HomeMy WebLinkAboutLand Use Case.CU.215 N. Garmisch St.A29-93Early Learning Center Amended
Conditional Use A29-93
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 05 04 93 PARCEL ID AND CASE NO.
DATE COMPLETE: CJ - - - A29-93
STAFF MEMBER: LL
PROJECT NAME: Early Learning Center Amended Conditional Use Review
Project Address: 215 N. Garmisch
Legal Address: Block 57, Aspen Original Townsite
APPLICANT: Earlv Learnina Center
Applicant Address: 215 N. Garmisch, Aspen
REPRESENTATIVE: Alice Davis, Davis Horn Inc.
Representative Address/Phone: 215 S. Monarch, Suite 104
Aspen, CO 81611 925-6587
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FEES: PLANNING $ 942.00 # APPS RECEIVED 6
ENGINEER $ # PLATS RECEIVED
HOUSING $
ENV. HEALTH $
TOTAL $ 942.00
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: X 2 STEP:
P&Z Meeting Date 1A U—L PUBLIC HEARING: qu
NO
VESTED RIGHTS: NO
CC Meeting Date
DRC Meeting Date
PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
REFERRALS:�-----------------
City Attorney/1"'7"v
Parks Dept.
School District
City Engineer
Bldg Inspector
Rocky Mtn NatGas
Housing Dir.
Fire Marshal
CDOT
Aspen Water
Holy Cross
Clean Air Board
City Electric
Mtn. Bell
Open Space Board
Envir.Hlth.
ACSD
Other
Zoning
Energy Center
Other
DATE REFERRED:
INITIALS: ��
DUE:
FINAL ROUTING:
DATE ROUTED•
r INITIAL:,i.!1.
City Atty City
Engineer Zoning
Env. Health
Housing Open
Space Other:
FILE STATUS AND LOCATION:
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
DATE: August 17, 1993
RE: Early Learning Center Traffic Plan
SUMMARY: The Commission approved the conditional use for
educational related uses at the June 8, 1993, public hearing. One
of the conditions of approval was the ELC shall develop a
loading/unloading and parking plan. "The plan should consider:
signing of Bleeker Street parking for patron use of the building
only enlarging the loading zone at either end of the building,
relocation off the site of Wildwood drop-off, and alternative
exiting location for Waldorf School preferable onto Garmisch or
First streets. Said plan shall be reviewed and approved by the
Parking Director, and Planning and Engineering Departments on or
before August 2, 1993."
In addition, the ELC shall make a presentation to the Planning and
Zoning Commission at their regularly scheduled meeting August 17,
1993, to verify that all the conditions of approval have been met
and there are no violations of this conditional use approval.
STAFF COMMENTS: Attached for your review is a traffic plan as
proposed by the Early Learning Center. Staff made suggestions to
the Center for their consideration during the preparation of their
plan.
Specifically staff suggested:
1. Bleeker Street - because of the pending resident parking permit
program as part of the overall Transportation plan, the City does
not support signing the Bleeker Street parking for ELC building use
only. In fact, when the program is implemented, probably at the
end of this year, most of those Bleeker Street spaces may be
reserved for drivers that participate in the resident permit
parking system.
2. Signage - staff would suggest that ELC place two signs at
either end of the Bleeker Street parking spaces indicating, with
arrows, that the building's entrance is around the corner.
3. Pedestrian Walk - there is a narrow strip of land between the
Bleeker Street parking curb and the fence. This should be enlarged
(widened) to enable people to park and then walk around either
corner up to the entrances of the building. Chuck Roth has
observed that the end of the angle parking could be moved further
out into the street without posing a hazard to traffic flow.
4. Loading/Unloading - staff suggests that Waldorf use one
entrance at one end of the building and the ELC classes use the
other. We also recommend that, rather then enlarge the loading
zone or require a loading cut out of the curb, that Garmisch and
First be blocked off during the times of the day that parents are
dropping off and picking up their children. Orange cones with
signs indicating ELC and Waldorf use only would be posted at either
end of First and Garmisch Streets at their intersections with
Bleeker and Hallam.
The schools will be responsible for placement of the cones and
obtaining proper signage (as is the case with the signs at the
Bleeker Street parking).
The Hallam Street loading and unloading for Waldorf should be
eliminated.
5. Wildwood - Bill Efting is working with Wildwood to secure an
alternative location for their pick-up activities.
The Early Learning Center, in response to staff's suggestions has
submitted a revised plan. Please see attached plan. Specifically
the ELC intends to develop a traffic education program for parents
and tenants of the building, hire a property manager to not only
manage the building but to also monitor potential
tenant/neighborhood problems and organize traffic educational
programs, and sign loading and unloading zones for all three
entrances - Garmisch, Hallam and First streets.
RECOMMENDATION: Although the ELC has revised staff's suggestions
for a traffic plan staff supports the plan. A property manager on -
site with the responsibility to monitor the use of the building may
help resolve conflicts before they become significant problems.
A strong education program is also a positive step toward ensuring
that the building's activities are more neighborhood friendly.
Staff recommends that the ELC identify a date for which the
property manager will be on board and notify neighbors and this
department of the selection. Therefore if problems arise people
will know who to contact. Specific dates for installation of
signage should be provided.
Staff also recommends that the ELC work with Chuck Roth of the
Engineering Department to increase the width for pedestrians on
Bleeker Street between the fence and head -in parking.
. L
RECOMMENDED MOTION: I move to approve the ELC parking plan with
the following conditions:
1. The ELC shall identify a date for which the property manager
will be on board and notify neighbors and the Planning Department
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(Leslie Lamont) of the selection. Specific dates for installation
of signage shall also be provided to staff and the neighborhood.
2. The ELC shall work with Chuck Roth of the Engineering
Department to increase the width for pedestrians on Bleeker Street
between the fence and head -in parking.
3. The ELC shall also update the Commission as to their compliance
with the other conditions of approval to include what tenants have
leased space in the building to date.
to c} c k-
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Early Learning center Traffic Plan
In an effort to have a safer operation, compatible with the
surrounding neighborhood, the Early Learning Center (ELC) child
care center in the former yellow brick elementary school building
agrees to the following.
1. Relocation of the Wildwood School bus stop. As a great deal
of the traffic and congestion problems at the ELC building
result from the impacts of the Wildwood School bus stop, drop
off and pick up for Wildwood children will be relocated. Bill
Efting, Assistant City Manager, is working on a new bus stop
at Koch Park. He has approved this new location, pending
discussions with the neighbors. We are aiming for Wildwood to
begin using the Koch Park location by the beginning of the
school year, September, 1993. The Wildwood bus used the
Bleeker Street parking area at the ELC twice a day. The
relocation will reduce the number of parents and children
present in the peak use hours of the ELC, increase the number
of available parking spaces on Bleeker during this time period
and will increase safety.
2. Property Manager. The ELC has restructured their program and
staff and is hiring a property manager for the next school
year beginning September, 1993. The hassles of being the land
lord of an older building have taken away from the quality of
the ELC child care program and the director's ability to
manage both the building and the program. The property
manager position has been created to manage the tenants of the
building, take care of building maintenance and keep the ELC
books. This person will run and monitor the traffic plan's
educational programs, keep in touch with the neighbors and
their concerns and implement this traffic plan.
3. Education Program. A very important and effective part of our
traffic plan is the education of the various users (parents,
staff, tenants) of the ELC building and the surrounding
neighbors. This education program is to inform the various
parties of past problems, proposed parking and traffic
improvements and safety changes in the operation of the
school. The various educational program activities will be
monitored to evaluate their effectiveness and the necessity
for more frequent and increased educational programs. Such
programs will include the following.
a. Parents. Periodically and as often as monitoring shows is
necessary, the ELC property manager will give parents
informational flyers asking them not to double park or idle
their vehicle engines, to always use their parking brake,
never to leave a child unattended outside the building and to
use the appropriate entrance when dropping off and picking up
their children. In the past when this has been done, the
informational flyers have worked very well for a few weeks,
then adherence seemed to drop. Therefore the property manager
will monitor the effectiveness and re-educate the parents as
necessary.
b. Staff and tenants. A similar education program for the ELC
staff and building tenants will inform them of the proper
parking spaces for their long term parking needs (Bleeker
Street), encourage them to use the trail in front of the
Bleeker Street parking for access to the building and ask them
to be considerate of the neighborhood's concerns, particularly
at night. They will be asked to enter and exit quickly and
quietly at night, no loitering, no idling engines, etc. The
past problems of this nature had not been brought to the
attention of the tenants. Once learning of the problems, the
tenants have been very cooperative. The janitor and any
limited night users will turn lights in the building off when
they are not needed and block out blinds will always be used
after dark. These requests will also be included in the
tenants lease agreements so the terms of the building's use
will be clear to the tenants at the time of rental. Like the
parental program, this educational program will be monitored
to evaluate its effectiveness and will be continuous to keep
lines of communication open in case new problems arise.
c. Neighbors. The neighbors will periodically be updated on
the ELC traffic plan through an informational newsletter to
the impacted neighbors. The neighbors will be asked to keep
the ELC informed if any new problems arise, if old problems
persist, and if anything within the ELC's control is bothering
them. This should keep an open line of communication between
the neighbor and the ELC; this has been a large part of the
problem in the past.
4. Signage. The following signs will be installed to increase
safety around the ELC.
a) 1120 minute parking" signs to indicate the proper drop off
and pick up areas on lst and Garmisch& Hallam;
b) "For your safety, please use trail for access to
building" (with directional arrows) and "Please do not
block trail with your car" signs in front of parked cars
on Bleeker Street;
c) Signs on east, west and north entry doors (ELC, ELC and
Waldorf, respectively) to indicate proper entry door.
5. Trail. The ELC will attempt to level off the existing narrow
trail between the Bleeker Street parking and the fence on the
south side of the property to make it more useable for
building access. In combination with the new signage (4b
above), this should be effective in guiding building users
toward the proper building entrance. The Aspen Pedestrian
Walkway and Bikeway System Plan calls for "no sidewalks" in
this area and calls for "walking to be accommodated in the
streets". The ELC is reluctant to spend a substantial amount
of money to improve this trial when on -street pedestrian
traffic more appropriately maintains the informal character of
the West End streets as called for in this Plan.
6. Entries. We will use the Hallam Street entry for the Waldorf
School and the east and west (First and Garmisch Streets)
entries for the ELC. This is to spread out the congestion and
traffic impacts as opposed to increasing/concentrating them on
the east and west sides only, exacerbating the problem. The
drop off signs, limited use of First and Garmisch Streets,
relocation of the Wildwood bus stop and the new education
programs should make traffic circulation safer and more
efficient. The other tenants will use the most appropriate
entry depending on their location within the building and
their long term parking space. This entry will be identified
in their lease and in the staff/tenant education program.
Observations show that this overall entry plan is the safest
and will be even safer with the implementation of this plan.
an increase in those impacts with expansion of uses in the
building; and
WHEREAS, those residents in support of the expanded use
believed many of the negative impacts could be mitigated, and the
ELC filled a vital community need and if the building were more
efficiently used it would not be as costly for the ELC to maintain;
and
WHEREAS, the Commission was advised by the City Attorney that
any decision must be based upon the standards of review for a
conditional use review (Section 24-7-304) and the land use issues
related to the use of the building in the R-6 zone district; and
WHEREAS, the Commission revised the conditions of approval to
restrict the evening hours of operation to 8:30 pm, 7 days a week
except for the occasional and infrequent use of the building by the
primary tenants and better defined the number of employee in the
building before mitigation is required.
NOW, THEREFORE BE IT RESOLVED by the Commission that it does
hereby approve the conditional use for educational related uses in
the Early Learning Center with the following conditions:
1. The primary use of the building and the focus of the programs
shall continue to be day care operations and related programs for
children. If the primary use of the building becomes non -Early
Learning Center or an alternative day care and child related
program, any proposed use shall be reviewed pursuant to Section 24-
7-304 of the Municipal Code.
2. Educational related uses shall mean those uses that are
compatible with day care (use, traffic patterns, security and less
impactive than children) with a priority given to child related
education (e.g. parenting/child birth classes). In addition, other
educational related uses (besides child related) may be allowed
such as educational research, classroom or instructor -oriented
activities, and seminars and workshops. However, conditional uses
2
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION AMENDING THE
ORIGINAL CONDITIONAL USE APPROVAL FOR A DAY CARE CENTER TO EXPAND
THE CONDITIONAL USES TO ALLOW EDUCATIONAL RELATED USES LOCATED AT
215 NORTH GARMISCH STREET, ASPEN COLORADO
Resolution No. 93-A
WHEREAS, the Early Learning Center, the applicant, received
a conditional use approval in April of 1991 to operate a day care
center in the old Yellow Brick School; and
WHEREAS, a day care center is a conditional use in the R-6
(Medium Density -Residential) zone district; and
WHEREAS, the applicant now requests to expand the permitted
uses in the building to include educational related uses that
although primarily applicable to children could include adult
oriented educational related uses also; and
WHEREAS, pursuant to Section 24-5-201 a public and private
academic school is a conditional use review requiring a public
hearing; and
WHEREAS, the Planning and Zoning Commission held a public
meeting June 8, 1993; and
WHEREAS, the Commission heard presentations from the staff and
the applicant's representative, and took public comment; and
WHEREAS, many residents of the community appeared in
opposition and support of the ELC's proposal; and
WHEREAS, those residents that were in opposition to ELC's
proposal were primarily neighbors that criticized the evening use
of the building because of noise and lights, and the traffic and
congestion associated with the day care operation and they feared
in the building shall not be construed to mean personal artist
studios that are not child care or educational related.
3. The building shall not be used beyond 8:30 pm, 7 days a week
except for the occasional and infrequent use of the building by the
primary tenants.
4. The ELC shall install block out shades to reduce visual impacts
in the neighborhood.
5. The applicant shall be prepared to discuss the number of days
in a week that the building will be used at the Commission public
hearing.
6. The ELC shall develop a loading/unloading and parking plan.
The plan should consider: signing of Bleeker street parking for
patron use of the building only, enlarging the loading zones at
either end of the building, relocation off the site of Wildwood
drop-off, and alternative exiting location for Waldorf School
preferable onto either Garmisch or First street. Said plan shall
be reviewed and approved by the Parking Director, and Planning and
Engineering Departments on or before August 2, 1993.
7. The applicant shall confirm with the Environmental Health
Department that space proposed for the new educational related uses
has been mitigated of radon hazard.
8. The ELC commits that there will be no more FTE's on -site than
the previous Yellow Brick School.
9. All representations made in the application and at the public
hearing shall be adhered to by the applicant during the operation
of this conditional use.
10. The applicant shall make a presentation to the Planning and
Zoning Commission at their regularly scheduled meeting August 17,
1993 to verify that all the conditions of approval have been met
and there are no violations of this conditional use approval.
APPROVED by the Commission at its regular meeting on June 8,
1993.
Attest: Planning Zonin ommission:
(7 l
J n Carneyo Deputy City Clerk Bruce Kerr, Chairman
Date Signed /3
3
•
Early Learning center Traffic Plan
In an effort to have a safer operation, compatible with the
surrounding neighborhood, the Early Learning Center (ELC) child
care center in the former yellow brick elementary school building
agrees to the following.
1. Relocation of the Wildwood School bus stop. As a great deal
of the traffic and congestion problems at the ELC building
result from the impacts of the Wildwood School bus stop, drop
off and pick up for Wildwood children will be relocated. Bill
Efting, Assistant City Manager, is working on a new bus stop
at Koch Park. He has approved this new location, pending
discussions with the neighbors. We are aiming for Wildwood to
begin using the Koch Park location by the beginning of the
school year, September 1, 1993. The Wildwood bus used the
Bleeker Street parking area at the ELC twice a day. The
relocation will reduce the number of parents and children
present in the peak use hours of the ELC, increase the number
of available parking spaces on Bleeker during this time period
and will increase safety.
2. Property Manager. The ELC has restructured their program and
staff and is hiring a property manager for the next school
year beginning September, 1993. If the interview process goes
as planned, the person will begin work September 1, 1993. The
hassles of being the land lord of an older building have taken
away from the quality of the ELC child care program and the
director's ability to manage both the building and the
program. The property manager position has been created to
manage the tenants of the building, take care of building
maintenance and keep the ELC books. This person will run and
monitor the traffic plan's educational programs, keep in touch
with the neighbors and their concerns and implement this
traffic plan. The property manager should have the
educational programs in this traffic plan under way by October
15, 1993. The ELC will notify the neighbors and the Planning
Office of who this person by that date, at the latest.
3. Education Program. A very important and effective part of our
traffic plan is the education of the various users (parents,
staff, tenants) of the ELC building and the surrounding
neighbors. This education program is to inform the various
parties of past problems, proposed parking and traffic
improvements and safety changes in the operation of the
school. The various educational program activities will be
monitored to evaluate their effectiveness and the necessity
for more frequent and increased educational programs. Such
programs will include the following.
a. Parents. Periodically and as often as monitoring shows is
necessary, the ELC property manager will give parents
informational flyers asking them not to double park or idle
their vehicle engines, to always use their parking brake,
.r
never to leave a child unattended outside the building and to
use the appropriate entrance when dropping off and picking up
their children. In the past when this has been done, the
informational flyers have worked very well for a few weeks,
then adherence seemed to drop. Therefore the property manager
will monitor the effectiveness and re-educate the parents as
necessary.
b. Staff and tenants. A similar education program for the ELC
staff and building tenants will inform them of the proper
parking spaces for their long term parking needs (Bleeker
Street), encourage them to use the trail in front of the
Bleeker Street parking for access to the building and ask them
to be considerate of the neighborhood's concerns, particularly
at night. They will be asked to enter and exit quickly and
quietly at night, no loitering, no idling engines, etc. The
past problems of this nature had not been brought to the
attention of the tenants. Once learning of the problems, the
tenants have been very cooperative. The janitor and any
limited night users will turn lights in the building off when
they are not needed and block out blinds will always be used
after dark. In the future, these requests will also be
included in the tenants lease agreements so the terms of the
building's use will be clear to the tenants at the time of
rental. Like the parental program, this educational program
will be monitored to evaluate its effectiveness and will be
continuous to keep lines of communication open in case new
problems arise.
c. Neighbors. The neighbors will periodically be updated on
the ELC traffic plan through an informational newsletter to
the impacted neighbors. The neighbors will be asked to keep
the ELC informed if any new problems arise, if old problems
persist, and if anything within the ELC's control is bothering
them. This should keep an open line of communication between
the neighbor and the ELC; this has been a large part of the
problem in the past.
4. Signage. The City of Aspen should consider installing 20 minute
parking signs along the ELC sides of Garmisch, Hallam and First
Streets to indicate drop off and pick up parking for ELC children.
This should be considered as part of the West End residential
parking program.
Although not required, the Planning and Zoning Commission has
recommended that signs be placed on the ELC east and west entrances
and the north entry doors for the Waldorf School to indicate proper
entrances.
S. Trail. The ELC will work with Chuck Roth, City Engineer, to
try to improve the trail between the Bleeker Street parking
and the fence on the south side of the ELC property to make it
more useable for building access. Signage, curb stones, and
diagonal parking stripes are a few methods to be considered to
improve the trail. The Aspen Pedestrian Walkway and Bikeway
System Plan calls for "no sidewalks" in this area and calls
for "walking to be accommodated in the streets". The ELC is
reluctant to spend a substantial amount of money to improve
this trial when on -street pedestrian traffic more
appropriately maintains the informal character of the West End
streets as called for in this Plan.
6. Entries. We will use the Hallam Street entry for the Waldorf
School and the east and west (First and Garmisch Streets)
entries for the ELC. This is to spread out the congestion and
traffic impacts as opposed to increasing/concentrating them on
the east and west sides only, exacerbating the problem. If
the City installs drop off signs, the limited use of First and
Garmisch Streets, relocation of the Wildwood bus stop and the
new education programs should make traffic circulation safer
and more efficient. The other tenants will use the most
appropriate entry depending on their location within the
building and their long term parking space. The proper entry
will be identified in future leases and in the staff/tenant
education program. Observations show that this overall entry
plan is the safest and will be even safer with the
implementation of this plan.
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MEMORANDUM
TO: Leslie Lamont
FROM: Alice Davis4V
Date: August 6, 1993
RE: Traffic Plan for the ELC
Leslie:
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Attached is our proposed ELC Traffic Plan. As I will probably not
be able to talk to you until the day of the August 17th P&Z
meeting, I am writing this quick summary memo detailing questions
I have on your recommendations and reasons we have differed in some
cases from your recommendations for the Plan.
It is our understanding that the intention of the Plan is to make
the area safer, more compatible with neighborhood, reduce neighbors
concerns with the impacts of the use and develop an ongoing open
communication with neighbors.
As has been recorded regularly in the local papers in recent weeks,
the ELC is facing very difficult financial times. We need to
address all the City's and the neighbors' concerns with the minimal
amount of cost. Still, we believe the proposed traffic plan will
be very effective and possibly more effective than some of the more
costly alternatives such as moving the fence or the parking curb on
Bleeker Street.
The educational program in particular is a strong element in the
Traffic Plan as it works to actually make the use more compatible
by reducing impacts and opening lines of communication. Such an
educational program has been used at Wildwood to meet the
conditions of the Forest Service permit and has been very
successful.
Why will an insubstantial revision be required when and if the
parking permit program is adopted? If you don't want it signed by
us now, won't the City sign it as they see fit when and if the
program is adopted, therefore no change is warranted?
What is the purpose of the signs at either end of the Bleeker
Street parking? If it is to direct users to the proper entry, all
long term parking users of this lot who use the building, (staff
and tenants) will know where the proper entries are. Even if the
entries change, these people will be using the entries on a regular
basis and signs will not be necessary. We thought "For your
safety, please use the trail" signs would increase safety and be
more effective. Our educational program will also inform users
which entry they should use and monitor activities to make sure the
property entries are used.
Enlarging the strip of land between the fence and curb on Bleeker
Street would be very costly and possibly for little benefit. If
the purpose is to encourage safety and use of the trail instead of
the street, our proposed signs (for your safety, please use trail
and please do not block trail with your parked car) should work
well. Also we hate to incur this cost when it would actually be
inconsistent with the Pedestrian Plan which calls for no sidewalks
in this area and calls for walking to be accommodated in the
streets to maintain the informal character of the neighborhood.
Also, the basketball court was recently repaved to industry
specifications and moving the fence would ruin the new court. The
pavement beyond the fence would also have to be removed or the
fenced moved far enough to provide an adequate trail on the
pavement. This takes away not just from the basketball court, but
from the yard area. The ELC does not feel there is alot to be
gained from this anyway, especially given the Pedestrian Plan
recommendations against sidewalks and in favor of on -street
pedestrian traffic. New curbs to allow parking further into the
ROW would require new curbs, not cost effective either. Signs may
better meet the intentions of the Pedestrian Plan as well as
allowing better use of the trail.
The ELC believes the coning off of First and Garmisch Streets will
have minimal impact on the traffic situation. Due to changes in
rush hours police activities on Main Street, traffic in the
immediate neighborhood has increased dramatically in recent weeks.
We understand the police department may block off some of the West
End streets to commuter rush hour traffic in the near future. If
they do, the traffic will be greatly reduced in the ELC
neighborhood. Again, we do not want to incur the cost of cones,
staff placing and removing them each weekday, etc. for minimal
returns, especially if the police begin to block neighborhood rush
hour traffic. As a compromise, maybe the ELC can sign the streets
(for ELC/Waldorf users only from 7:30 am to 9:00 am and from 4:00
pm to 6:00 pm weekdays) for a trial period to determine its
effectiveness. It is not now a part of our traffic plan, but we
can discuss the details at the meeting. Maybe you can learn more
about the police activities than I can.
We strongly believe (and Rob Seigal, an adjacent neighbor, agrees
with us) that dispersing the drop off and pick up traffic impacts
among three entries (east west and north) is better than
concentrating them on the east and west only. Also Waldorf
believes it is important to have a separate entrance from ELC to
preserve their desired educational setting. The ELC feels that the
drop off/pick up traffic situation has been very well controlled
under this current system. The signage and parking should make it
even better. The concentration of all drop off/pick up traffic at
two instead of three entries will increase the tendency for double
parking, idling engines and other less safe situations. The new
property manager at the ELC will allow the current entries to be
more closely monitored and managed.
•
•
I'm sorry we couldn't work all these details out before our various
vacations. I hope you can support our traffic plan. The education
program and continual monitoring of the situation will do the most
to improve the situation. We believe that fewer signs, cones etc.
make the use and the building less commercial oriented and more
compatible with the residential neighborhood. The new property
manager will allow the situation to be more closely monitored and
managed with a positive line of communication. Therefore the
traffic program will not be forgotten.
IVY 131Vus] * `a010VT
TO: Alice Davis and Elise Dreher
FROM: Leslie Lamont, Senior Planner
DATE: July 23, 1993
RE: Early Learning Center Transportation/Traffic Plan
The Planning and Zoning Commission approved the conditional use
for educational related uses at the June 8, 1993 public hearing.
One of the conditions of approval was the ELC shall develop a
loading/unloading and parking plan. "The plan should consider:
signing of Bleeker Street parking for patron use of the building
only enlarging the loading zone at either end of the building,
relocation off the site of Wildwood drop-off, and alternative
exiting location for Waldorf School preferable onto Garmisch or
First streets. Said plan shall be reviewed and approved by the
Parking Director, and Planning and Engineering Departments on or
before August 2, 1993."
In addition, the ELC shall make a presentation to the Planning and
Zoning Commission at their regularly scheduled meeting August 17,
1993 to verify that all the conditions of approval have been met
and there are no violations of this conditional use approval.
I have met with Chuck Roth of the Engineering Department, Bill
Efting, assistant City Manager and Randy Ready, Parking Director.
We have the following suggestions with regard to your
loading/unloading and parking plan.
1. Bleeker Street - because of the pending resident parking permit
program as part of the overall Transportation plan, the City does
not support signing the Bleeker Street parking for ELC building use
only. In fact, when the program is implemented, probably at the
end of this year, most of those Bleeker Street spaces may be
reserved for drivers that participate in a pass purchase program.
If and when the resident parking permit program is implemented, I
anticipate an insubstantial revision to your parking plan, which
is a staff level review and sign -off.
2. Signage - staff would suggest that ELC place two signs at
either end of the Bleeker Street parking spaces indicating, with
arrows, that the building's entrance is around the corner. For
example: Building Entrance -----
3. Pedestrian Walk - there is a narrow strip of land between the
Bleeker Street parking curb and the fence. This should be
enlarged, widened, to enable people to park and then walk around
either corner up to the entrances of the building. Chuck Roth has
observed that the end of the angle parking could be moved further
out into the street and not pose a hazard to traffic flow.
4. Loading/Unloading - staff suggests that Waldorf use one
entrance at one end of the building and the ELC classes use the
other. We also recommend that, rather then enlarge the loading
zone or require a loading cut out of the curb, that Garmisch and
First be blocked off during the times of the day that parents are
dropping off and picking up their children. Orange cones with
signs indicating ELC and Waldorf use only would be posted at either
end of First and Garmisch Streets at their intersections with
Bleeker and Hallam.
The schools will be responsible for placement of the cones and
obtaining proper signage (as is the case with the signs at the
Bleeker Street parking).
The Hallam Street loading and unloading for Waldorf should be
eliminated.
5. Wildwood - Bill Efting is working with Wildwood to secure an
alternative location for their pick-up activities.
Please review these recommendations and feel free to incorporate
them into other strategies that you may have created for the
parking and loading/unloading problems.
I will need a memo from you on my desk by 9 am, August 11, 1993.
I will prepare a short cover memo for the Commissioners review with
your plan attached. It is at that point that we will set a
deadline for improvements to have been made.
Please be prepared to update the Commissioners about compliance
with the other conditions of approval or any other ideas you have
developed to help alleviate neighborhood concerns.
2
0
0
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Planning
RE: _Early Learning Center - Conditional
t 1 n
DATE:a-8, 1993
Use Re,
SUMMARY: The applicant, Early Learning Center (ELC), has requested
to amend their 1991 conditional use approval for a day care center
in the old Yellow Brick School. The amendment to the conditional
use is an expansion of uses to include a public and private
academic school use. Staff recommends approval of conditional use
with conditions.
Review of this application was tabled to June 8, 1993 because of
improper notice of this public hearing.
Please find the submitted application attached for your review.
APPLICANT: Early Learning Center as represented by Alice Davis
LOCATION: 215 North Garmisch Street, Aspen
ZONING: R-6
APPLICANT'S REQUEST: To amend the 1991 conditional use approval
for a day care center to include public and private academic school
uses.
STAFF COMMENTS:
Proposal - The Early Learning Center received a conditional use
approval from the Commission in April, 1991 for a day care center.
The approval limited hours of operation to 7 am to 6 pm seven days
a week in high season and five days a week in the off season.
The Early Learning Center does not use the entire building and
would like to lease space to other organizations. The ELC proposes
to utilize the remainder of the building for educational related
uses. Although all potential uses are not known at this time,
Aspen Ballet dance classes, Yoga center classes for adults and
children and the Waldorf School have expressed an interest In the
building. However, the ELC is not interested in compromising
their program and in the event the ELC program grew, educational
uses would be reduced to support ELC space needs.
The ELC has also requested to increase the approved hours of
operation (7 am - 6 pm) to 7 am - 10 pm.
Although the building was used as a public elementary school for
0
Ll
the past forty years, and the
educational related uses to
interpretation that this is
conditional use approval for a
ELC is proposing to reintroduce
the building, it is staff's
a substantial amendment to the
day care center.
A substantial amendment to a conditional use approval requires a
full review by the Commission.
Conditional Use Review - Pursuant to Section 7-304 the criteria for
a conditional use review are as follows:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located; and
RESPONSE: In the Design Quality and Historic Preservation section
of the recently adopted Aspen Area Community Plan, a short term
recommendation is to "support and enhance the continued educational
use of the yellow brick school..."
The In -town School Site Committee recommended that the yellow brick
site be used for day care purposes. This application supports the
continued use of the building for day care uses. However the ELC
believes that the ability to lease unused space for educational
related uses will provide needed financial support for the ELC
program.
There is a warranted concern of adjacent neighbors that the ability
to utilize the building for general educational related uses will
tempt more extensive adult educational programs. In addition,
those entities that do not get into the red brick school might be
enticed to pursue space in the yellow brick school. The primary
use of the building and the focus of the programs will continue to
be day care operations and related programs for children. It is
not physically possible to convert the classrooms used by the ELC
during the day to adult educational use by night. In addition,
approval of educational related uses shall be narrowly interpreted
to mean classroom education only and shall not be construed to mean
office space for educators or creative space for artists who
occasionally conduct a seminar or two.
If the ELC or alternative day care or child related programs cease
to use the building as the primary use, any proposed use of the
building or expansion of educational related uses shall be reviewed
pursuant to Section 24-7-304 of the Municipal Code.
The underlying zoning of the ELC is R-6 - Medium -Density
Residential. The purpose of the zone district is to:
provide areas for residential purposes with customary
accessory uses. Recreational and institutional uses
2
• 0
customarily found in proximity to residential uses are
included as conditional uses. Lands in the Medium -
Density Residential (R-6) Zone District are generally
limited to the original Aspen Townsite, contain
relatively dense settlements of predominantly detached
and duplex residences, and are within walking distance
of the center of the City.
The day care center was found to be an appropriate accessory use
in the R-6 zone district. Expansion of the conditional use to
include educational related uses is still consistent with the
recreational and institutional uses contemplated in the R-6 zone
district.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
of the parcel proposed for development; and
RESPONSE: According to the application, several improvements to
the yard were to be made. Those improvements have been
accomplished by the ELC and surrounding neighbors, most notably
removal of the chain link fence which was replaced with a wood
fence.
The proposed reuse of the building does not require further
structural changes to the building. Although the elimination of
the elementary school has reduced daytime impacts to surrounding
neighbors, expansion of allowable uses in the building may generate
impacts that are not compatible within the residential
neighborhood. For example, extending the hours of operation to 10
pm does not compliment the quiet nature of the neighborhood after
dark and is not consistent with the historical use of the building
when it was a school. Adjacent residents have complained that
current night use of the building has "an adverse effect, including
visual impacts" on neighbors. Lights are often left on late at
night by janitors and without shades, the building becomes a bank
of light. In addition, cars leaving the site late at night could
become disruptive.
Staff recommends that the use of the building not be extended to
10 pm. In order to accommodate classes or meetings geared for
"after work" patrons, staff believes that a cessation of operations
by 8 or 8:30 is more reasonable. In addition, for ELC shall
install block out shades to reduce visual impacts on the
neighborhood.
The applicant did not identify the number of days that the building
will be used. The Waldorf School is only in session from September
to June and ELC's enrollment drops during the summer. However, the
applicant shall be prepared for the Commission public hearing to
3
0
ad&- ,s how many days a week the building will be used.
Aga the applicants do not propose to substantially alter the
cui�..,t use of the building which is a day care facility.
Expansion of the conditional use will enable the ELC the
f leL bi 1 ity to fill extra space to help support the ELC program and
take advantage of the structure to for what is was built for,
pul and private academic school.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties; and
RESPONSE: Closure of the elementary school and reuse of the
budding by the ELC reduced the impacts to the surrounding
neioiborhood. According to school district personnel, 220 children
att led the elementary school and between 17 and 23 full time
emp, gees worked in the yellow brick school. The schools were in
session from 8:30 am to 3:15 pm. Approximately 12 buses dropped
off and picked up children at both schools. With trash and
del' ?�ry service, and field trips, it is estimated that the total
numt of vehicular round trips were 160 vehicles per day at both
scho : s .
Othe than the above mentioned extension of the hours of operation,
the ;�plicant contends that the use of the building for education
relaed purposes will not have negative impacts on surrounding
prop:rties. The child care operation is smaller than anticipated.
Ther- are 10-12 ELC employees. The Waldorf School uses two
cla:_.,rooms with two teachers September through June.
A1ttrJugh most of the anticipated educational uses are programs for
children (i.e. - gymnastics, ballet) increased traffic should not
rea ' the levels experienced when the building was an elementary
schu .
The) are approximately 32 off-street parking spaces available on
Blec r Street. There are 2 loading spaces zoned at either end of
the :,drool.
Curr..,tly these spaces to accommodate the existing uses. However,
resi,!ant complaints have been lodged to the Planning office about
the ingestion when parents drop off and pick up for the ELC and
when ehe Wildwood bus drops off children in the afternoon. The
Wildwood school uses this site only as a drop-off location. The
Wale! f School does not exit the building at either end where the
loadi.,ig and unloading zones are. The children exit through a side
door onto West Hallam where they are picked up by parents. Note:
there are no sidewalks on the perimeter of the block.
The various loading and unloading scenarios have, from the
neir-+''?ors perception, created a certain level of chaos. Staff is
concerned that additional traffic and parking related needs will
compound the problem. Proposed plans for the resident parking
sticker program in the West End will further reduce available on -
street parking. Staff suggests that the ELC develop a
loading/unloading parking plan. The plan should include:
* Bleeker Street parking signed for patron use of the
building only;
* enlarge the loading zones at either end of the building;
* relocate Wildwood drop-off elsewhere in town; and
* exit Waldorf School onto either Garmisch or First Street.
Because use of the building is reduced during the summer the ELC
may have until August 1, 1993 to review a parking plan with the,
Parking Director, and Engineering and Planning Departments.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools; and
RESPONSE: The public facilities are adequate to serve this expanded
conditional use. However, the Environmental Health Department
commented during the 1991 conditional review that radon levels were
very high. One method of mitigation suggested by the department
was not to use the rooms with the highest radon counts. The
applicant shall confirm with the Environmental Health Department
that space proposed for the new educational related uses has been
mitigated of radon hazard.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
RESPONSE: The yellow brick school employed between 17 and 23 full
time employees. The ELC expected to employee 19 full time
employees. However, the adjusted program employees between 10 and
12 employees. Waldorf School has two teachers but expects to
increase to four teachers next year. The ELC commits that there
will be no more full-time equivalent (FTE) employees on site than
the original 23. Therefore there is no affordable employee housing
requirement.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Comprehensive Plan
and by all other applicable requirements of this chapter.
RESPONSE: The proposed conditional use will with the other
5
0 •
regulations of this chapter. The partial reuse of the building for
education purposes complies with the short-term goal of the Aspen
Area Community Plan to "support and enhance the continued
educational use for the yellow brick school."
RECOMMENDATION: Staff recommends approval of the conditional use
for educational related uses in the Early Learning Center with the
following conditions:
1. The primary use of the building and the focus
shall continue to be day care operations and rel
children. If the primary use of the building
Learning Center or an alternative day care a
program, any proposed use shall be reviewed pursu
7-304 of the Municipal Code.
o the programs
at d programs for
b omes non -Early
child related 1
nt to Section 24-
2. Educational related uses shall only mean classroom
instructor oriented such as gymnastic educa on and shall not
construed to mean office space for educators or creative space
artists who occasionally conduct a workshop or seminar.
3. The building shall not be used beyond/8:30 pm.
or
be
for
4. The ELC shall install block out shade to reduce visual impacts
in the neighborhood.
5. The applicant shall be prepared t discuss the number of days
in a week that the building will be sed at the Commission public
hearing.
6. The ELC shall develop a loading/unloading and parking plan.
The plan should include: signin of Bleeker street parking for
patron use of the building only, enlarging the loading zones at
either end of the building, re ocation off the site of Wildwood
drop-off, and alternative ex' ing location for Waldorf School
preferable onto either Garmis or First street. Said plan shall
be reviewed and approved by t e Parking Director, and Planning and
Engineering Departments on o before August 2, 1993.
7. The applicant shall onfirm with the Environmental Health
Department that space prop sed for the new educational related uses
has been mitigated of raqbn hazard.
8. The ELC commits that/there will be no more than 23 FTE on site.
9. All representatio made in the application and at the public
hearing shall be adhe ed to by the applicant during the operation
of this conditional use.
10. The applicant shall make a presentation to the Planning and
Zoning Commission t their regularly scheduled meeting August 17,
1993 to verify t at all the conditions of approval have been met
31
•
i
and there are no violations of this conditional use approval.
RECOMMENDED MOTION: "I move to approve the conditional use for the
expanded educational uses at the Early Learning Center, 215 North
Garmisch Street with the conditions recommended in the Planning
Office memo dated 5/18/93 finding that the conditional use complies
with the Aspen Area Community Plan."
EXHIBITS:
A. Plan of building
B. Citizen Letters
C. Affidavit of Public Notice
D. AACP Design Quality and Historic Preservation pg. 55
E. Submitted Application
7
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nMAY-11-04 TUE 21:25 JOHN K4#ERINE LEE FAX NO. 3039201890 P.01
PLANNING ZONING COMMISSION
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MAY-11-04 TUE 21:30 JOHN JJHERINE LEE FAX NO. 3039201890 P,08
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The Early Learning Center has proposed some changes to the
conditions of approval. Staff agrees to several of their
recommendations and has amended the conditions to reflect the
changes.
RECOMMENDATION: Staff recommends approval of the conditional use
for educational related uses in the Early Learning Center with the
following conditions:
1. The primary use of the building and the focus of the programs
shall continue to be day care operations and related programs for
children. If the primary use of the building becomes non -Early
Learning Center or an alternative day care and child related
program, any proposed use shall be reviewed pursuant to Section 24-
7-304 of the Municipal Code.
2. Educational related uses shall only mean those uses that are
compatible with day care (use, traffic patterns, security and
impacts to children) with a priority given to child related
education (e.g. parenting/child birth classes). In addition, other
educational related uses (besides child related) may be allowed
such as educational research, classroom or instructor -oriented
activities, and seminars and workshops. elassreem er i:nstrueter
However, conditional uses
in the building shall not be construed to mean personal artists
studios ereative spaee that are not child care or educational
related.
3. The building shall not be used beyond 8:30 pm, 7 days
i-
4. The ELC shall install block out shades to reduce visual
in the neighborhood.
a week.
impacts !fit ; w�
1 CA.}oti
5. At the Commission public hearing, the applicant shall be
prepared to discuss the number of days in a week that the building
will be utilized.
6. The ELC shall develop a loading/unloading and parking plan.
The plan should consider ;ne: signing of Bleeker Street parking
for patron use of the building only, enlarging the loading zones
at either end of the building, relocation of the Wildwood School
drop-off, and an alternative exiting location for Waldorf School
loading/unloading area, preferably onto either Garmisch or First
street. Said plan shall be reviewed and approved by the Parking
Director, and Planning and Engineering Departments on or before
August 2, 1993.
7. The applicant shall confirm with the Environmental Health
Department that the space proposed for the new educational related
uses has been mitigated for radon.
8. The ELC commits that there will be no more tote r--2-3- FTEjon-site.
1
9. All representations made in the application and at the public
hearing shall be adhered to by the applicant during the operation
of this conditional use.
10. The applicant shall make a presentation to the Planning and
Zoning Commission at their regularly scheduled meeting August 17,
1993 to verify that all the conditions of approval have been met
and there are no violations of this amended conditional use
approval.
06/03/93 11:32 V 715 835 5013 WISSOTA S&G CO [d] 02
• •
June 3, 1993
Aspen/Pitkin Planning Office
130 S. Galena St.
Aspen, CO 81611
ATTENTION: Leslie Lamont
Dear. Leslie:
Confirming our te.lephone conversation of this morning; and the amendment
to the Early Learning Center at 215 N. Garmisch (Yellow School). My
main concern with the expansion is the activity and parking on
W. Bleeker. Bleeker Street has become a second main street, and we
have the automobiles, buses, trucks and especially the muffler -free
motorcylccs running up and down our street from early morning until
the bars close downtown. With the proposed additional use. at the
Learning Center this will create more activity, and this is our concern.
T am sure our neighbors on Hallam and First Streets have this same
concern.
Please take this into consideration when ,you set the hours of activity
at the Yellow Schoolhouse.
You s truly,
Ray A. Larson, Jr.
222 W. Bleeker St.
Aspen, CO 81611
• PLANNING tZ10OG COMMr!5AMENT__ _
EXHIBIT , APPROVED ,
19 BY RESOLUTION
AFFIDAVIT OF PUBLIC NOTICE
OF APPLICATION FOR DEVELOPMENT APPROVAL
(Pursuant to Section 6-205 E. of the Aspen Land Use Regulations)
State of Colorado)
SS.
City of Aspen )
The undersigned, being duly sworn, deposes and says as
follows:
I, Alice Davis being or representing an applicant before City
of Aspen, personally, certify that Public Notice of the application
for the Early Learning Center at the Yellow Brick School site was
given by mailing notice of the public hearing before the Aspen
Planning and Zoning Commission to all property owners within 300
feet of the subject property. Also, notice was posted via a sign
containing the information required in Section 6-205 E with such
posting in a conspicuous place (as it could be seen from the
nearest public way). Posting occurred on May 3, 1993 and mailing
occurred on April 30, 1993.
Applicant:
Early Learning Center Board
By
Alice Davis
The foregoing Affidavit of Public Notice was acknowledged and
signed before me this 3rd day of May 1993, by Alice Davis on behalf
of the Early Learning Center Board.
WITNESS my hand and official seal.
My commission expires: 3/067
� dJ
NOTARY PUBLIC CD Q q,
'Z6 1 G ?60
� a�,E/ �l� l
RACZAK
ADMINISTRATIVE
SERVICES
CERTIFICATE OF MAILING
Janet L. Raczak, of Raczak Administrative Services, Inc., does
hereby certify that on May 28, 1993, a true and correct copy of the
attached Public Notice re: Early Learning Center Conditions Use
Review was placed in the United States Mail, first-class postage
prepaid to the owners of property within 300 feet of the subject
property. A copy of the list property owners notified is attached
hereto.
A /
Jeiiiet L. Raczak
0234 Light Hill Road • Snowmass, Colorado 81654 • 303-927-4800
Des#nQuality MISSION
OVED
■ BY RESOLUTION
PreservadoW TTACHUENT
❑ 1. Develop a historic preservation program in
the County. Begin by developing standards,
expanded guidelines and incentives.
❑ 2. Provide planning staff assistance to and
encourage neighborhoods not located within
historic districts to develop their own set of
Character Guidelines to assist new
development fit within the context of that
neighborhood's character.
❑ 3. Continue review of public projects through
the Public Projects Review Group (PPRG);
expand the PPRG to include a wider
discipline of design professionals.
❑ 4. Encourage front porches by amending the
Aspen Land Use Regulations to exempt front
porches from FAR and site coverage
calculations, and reduce total allowable
FAR's accordingly.
❑ 5. Retain the red brick school building for
public use and preserve its open space;
a. Purchase for public use;
b. Rezone to public.
' 717
....•..{ `71 r�,,,.Y �Yit • mot•-••1' Y ►ift�l!tr�'•
0 id,�• �,i,',�' l,wt •,tl� a�•f�,�ar�i..
• • • • • In•
center:
❑ a. Do a comprehensive study for the
yellow brick school to determine its
ultimate appropriate function, use and
character contributions to the
community.
❑ 7. Study which areas in the downtown core
could be developed in order to attract social
activity in specific places (i.e people
magnets at intersections or ends of corridors
and comers).
❑ 8. Investigate programs for enhancement of
alleyscapes, both commercial and residential.
❑ 9. Amend Historic Preservation Guidelines to
encourage compatible roof -top activities in
the commercial districts.
❑ 10. Amend the City Code to require review of
alterations and additions to all historic
resources identified on the Aspen Inventory
of Historic Sites and Structurc .
❑ 11. Develop a Neighborhood Office zone
district for portions of the Main Street
Historic District, to encourat,, .ocally
owned businesses to locate hc-re and provide
year-round vitality to this area.
❑ 12. Review the appropriateness _,urrent floor
area ratio allowances in the " �sidential-6
(R-6) zone district.
❑ 13. Study the Hunter Street corm .tor for
increased buildout with aesti a quality as
it relates to the historic distri. ).nd the
gondola.
55
Davis Horn ��-
PLANNING • APPRAISING • REAL ESTATE CONSULTING
PLANNING�Z71
NG COMMISSION
EXHIBIT APPROVED
19 BY RESOLUTION
April 30, 1993
Ms. Leslie Lamont
Aspen-Pitkin Planning Office
130 S. Galena Street
Aspen, Colorado 81611
Re: The Early Learning Center Amended Conditional Use Review
Dear Leslie:
Davis Horn Incorporated represents The Early Learning Center Board
(hereinafter "applicant", refer to attachment 1) which is seeking
to amend the Conditional Use approval granted by the Aspen Planning
and Zoning Commission in April, 1991 for the yellow brick school
site. At that time the school was converted from an elementary
school use into the existing child care use, The Early Learning
Center. As The Early Learning Center does not need or use the
entire building, this application is to request approval to return
to educational uses for the remainder of the building which is not
being used by child care and child care related uses.
As depicted by the Vicinity Map, attachment 2, the subject site is
located on Block 57, Aspen Townsite. The majority of the property
is owned by the Aspen School District which has consented to the
application. A portion of the site is owned by Pitkin County so we
are also submitting a letter from the County consenting to the land
use application. (Refer to attachment 3.)
Thank you for meeting with me in a pre -application conference to
review the issues associated with the amended conditional use
review. This letter describes the requested proposal and
demonstrates compliance with the Conditional Use criteria of the
Aspen Land Use Regulations (Section 7-3).
REQUESTED CONDITIONAL USE APPROVAL
The Yellow Brick School was an elementary school since the 19401s.
It is currently approved and used as a day care center, The Early
Learning Center. Since The Early Learning Center does not need the
entire building, they would like to have other educational uses
occupy the remaining unused space. A school and a day care center
use are both conditional uses which have been approved for the site
in the past. This request is to return to more educational,
academic school related uses in the space not needed at this time
for day care activities. The already approved day care use will
still be able to expand at some point in the future if necessary.
ALICE DAMS, SRA { GLENN HORN, AICP
215 SOUTH moNARC:H • SURE 104 • ASPEN, COLORADO 81611. 303/925-6587 . FAX 303/9255180
Leslie Lamont
April 30, 1993
Page 2
The building's impacts should not be any different if it is
occupied by the day care use or the educational uses; the new uses
will have similar or lesser impacts. The entire building will have
less impacts than when the elementary school was operational.
This request is to allow excess space in The Early Learning Center
to be used for "academic/educational" uses. Such uses would
include, but not be limited to Aspen Ballet dance classes, Yoga
center classes for adults and children, the Waldorf School, and
other similar academic/arts/cultural related educational uses.
(See attachment 5, floor plan of proposed use of the building.)
Any tenant or use will be tied to education. The hours of
operation requested as part of this application are from 7:00 A.M.
to 10:00 P.M. The day care use is approved from 7:00 A.M. to 6:00
P.M. The expanded hours will allow the traffic and parking impacts
to be spread out over a longer time period and not concentrated at
peak hours. This should be safer for the drop off and pick up of
day care children and allow a more efficient use of the building.
The educational uses which may locate here are not all specified
(or known) at this time, but the Yoga Center and Aspen Ballet are
two uses which would continue past the 6:00 P.M. time frame
approved at this time. Also, The Early Learning Center Board will
meet in the evening once a month. The night time use will be
minimal and impacts should be minimal as well.
The newly adopted Aspen Area Community Plan (AACP) which involved
over a year of community research and input, specifically states
that the Yellow Brick School be retained as an educational center
for the City of Aspen. This conditional use application therefore
is consistent with and helps to accomplish the goals of the AACP.
The City of Aspen's Child Care Advisory Committee recommended to
City Council that The Early Learning Center occupy space and manage
the yellow brick building in the most efficient way possible. In
that regard the Committee recommended that The Early Learning
Center lease out the space not needed by the day care use to help
cover the costs of the building. The review and recommendations of
the advisory committee were made at the request of the City Council
which was concerned about the amount of subsidy which was necessary
to operate the building. The Council agreed with the findings of
the Committee. Therefore, one of the purposes of this application
is to adhere to the Committee and Council's recommendation.
9
Leslie Lamont
April 30, 1993
Page 3
LAND USE STANDARDS
This section of the application addresses the standards in the
Aspen Land Use Regulations which are pertinent to this request.
Section 7-3 of the Regulations, Standards applicable to all
conditional uses are addressed below.
Section 7-304 A.
The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan, and
with the intent of the Zone District in which .t is proposed to be
located.
The recently adopted Aspen Area Community Plan (AACP) specifically
addresses the yellow brick school building. The Plan calls for the
"continued educational use of the yellow prick school". The
community plan envisions the building as a educational center for
the City of Aspen. The proposed use is completely within the
intent of the purposes, goals, objectives and standards of the
plan. In fact, expanding the conditional o:3e to again include
educational and academic related uses is a :specified short term
action in the Design Quality and Historic Preservation element of
the AACP. (see excerpt in attachment 4.) In summary, the proposed
change in use is consistent with the Aspen Area Community Plan.
As you know, the In -town School Sites Committee studied the re -use
of the in -town schools for approximately one: year in 1990. The
Committee recommended that the yellow brick school site be used for
child care related uses. The concept for this application is based
upon the primary use of the building as-°h.ild care with the
remaining area rented to child care and educes zonal related uses.
The related educational uses will also help tc> financially support
the child care operation as the ELC cannot afi: card and does not need
the use of the entire building. We feel this application is in
line with the recommendations of the former :i.n-town School Sites
Committee and the expansion of the child care use to include
educational uses. The primary focus of the building and its uses
will continue to be the education of children,
The subject site is zoned R-6. According to Section 5-201 A. the
purpose of the zone district is as quoted be'',w:
"The purpose of the Medium -Density Residential (R-6) Zone
District is to provide areas for residential purposes
with customary accessory uses. Recreational and institu-
tional uses customarily found in proximity to residential
uses are included as conditional uses. Lands in the
Leslie Lamont
April 30, 1993
Page 4
Medium -Density Residential (R-6) Zone District are
generally limited to the original Aspen Townsite, contain
relatively dense settlements of predominantly detached
and duplex residences, and are within walking distance of
the center of the City."
The proposed use falls within the intent of R-6 zone district where
it is located. The Early Learning Center and the previous school
use are both appropriate, customary accessory uses in the R-6
district. This application is to amend the 1991 conditional use
approval to allow educational/academic uses in the remainder of the
building not used by the child care center. As the previous
elementary school was an appropriate, customary use in the zone
district, the return to educational related uses falls within the
intent of the zone district as well. The existing child care use
and the proposed educational related uses are institutional
accessory uses to the surrounding residential neighborhood and fall
within the intent of the zone district as well.
Off-street parking is provided for all employees and a
loading/unloading area is provided on Garmisch and Hallam Streets.
The use of the building for educational purposes should not
generate further impacts beyond what use of the entire building by
The Early Learning Center would generate.
Section 7-304 B.
The conditional use is consistent and compatible with the character
of the immediate vicinity of the parcel proposed for development
and surrounding land uses, or enhances the mixture of complimentary
uses and activities in the immediate vicinity of the parcel
proposed for development.
The academic/educational uses are consistent and compatible with
the surrounding residential area. The building has been used as an
elementary school for many years and the proposed use will have
less adverse impacts on the surrounding neighborhood than the
previous school use and will in the worse case, be impact neutral
when compared to 100% occupancy by the existing, approved day care
use. As part of the 1991 conditional use review, the applicant
committed to making improvements to the yard. All of the site
planning improvements have been made and a chain link fence was
removed, an aesthetic improvement to the neighborhood. The AACP
process considered numerous reuse options for the site. As part of
its considerations, it evaluated the character of the surrounding
area and comments from neighbors. Based upon the extensive public
process, the plan recommended that the yellow brick school building
be used as an educational center for the City of Aspen.
•
Leslie Lamont
April 30, 1993
Page 5
Section 7-304 C.
The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including
visual impacts, impacts can pedestrian and vehicular circulation,
parking, trash, service delivery, noise, vibrations and odor on
surrounding properties.
The proposed use will } "impact neutral" on the surrounding
neighborhood when compared to the existing use and will have less
impacts than the former 7c-hool use. The interior and exterior of
the building will remain �,he same.
The adverse impacts onneighborhood resulting from vehicular
traffic will not increase with the proposed academic/educational
uses. The child care op, -,ration is smaller than predicted and is
generating less impacts. The new uses will essentially be
generating the traffic that the child care use has not due to the
smaller operation. The proposed educational uses which may include
the Aspen Ballet children's dance classes, the Aspen Yoga Center
and Aspen Interactive, are expected to generate less traffic and to
be in operation less hours in the day than the child care use. The
most intensive of the educational uses will involve dance,
gymnastics and yoga classes while the others will be much less
intensive such as one on one computer education. Many of the
persons arriving will come and go as opposed to being dropped off
and picked up. Many children are dropped off and picked up,
generating two additions trips beyond what a person arriving and
leaving on his on would generate. Most of the activities will
still be for the educatz�n of children. Traffic will be much less
when compared to the imj::.�ct of the 240 children who attended the
elementary school. Also, the elementary school children arrived at
and left school within t-.: short peak traffic periods. The Early
Learning Center and the educational uses proposed have varying
dropped off and pick up times. This will spread the traffic over a
longer period of time, rplucing peak traffic impacts.
There are approximatelyL2 off-street parking spaces located on
Sleeker Street which will. not be affected by the change in use.
Service delivery and trasi: pick-up will be the same. There will be
less noise and odors than if The Early Learning Center occupied
100% of the building and less noise than the former school use as
there will be fewer children and fewer persons occupying the
building than the 240 children who occupied the elementary school.
Leslie Lamont
April 30, 1993
Page 6
Section 704 D.
There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems,
and schools.
There will be no increase in impacts on public facilities resulting
from the proposed academic/educational use.
Section 704 E.
The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use.
Prior to the day care center approval in 1991, there were 23 full-
time employees working in the yellow brick school building. In
their conditional use review in 1991, The Early Learning Center
expected to have 19 full time employees. The Early Learning Center
actually has only ten to twelve employees at this time. The ELC
and the proposed educational uses will not generate more than the
total 23 employees previously on site. If the ELC use begins to
utilize more of the building in the future and the number of
employees increases, the educational uses will take up less space
and generate less employees. The applicant agrees that there will
be no further employees beyond the 23 originally on site.
Therefore, there is no affordable housing requirement.
Section 704 F.
The proposed conditional use complies with all additional standards
imposed on it by the Aspen Area Comprehensive Plan and by all other
applicable requirements of this chapter.
The proposed conditional use will accomplish one of the short term
goals of the adopted Aspen Area Community Plan: "Support and
enhance the continued educational use of the yellow brick school"
The proposed use will comply with the other regulations of this
chapter of the Aspen Land Use Regulations.
•
Leslie Lamont
April 30, 1993
Page 7
S UNMARY
The request for conditional use approval for academic/educational
uses at the yellow brick school site is being made by The Early
Learning Center Board. As The Early Learning Center does not need
the entire yellow brick building, the Board is looking to lease the
unused space to education related tenants. The Early Learning
Center leases the building from the School District for the cost of
maintenance. As The Early Learning Center does not need the entire
building, it is very difficult to financially cover the cost of
running and maintaining the entire building. Therefore, adding
educational uses in the unused rooms allows these tenants to pay
their pro-rata share of the maintenance costs so the ELC does not
have the undue burden of maintaining the entire building. As the
AACP has designated the building appropriate for educational uses,
this will allow such essential community uses to be located here,
while also allowing the continued operation of The Early Learning
Center. The Early Learning Center may not be able to continue
operation without the income from these tenants.
This letter has demonstrated that the proposed academic/educational
use will have no more impacts on the surrounding residential
neighborhood than the existing day care use, should the day care
use fill the entire building as previously approved. The proposed
use will have substantially less impacts than the former elementary
school. The Early Learning Center Board therefore requests that
the Planning and Zoning Commission consider the Conditional Use
approval of academic/educational uses along with the already
approved day care and day care related use at the yellow brick
school as soon as possible to enable the ELC to begin leasing the
unoccupied space this summer, 1993.
It will be helpful for you to refer to the following attachments.
Attachment 1 - Letter from Elise Dreher, Director of The
Early Learning Center authorizing Davis Horn
Inc. to represent The Early Learning Center in
the land use review process;
Attachment 2 - Vicinity Map;
Attachment 3 - Letters from Tom Farrell, Superintendent of
Schools, Aspen School District and Reid
Haughey, County Manager for Pitkin County,
owners of the subject property, consenting to
the submission of a land use application for
the yellow brick school site;
Leslie Lamont
April 30, 1993
Page 8
Attachment 4 - Excerpt from Aspen Area Community Plan;
Attachment 5 - Proposed layout/use of the yellow brick
school;
Attachment 6 - Pre -application Summary Sheet;
Attachment 7 - Land Use Application Form;
Attachment 8 - Affidavit regarding public notice.
Please give me a call if I can provide additional information or
answer any questions.
Sincerely,
DAVIS HORN INCORPORATED
ALICE DAVIS
PUEBLO CARDIOLOGY ASSOCIATESq.C.
CARDIOVASCULAR DISEASES '
Igbal S. Khan, M.D., F.A.C.C.
Chrlstlon Stjernholm, M,D., F,A.C,C�
Jack A. Boerner, M.D„ F.A.C,C.
James A. Sbarbaro, M.D., F,A.C,C,
John M, Stachler, M.D., F.A.C.C,
Stephen D. MacKerrow, M.D.
459 West 17th 1925 E. Orman, Sulte A640
Pueblo, CO 81003 Pueblo, CO 81004
(719)544-3553 (719)564-1544
May 25, 1993
Leslie Lamont
Department of Planning and Zoning
130 South Galena Street
Aspen, CO 81611
Dear Ms. Lamont:
Through Kathryn Lee, we have learned of your role in the city
planning process for the yellow brick school house. Our home is
on the corner of Francis and Garmisch, and naturally we have an
interest in the ultimate disposition of this facility. We have
been coming to Aspen since 1974 and for five years owned a
condominium and restaurant in Snowmass. Although our primary
residence is in Pueblo we spend 40-60 days in the Aspen area and
hope to retire there.
As I have mentioned to Kim Johnson in a recent letter we believe
Aspen's strengths lie in it's balance between sports and
recreation, cultural activities, shops and restaurants and
neighborhoods. The west end is a particularly special place and I
think we have to be very sensible in our consideration of uses for
the yellow brick school house.
My wife Bonnie and I would be happy to be a constructive force in
these plans but we are not really sure as to how to access the
system at this time. Perhaps you could drop me a note or give me
a call and let us know how we can help.
Thanks so much.
Sincerely, /
L
James A. Sbarbaro, M.D., F.A.C.C.
/bkb
liirhnrrl _1. lh�rrrl�
June 3, 1993
Ms. Leslie Lamont
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, CO 81611
Dear Ms. Lamont:
This letter is in reference to the Early Learning Center
Conditional Use Review scheduled for Tuesday, June 8, 1993.
I am the property owner who resides at 201 West Hallam which is the
cedar -sided house directly next to the west end of the Early
Learning Center. I am very concerned about the proposed expansion
of use of the facility particularly to the extent that the use
extends to the evening or night hours. As you know, the West End
of Aspen is the last bastion of a "neighborhood" in the city
proper. This is what attracted us to it when we purchased our home
in the fall of 1991. It is a place to take walks, for children to
ride bikes, and generally to get away from the hustle and bustle of
the central business district of the town.
Parking is already a significant problem in the area. Not only is
the proliferation of cars unsightly, but it contributes to the
pollution and to some extent creates a hazard to the children, not
only because of the additional cars which are attracted, but
because of the reduction in visibility which they cause. Allowing
such an expanded use will augment this parking problem.
I'm also concerned about the additional noise level created by this
facility, particularly by night use. Generally, when a meeting is
concluded, the participants continue talking as they proceed
outside. Depending on the type of crowd which the meetings
attract, this can create either a modest level of noise or an
excessive level of noise. The point is, the encouragement of large
gatherings of people in the evening will undermine the residential
character of the neighborhood.
Much effort has been expended by the planning and zoning personnel
in town to preserve the aesthetic nature of the west end. It would
be a real shame if by permitting what amounts to nonresidential
uses the essential character and ambience of the neighborhood is
adversely affected.
28001 Chagrin Iioulr%arJ / tiuiIc :i:S11 a CaIII lui(Igc (ImIrt / Cle%tAand, Ohio 11122-1531 Ph(me: 210 / 831-0214 Fam 210 / 831-2915
Ms. Leslie Lamont
June 3, 1993
Page Two
I would have been happy to testify at
unfortunately I will not be returning to Aspen
June 10. Please feel free to call me if
additional information.
Very truly yours,
Richard A. Horvitz
ccm
R:ASPIT.RAH
this meeting, but
for the summer until
you would like any
WILLIAM LLOYD DAVIs
725 ARIZONA AVENUE • SUITE 400
SANTA MONICA. CALIFORNIA 90401
June 8, 1993
Ms. Leslie Lamont
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, CO 81611
Dear Ms. Lamont:
1 J Nr I
1
TELEPHONE
( 10 • 393-1755
FACSIMILE
10 • 395-5985
�l
Please regard this letter as an adamant protest against the expansion
of the hours and usage of the Early Learning Center. My wife and
I are residents of and voters in the City of Aspen. Our concerns are
twofold:
1) Two children aged 7 years and 16 months
Our concern for our children is increased traffic and parking
which we feel is a significant safety hazard.
2) Noise
As we are in a residential neighborhood, we are most
concerned about any noise over and above the existing level.
It would be our suggestion that any of the usages of this facility be
held elsewhere, such as at the Aspen School.
Please regard this letter as a protest in the strongest possible terms.
Sincerely,
Mr. & Mrs. William L. Davis
200 W. Bleeker Avenue
Aspen, CO 81611
•
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•
•
LIST OF PROPERTY OWNERS WITHIN 300 FEET
EARLY LEARNING CENTER
YELLOW BRICK ELEMENTARY SCHOOL SITE
BLOCK 49
Lots A, B, C
Lots D & E
Lots F, G, H, I
Lots K, L, M
*Lots N, M, O, P
Lots Q, R, S
BLOCK 50
Lots A, B, C, Part D
Lots Part D & E
Lot Par E, All F
Esther & Leonard DeVos
Box 3238
Aspen, CO 81612
James P.S. Griffith
Suite A, 3417 Milam Avenue
Houston, TX 77002
George A. Vicenzi
Box 2238
Aspen, CO 81612
Felicia M. Lee
302 N. 2nd Street
Aspen, CO 81611
Beryl A. & Mary E Erickson
Box 1207
Aspen, CO 81612
George F. Robinson
Box 5243
Denver, CO 80217
Esther Benninghoff
233 W. Hallam
Aspen, CO 81611
Larry & Susan Becker
1762 Cass Lake Front
Keego Harbor, MI 48033
Philip M. & Susan J. West
3116 Robin Hood Lane
South Bend, IN 46614
Lot G, H, I Leonard C, Horvitz
Richard Horvitz Trust
85 Stonewood Drive
Moreland Hills, OH 44022
1
Lots K & L
Galardi Group, Inc.
4440 Von Karman Avenue
Newport Beach, CA 92660
Lot
M, Part N
Raymond A. Larson, Jr.
Eric Jon Larson
Box 1268
Eau Claire, WI 54702
Lot
Part N, O, Part P
Lynda MacCarthy
Box 117
Aspen, CO 81611
Lot
Part P, Q, R, S
William Lloyd Davis
725 Arizona Avenue, Suite 400
Santa Monica, CA 90401
BLOCK 51
Lots A, B, C
Nicholas DeWolf
233 West Bleeker
Aspen, CO 81612
Lot
D
M.D.W. Enterprises, Inc.
233 W. Bleeker
Aspen, CO 81611
Lot
E
Gretta M. Kettelkamp
3408 Morris Avenue
Pueblo, CO 81008
Lot
F
Margaret W. Saunders
231 Encino Avenue
San Antonio, TX 78209
Lot
G
Don & Ann Pevehouse
Box 7757
Aspen, CO 81612
Lot
H, I
Louis & Frances Lynette Wille
200 W. Main
Aspen, CO 81611
Lots
K, L, M, Part N
Barbara Fasching
232 W. Main Street
Aspen, CO 81611
Lot
Part N, O
European Flower Market, Inc.
220 W. Main St.
Aspen, CO 81611
F�
Lots P & Q
Flower Garden Apartments
c/o Chris Leverich
735 W. Bleeker
Aspen, CO 81611
Lots R & S
Louis & Frances Lynette Wille
200 W. Main Street
Aspen, CO 81611
BLOCK 56
Lot A & 1/2 B
Paul A. Fabry
1127 Bourbon Street
New Orleans, LA 70116
Lot Part B, C, D, E
Clarence O. Quan, as Trustee
Hildur Anderson
Box 554
Aspen, CO 81612
Lots F & G
James Redd & Louis Scholnik
1901 NW 62nd Street, Suite 415
Ft. Lauderdale, FL 33309
Lots H & I
L. Anthony Greenberg
1313 Innes Place
Venice, CA 90291
Lots K, L, M, N
KLL Company
Box 3129
Aspen, CO 81612
Lots O, P, Q, R, S
Steven & Patricia Tisch
14454 Sunset Blvd
Pacific Palisades, CA 90272
BLOCK 58
Lot A
Kate B. Weese
314 W. Willow Drive
Chicago, ILL 60614
Lot B, Part C
Wright Family Living Trust
111 Sierra Vista
Redlands, CA 92373
Lot Part C, D & E
Edward R. and Diane B. Watson
121 W. Sleeker
Aspen, CO 81611
3
•
Lot F, G, H, I HOTEL ASPEN
Aspen Hotel Partners, Ltd.
280 E. Maple Road, Suite 300
Birmingham, MI 48009
Louis Simon
1576 Cloverly Lane
Rydal, PA 19046
Carol Durbin
7660 Beverly Blvd., #365
Los Angeles, CA 90036
Aspen Penthouse Group
3075 Burgoye Lane
West Palm Beach FL 33409
Marilyn Leff
90 Edgewater, 601
West Palm Beach, FL 33409
David Sloviter
1358 Robinhood Rd.
Meadowbrook, PA 19046
F. Boyton
H. Klein
1025 Clinton
Carrollton, TX 75007
John & Donna Bloniarz
Jim & Mary Brotsos
1839 N. Orleans St.
Chicago, ILL 60614
L. Caputo
M. Cooper
518 Sussex Rd.
Wynewood, PA 19096
Dr. Robert & Nancy Ferguson
3868 N. Galloway Drive
Memphis, TX 38111
M & K Ranch
280 W. Maple
Birmingham, MI 48009
Philip & Rosalyn Silverstein
25 Knolls Crescent
Bronz, NY 10463
4
0
•
Lots K, L, M, N
Lots O, P, Q, R, S
Leonard Horowitz
86 Acorn Ponds Drive
Northhills, NY 11576
Jay & Linda Rosniak
1 South Arlene Drive
West Long Branch, NJ 07764
Dr. William Kaplan
Box 406
Milford, DE 19963
Marc Cooper
334 Kent
Bala Cynwood, PA 19004
Crum - Foley - Ciklin
117 Olympus Way
Jupiter, FL 33477
Richard Lubin
1217 S. Flagler Drive
Second Floor, Flagler Plaza
West Palm Beach, FL 33401
Joan Morgan
c/o Larry Snyder
1 Abington Plaza
Jenkintown, PA 19046
Blair Ciklin
3075 Burgoyne
West Palm Beach, FL 33401
Louis Silber
400 Australian Avenue
West Palm Beach, FL 33402
Robert Stein Hart
306 Mill Race Lane
Newton, PA 18940
Dr. Carol Joyce
7137 Cedarwood Circle
Boulder, CO 80301
Steve & Lily Ko
132 W. Main Street
Aspen, CO 81611
HOTEL ASPEN (see above)
5
I�
LJ
�J
BLOCK 64
A through S
BLOCK 65
Lot A & Part B
Lots Part B & C
Lot Part C, D Part E
Lot Part E, F, Part G
Lots Part G, H, I
Lot K
City of Aspen
130 S. Galena
Aspen, CO 81611
Maria Segal
101 E. Hallam Street
Aspen, CO 81611
Donald Paul Krumm
Box 874
Aspen, CO 81612
Richard B & Monte Imbt Johnson
6820 Bradbury
Dallas, TX 75230
Palmer Communications, Inc.
c/o Kermit S. Sutton
400 Fifth Avenue S, Ste 301
Naples, FL 33940
Kermit S. Sutton
Jenny W. Sutton
400 - 5th Avenue S., Suite 302
Naples, FL 33943
Edwin J. & Adeline M. Grosse
23049 Farmington Road
Farmington, MI 48336
Lots L & M T.R.S. Family Trust
c/o George Wayland
1079 Aviation Blvd.
Hermosa Beach, CA 90254
Lot N, O, P
BLEEKER STREET CONDOMINIUMS
George S. Weaver, Jr. (Unit 101)
Shirley M. Weaver
c/o Virginia Hurst
1300 Chaplin Street
Wheeling, WV 26003
6
0 •
Edward Neisser (Unit 102)
Judith Neisser
c/o Harris Assoc., LP
2 N. LaSalle, Room 500
Chicago, IL 60602
HOGUET CONDOMINIUMS Constance M. Hoguet (Units 1 & 2)
333 East 67th Street
New York, NY 10021
Lots Q & R Priscilla Anne Sadler
Box 2989
Aspen, CO 81612
Lot S Paul & Susan Penn
9505 Copley Drive
Indianapolis, IN 46260
BLOCK 66
Lots A & B
BLEEKER
HEIGHTS
Larry Saliterman (Units A, B, C, D)
2240 Lee Avenue, North
Minneapolis, MN 55424
Lots
C,
D, E,
Mountain States Communications
F, G,
H,
I
(NO ADDRESS ON FILE)
Lots
K &
L
Aspen Clinic Building
100 E. Main
Aspen, CO 81611
Lots
M,
N, O
120 E. Main Partners, Ltd.
Liability Co.
120 E. Main Street
Aspen, CO 81611
Lots
P,
Q, R, S
North & South Aspen Associates
200 S. Aspen Street
Aspen, CO 81611
7
RACZAK
ADMINISTRATIVE
SERVICES
May 29, 1993
Alice Davis
Davis Horn, Inc.
215 S. Monarch
Aspen, CO 81611
Re: Early Learning Center Property Owners within 300 Feet
Dear Alice,
Based up on a search of the appropriate real estate records of
Pitkin County, Colorado, Raczak Administrative Services, Inc.
hereby certifies that the attached list is current addresses of
owner of property within 300 feet of the Early Learning Center
located on Block 57, City and Townsite of Aspen.
This statement is neither an abstract, opinion nor guaranty of
title and is intended specifically and exclusively for the use of
the client of Davis Horn, Inc. It is understood and agreed that
Raczak Administrative Services, Inc. neither assumes, nor will be
charged with any financial obligations or liability whatever on any
statement contained herein.
Regards,
Janet
Raczak
JLR:slf
0234 Light Hill Road • Snowmass, Colorado 81654 • 303-927-4800
PUBLIC NOTICE
RE: EARLY LEARNING CENTER CONDITIONAL USE REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 18, 1993, at a meeting to begin at 4:30 p.m before the
Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, 130
S. Galena St., Aspen, CO to consider an application submitted by
the Early Learning Center, 215 N. Garmisch, Aspen, CO, requesting
an amendment to their Conditional Use approval to expand the Early
Learning Center's uses to public and private academic/educational
uses. The Early Learning Center is located at 215 N. Garmisch
Street, Block 57 bounded by Garmisch Street, Bleeker Street, First
Street and Hallam Street, City and Townsite of Aspen. For further
information, contact Leslie Lamont at the Aspen/Pitkin Planning
Office, 130 S. Galena St., Aspen, CO 920-5101
s/Jasmine Tygre, Chair
Planning and Zoning Commission
The above meeting on May 18, 1993 was tabled until June 1, 1993 due to lack of
a quorum on the Planning and Zoning Commission. The public notice mailing is
being mailed out a second time as some property owners were not notified. Property
owners within 300 feet of the Yellow brick school (Early Learning Center) will
be notified by mail of the public hearing again with this notice being mailed out
today, May 27, 1993.
The June 1, 1993 public hearing will be tabled until Tuesday June 8, 1993 in
order to ensure that the pudic notice to all property owners is adequate.
The public hearing will be held before the Planning and Zoning Commission , 2nd
floor meeting room, 130 S. Galena Street with the meeting to begin at 4:30 p.m.
Call Leslie Lamont with questions. 902-5101.
PUBLIC NOTICE
RE: EARLY LEARNING CENTER CONDITIONAL USE REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 18, 1993, at a meeting to begin at 4:30 p.m before the
Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, 130
S. Galena St., Aspen, CO to consider an application submitted by
the Early Learning Center, 215 N. Garmisch, Aspen, CO, requesting
an amendment to their Conditional Use approval to expand the Early
Learning Center's uses to public and private academic/educational
uses. The Early Learning Center is located at 215 N. Garmisch
Street, Block 57 bounded by Garmisch Street, Bleeker Street, First
Street and Hallam Street, City and Townsite of Aspen. For further
information, contact Leslie Lamont at the Aspen/Pitkin Planning
Office, 130 S. Galena St., Aspen, CO 920-5101
s/Jasmine Tygre, Chair
Planning and Zoning Commission
0
ASPEN/PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611
Phone 920-5090 FAX 920-5197
MEMORANDUM
TO: City Engineer
Zoning Administration
FROM: Leslie Lamont, Planning Office
RE: Early Learning Center Amended Conditional Use Review
DATE: May 6, 1993
Attached for your review and comments is an application submitted by the Early Learning
Center.
Please return your comments to me as soon as possible.
Thank you.
0
ATTACHMENT .L
April 30, 1993
Leslie Lamont
City of Aspen Planning Department
130 S. Galena Street
Aspen, CO. 81611
Dear Leslie:
This letter gives authorization to Davis Horn Incorporated (215
South Monarch #104, Aspen CO. 81611; 925-6587) to prepare and
submit an application for conditional use approval on behalf of The
Early Learning Center Board.
Please contact me if you have any questions.
Si erely
G�
Elise Dreher
Director, Early Learning Center Board
215 North Garmisch Street Aspen, Colorado 81611
(303) 920-9201
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April 30, 1993
Alice Davis
215 So. Monarch
Aspen, CO 81611
Dear Alice:
•
Suite 104
•
ASPEN
School District
■
ATTACKII ENT 3_
This letter authorizes you to submit a Conditional Use Application
for the Yellow Brick School site requesting approval to expand the
already approved day care use to include academic/educational uses
as well. The School District owns this property which is legally
described as Block 57, Aspen Original Townsite.
The School District authorizes the submission as the above
described application.
Sincerely,
Tom Farrell
Superintendent
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POST OFFICE BOX 300 • ASPEN, COLORADO 81612
APR 30 '93 10:17AP1 PI&N COUNTY AIIHIH
•
P.1
April 30, 1993
Alice Davie
300 East Hyman, Suite B
Aspen, CO 816111
Dear Alice:
ATTACHi.SENT __3 _
Qitkin County
This letter authorizes you to submit a Conditional Use Application
on what is commonly known as the Yellow Brick School Site. The
county property that is within this site comprises two city lots.
This application is under the direction of the Early Learning
Center.
Pitkin County agrees to process the application but reserves the
right to review any land use approvals before agreeing to them.
Sinn. ely,
Reid Haughey
County Manager
cc: Planning Office
BOCC
School Board
pcsem/wp/1.922
Administration County Comn11861oner6 County Attorney
$30 E. Main, 3rd Floor Suite B Suite I
Aspen, CO 81611 506 E. Main Street 530 E. Mein Street
(303) 920.5200 Aspen, CO 81611 Aspen, CO $1611
FAX 920.5198 103) 920.5150 (9091 'a20.5190
Personnel and Finance
Suite F
530 E. Main Street
Aspen, CO 81611
003) 920-5220
Transportation
FacIlitles
76 Service Center ROad
Aspen, CO 81611
(303)920-5391
CITY OF ASPEN 6�
V-APPLICATION CONFERENCE 10kMARY
r
PROJECT:L-\V
ATTACHMENT _z_
APPLICANT' S REPRESENTATIVE: 4 I C e- Z)e�2,^ S
REPRESENTATIVE'S PHONE: _=
OWNER'S NAME
SUMMARY
1. Type of Application: °r-f'
ai U'S��
2. •� Des ibe action/type of development being requested:'
17 -+(n L"
3. Areas is which Applicant has been requested to respond,
types of reports requested:
Policy Area/
Referral Agent Comments
is (P&Z
Only) (P&Z then to CC)
4. Review
Only) (CC
5. Public
Hearing:
S
(NO)
i.
7.
Number of copies of the application to be submitted:
What fee was applicant requested to submit:
Anticipated date of submission:
ff
•ATMaNDN 1
LAND USE APPLICATION FORM
*TTACHA-4ENT�_
1)
project Name Earlu
bearn,(Aq LenV-r
2)
Project Location �215
�1 fir*) Gurm I5C h ,
A St)Cn (C) 316,11
(31cde 52
as,2-n Gr 4'1 na l 7?--)(e jr.�i 6o
(indicate street address, lot & block ni.mober, legal description where
appropri.-.:.e)
3)
Present Zoning
' b
4) Io rt Size
5)
Applicant • s Name, Address
& Phone L a r b -1
6)
Representative - s Name, Address & Phxane
AI t LP- Obul5 Mnynr(!�b -tt-(L� � swL 9W,// 395-65R7
7) 7ype cf Application
�mesIment of
Conditional Use
Special Review
8040 Online
Stream Margin
Maintain View Plane
,k•,f•0.n • w •_f
Lott Spat,/Lot I ne
Adjustment
(please check all that apply):
Oarreptual SPA —
Final SPA
PUD —
Final PUD
Subdivision
ric Dev.
Final Historic Dev.
Minor Historic Dace.
Historic Demolition
Historic Designation
8) Description of ncist-i mr Uses (nL=ber and type of e9cisti rxr des:
approximate sq. ft. ; nximber of bedivems; any previous approvals granted to the
Party) -
NO 0 NO MOO Wx�l
R l / I e I•
ORCIL I
Description of ••ment Application
M o5e in -W br i & --chcoi 5 o(- rdverc cgu l case 5 L0c l l
oc(uPy -rh\ unus 5ec-hon5 of \� bvitdirlq no-t-- r eccled bq AAe day
10) have you attached the following? CQ I use a * 15 ti me ,
Response to Attachment 2, Mi n i m n►+ Submission Qantents
✓ Response to Attachment 3, Specific Submission Oantents
IL Response to Attachmp-rct 4, Review Standards For Your Application
0
April 30, 1993
Alice Davis
300 East Hyman, Suite B
Aspen, CO 816111
Dear Alice:
0
Pitkin County
This letter authorizes you to submit a Conditional Use Application
on what is commonly known as the Yellow Brick School Site. The
County property that is within this site comprises two city lots.
This application is under the direction of the Early Learning
Center.
Pitkin County agrees to process the application but reserves the
right to review any land use approvals before agreeing to them.
Since,Fely,
Reid Haughey
County Manager
cc: Planning Office
BOCC
School Board
pcsem/wp/1.922
Administration
530 E. Main, 3rd Floor
Aspen, CO 81611
(303)920-5200
FAX 920-5198
printed on recycled paper
County Commissioners
Suite B
506 E. Main Street
Aspen, CO 81611
(303)920-5150
County Attorney
Suite 1
530 E. Main Street
Aspen, CO 81611
(303)920-5190
Personnel and Finance
Suite F
530 E. Main Street
Aspen, CO 81611
(303)920-5220
Transportation
Facilities
76 Service Center Road
Aspen, CO 81611
(303)920-5390