
1 .
o__
;AND USE APMC MIC K F W
3.)i pt+pject: Name Marolt Ranch
Lots 6. a in_ 13_ sW 1/4 SW 1/4 Sec. 12,
4 2). Project location A tract of sand situ
TlOS, R85W, 6th P.M. and Lot 5 and NW 1 4 NW 1 4 Sec. 13 T1rnOS 6th P.M.wbere
(indicate street address, lot & block amber, legal dpt--i
ap; 1priate)
g) Pre�.� Z«n- l
R-15A PtJD/SPA 4) lot Size 63.18 acres ±
• icwytls Name, AdAddress & Rine # Aspen/Pitkin County Housing Authority,
5) Appl
.s
920-5050
130 South Galena Second Floor As n CO 81611
6 ent�tive�s Nam, & Ptxxr f James L am
Ad ski. Executive Director
)
same as above
' 7) Type of Application (please dv2ck all that apply)
conditional use � SPA
� Historic Dev.
Special Iaeview Final SPA Final Historic Dev-
s
8040 Cline X
Oonceptual �D Mir Historic Dev.
Historic Demolition
�
Stream Margin Final I�)D _
Subdivision
Designation
pb.&ain View Plane
_ �cm,iniumization x.. TAP ant GMS Allotment
Iot Split/Lot ism _ �; �tian
Adjustme:nt
g Description of �dstirr 11ses ( and type- of tom structures;
{ ) appradmate sq. ft.; n,Xmber of bedrooms; any P�i� approvals
the
! p house,). storage for Parks & Recreation Department, Community Gardens,
1
�
small parking area, hang-glider landing zone, lexiviation/ruins, barn and shed,
ydestrian/bike trails, open space. Previous approval for 70-30 unit development, 1981.
9) Description pit ion of De velapmnt Application
` seasonal employee housing of 100 units with cafeteria, music practice room,
+ canon facilities rkin historic
society museum ity hang-glider
landin area a ricultural meadow,
pedestrian/bike aths rk and icnic area,
lexiviation ruins and garden.
�. •10) have you attadnd the folly .
_
S b— i on Qo*Onts
X �onse to Attad� n� Submi ion Ontents
x_ p4sponse to At:adumt, 3, Spocific
x 14sponse to Attadmment 4, Review StardaTft for Your Application
i,
i ,•• �` � tit �- �"'� _ �-�_ �`
i
•.
44-
r•1
\ s�� 1111S, A
SECTION B-SPECIFIC SUBNIISSION CONTENTS FOR PUD
l L CmgMWW Description
i a. Introduction
This is a request for conceptual Planned Unit Development(PUD)approval for
the MaroltrThomas property owned by the City of Aspen(See figure 1). This
application was triggered by the City's decision to locate employee housing on a
L small portion of the property. The following addresses the entire property and
surroundings in order to establish an overall development policy as context for
reviewing specific requests for its use.
C Voters have approved employee housing and a historic museum on the site.
Currently the city parks and recreation department uses a portion for storage,the
f existing house is rented out,pedestrian trails traverse the site,the community
C gardens are located there along with a small parking area,hang gliders use it for a
landing zone and Highway 82 may be relocated through a pardon of the site.
It is generally acknowledged that the property needs an adopted plan to avoid its
jincremental erosion and to insure a great visual gateway to town. The plan
included here has been reviewed and approved by the Park's Association,the City
Cstaff and the Housing Authority.
b. Objectives
The specific objectives for the plan are:
- Provide for expansion and relocation of Highway 82.
' - provide a scenic open space entry to town.
- provide efficient and scenic trail routes.
Sf - Provide an employee housing site with minimal impacts-
- Provide a site for the historic museum.
- provide better organization for existing site uses.
S - Provide flexible and appropriate guidelines for evaluating potential future uses
and their locations.
1
2
C. motion of Pranosed Land uses
T
The proposed project is a mix of housing,recreation and open space uses
r
r i arranged to enhance the appearance and livability of the community and provide
much needed housing while minimizing environmental and community service
impacts (see Figure 2). Land uses envisioned include:
MAA and seasonal employee housing in 100 units of approximately 500 sf
each. Each unit contains two bedrooms plus a bathroom. The units can be joined
via a connecting doorway to create a flexible 4 bedroom suite with two
bathrooms. There are an average of 20 units per residential building resulting in 5
buildings of two stories. The units are single loaded along exterior corridors with
vertical circulation at the ends of the buildings (see Section D-Architectural
Illustrations).
I ti
t- - MAA and seasonal employees' commons building including a cafeteria,
commons space (TV,lounge furniture,food and beverage dispensers,table
games,etc.),laundry facilities,management office space,building and grounds
maintenance space and MAA practice rooms. Additional practice space beneath
fresidential buildings may be required and would double as storage space for
winter residents. The commons building will be one and one half floors above
l grade with the lower floor daylighting on one side.
- Residential and commons buildings will be organized around a oammonropen
space along the upper rim of the creek valley. Pedestrian and vehicular
circulation,including the exterior corridors,will border the central open space
creating a community"street"reminiscent of Aspen's traditional west end streets
aind will be enriched with an irrigation ditch and tree plantings for shade and to
soften the buildings.
Parking and service will occur north of the building compound and will jointly
serve the housing and other uses on the property.
r=
- Marolt Ranch and the Red Roof Inn project will be under common
management and ownership,accruing several benefits to residents of the
� . 3
-
ik
�• � •• �R �1, 1 r
1
��J •y
f• e
/
l7 .• I
. 1
community,the most obvious being excellent housing in close proximity to work,
itcreation and community services and facilities. In addition,savings will be
realized as a result of common maintenance,equipment,amounting, staff and
space,the savings reflected in rental votes. Food service provided at both
locations,will have buying strength resulting in lower costs and a shuttle system
will serve both sights reducing parkway requirements and commuter traffic.
Historic Society Museum to be housed in the existing barn and shed plus
outdoor displays in an area totaling 1.9 acres.
1 .
A park along the rim of the canyon including a picnic area beneath the bridge,
gardens integrated with the lexiviation ruins,pedesdan/bike paths and rerouted
irrigation ditches with new tree plantings.
- Community vegetable gardens.
- Hang glider landing area.
iy - All the facilities and services described above will have common vehicular
J
access from Castle Creek Road to the shared parking area adjacent to the
jemployee housing. Service and emergency access would occur along an enlarged
pedestrian bike path from the parking area to remaining uses.
- The remainder of the property will be an agricultural meadow. generally
y
adjacent to Highway 92. This will be an attractive land holding zone until other
uses are deemed appropriate.
1_
d Hosing EMM
- Number of people to be acxosn nodated
�p Seasonal students (��r)
1 Caretaker Year Round
a
r
- Residential Building Program
i{
==dwe lling unit=504 sf to accommodate 3 MAA students or 1 to 2
loyees. The unit contains 2 bedroom/living spaces,bathroom and
�- starago,
Five two story dwelling unit buildings @ 10,800 sf each,contain a total of 100 b
dwelling units and below ground practice and storage rooms. 5 2
Total Unit Area -50,400 of �L� �t
Total Unit Footprint -25,200 sf 70
1 Circulation Porches = 11,200 sf
Circulation Vertical = 3,000 sf
Common Rooms = 6,000 sf
L Below ground practice rooms = 4.680 sf
Total Floor Area =75,280 sf
] Total Footprint =35,300 sf �
t.. - Central Building
r►
Basement: Music Practice Rooms = 3,000 sf
First Floor. Cafeteria and Service Fagilities = 1000 sf
Total Floor Area - 6,000 sf
Total Footprint = 3,000 sf q 2�
Maintenance Servi
Offices = 504 sf ��j a
Maintenance Shop and Bay = 504 sf )
Total Floor Area = 1,008 sf
Total Footprint = 1,008 sf
- Practice Rooms
Below cafeteria = 3,000 s
Below dwelling units = 4.680 sf
Total Floor Area = 7,680 sf
t' Total Footprint = Underground
Building Program Summary
Total Floor Area =79,288 sf
Total Footprint =39,308 sf
ll
e. Total Site Progmm Swn=
Land Use Land Area(Acres)
1. Housing and Commons 4.3
2. Parldng 0.6
3. Historic Society ' 19
4. Community Gardens 1.2
5. Picnic and Garden Area 1.4
5
IAnd Use Land Area(Acres)
6. Parks Maintenance 09
7. Agricultural Meadow and Hang Glider Landing 30.2
B. Planting and Screening 7.7
fli 9. Additional Open Space(roads,trails, 14.9
river valley etc.)
Total 63.2
The entire program can be comfortably accommodated on the site with either the south or
north location of Highway 82. However,if the south alignment is selected,considerable
screening will be required between the museum and the roadway.
1
In conclusion,the elements of the program are compatible with one another and in most
{ cases,mutually beneficial if properly located and related one to another.
2. Community Services& Facilities
a. Utilities
�. Sewer and water will be provided via existing city service lines. A portion of a
main water line will be relocated subject to the Water Department's consent.
Two conditions to be met prior to connecting to the sewer line arc: firstly,for the
City to complete the administrative procedures for the Marolt extension,and
secondly,for the applicant to pay$1,000 for down stream sewer improvements
(Bernie Matherly,Aspen Consolidated). (See Figure 8).
will be provided b Holy Cross Electric. This was confirmed in a
Power Pro Y Y ,
• telephone conversation with Jeff Franlde on June 13, 1989.
b. fmmutAcattons
Telephone and Cable TV are available at the site boundaries and will be extended
11 as necessary.
t•
C.
f The mass transit system and roads will be positively affected by the project by
reducing down valley commuter trips during the ski season and centralizing the
MAA students and their common facilities during the summer. Price incentives
4
�i 6
will be used to encourage off-site auto storage at the MAA campus and at the
county land fill property to further reduce traffic and the trail system will be
upgraded to better serve bike and pedestrian access to town.
d. Schools
Public School enrollment will not be affected due to the seasonal nature of the
housing. However,the proposed ranch museum will be a positive adjunct to the
curriculum.
3. Project Description
a. Existing Site Conditions
The city-owned site is approximately 60 acres of undeveloped land acquired with
"6th-penny funds." It is bordered by Highway 82 on the north,Castle Creek on
C the eas and Castle Creek Road on the south and west. The entire property is
rwithin the "scenic foreground"of the Highway 82 Corridor Master Plan. In
addition,there is a 200 foot building setback along Highway 82(See Figure 8).
b. Physical Conditions
The Marolt property is irrigated with water diverted from Castle Creek. Two
main ditches feed several irrigation canals controlled by a system of gates. The
City has the water rights to these ditches.
` The flat open lnd am mainly agricultural meadowland. The steep slopes along
the river edge are riparian vegetated(cottonwoods,aspen, spruce and fir,
chokecherry,dogwood). Riparian vegetation also follows the irrigation ditches
into the meadows. There is a steep area along Castle Creek Road vegetated with
mountain shrubs (scrub oak,sage,seiviceber y,rabbit brush).
C. irculation
Roads: Heavily traveled Highway 82 is the main arterial into Aspen. The
proposed widening of this highway will take place along the existing alignment or
along a realignment through the Marolt property connecting directly to Main
Street.
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EXISTING VEGETATION
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Marolt Ranch C1JF`T,APPLICA.T LOCATION
l�ar�(nYr i�/H.. ♦wn�rrrrN.�..,.•x n.,u wp w
t� L�Y�NII 'fr<I:.TNL ANp.r►N�IIr Ste/\U lw
Conceptual PUD Submission
,•"•�`"•�•�•••» FIGURE •�
PLAN=/LANDWAK ARCHITECT.WK
Mpen.ColDTeda MIWDWMA .
a SIMMERED t� A ,
i er E� Pee
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�► EXISTING CONDITIONS A'`"'`""'
eg1,Ni!!E► _oATe 0101111,..,«. 1lEtT , of .
' Then are two main intersections of visual concern, Castle Creek Road and
Cemetery Lane. Castle Creek is a secondary road with intense recreational use in
' the summer. Cemetery Lane is also a secondary road which provides residential
access from Highway 82.
There are two on-site unimproved roads,one leading to Gal's house off
Highway 82 and the other to the community gardens on the west side of the
�.' property.
Bike Trails: There are two main bike trails on site. One is a 10 foot gravel trail
along the east edge of the property. The other is a paved bikeway along Highway
l82. These connect three important access points,the Highway 82 bridge,the
bikotpedestrian bridge leading into town,and the proposed base of the mountain
1 trail.
d. Off--Site Context
The Highway en wa 82 into Aspen is flanked by the Marolt Open Space and the
�'Y
Aspen Municipal Golf Course. The south side of Castle Creek Road is the most
developed with the Prince of Peace Chapel,Aspen Valley Hospital,the planned
Health Services development,and Castleridge Employee Housing. The east side
L of the river has several private residences and condominiums.
i. e. Existing Structures/Uses
Then are four buildings on the site. The barn site contains two buildings of
r historic significance on 1.9±acres. The buildings are fairly run down and are
j currently used for parks and Recreation Department storage. Then is also a shed
( used for storage of cross-country ski trail maintenance equipment.
Opal's house and garage are on a terrace 10-12 feet above the barns to the west.
These structures are presently used for employee housing. The west side of the
site is currently used as a community garden and a hang-glider landing area.
4. MmW and Dest8R ARRIYAh
This section of the submission analyzes the development potential of the site (See
Figure 4).
8
=..
Co QIENTIAL �i p As
11 E
ACCESS ~ �� i• '1
TEN
'1� / •�• • r. /" / •MAT
SHADOW
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RESIDENTIAL
VIEWSHED
LEGEND
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c1,171.E CRQK ROAD vtWSltD
DRAMATIC 110100111111111111
snE ACCESS
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T Marolt Ranch " ""'P"`""� LOCATM:
�F1116C�6>���, AffAf/rf�l/�{�f.f.10.i).7•'IM{M'IM
�MIMIK.ILtIS.INfY.Yf.M FIGURE Conceptual PUD Submission °�'°`�°°
4
PL*J%W=/LAN06CAK A1C'HMCf:
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VISUAL AND DESIGN ANALYSIS ���" DATE An is,•w. SM. * O A
L Visual
From Highway 82,the open space is seen as an agricultural meadow.
Maintaining this image should be a high priority. Viewing distance from
Highway 82 is delineated so that what is actually seen at 20-30 mph is
approximated. With greater distances less detail is perceived.
From a visual standpoint,three special areas are identified: the lexiviation
platform,the barnsite and the enclosed area at the south end of the property.
b. FUy
1_ With either highway alignment,the road becomes a major open space funnel into
town where the rural landscape meets the urban edge at the abrupt canyon drop
{ creating a"gateway to Aspen". This gateway creates a dramatic entrance to
1 Aspen and should be enhanced by means of sensitive planning and landscaping.
C. Ttails
The pedestrian bridge over Capitol Creek creates an opportunity for a gateway to
the site; the boundary between town and open space. The city and county have
identified important trail corridors for the bike path system. The Marolt property
iis an intersection of three of these corridors: The Castle Cheek trail to the MAA
campus,the Airport trail into town, and the base of the Mountain Trail.
d. Auto Access and Pariging
There are two points of auto access to the site that could be expanded upon. The
access at the hang glider parking area has good potential because of its location
on the less travelled Castle Creek Road. Another possible entry is at the
into section of Cemetery Lane since there is already a traffic light at this location.
S. Site Land Zones
. The property is divided into four major zones by its physical and visual
characteristics. They are defined by elevation difBerenees,slopes and/or
vegetation,and areas with special character(See Figure 10).
I.
9
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CORRIDOR ZONE
■!/ /fl AR RAL LAN • �� �� Ir•R ORIENTED
1 - _ Ate'• , �� r1EEl•OF MEADOW AND RIVER
•r ' % )• � .Y ' '�% CONNECT•AREA•OF
DITE LIMEADE'
1811 L
s[C►rDEO AND*0116 4112As
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nch �,, ,,,�:
Marolt Ra .,.�-`"'' 11012W ""' AsA1r�I6Fit=La 5a E'W a
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AIVaCire tNll NN WAKE IS.TIf.USE'.Y R1l.
Conceptual PUD Submission LANDOC,M ARCWrWT: FIGURE 5
iD 1D0 to ADO
IWT TO"AMMINICIS
SRE LAND ZONES 4N" N..
AI��CieYfMil
Inn . 1 Existing Struct=s Zone: This area includes the lexiviation area which is
defined by dramatic topographic changes,terraced ruins and gently sloping
platforms. It is inwardly-oriented and secluded due to vegetation and lower
elevation on the site.
This is also the historical barn location. This area is oriented toward the canyon
edge,is separated from the meadow by trees and topography,and is visible from
L Highway 82. It is an intensely used pedestrian area with the trails and bridge.
A.
. The homesite is secluded by elevation and trees from the barnsite and partially
surrounded by vegetation and an irrigation ditch.
_ Zone 2 Meadow Zone: This area consists of flat,irrigated,agricultural land. The
northern section of the meadow has high visual vulnerability because of openness
and highway proximity. This zone is part of the open space entry to town. The
r southern section of the meadow is further from the highway and less visible with
J more thickly vegetated edges.
Zone 3 Housing Site: This area consists of flat agricultural land with outward
views and lesser visual vulnerability than other zones.
It contains a flat,secluded area,which is a gently sloped platform surrounded by
itrees,a cut slope to the south and the descending river edge to the north-east,with
a framed view of the meadow.
Zone: This zone links different of the site. The
Zone 41Ziver Corridor pests
valley bottom is contained by valley walls and trees. Views with the valley are
confined and dominated by the river.
6. Site Master Plan rMg=
The program for the entire Thomas/Marolt property has been developed through
meetings with the client group and is discussed below under four major headings:
Open Space,Historical Ranch Museum,Park and EmployeelMAA Housing. (See
Figure 1)
C.
1 10
a. OM$Dace
This is the most dominant element of the program as prescribed by current zoning
and agreements with the Pitkin County Parks Association. Possible items to ae
incorporated include: visual open space as the entry corridor to Aspen;
agriculturally maintained meadow land;hang glider landing area and yublic
vegetable garden.
b. Historic Ranch Museum
This element,as requested by the Historical Society,would be a community oriented museum to preserve and exhibit the ranching heritage of the valley.
Although mining operations were the original use of the buildings,both mining
Cand ranching existed on the property. Mining history will be exhibited at the
Aspen Museum. hums to be incorporated in the Ranch Museum includes: animal
L exhibit;machinery exhibit;public gardens✓agricultural display and small
4 stagefperformance area.
r_
C.
This element is manicured open space. The Parks and Recreation Department
identified their needs to include: playlot;picnicking,passive recreation;park
headquarters; storage; wildflower exhibits; small open air gathering area; little
league softball field and theme concession.
d. E=loyee/MAA Housins
a 'ta for new employee
The Pttkrn Caiaty Housing Authority is requesting n emp y
housing. There is a current need to house 300 MAA Wadants far the symer
months.The Marolt Property is ideally situated for access to the MAA:school
located approximately one mile south on Castle Creek Road. Housing on the site
will accommodate both MAA and a large proportion of winter employee housing
rr needs via the following:
r The site master plan illustrates the location and relationships of the program
+� elements. Most of tiro land remains in agricultural open:pace with the more
intensely used activities situated along the edge of the Castle Creek Canyon. The
plan leaves an agricultural foreground for the Highway 82 entry to town and
11
concentrates areas requiring irrigation and landscaping in the parts of the site that
are currently the least attractive.
Future uses that involve more intense activity such as ballfields,should be located
at the edge of the agricultural zone and adjacent to areas that are already
developed for other uses,park development generally proceeding from southwest
to northeast. This park development policy is aimed at establishing an orderly
and efficient expansion of park facilities as they are needed,economically
: concentrating on landscape resources and preserving the quality of the open space
as the entrance to town.
F
12
,o ,
SECTION C-REVIEW STANDARDS FOR PUD
L feral Reaui_ rements
L The Aspen Area Comprehensive Plan designates the property as "scenic
foreground"for Highway 82. It also contains pedestrian/bike trails. The housing
4 will be located at the far south end of the site and screened from the highway.
The visual condition of the land will be upgraded by sensitive site planning and
maintenance of the large agricultural meadow. The trail system on the site will be
improved.
b. The open space uses are compatible with the golf course and park that flank the
north side of Highway 82. The housing is located adjacent to the Castle Ridge
employee housing and the hospital at the southern end of the site forming an
expansion of an existing developed area
C. Future development of the property will be open space uses consistent with the
requested park zoning. Employee housing and health services expansion around
the hospital will not be affected.
2. Density
Densities requested do not exceed these permitted by existing zoning for the trial
poperty(Stye ExWng Conditions Map,Figure 8).
L General
- Utilities are available on site.
- Service roads and parldng will be constructed on site to serve housing and park
requirements.
- Envkonmentally sensitive areas of the site will not be developed
- Air quality will be improved because of reduced traffic as a result of proximity
of housing to Aspen,improvement of trails,use of shuttle van and public
t
transportation.
- The project is specifically designed to fit the site terrain and to enhance it in
terms of trails,irrigation and the area around the existing barn.
13
F
b. Density Reduction-does not apply.
3, Land Uses-will be as permitted or conditional as per requested zoning.
r
4. Dimension al Muirements-to be established by special review.
r
S. Off Street Parking
a. . $eldold
Winter Seasonal Housing @ 0.6 cars/unit =60 cars
(Source APCHA) x 100 units
Summer MAA Students *2 @ 0.2 cars/person =60 cars
(Source MAA) x 300 persons
Caretakers Unit @ 2 cars/unit =2 cars
x 1 unit
b. Non-Residential
Cafeteria employees @ 4 cars/shift =4 cars
Operations and Maintenance @ 4 cars/shift =4 cars
Employees
visitors @ 12 cars = 12 cars
Park,Community Gardens and = 1 car
Historical/Museum Curator
Park Maintenance = 1 car
Public =22 cars
C. VAI:yino Time Periods of Use and Off Site Parking
Off site parking will be provided at the MAA Campus on Castle Creek and at the
Piddn County Landfill for up to 40 cars. Financial incentives will be provided for
employees who use these parking areas and thus reduce traffic impacts. During
the day it is anticipated that approximately one third(33%)of the residential
parking area will be vacant and available far public parking for park facilities.
Parking for up to 60 cars for special functions can be accuaodated by parallel
paddng adjacent to the access roads on site.
An on site parking area will be provided to accommodate 50 cars,based on the
following calculations.
14
f
a
Parking Summary
s Students or Employees =60 cars
' Caretaker = 2 cars
service = 8 cars
Visitor = 12 cars
Subtotal =82 cars
Off Site Parking =40 cars
Subtotal =42 cars
Park,Community Gardens and =22 cars
Historical/Museum cars
Less 33 %of 42 = 14 cars
Total Panting Area Size =50 cars
d. Public lan&vrgAuto Disincentives
Auto disincentives include charging additional rental rates for on site parking
permits. Public transportation will include the use RFfA bus system. Presently
the closest bus stops is at the site on Highway 82 across from Cemetery Lane. In
addition the MAA will run a shuttle bus to serve the housing development. The
pick up will be at the cafeteria Bike/Pedestrian trails link the development to
City of Aspen and the Airport Business Center.
e. Proximity
The proposed housing is approximately one mile from the commercial core and
one mile from the Charles E.Moore Poole and adjacent recreational facilities. It
is approximately 1/2 mile from the MAA facilities on Castle Creek Road. The
proximity of the housing to these key areas significantly reduces the need for
individually owned motor vehicles.
6. ORn Space-Confmms to requested zoning.
7. Landsca°e Plan-(See Master Plan,Figure 1)
Landscaping for the housing area includes a berm and evergreen plantings to
screen the buildings along the nortbern boundary of the housing area and a
relocated iaiganon ditch with cottonwood plantings along the "street"side of the
buildings for shade and building Kftning.
Proposed landscaping for the park is composed of three major elements;the
forested river valley,the agricultural meadow,and the riparian vegetation along
15
t
the irrigation ditches. The landscape concept is to leave the river valley
essentially as is,to reinforce the tree/ditch edges to screen development,to
maintain the meadows for agricultural image,and to introduce manicured turf
areas where development occurs.
The desired image is similar to the Beyer garden at the Aspen Institute where
manicured use areas are simply"carved out"of the meadow. This approach
retains agricultural appearance from the highway while allowing for use areas
which need not be visible from the highway.
Carving out use areas creates an edge between manicured and meadow grasses.
These edges become the location for trails,ditches and trees to provide landscape
structure and screening as the park evolves. The accompanying section illustrates
the possibilities for varying levels of edge definition and richness which is
primarily a function of water. The design and routing of the ditches and the
amount of planting that occurs along them offers a rich palette of landscape
variety without detracting from the ranch/meadow image of the place.
S . .
s
77sttd •Duch ds�c� TiuiG
�tiilcuttd nc;c[CtvzrL �'2[adav�
SECTION THROUGH. MEADOW EDGE
16
t _
The city trail system becomes a new experience,intertwining with the edges,the
meadow and development perimeters. Instead of an 8 foot wide trail with gravel
edges,it becomes a curving path with landscaped edges...boulders, shrubs,and
vegetated canals. It crosses over the water,goes into the meadows and in and out
F
of the trees.
r
The old lexiviation ruins on the site are an anomaly that require special attention.
One approach would be to bulldoze them and re-establish the natural landscape.
This would be very expensive and would destroy an historic resource. The
preferred approach is to incorporate the ruins into some other activity area(kids
play area,park entrance,ranch museum,gardens,etc)and treat them as a
landscape resource. They are visually interesting and potentially very attractive
given careful treatment. The proposed plan uses this area and the adjacent river
edge point as a garden and for picnicking.
8. Architectural Site Plan (See Section D-Architectural Illustrations)
The architectural concept for the housing area is drawn from traditional ranch
cluster imagery consisting of low buildings with shed roofs forming a compound
around an open space. The public or entrance side of the units face a"street"
along the edge of the central open space where all circulation and activity are
concentrated The private side of the units are tucked into the hillside for privacy
and quiet.
i
n,
a '
f til
,
t
� C'Q►»i»csi5
LLILcCa 1L.Z
i
Ir or
t SECTION THROUGH THE HOUSING & COMMONS AREA
G
17
9. Lighting
Site lighting will consist of down lighting that illuminates the ground surface with
an invisible light source. These will occur along the "street"and at the edges of
parking. All other lighting will be soffet mounted on the buildings,also with an
invisible source. All lighting will be at the lowest possible level consistent with
safety.
10. a stering- See Section B-lc
11. Public Facilities-See Section B-2
12. Traffic and Pedestrian Circulation
The project is specifically and designed to provide convenient pedestrian and
mass transit access to employment and service areas as discussed In addition,
residents will be assessed beyond rental rates for cars parked on site. The project
will be a model for minimizing auto traffic and a delight for pedestrians,cyclists
and transit users.
The access road connects to Castle Creek Road opposite the Meadow Wood
Road It follows the edge of the southernly meadow to the parking area.
Residents and park users will share the parking. Service and emergency access is
provided along the trails from the parking lot to the other park functions. Existing
access from Highway 82 will be abandoned. The park will thus be totally auto
free so that activities and trails arc contiguous.
The path between the employee units and the river is to accommodate vehicles for
loading and emergency access.
18
t
SECTION D-ARCBM(TURAL ILLUSTRATIONS
19
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HAWTUOM
A-GURE It
SECTION E: SPECIFIC SUBMISSION CONTENTS: DEVELOPMENT
APPLICATION FOR AMENDMENT TO MAP
4
In order to facilitate the previously described project,the applicant seeks to rezone the
MarolVThomas property so zones which will be more consistent with the proposed uses.
Presently the 63.18 acre±property is zoned R-15A PUD/SPA. Rezoning to public is
requested for 4.3 acres±of housing and 1.9 acres±historic museum area. The
remainder of the site,57.7 acres,will be rezoned to Park to ensure that it remains open
space consistent with the Aspen Area Comprehensive Plan. (See Figure 11)
SECTION F: REVIEW STANDARDS: AMENDMENT TO MAP
1. The proposed amendment is not in conflict with applicable portions of the Zone
District Map.
2. The proposed amendment is consistent with the Aspen Area Comprehensive Plan.
It preserves the majority of the land in the State Highway 82 Scenic Corridor and
develops the trail system through the property.
3. The proposal is consistent with surrounding zone districts and land uses. The
housing is located in the portion of the site closest to existing and proposed
housing development around Castle Creek. The open space and trails connect
surrounding trail and open space systems such as the Marolt Bridge and the
Aspen Golf Course.
See Sections B and C for:
4. Effect on traffic generation and road safety
5. Effect on public facilities
6. Impact on the natural environment
7. Consistency with community character
20
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-� \`\ -_. _- ` v , ._`. '. Cow. - J .. � ' `. •'.," " 1`� ��
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\_ate- ��'-_ '� \ /.•
IMO AD
A MIA
J.
US REZONING
f' EOUESTED FOR
REAS OUTLINED
LEGEND
DEVELOPED AREAS �
( ] �J LANDSCAPED AREAS IS
W X111 11`
PROPOSED ANO EXISTING TREES
r� PEOESTRIAN/SIILE TRAILS D
SERVICE/EMERGENCY VEHICULAR `. `J 0 I
ACCESS WAYS � �• ,��' ��) /i
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Marolt Ranch CLIENT/APPLICANT: L�TX>":
Ayw/AIY�C'�Alln�lle1 A�adY�l ii�l�lT.IL ILA'INfr'IM
W S+aDI�Iwser Nv
AIp11.Ciobewll e1C ILTIB.eI•I�.YI.w.rW3n11 MT/IN
Conceptual PUD Submission
°d""° FIGURE 11
PLANNER/LANDSCAPE ARCHITECT:
Yc
A>4L71•COIOfsdO 70fimA—
PROPOSED0 so I" V* Ole
REZONING -
aft rl.r rr eww
AIq.R UU..Arewn nATE MM Ts.lose 04MT• OP •
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k 8. The City acquired the Marolt/rhomas property with the intent of using it as open
space. The sites for the employee housing and historic museum were approved
r by the City of Aspen Voters in May 1989 elections,thus the proposed amendment
is suppmud Ly changed conditions affecting the subject parcel.
9. The proposed uses have been supported by public interest(May 1989 election).
t
21
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:t
y •
L GAL DESCRIPTIO! ,
A tract of land situated in Lots 9, 10, 13, SW 1/4 SW 1/4 Sec. 12, TIOS,
°3514, 6th P.M. and Lot 5 and 1114 1/4 134 1/4 Sec. 13, T10S, P.35161, 6th P.M.
escribed as follows:
egi•nning at a point, in the center line of Castle Creek (the SW cor.
Lot 2 Adams Subdivision) ,
thence 1114°40'E 149.97 ft. to corner !13 Holden Tract,
thence ?114°35'W 172.00 ft. to corner 014 Holden Tract,
thence 1137°50'W 314.72 ft. to corner 01. Holden Tract, .being -identical
with corner 44 tlorth Texas Mill Site I-IS #3288,
thence 1154045'14 84.00 ft. to the center line of Castle Creek,
thence N26000'W 94.00 ft. along the center line of Castle Creek,
thence 1128"IO'E 294.00 ft. along the center line of Castle Creek,
thence N20°05' E 115.40 ft. along the center line of Castle Creek,
to the South Right-of-Way line o` Colorado Highway No. 82,
thence N75*03':1 360.26 ft. along the South Right-of-Way line of Colo-
( _ rado Highway No. 82,
theme 63.52 ft. along the arc of• a curve to the left (radius of 905.00
ft. chord bears 1177°C3'38"W 63.51 ft.).9
thence S10 051 '14 90.71 ft. ,
thence S21*47'14282.37 ft. ,
thence S25°23'W 715.83 ft. to a point being 1794.68 ft. S41 052115" E,
fron the 1954 Brass Cap marking the W-1/4 corner of Sec. 12,
thence S18.14'W 1107.77 ft. to the North Right-of-Way line of Castle
Creek Road,
thence S40'00'E 114.98*ft. along the ;forth Right-of-Wav line of
Castle Creek Road,
thence S53°34'E 124.61 ft. along the ilorth Right-of-Wayline of Castle
Creek Road,
thence 11al°56'E 254.45 ft. ,
thence S06042'E 308.07 ft. ,
� thence 1190°00':i 9.11 ft. 1p
thence S33°00'E 61.65 ft. ,
a
thence ii16°00'W 44.62 ft. along line 1-2 to corner SJo. 1 Short
Line MS 14610,
thence H74000'E 236.35 ft. along line 1-4 of Short Lime MS 14610,
thence 1190°00'1d 74.04 -ft. .
thence 1119°12'E 117..35 ft.,
thence ;142030'W 329.09 ft- ,
thence :102°43'.1 221.35
thence 11160441E 139.78 ft. .
thence S70012'E 120.00 ft. ,
thence "136045'E 268.63 ft. to the cost flortherly Records,f property
described in Book 196 at Page 376, Pitkin Y
thence 1160°46'11 190 feet to the center line of Castle Creek,
thence along the center line of Castle Creek the following courses:
;112033129"14 154.72 feet,
thence H43°00'E 80.00 feet,
thence 11850301E 83.00 feet,
thence 1185000'E 150.00 feet, '
•thencp, S68°00'E 30.00 feet,
thence S77000'E 110.00 feet, -
thence 1'81°19121"E 40.17 feet to the point of beginning.
containing 35.25 acres , .more or less.
i
IT
�ARCEL A-2
A TRACT OF LAND BEING PARTS OF TOWN HIP, O SOUTH,O,RANGET85 WEST. 6th-SOUTHWEST Pk NC PAL OF THE
S
SOUTHWEST QUARTER OF SECTION 12,
MERIDIAN, PITKIN COUNTY, COLORADO DESCR18EO AS FOLLOWS:
Of THE. SOUTH RIGHT-OF-WAY LINE OF
REGINNING AT A POINT BEING THE INTERSECTION
COLORADO STATE HIGHWAY N0.82 AND THE EAST RICIIT-OF-WAY OF THE CASTLE. CREEK ROAD, BEING
COUTH 10.3Y'20"EASi, 332.91 FEET -FROM THE WEST QUARTER OF SAID SECTION 12, ('A 1954
R�REAU OF LAND MANAGEMENT BRASS CAP MONUMENT); THENCE SOUTH 16-36' EAST, 135.87 FEET,
NORTH IB• 14'EAST, 1107 T ALONG' SAID
SAID EAST RIGHT-OF-WAY• FENCE; THENCE SOUTH 20' 54'EAST, 2006.31' FEE
ALONG TH 32' IO'EAST, 67.10 FEET ALONG SAID EAST RIGHT-OF-
EAST RIGHT-OF-WAY FENCE; THENCE SOUT H FEET; THENCE NORTH 25.28'EAST, 715.83 -FEET,
WAY FENCE; THENCE.
NORTH 1
THENCE NORTH 21• a7'EAST, 282.37 FEET; THENCE 0- TO THE .SOUTH
SI'EAST, 90.71 FEET
O. 82; THENCE ALONG A NON-TANGET CURVE
RIGHT-OF-WAY LINE OF- COLORADO STATE HIGHWAY N
TO TIIE LEFT, RADIUS OF 905.00 FEET, A DISTANCE OF 416.88 FEET (CHORD BEARS SOUTH
n7•al'wEST, 413.21 FEET) ALONG SAID SOUTH RIGHT-OF-WAY; THENCE SOUTH 74.27'WEST,. 272.30
FEET ALONG
ETNA DISTANCE RIGOF 919.54:FEET N(CHORDD'SEARS CURVE
H 83.31HWESTGH897 OC RADIUS FEET)F ALONG
II96.00 _
THE SOUTH RIGHT-OF-WAY TO IHE POINT OF BEGINNING.
CY.CEPT A TRACT OF LANG FORMERLY BEING COLORADO MIDLAND RAIL ROAD RIGHT-OF-WAY IN LOTS
B AND 10, AND THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF 'SECTION 12, AS DESCRIBED
IN BOOK 175 AT PAGE 628,OF PITKIN COUNTY RECORDS, MORE PARTICULARILY DESCRIBED AS FOLLOWS:
NEGINNINC AT A POINT ON THE EAST LINE OF THE THOMAS ESTATE PROPERTY BEING 1823.79 FEET
SOUTII 40. 19'EAST FROM THE WEST QUARTER CORNER OF SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85
WEST, 6th. PRINCIPAL MERIDIAN, PITKIN COUNTY, COLORADO (A 1954 BUREAU OF LAND MANAGEMENT
BRASS CAP MONUMENT); THENCE SOUTH IS- 14 WEST, 66.44 FEET ALONG SAID EAST LINE; THENCE
ALONG A CURVE TO THE LEFT, RADIUS OF 300.10 FEET, 'A DISTANCE OF 540.42 .FEET (CHORD
REARS SOUTH 18.54'WEST, 473.76 FEET); THENCE SOUTH 31• 21'EAST, 8.00 FEET TO THE EAST
LINE OF THE THOMAS ESTATE PROPERTY; THENCE SOUTH I8-14'WEST, 131.35 FEET ALONG THE
• ST 93.16 FEET; THENCE ALONG A CURVE
EAST LINE. OF SAID PROPERTY; THENCE NORTH 31 21'WEST, �
TO THE 1216117, RADIUS OF 408.10 FEET, A DISTANCE OF 221.14 FEET, (CHORD BEARS NORTH 150
.tg'30"WCST, ^In.4G FEET). THENCE ALONG A CURVE TO THE RIGHT, RADIUS OF 663.65 FEET, A
DISTANCE. OF 100.00 FEET (CHORD REARS NORTH 04.01TAST, 99.91 FEET); THENCE ,NORTH 08-20-EAST, 245.00 FEET
THENCE ALONG A CURVE 10 THE LEFT, RADIUS OF 440.22 FEET, A DISTANCE OF 233.07 FEET (CHORD
BEARS NORTH 06.41'WEST, 232.39 FEET) TO THE SOUTH RIGHT-OF-WAY Of THE MAIN, LINE OF THE
RAILROAD; THENCE ALONG A CURVE TO THE RIGIIT, RAD US or NORTH 47•EET, A DISTA 00 FEET;36.07
FEET (CHORD BEARS NORTH 49.11'WEST, 136.07 FEET);
THENCE SOUTH 88.24'EAST, 154.18 FEET TO A POINT ON THE CENTERLINE OF THE RAILRS AD M INZINE
REING 2376 FEET MORE OR LESS NORTHWESTERLY FROM THE FAST LINE OF LOT=,
(OF THE KIMBERLY SURVEY); THENCE SOUTH Be* 24'EAST, 154.18 FEET; THENCE- 'SOUTH 47.52'EAST,
215.00 FEET; THENCE ALONG A CURVE TO THE LEFT, RADIUS OF 2764.80 FEET A DISTANCE OF
454.01 FEET (CHORD BEARS SOUTH 52' 34'EAST, 453.50 FEET) TO THE EAST LINE OF THE THOMAS
ESTATE PROPERTY; THENCE SOUTH 25-28'WEST, 147.50 FEET ALONG SAID EAST LINE; THENCE SOUTH
10014'WEST, 57.06. FEET ALONG SAID EAST LINE TO THE POINT OF' BEGINNING. CONTAINING
27.934'1ACnES MORE OR LESS.
i
r
APPENDIX H
Title
The property ig being transferred to the City. The City Attorney will provide the tide
deed which is presently in the Ordinance Process.
LIST OF ADJACENT PROPERTY OWNERS
Frederick Alderfer Hans R.Gramiger
P.O. box 10880 F.O.Box 67
Aspen,Colorado 81612 Aspen,Colorado 81612
Harvey B.Allon Kirk and Petra Gregory
C/O Nomura Securities P.O.Box 10055
180 Maiden Lane Aspen,Colorado 81612
New York City,New York 10038
Michael H.Behrendt Ted A.Koutsoubos
334 West Hyman Avenue 419 East Hyman Avvenue
Aspen,Colorado 81611 Aspen,Colorado 81611
James M. Blanz James E.Moore
2555 N.E. 11th Street#1002 P.O.Box 707
Ft.Lauderdale,Florida 33304 Aspen,Colorado 81612
Patricia Brucato Anthony J.Petrocco
P.O.Box 4227 P.O.Box 895
Aspen,Colorado 81612 Aspen,Colorado 81612
Teresa M. Carroll Lisa Jane Russel
1325 Sage Court P.O. Box 3362
Aspen�Colorado 81611 Aspen,Colorado
Neligh C. Coates Andy L. Sanchez
720 East Hyman Avenue P.O. Box 1801
Aspen, Colorado 81611 Aspen,Colorado 81612
Roberta P. Crenshaw Terry and Molly Swanton
1811 West 35th Street P.O.Berg 1403
Austin,Texas 78703 Aspen,Colorado 91972
Crystal Palace Corporation Troy H.Terrel
P.O.Box 32 P.O.Box 10725
Aspen,Colorado 81612 Aspen,Colorado 81611
Jacobus Adriaan De Pagter Michael Toth
P.O.Box 182 P.O.Box 2031
Aspen,Colorado 81612 Aspen,Colorado 81612
Jeay and Esther L.Fels Edward H.Wachs,Jr.
3645 Valley Meadow Road P.O.Box 405
Sherman Oaks,California 91403 , Aspen,Colorado 81612
Edward A.and Cynthia G.Zasacky
P.O.Box 562
Aspen,Colorado 81612
i
The City of Aspen Fitkin County
130 S.Galena 506 E.Main Street
Aspen,Colorado 81611 Aspen,Colorado 81611
Aspen Valley Hospital
.0200 Castle Creek Road
Aspen, Colorado 81611