HomeMy WebLinkAboutcoa.lu.sp.Youth Center.A1389
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MEMORANDUM
TO:
Mayor and Council
FROM:
Robert S. Anderson, Jr., City Manager
Tom Baker, Planning Office ~
Youth Center: Rezoning and conceptual SPA Submission
THRU:
RE:
DATE:
June 12, 1989
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SUMMARY
The Planning and Zoning commission and staff recommend approval
of the. requested rezoning from Public to Public with SPA overlay
and approval of conceptual SPA with conditions.
Further, .the Youth Center group met with staff and the Board of
County Commissioners to ask for their endorsement of the concept
and permission to use County land. At that meeting, the BOCC
gave the Youth Center group their endorsement and permission to
use the county land. The BOCC was concerned that the Youth
Center structure be desiqned so that in the event the Youth
center ceased operations 'in this location, then the structure
could be used for another use, i.e., offices. This design effort
should not compromise the Youth Center program. The BOCC also
wanted the Youth Center Board to propose ways a lease could be
structured to ensure that the County (and or city) acquired the
structure in the event that the Youth Center was unsuccessful or
relocated.
PREVIOUS COUNCIL ACTION: The Council gave the Youth Center Board
permission to go through the land use review process.
BACKGROUND INFORMATION
APPLICANT: Youth Center Board.
APPLICANT'S REPRESENTATIVE: Glenn Horn
REQUEST: Rezoning of a portion of site from Public to Public
with an SPA overlay and Conceptual SPA approval.
LOCATION: Rio Grande/Jail property, (see page 8 of the
proposal) . Ownership of the property is partially City and
partially County, both entities have given the Youth Center Board
permission to proceed through the process.
DESCRIPTION OF PROPOSAL: The Youth Center Board proposes to
develop a Youth Center not to exceed 6,500 square feet, stepped
down the hillside and located adjacent to the northeast corner of
the parking facility. The Youth Center will be on two levels,
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have direct access to the pedestrian plaza,
restroom facilities at the plaza level and
compliment the public facilities on the site.
BACKGROUND: As Council is aware, the Youth Center Board
requested that P&Z and council include a Youth Center as part of
the conceptual SPA work that was being done on the Rio Grande.
This request came at the end of this process and after much
debate the P&Z felt that it was possible to incorporate the Youth
Center into the lower level of the Library. The following was
taken from page 2 of the Rio Grande Conceptual SPA memorandum
addressed to Council and dated September 15, 1988:
provide public
be designed to
"Teen Center Skip Behrhorst requested that the P&Z
consider a teen center in the parking facility. It was the
P&Z I s opinion that a Teen Center was an important use for
Aspen and asked the Library to consider the possibility of
incorporating this use into their construction plans. At a
work session on September 13, 1988, the P&Z discussed the
merits of using space in the parking facility for the Teen
facility. The P&Z concluded that allowing community parking
to be replaced by other community uses was an unwise
precedent to set. The P&Z also concluded that the Rio
Grande site was their second choice and the best location
for a Teen Center was in conjunction with the Ice Rink
planned for the Aspen Mountain PUD. The P&Z felt that this
location was ideal because of its proximity to the Mall,
RUbey Park and the lodge district."
As the Council is aware, the design of the parking facility and
library changed so that the library became a free standing
structure without parking below it. As a result, having the
Youth Center incorporated in the lower level of the library
became an idea which neither the Library Board nor the Youth
Center Board would support (see attachment J.).
Subsequently, the Council asked S~ip for additional information
(see attachment 2) and gave staff direction to find a location
for the Youth Center which provided direct access to the proposed
pedestrian plaza. Council was concerned that the pedestrian
plaza would be a lifeless landscape and wanted to ensure some
level of activity. Then Skip Behrhorst, Steve Newman (RNL), Ron
Mitchell and Tom Baker analyzed the site to determine an
appropriate location which provided direct access to the
pedestrian plaza. Attachment 3 includes the staff I s analysis
which concluded that the proposed site was the most appropriate
location for the Youth Center.
Staff then approached P&Z and Council with this conceptual
location and received a very conceptual approval. The concerns
which were expressed were that if the Youth Center failed, a free
standing structure would be much more difficult to reuse than
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space which was already part of an existing structure (eg. lower
level of the library) and that the council did not have enough
information to make a determination about whether or not the new
location made any sense. In response to Council's concern about
making a decision regarding conceptual SPA, staff has directed
the applicant to proceed through the entire SPA process,
beginning with Conceptual review.
REFERRAL COMMENTS: Attachment 4 contains all referral comments.
The following is a summary of the contents.
Fire Marshal - The Youth Center shall be sprinkled and have an
adequate fire alarm system.
Engineering - The following elements must be provided:
an SPA plat,
a drainage plan,
a trash plan and
a landscaping plan.
Construction on this site must be coordinated with the
parking structure through the Engineering Office.
Leisure Services - Who will be responsible for maintenance of
restrooms, landscaping, snow removal? Who pays costs of water
for landscaping?
Housing More information about staff will be required to
determine the employee impact of this facility.
County The County has concerns about whether or not the
facility can be designed for reuse should it fail and whether or
not this closes off an important County office site option.
Further, the County is concerned that adequate criteria for
success be developed to determine whether or not the facility is
utilized effectively. Finally, the County is concerned that the
Youth Center may be too far from the downtown and too close to
the jail (security).
STAFF COMMENTS: This section will address Standards for SPA
Designation, standards for rezoning and standards for Conceptual
SPA.
SPA Designation
section 7-803 (A) Standards for Designation (SPA)
Any land in the city may be designated SPA by the City
Council if, because of its unique locational
characteristics, it would be of great public benefit to the
City for that land to be allowed design flexibility and to
be planned and developed comprehensively as a multiple use
development. A parcel of land designated SPA shall also be
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designated on the City's Official Zone District Map with the
underlying zone district designation which is determined the
most appropriate. The underlying zone district designation
shall be used as a guide, but not an absolute limitation, to
the uses and development which may be considered during the
development review process.
Response - CUrrently the entire parcel is zoned PUBLIC and the
SPA designation follows the property boundary between the city
and County land. In staff's opinion, it is essential to include
the County portion of the Youth Center site in the Rio Grande SPA
because the purpose of the SPA overlay is to develop a Master
Plan for the entire site. The Youth Center is a part of the Rio
Grande Master Plan, if successful, and therefore should be
designated SPA. Additionally, the Council may remember that the
jail was once part of the Rio Grande SPA, but was removed to
facilitate the construction of the jail.
Rezoning Review Standards
Section 7-1101 Standards of Review (Rezoning).
A. Whether the proposed amendment is in conflict with any
applicable portions of this chapter.
Response - The proposal complies with this standard.
B. Whether the proposed amendment is consistent with all
elements of the Aspen Area Comprehensive Plan.
Response - The proposal is consistent with the 1973 Land Use Plan
and because of the public use nature of the Youth Center the
proposal is consistent with the intent of the Transportation
Element and the Rio Grande Concept Plan.
C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering
existing land use and neighborhood characteristics.
Response - While this proposal may be considered compatible with
a public use like the library, a location in the downtown area
would seem to be most appropriate.
D. The effect of the proposed amendment on traffic
generation and road safety.
Response - Staff does not expect a Youth Center to generate a
significant amount of automobile traffic.
E.
Whether and the extent to
would result in demands
whether and the extent to
Which the proposed amendment
on public facilities, and
which the proposed amendment
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would exceed the capacity of such public facilities,
including but not limited to transportation facilities,
sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities.
Response In general terms this proposal will provide some
needed activity on the pedestrian plaza and therefore will be a
benefit to that public facility. On the other hand this proposal
is looking to the City to provide landscaping and maintenance of
the restrooms. In staff's opinion it is the applicant's
responsibility to address all the impacts of this development in
a manner which does not require City support.
F. Whether and the extent to which the proposed amendment
would result in significantly adverse impacts on the
natural environment.
Response - This proposal will not adversely impact the natural
environment because of the urban character of the site.
G. Whether the proposed amendment is consistent and
compatible with the community character in the City of
Aspen.
Response - The proposal of a Youth Center is in character with a
public use like the library, but does not seem to be in character
with a jailor parking structure.
H. Whether there have been changed conditions affecting
the subject parcel or the surrounding neighborhood
which support the proposed amendment.
Response - The entire south portion of the Rio Grande is under
going change and the Youth Center is consistent with that change.
I. Whether the proposed amendment would be in conflict
with the public interest, and is in harmony with the
purpose and intent of this chapter.
Response The concept of a Youth Center is most consistent with
the public interest.
SPA Review Standards
section 7-804 (B)
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate
vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Response - The staff agrees that the Youth Center enhances the
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potential activity level on the pedestrian plaza. The staff also
agrees that the concept of stepping the Youth Center down the
hill is the appropriate design technique. The staff, however, is
concerned that the size of the Youth Center is a problem.
Initial representations (attachment 1, pg. 1, para. 3) estimated
a 4,500-5,000 square foot structure: the structure is now stated
to be no more than 6,500 square feet. Staff's intention when
selecting this site was that a two level facility would decrease
the size of the footprint and therefore reduce the facility's
impact on the site and the jaiL The applicant must justify the
facility's size.
Further, staff has some concerns about the facility's height.
The applicant shall demonstrate whether or not a more horizontal
design approach to the structure would make the structure lower
and still compatible with the jail and parking facility (see pg
12 of the proposal).
For budget reasons, the city has had to cut back on the
landscaping of the parking project. The area where the Youth
Center is to be located is one of the areas where landscaping has
been cut ba9k. Therefore, the applicant shall provide a
landscaping plan and landscaping for the Youth Center site.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response The Rio Grande plan provides adequate roads and
services for the development.
3. Whether the parcel proposed for development is
generally suitable for development, considering the
slope, ground instability and the possibility of mud
flow, rock falls, avalanche dangers and flood hazards.
Response - The parcel is suitable for development.
4. Whether the proposed development creatively employs
land planning techniques to preserve significant view
planes, avoid adverse environmental impacts and provide
open space, trails and similar amenities for the users
of the project and the public at large.
Response Staff is concerned about the bulk and height of the
structure, (see standard 1).
5. Whether the proposed development is in compliance with
the Aspen Area Comprehensive Plan.
Response - This standard has been addressed in the rezoning
section.
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6. Whether the proposed development will require the
expenditure of excessive public funds to provide public
facilities for the parcel, or the surrounding
neighborhood.
Response - The Youth Center is located on public land (City and
County). Additionally, the proposal expects the city to provide
a certain level of maintenance and landscaping, which staff finds
inappropriate.
7. Whether proposed development on slopes in excess of 20%
meet the slope reduction and density requirements of
Sec. 7-903 (B) (2) (b).
Response - This standard does not apply.
8. Whether there are sufficient GMQS allotments for the
proposed development.
Response - The applicant will seek a GMQS Exemption at Final SPA.
CONCLUSION: Staff supports the concept of a Youth Center in
Aspen and has identified advantages such as activity on the
pedestrian plaza, plaza level public restrooms and most
importantly the Youth Center itself. However, it is also staff's
responsibility to point to potential concerns regarding the use
of public resources. Staff has already identified a concern
about the height and size of the facility: the facility has grown
from 4500 sf to potentially 6500 sf and the applicant has not
provided information justifying the size of the Youth Center.
Additionally, the applicant suggests that the city will take
responsibility for landscaping the site and maintenance of the
public restrooms. Staff finds that it should be the
responsibility of the applicant to mitigate all impacts created
by this proposal.
Staff finds that this proposal does not effectively utilize the
Public's land resource because the facility is not in use until 3
pm. In the past, staff has suggested that the Youth Center Board
investigate the potential of developing a multi-use facility,
i. e., day care, senior citizens, during the day and a Youth
Center after 3 pm. Staff still finds that a facility of this
size and in this location should be more effectively utilized.
Staff is also concerned that the facility be designed to maximize
its potential for reuse.
RECOMMENDATION:
Center rezoning
conditions.
P&Z and staff recommend approval of the Youth
and Conceptual SPA application with the fOllowing
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Conditions to be met prior to Conceptual approval by the Council.
The applicant shall minimize the size of,the facility to the
greatest extent possible, not to exceed ~,500 square feet.
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The applicant shall present design solutions ",'flieR reau<;:.Sl q, 15-
the heigttt-e~ rho Youth CORter ~y ap~Kil"a~~y-4 5 feeL. o~
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The applicant shall stake the northeast and southeast ~
corners of the building to demonstrate to the County the
facility's impact on the site and on the jail.
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The applicant shall explain to the satisfaction of the
council why this is the best location for a youth center.
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Conditions to be addressed as part of the Final SPA Submission.
1. The applicant shall provide to the satisfaction of the
Engineering Department an SPA plat, a drainage plan, a trash
plan and a landscape plan.
2. The Youth Center shall be sprinkled and have an adequate
fire alarm system.
3.
The applicant shall
agreement for the site
Leisure Services.
propose an acceptable maintenance
which is approved by the Director of
4. The applicant will agree to coordinate construction with the
Engineering Department.
5. The applicant shall provide the Housing Office with adequate
information regarding employee impact and mitigation.
6. The applicant shall work with the County to determine if the
building design is appropriate for potential reuse and
whether the site is available given the County's future
office space needs.
7. The applicant shall demonstrate that agreement on conditions
of a lease for the site between the City/County and Youth
Center Board are likely.
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vi. The applicant shall demonstrate that the bikeway between the
Youth Center and jail will have adequate grades and curves
to that the future option of a trolley is not compromised.
MOTION: I move to approve rezoning of the County portion of the
Youth Center site from Public to Public with SPA overlay and move
to approve Conceptual SPA for the Youth Center proposal with the
recommended conditions.
CITY MANAGER COMMENTS:
youth. center. spa. concept. cc
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ATTACHM!=NT #1
DATE:
October 21, 1988
Aspen City Manager and Members of the Aspen City Council
TO:
FROM:
Skip Behrhorst, Chairperson
Youth and Adult Advisory Boards
Aspen Youth Center Project
Pertinent information regarding a Youth Center at the
proposed Rio Grande Parking Structure as requested by
the Council at the work study session on
Monday, October 17, 1988
RE:
The Council requested additional information regarding preliminary
design parameters, programs planned for the Youth Center and
general operation, etc.
First, I would like to re-emphasis the importance of the Rio Grande
Parking structure as a location for our Youth Center. Based on the
resul ts of the "New Hangout Drwelopment Survey" our youth
participated in during April, it is extremely important to note
that the primary location choice is the Hotel Jerome area/downtown.
We feel that the momentum and energy of our community is ripe for
action and should be utilized now to accomplish our goal of
creating a Youth Center in Aspen.
With the new proposed library now being designed as a freestanding
structure. it is highly unlikely that a Youth Center will co-exist
with their plans and presents us with the opportunity of focusing
our attention on a 4,500 to 5,000 sq. ft. free standing structure
at the Plaza level of the parking structure.
Our youth will be involved in the planning, creation and operation
of this facility. They have already been heavily involved through
the survey that they helped create which gave an in depth direction
regarding location, program, hours, design, etc. Their continued
direct involvement is vital to the long term success of this
facility.
It is our belief that a subterranean environment in the parking
structure would not encourage OUr youth to utilize this facility.
The Plaza location, on the other hand, is ideal because the youth
would bring life and synergy to this open air level. The vibrancy
and aliveness created by the youth would benefit the Plaza .and the
community. Other benefits, we see for this location is greater use
and exposure to the new library by the youth of our community,
access to the lower playing fields, bus route, close proximity to
movie theaters, McDonalds, shopping, etc., and easy central access
for parental drop-Off. This location makes a great deal of sense
to everyone.
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City Manager and Asp.." City Council
October 21, 1988
Page Two
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PRELIMINARY DESIGN PARAMETERS
The following is a preliminary design criteria for the youth
Center:
Approximately 4,500 to 5,000 sq. ft.
Dance floor w/night club atmosphere
a) with D.J. Area
b) small stage for entertainment
c) seating booths
d) high ceiling area 12' - 14'
Lounge for movies/T.V./Videos
Conversation lounge s/chairs and tables
Snack bar and small kitchen
(this can be incorporated withe night club area)
Two small offices (business and counseling)
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Small separate meeting room for 15 people
Game area
a) 3 pool tables/ping pong
b) 2 foutsball tables
c) 6 - 8 video games
Men and women bathrooms
Two telephone booths
Storag'e area for volleyball equipment, chairs and
tables, cleaning equipment and supplies, etc.
Please note that this is preliminary and will be subject to change
after further design meetings with our Youth Advisory Board.
OPERATIONS
Based on results from the "New Hangout Development Survey" taken
by 414 area youth, we find that the Youth Center would be used
regularly during the week by the majority of those surveyed with
Friday and Saturday evenings being the most popular and Sunday
being the least desirable. In addition, 70% of the youth indicated
they would use the center regularly during vacation days (hOliday
and summers).
We would anticipate being open 6 days per week, Monday through
Thursday 3:00 p.m. to 10:00 p.m. and 3:00 p.m. to Midnight Friday
and Saturday, closed on Sunday and possibly extending hours 6 days
a week from 3:00 p.m. to Midnight during Holidays and peak seasons.
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City Manager and Aspen City Council
October 21, 1988
Page Three
The survey indicated that youth prefer to hangout with their own
age group or slightly older. Therefore, specific hours would be
set aside for the younger population (middle school age).
The youth were adamant that admittance for daily use of the center
be at no charge, with a minimal fee ($3.00 - $5.00) for special
events.
Surveyed youth indicated a strong desire to include in their
activities and facility young people vacationing in Aspen.
PROGRAMS/ACTIVITIES
All programs/activities will be administered on an ongoing basis
by a full time employed profession Youth Counselor.
These programs and activities are preliminary because when we have
our Youth Center it will be imperative that young people have major
input with regard to what types of programs and activities they
feel are important.
Dances:
New Year's Eve Ball
Valentine Day Dance
St. Patrick's Day Celebration
July 4th
,
Halloween
And other dances programmed throughout the
year in conjunction with school year events..
Parties:
Birthday
Hair Do
Toga
60's, etc.
Special Events:
Pool Tournaments
Carnivals
Water Melon Spitting Contest
Rootbeer Chugging Contest
Casino Night
Spook House/Halloween, etc.
Sports Activities: Sports activities (majority co-ed, non-
competitive) would be organized at the Youth Center and would
utilize existing facilities already established in the community.
Such activities might include:
Downhill Skiing
Windsurfing
Horseback Riding
Rafting
Hikes
Cross Country Skiing
Swimming
Volleyball
Skating
snowmobiling
Bike Trips
Bowling
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City Manager and Aspen City Council
October 21. 1988
Page Four
SPECIAL NOTE: The Fort Collins ~outh Center is contracted by the
City of Fort Collins. at a fee, to organize some of the above
activi ties. The City of VaU has had a very successful Youth
Center for ten years on basically the same format and is
financially supported jointly by the City and private funds.
Additional programs that might be included:
Educational Opportunities
Training Seminars, Leadership Development and Job
Placement
Counseling
Job Placement
Peer Helper Program: Peer helpers are ready to listen
and inform members of all the options available in Aspen
for youth. Guaranteed not to be heavy -- just a friend.
Job Squad: By becoming a volunteer one can earn job
experience and job skills whUe helping the community and
the youth center.
Example: Perhaps we could have a maintenance contract
wi th the City or the Library to take care of the building
landscaping and surrounding grounds, which helps a young
person gain experience while getting paid. yet saves the
Library money.
The opportunity certainly exists for periodic community
use of parts of the Youth Center for meeting and other
activities.
In closing. we would like to thank you for working with us in
securing a place for our young people. As mentioned earlier. our
community members and organizations, parents, teachers, youth,
etc., are extremely supportive of the creation of a place in Aspen
for young people to call their own, a place to be with their
fr lends, a place to grow and to learn. The energy is high, the
time is right and the need is obvious. We are appreciative 01' your
continued support in working with us to achieve this goal.
.
If we can supply you with any additional information, please do not
hesitate to contact me.
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ATTACHMENT #2
Date:
September 16, 1988
Aspen City Manager and Members of the Aspen
Ci ty Counci 1
Skip Behrhorst, Chairperson for the Youth and
Adult Advisory Board for The Aspen Youth Center
Creation of a Youth Center in the Proposed Rio
Grande Parking Structure
To:
From:
Subject:
The purpose of this memo is to discuss and summarize the needs,'
location priority and alterna~ives for the creation of a 4,500
to 5,000 sq. ft. non-alcoholic, non-profit Youth Center within
the confines of the Rio Grande parking structure and/or the
adjacent proposed new library facility.
As outlined below, we have been working for over one year
to determine the pulse of the community and our youth to
determine the need, research the feasibility and various loca-
tions, solicit initial seed money and develop a community team
to achieve this goal. The funding for the construction, operation
and maintenance of this facility will come from individuals
and organizations of our community.
Why is there a need for a Youth Cente!" in Aspen?
Communi ty and youth support, as well as the need for a local
Youth Center, is evidenced by-the following:
1. The ADAD Communi ty' Task Force on Drinking and Dri ving,
consisting of 35 community representatives, met in August
:lnd Septelllher, 191\7 to develop nn act.i.on pInn to reduec
drinking and dTi v ing ilt Aspen. One aspec t of tit j s plan
was to impact youth by establishing a non-alcoholic Youth
Center.
2. In November 1987, student representatives from the Aspen
Middle School and High School attending the Views of
Youth Conference voted unamimously to form a committee
focusing upon creating a local youth hangout. This
committee was formed in December 1987 and has met on a
weekly basis throughout the year.
3. The ASAP (Aspen Substance Awareness Project) sponsored
Communities for a Drug Free Colorado Task Force formed
in November 1987 as a part of Governor Romer's statewide
program. As part of the Team's action plan to reduce drug
and alcohol abuse among youth, strategies were initiated
to establish a non-alcoholic Youth Center where youth
could congregate to be with their friends.
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4. The American Drug and Alcohol Survey, distributed in
March 1988 to 413 Aspen area students From the 7th ' 12th
grades, indicated that drllg and alcohol IIse among YOllth
\~llS h i,gher thnn the nutionnl nvernp,e, sped ficnlly in the
use of alcohol, marij uana, cocaine and hallucinogens.
5. Aspen Community Meetings held in May and June 1988 as
fOllow-up sessions to the Drug and Alcohol Survey indicated
that parents supported the establishment of a Youth Center
as one strategy to provide youth with a fun, positive
environment without the presence of drugs and alcohol.
6. Results of the Youth Center Survey, a questionnaire designed
and dis tributed by the Student Youth Center Commi ttee
in March 1988, indicate~ that at least 80% of those surveyed
felt there were not enough social opportunities available
for youth. This survey strongly indicated that students
wanted to spend their spare time with friends in a variety
of social activities. Comments from respondents clearly
showed that they preferred to socialize in a non-school
environment. (Detailed results on this survey are available
upon request.)
7. A local Youth Center would provide visiting youth under
21 years with social opportunities currently unavailable.
8. The YOllth Center cOllld f.ill the need for n centrn] c]cnrillg-
hOll~(, 1'01' inronlllllion on III I 10('111 YOlllh I'r'C)I~rlllll~: II~ \~('11
II~ /I COlli/It'! c('nt('!' t"or' YOlllII .loll 1'11I('('IIH'III.
9. Having youth directly involve~1 in the planninp" development
and managing of the Youth Center (as planned by the Adult
and Youth Advisory Boards) provides our youth with oppor-
tunities to develop leadership and decision making skills
as well as mentoring relationship with adults. These
factors are prominent characteristics of positive pre-
vention programs for youth.
The information outlined above clearly indicates that youth,
parents and community members support the existence of a local,
non-alcoholic Youth Center where youth can socizlize with
friends and visitors. The current plans for youth involvement
in planning and developing the facili ty will more greatly ensure
the use and popularity of the facility by young people.
r:
Page 3
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Why is the Rio Grande Parking, Structure' such an important location
for this facility? '
There are various logical reasons why this location makes the
most sense:
1.
2.
3.
It is easily accessible for the youth of Aspen and the
youth who visit our town every year as tourists.
The location affords easy pick-up and drop off for parents
of youth not old enough to drive.
The proposed Rio Grande parking structure is on a frequently
scheduled bus route.
4.
Other outdoor activities are currently available at the
Rio Grande playing field.
Other popular places youth go to are close by, i.e.,
McDonalds, movie theaters, video arcades, shopping, etc.
5.
6.
An oVerwhe}ming majority responding to the Youth Center
Survey pre erred this location to other choices.
Accessible parking prevents over use of existing downtown
parking spaces which get very crowded.
Having youth using and being a part or the parking structure
"pI aza" b rings real Ii re and syne rgy to the raci I j ty.
It certainly doesn't hurt to have our youth close to a
new library.
7.
8.
9.
We might note that the Town of Vail has helped create and
operate a youth center in existence for over 10 years in the
Lionshead Parking structure. The annual funding for its opera-
tion has been principally provided by the Town of Vail and to
a less degree by the Vail Resort Association.
What site aliernatives
parking-aeveropment by
Alternate A
do we su~gest as a part of this new
the City'
We have had several deiscussions with the Aspen Planning
and Zoning Commission regarding the sharing of space
adjacent to the new library facility. They have since,
by written resolution, encouraged the support and co-
operation by the Library Board regarding our endeavors.
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We have developed some very preliminary design idea.s for
space utilization. We have had further discussions wi.th
the Library Board Members to obtain a vote of confidence
from them. It appears that the second level below the
main library space could be easily utilized for this
purpose and not disrupt the new library facility by havin!!.
a separate Mill Street entrance and proper sound proofing.
Al te rna te B
The other location consideration which we would like to
explore with the council is the development of a one story
building on the plaza level o[ the parking structure. We
believe that this facility could be easily planned so as
to not preclude any options the city and/or county may
wish to pursue with regard to a future office structure
in this location. We could create a building that could
be flexible in its design and mobility. As mentioned
before, this location would bring a life to the plaza
level and make this space really come "alive".
Summary
All indications for the need of a Youth Center in Aspen exists.
Having the Youth Center in this location is extremely important
and supportable. The ini tial seed money financial support
for the Youth Center has been overwhelming a9 demonstrated hy
[undin/: nf nvC'1' $4(,,000 1l11'C'llcly /II'nvidl'</ hy Ill<' ^~I"'n l'ound:1I jon,
till' 1101111')' (:11111, I'l'ivlllt' Incllviclllll/:I, Ilt'lIt'fil:; ll/Il'h II:; Ihl'
I'cccnt I'ctlH Katcr/Jan t::IJ'I'Ctt conccrt and a reccnt IIIcll10l'1a.l
fund established in memory of Amy Davis, to help in the creation
of a Youth Center.
Currently, we are asking the council to support the Youth Center
project by making available space within or on top of the
proposed Rio Grande parking structure. By all indications
given to us by individuals and organizations, funding for the
construction, operation and maintenance of the Youth Center
will be readily available. '
,
The youth of this town need your guidance and support to help
make this facility a reality.
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ATTACHMENT "'3
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Tom Baker, Principal Planner
RE:
Location of Youth center on Rio Grande Site
DATE:
December J.9, 1988
----------------------------------------------------------------
----------------------------------------------------------------
PURPOSE: The purpose of this item is to update the Board on the
preferred location of the proposed Youth center on the Rio
Grande site and receive the Board's input on this proposal for
inclusion in the amended city/county Land Exchange Agreement.
The Youth Center Committee (headed by Skip Berhourst) requested
to be located on or adjacent to the civic Plaza as part of the
city's Rio Grande SPA Plan. During City. Council review several
concerns were raised about Plaza becoming an empty urban space.
As a result, the Council directed staff to locate the Youth
Center at the Plaza level so that youths would have direct access
to and utilization of the Plaza. This would guaranty some level
of activity on the Plaza.
Several locations were evaluated for the Youth Center:
Adjacent to the Library - This location was rejected because
the Library Board views expansion of the Library as critical
their long-term success. The area tt?,':';he'"' east of the
proposed Library over the parking facility is considered an
area for future expansion.
On the Plaza This location was rejected because it
compromised the landscaped plaza and the potential for the
Plaza as a building site for future County/City offices.
On Top of the Transportation Center - This location was
rejected because it did not have direct access to the Plaza
and because it created a much more massive facade on the
north side of the parking facility.
Adjacent to the East Side of the Plaza - There were two
locations to this alternative. The first alternative
locates the Youth Center near the southeast corner of the
Plaza, while this site functioned well for the Plaza and
Youth Center it created a barrier to the open space between
the Library, Courthouse and Jail. The second al ternati ve
locates the Youth Center near the northeast corner of the
Plaza into the hillside. This alternative has several
advantages: it has access directly to the Plaza and to
surface parking, it uses the smallest amount of land area
because it is a split level building and it gives the
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IJ
County/City the option
future for offices or
future courthouse annex.
of using the Plaza level
land adjacent to the Jail
in the
for a
Preferred Alternative: The preferred alternative locates the
Youth Center at the northeast corner of the Plaza. This location
is comprised of both city and County property and staff requests
that the Board approve this location.
Options for Future County Office Space: One of the staff's
concerns regarding a successful plan for the Rio Grande site is
to accommodate future office space needs for the County and/or
city. staff feels that there are two sites which can be used for
future offices. The first site is the area north of the Jail
between the new Spring Street extended and the Jail. The second
site is on top of the parking facility. Both sites have an
adequate amount of space and the actual location of a new
building may depend largely of the building's function. The
preferred location of the Youth Center does not effect the
usability of either of these sites.
Land Exchange Agreement: Currently, the City Attorney is in the
process of drafting amended language for the City/County Land
Exchange Agreement for the Rio Grande site; this language will be
forwarded to the County review comment and ultimately approval.
In summary the agreement will provide for the following:
o
Allow the Library to be constructed on
expanded over the parking facility
necessary.
the Oden parcel and
in the future, if
o Allo~ the city to construct the parking facility under the
stable parcel.
o Provide the Youth Center with a building site near the
northeast corner of the parking facility with access
directly to the Plaza.
o Provide the Arts Groups with an adequate area of land
(snowdump) for a future arts/cultural facilities.
o The city and Library are negotiating a payment schedule for
the Oden parcel.
2
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ATTACHMENT +4
REFERRAL COMMENTS
,-,
,-.
~~ ~~VA~L!PJF~
420 E. HOPKINS STREET
ASPEN, COLORADO 81611
(303) 925-2690
TO:
Tom Baker, Assistant Planning Director
Wayne Vandemark~ire Marshal
FROM:
RE:
Aspen Youth Center Rezoning/Conceptual SPA Submission
DATE:
March 20, 1989
The Fire Department's response time is approximately 3 minutes.
There will be ample fire hydrants in the area. The only require-
ments are the sprinkler system and fire alarm system.
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MEMORANDUM
To:
Tom Baker, Planning Office !7f7
Elyse Elliott, Engineering Department~
April 18, 1989
From:
Date:
Re:
Aspen Youth Center
=================================================================
After reviewing the above application and making a site
inspection, the Engineering Department has the following
comments:
1. Present Design of Parking Garage - the addition of a. Youth
Center has been taken into consideration during the design of the
Parking Structure and plans have been made to accommodate this
building next to the Parking Structure.
2. Parking - even though this facility is located next to the
Parking Garage, the Center does not provide any parking.
3. Plat - An SPA plat should be proYided.
4. Drainage - a drainage plan should be submitted.
5. Trash - this part of the facility should be shown and
approved by the City as to its proper size and functionability.
6. Landscaping - most of the landscaping proposed on the east
side of the Parking Structure has been deleted to cut costs. The
Youth Center will have to proYide any landscaping it desires.
7. Construction - any construction on this site must be co-
ordinated with the construction of the Parking Structure and the
County.
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pitkin county
506 east main street
aspen, colorado 81611
April 19, J.989
Mr. Skip Behrhorst
Aspen Youth Center Board
19 ute Place
Aspen, Colorado 816J.1
APR24
RE: Aspen Youth Center
Dear Skip:
This constitutes the County's letter of consent to proceed with
the process of application for construction of the Aspen Youth
Center on City/county land. This letter does not, however,
constitute endorsement or approval of the proposed building site:
The County supports the concept of
However, a prel iminary review of the
number of potential difficulties.
The site is located in one of the few areas that the County can
use for expansion of County offices and/or courthouse space.
Thus, location of the youth center on this site will restrict the
County's options for any needed expansion. One of the conditions
of the county making the land available may be that the building
be designed in such a way as to be convertible to County uses
should the youth center fail. Such a condition might result in
unwelcome compromises to both of our objectiyes.
a viable youth center.
proposed site suggests a
Unfortunately, Aspen's track record for youth centers has not
been good. Several have been started in the past and have failed
for lack of use. Given this history, it will be only prudent for
us ~o require that we mutually develop some criteria for success
and some contingency plan that provides for the future of the
building should these criteria not be met.
Furthermore, the proposed site's proximity tc the jail may create
security problems and it's dist:ance from the downtown area may
ma}:e it an undesirable site for the youth of Aspen, thereby
contributing to its failure for lack of use.
,
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
FROM:
Tom Baker, Planning Office
Youth Center: Rezoning and Conceptual SPA Submission
RE:
DATE:
April 26, 1989
================================================================
APPLICANT: Youth Center Board.
APPLICANT'S REPRESENTATIVE: Glenn Horn
REQUEST: Rezoning of a portion of site from Public to Public
with an SPA overlay and Conceptual SPA approval.
LOCATION: Rio Grande/Jail property, (see page 8 of the
proposal) . Ownership of the property is partially city and
partially County, both entities have given the Youth Center Board
permission to proceed through the process.
DESCRIPTION OF PROPOSAL: The Youth Center Board proposes to
develop a Youth Center not to exceed 6,500 square feet, stepped
down the hillside and located adjacent to the northeast corner of
the parking facility. The Youth Center will be on two levels,.
have direct access to the pedestrian plaza, provide public
restroom facilities at the plaza level and be designed to
compliment the public facilities on the site.
BACKGROUND: As P&Z is aware, the Youth Center Board requested
that P&Z include a Youth Center as part of the Conceptual SPA
work that was being done on the Rio Grande. This request came at
the end of this process and after much debate the P&Z felt that
it was possible to incorporate the Youth Center into the lower
level of the Library. The following was taken from page 2 of the
Rio Grande conceptual SPA memorandum addressed to Council and
dated September 15, 1988:
"Teen Center - Skip Berhorst requested that the P&Z consider
a teen center in the parking facil i ty. It was the P&Z' s
opinion that a Teen Center was an important use for Aspen
and asked the Library to consider the possibility of
incorporating this use into their construction plans. At a
work session on september 13, J.988, the P&Z discussed the
merits of using space in the parking facility for the Teen
facility. The P&Z concluded that allowing community parking
to be replaced by other community uses was an unwise
precedent to set. The P&Z also concluded that the Rio
Grande site was their second choice and the best location
for a Teen Center was in conjunction with the Ice Rink
planned for the Aspen Mountain PUD. 'The P&Z felt that this
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location was ideal because of its proximity to the Mall,
Rubey Park and the lodge district."
As the P&Z is aware, the design of the parking facility and
library changed so that the library became a free standing
structure without parking below it. As a result, having the
Youth Center incorporated in the lower level of the library
became an idea which neither the Library Board nor the Youth
Center Board would support (see attachment 1).
Subsequently, the Council asked Skip for additional information
(see attachment 2) and gave staff direction to find a location
for the Youth Center which provided direct access to the proposed
pedestrian plaza. Council was concerned that the pedestrian
plaza would be a lifeless landscape and want.ed to ensure some
level of activity. Then Skip Behrhorst, Steve Newman (RNL), Ron
Mitchell and Tom Baker analyzed the site to determine an
appropriate location which provided direct access to the
pedestrian plaza. Attachment 3 includes the staff I s analysis
which concluded that the proposed site was the most appropriate
location for the Youth Center.
Staff then approached P&Z with this conceptual location and P&Z
gave a very conceptual approval. The concerns which P&Z
expressed were that if the Youth Center failed, a free standing
structure would be much more difficult to reuse than space which
was already part of an €xisting structure (eg. lower level of the
library) and that the P&Z did not have enough information to make
a determination about whether or not the new location made any
sense. In response to P&Z I s concern about making a decision
regarding Conceptual SPA, staff has directed the applicant to
proceed through the entire SPA process, beginning with Conceptual
review.
REFERRAL COMMENTS: Attachment 4 contains all referral comments.
The following is a summary of the covents.
Fire Marshal - The Youth Center shall be sprinkled and have an
adequate fire alarm system.
Engineering - The following elements must be provided:
an SPA plat,
a drainage plan,
a trash plan and
a landscaping plan.
Construction on this site must be coordinated with the
parking structure through the Engineering Office.
Leisure services - Who
restrooms, landscaping,
for landscaping?
will be responsible for maintenance of
snow removal? Who pays costs of water
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Housing - More information about staff will be required to
determine the employee impact of this facility.
County The County has concerns about whether or not the
facility can be designed for reuse should it fail and whether or
not this closes off an important County office site option.
Further, the County is concerned that adequate criteria for
success be developed to determine whether or not the facility is
utilized effectively. Finally, the County is concerned that the
Youth Center may be too far from the downtown and too close to
the jail (security).
STAFF COHHENTS: This section will address Standards for SPA
Designation, standards for rezoning and standards for Conceptual
SPA.
SPA Designation
section 7-803 (A) Standards for Designation (SPA)
Any land in the City may be designated SPA by the City
Council if, because of its unique locational
characteristics, it would be of great public benefit to the
City for that land to be allowed design flexibility and to
be planned and developed comprehensively as a multiple use
development. A parcel of land designated SPA shall also be
designated on the City's Official Zone District Map with the
underlying zone district designation which is determined the
most appropriate. The underlying zone district designation
shall be used as a guide, but not an absolute limitation, to
the uses and development which may be considered during the
development review process.
Response - CUrrently the entire parcel is zoned PUBLIC and the
SPA designation follows the property boundary between the City
and County land. In staff's opinion, it is essential to include
the County portion of the Youth Center site in the Rio Grande SPA
because the purpose of the SPA overlay is to develop a Master
Plan for the entire site. The Youth Center is a part of the Rio
Grande Master Plan, if successful, and therefore should be
designated SPA. Additionally, the P&Z may remember that the jail
was once part of the Rio Grande SPA, but was removed to
facilitate the construction of the jail.
Rezoning Review Standards
Section 7-1101 Standards of Review (Rezoning).
A. Whether the proposed amendment is in conflict with any
applicable portions of this chapter.
Response - The proposal complies with this standard.
3
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B. Whether the proposed amendment is consistent with all
elements of the Aspen Area Comprehensive Plan.
Response - The proposal is consistent with the 1973 Land Use Plan
and because of the public use nature of the Youth Center the
proposal is consistent with the intent of the Transportation
Element and the Rio Grande Concept Plan.
J~~
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C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering
existing land use and neighborhood characteristics.
Response - While this proposal maY' .l:>,e.cQPs~dered compa.tibl.E7Yo'ith
a public use like the library, a.ic;L9i::atIori\\'ill'\\the' d?Wfi1f~;a'rea
.WQuld . seem to be most.'. a:p:pI;oPI:"i.at:.I;l.~"""" .',... , ,
D. The effect of the proposed amendment on traffic
generation and road safety.
Response - staff does not expect a Youth Center to generate a
significant amount of automobile traffic.
E. Whether and the extent to which the proposed amendment
would result in demands on pUblic facilities, and
whether and the extent to which the proposed amendment
would exceed the capacity of such pUblic facilities,
including but not limited to transportation facilities,
~ sewage facilities, water SUPPlY., parks, drainage,
~'\ schools, and emergency medical facilities.
) I'! .~i~P911se--In general .terms thisproposalwiU provide some,
I \l~v!lll '., .........:~.;.d...:,.,.""'.~~~..t~.SJ....,..,i..t:v..,...h...J....,.,L.X.,...,.....'.~...~..E7~. ..~B~~tt., E;.,.;a. P.....p....'..~.~..... z!;!;. .'ilg.,,*.. .....a.~4,.t:.~e~~,a"f. 9t.r.::.......'.."'f.'~.tt.....'.'.',p..,.<..e. a,
I .~,~ :'i2i~il~tN&;~fS~.~~~{t!~~~:tt~it~i~~;N~~~~~:a.'lid:.iii~i'ifI~~#~~;s~?
r ~~:. 0:~~I~r~s..to..;.~af~i~~il~f"-'€i~,Pf~9~t~.:!:.~..f:?~~r~~a~~:r~1;~~ft{~
~~nWi!ir'f"WiITct'ifu'eS:;iic;if"r'eCi\i~l:'~"~f"l:Y'~jlpport~:" ....., .. ...,'.'. ,.",~.., ..','..... ... .
F. Whether and the extent to which the proposed amendment
would result in significantly adverse impacts on the
natural environment.
Response - This proposal will. not adversely impact the natural
environment because of the urban character of the site.
G. Whether the proposed amendment is consistent and
compatible with the community character in the city of
Aspen.
Response - The proposal of a Youth senter is in character with. a
public use like the library, l?lit'ti6~snO'e;se'ein:to..be iri"'Ch'aracter.'
with a jail or parking structlire.
4
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H. Whether there have been changed conditions affecting
the subject parcel or the surrounding neighborhood
which support the proposed amendment.
Response - The entire south portion of the Rio Grande is under
going change and the Youth Center is consistent with that change.
I. Whether the proposed amendment would be in conflict
with the public interest, and is in harmony with the
purpose and intent of this chapter.
_~~~~fi~..t;:..";,~gS~Q!\~~P~..T4t;~,!.!2t\~~'gentelf,;~~.;~C;>fl~c:onsis"tent .. with
f$ei.,plJl:ll.;ip:j..rit.erest ~
SPA Review Standards
section 7-804 (B)
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate
vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
=~~~~i:.l';-~ci1~i~~~~~~i~~'~1~~n.1:~~h~~~~}~;;;r~~
a~ree~, that th.e cO!lcept o~ s~~P:l?~~.cil: ~h~ Youth ccnter,.~g~;~;~~L
~ .P.;L..l..,.l.......,....:J.:,S, ...,.;.t;h.....,..,e."........~,P, ..",pr,', ,C"P, ;r, ..')..I.\..t. ". .e.,. .d.. ef;;Lgn teCl'inJ.que.. T.. 'he s. t.a.ff, hoW'e:\I'e. ;-,..;1.8.
~ ).c:onceii$.eQ;"'.ma.~"'"''t_..''''''':..'-'~'''bfthe Youth'Center'is a problem.
. I) ~r,n.'..-. ;,~.;'...,~.%,... ..~.o,'.~..~,.....t......~,e,J~.;~~~...t~;t.o....,..n.-~,~~.,a,..~~a..~..,.,.~..~,t,.~.;,.-..,.'.;,'..~.:'~.'~.'..,:s..~;,'~".:'~~,'~..~.a,r,r..e.a:..~...;) n.' ~.=. t~~, :~:~
~~~ yj~1t~~~~~;$~~";~~:li~$:~~~~~t:~:~~i...;:ca:l~ti.;~~~~~~~~€~~~:~
~.\" ,.J~.? th~,s;l.;~;9t<1;.he,fOQ1;.Pl:';L:I:lt,.anq.. :t,l1;~l:'~t()~,;;,;r~ci.llgg thefac;Ll;L t7x' s.
f'~ /fr'\,,;~p~c::~.,.on;tn~';"s.i:te-'lina:"'t:1ie-'ja':rt.'Tne'. .appIicali'E.:llitl.~just:rry, the
r( fac;Ll;Lty's S;Lze~
~ Further, staff has some concerns about the facility's height.
, A The applicant shall demonstrate whether or not a more horizontal
1 design approach to the structure would make the structure lower
\ p' and still compatible with the jail and parking facility (see pg
VVI 12 of the proposal).
,
~ l For budget reasons, the city has had to cut back on the
!) landscaping of the parking project. The area where the Youth
~~~\j Center is to be located is one of the areas where landscaping has
~A~-~ been cut back. Therefore, the applicant shall provide a
u,v.!~~'. landscaping plan and landscaping for the Youth Center site.
" o~' 0/'\
t(O ~v1~ 2. whet~er sufficient public facilities and roads exist to
~~. serv~ce the proposed development.
V
5
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Response The Rio Grande plan provides adequate roads and
services for the development.
3. Whether the parcel proposed for development is
generally suitable for development, considering the
slope, ground instability and the possibility of mud
flow, rock falls, avalanche dangers and flood hazards.
Response - The parcel is suitable for development.
4. Whether the proposed development creatively employs
land planning techniques to preserve significant view
planes, avoid adverse environmental impacts and provide
open space, trails and similar amenities for the users
of the project and the public at large.
R~,~I?9,IlS~ - StC1ff,i!;cong~'g1ed about. the l:>u.lk. and height of the
s~l:'UcturEf;tsee'staridard'l)':'
5. Whether the proposed development is in compliance with
the Aspen Area Comprehensive Plan.
Response - This standard has been addressed in the rezoning
section.
6. Whether the proposed development will require the
expenditure of excessive public funds to provide public
facilities for the parcel, or the surrounding
neighborhood.
~~!'P,2!lli!~,;:::,'li!!~{Y"9:l:l~ .~E;!p!:~r ,is }.ocC1t~d,onPublic:. ;tC1Il9-tc::~;!::Y,<a,Ilci
~P1.l,:ri't~)';~~":1td'd'i:t:to'h."a.'t]:~;'"':,'Ql:~:'.pr()gl)saI"~~~~:g:-t::sc "tI!~ 't::;j;ty',';o'..pl:"o-vid~
,:e.'c..a:t;j:.e~IllE!,y:~F'ofma.iIitenance and landscaping, which staff finds
i'*fappropr:tate. '..,.'.." '" ,. '. ".. ,.' .,....,
7. Whether proposed development on slopes in exces.s of 20%
Ineet the slope reduction and density requirements of
Sec. 7-903 (B) (2) (b) .
Response - This standard does not apply.
8. Whether there are sufficient GMQS allotments for the
proposed development.
~ Response - The applicant will seek a GMQS Exemption at Final SPA.
~~
>-,'V"
~ CONCLUSION: S-:;aff supports the concept of a Youth Center in
Aspen and has identified advantages such as activity on the
pedestrian plaza, plaza level public restrooms and most
importantly the Youth Center itself. However, it is also staff's
responsibility to point potential concerns regarding the use of
tdv~ .1. 1.,wflr ~
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public resources. Staff has already identified a concern about
the height and size of the facility: the facility has grown from
4500 sf to potentially 6500 sf and the applicant has not provided
information justifying the size of the Youth Center.
Additionally, the applicant suggests that the City will take
responsibility landscaping the site and maintenance of the public
restrooms. Staff finds that it should be the responsibility of
the applicant to mitigate all impacts created by this proposal.
,li ~ staff finds that this proposal does not effectively utilize the
C' Public's land resource because the facility is not in use until 3
.~' pm. In the past, staff has suggested that the Youth Center Board
.I. .)y/ investigate the potential of developing a multi-use facility,
~ ~ i.e., day care, senior citizens during the day and a Youth Center
\e,~ . ';r"" after 3 pm. Staff still finds that a facility of this size and
~~ I in this location should be more effectively utilized.
f~~
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[staff is also concerned that the facility be designed to maximize
its potential for reuse. Further, the County has raised some
concerns about future office space locations and that the Youth
Center may be compromising one of the County's best options.
RECOMMENDATION: Staff recommends approval of the Youth Center
rezoning and Conceptual SPA application with the following
conditions. r ~ n
c..:h-~"
Conditions to be met prior to Conceptual approval by the~ '~
}b~4'&!~~1. The applicant shall explain to the satisfaction of the ~r .
',J.;. ........-.J why this is the best location for a youth center..
t"'" fJt-: . .
~"iJ.'- 2. ,The apJ;>licant shall....,'.r~~..! eta LLe. ,,~;!.. \.ah i~fe!'lllati~~ >,
'\ j~s~ifyiR~ ~ae raeiLi~1h-s ~ize I.. m1n1m1ze the S1ze of the
facility a" ~~le:("S~ s.f. ~r-o-y- ~
The applicant shall in~6~e design solutions which
reduce the height of the Youth center,al'ld. p1.'c.5eR~ Ll.~lll Lo
~B.- tf -5 f-l,
The applicant shall stake the northeast and southeast
corners of the building to demonstrate to the County the
facility's impact on the site and on the jail.
3 .
~~__4.
~
5. The applicant shall develop options for multi-use of the
facility.
6. The applicant shall demonstrate that the building can be
reused as office space should the Youth Center fail.
7
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conditions to be addressed as part of the Final SPA Submission.
The applicant shall provide to the satisfaction
Engineering Department an SPA plat, a drainage plan,
plan and a landscape plan.
2. The Youth Center shall be sprinkled and have an adequate
fire alarm system.
1.
of the
a trash
7~3.
The applicant shall
agreement for the site
Leisure Services.
propose an acceptable maintenance
which is approved by the Director of
4. The applicant will agree to coordinate construction with the
Engineering Department.
5. The applicant shall provide the Housing Office with adequate
information regarding employee impact and mitigation.
6. The applicant shall work with the County to determine if the
building design is appropriate for potential reuse and
whether the si te is available given the County I s future
office space needs.
7. The applicant shall demonstrate that agreement on conditions
of a lease for the site between the City/county and Youth
Center Board are likely.
~.
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youth.center.spa.concept.pz
8
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ASPEN/PITKIN PLANNING OFFICE
130 S. Galena street
Aspen, Colorado 81611
(303) 920-5090
May 8, J.989
Glenn Horn
300 E. Hyman, suite B
Aspen, Colorado 81611
RE: Aspen Youth Center Conceptual SPA/Rezoning
Dear Glenn
This application has been scheduled for review by city Council at
a public hearing on Monday, June 12, 1989 at a meeting to begin
at 5:00 P.M. The Friday before the meeting date, we will call to
inform you that a copy of the memo pertaining to your application
is available at the Planning Office.
Notice of the pUblic hearing needs to be made in the form of a
sign on the property and mailing of notices to property owners
within 300 feet. A public notice will be mailed to you for this
purpose.
If you have any questions, please call Tom Baker.
Sincerely,
Debbie Skehan
Administrative Assistant
~\
~
MEMORANDUM:
FROM:
Mayor and Council
Tom Baker, Planning Office $ ~ ~.
Permission for Youth Center Board to Submit Land Use
Application for Youth Center on Rio Grande.
TO:
RE:
DATE:
April 20, 1989
================================================================
PURPOSE: The purpose of this item is to grant the Youth Center
Board permission to submit a land use application for a Youth
Center on the city-owned Rio Grande property. The process would
require conceptual and final SPA approval, as well as rezoning.
BACKGROUND: The Youth Center Board plans to build a Youth Center
on publicly owned property (Rio Grande). The specific location
for this facility is partially on city property and partially on
County property. Attachment 1 illustrates the proposed location
and the City/County property boundary. The entire area is zoned
PUBLIC; however, only the City land has an SPA overlay and
therefore a rezoning of the County land to SPA is required.
The granting of permission to submit a land use application does
not indicate support for this project in this location, but it
does give the Youth Center Board the ability to go through the
review process to determine if the use and site are appropriate.
In addition to council permission the Youth Center Board must
receive permission to apply from the County.
RECOMMENDATION: Staff recommends that City Council grant the
Youth Center Board permission to submit a land use application
for the development of a Youth Center on the city-owned Rio
Grande site. Further, the staff has developed a letter for the
Mayor's signature which grants permission and identifies some
fundamental concerns about the proposal.
PROPOSED MOTION: I move to grant the Youth Center Board
permission to submit a land use application on the city-owned Rio
Grande site and to have the Mayor sign the attached letter dated
April 20, and addressed to the Youth Center Board.
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MEMORANDUM
TO:
City Attorney
City Engineer
H~~~i~g~ir~ctor
i~~~~~~l~;~'~~;t:m~,tl..t;
Fire Marshall '.,
Sheriff
County Attorney
FROM:
Tom Baker, Senior Planner
RE:
Aspen Youth Center Rezoning/Conceptual SPA Submission
DATE:
March 15, 1989
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application from the
Aspen Youth Center Board requesting rezoning to SPA and
Conceptual SPA approval for the Aspen Youth Center. This
facility is proposed to be built on City and County owned
property on the Rio Grande site between the jail and the approved
parking structure.
Please review this material and return your comments no later
than April 19, 1989 so that I have to prepare a memo for the P&Z.
Thank you.
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April 20, 1989
Youth Center Board
J.9 ute Place
Aspen, Colorado 81611
Dear Board Members:
The City Council of Aspen formally grants permission to the Youth
Center Board to submit a land use application for the development
of a Youth Center on a portion of the city-owned Rio Grande
property. The Youth Center Board is advised that this granting
of permission to submit a land use application does not
constitute approval or support of the concept of a Youth Center
at this location.
The City Council has a number of concerns which the Youth Center
must address through the development review process.
1. The Rio Grande site does not appear to be the best
location for this facility, what research has been done
in this regard? Is this the best location or is it
only the best one available now?
2. The Community has had a number of Youth Centers in the
past and all have failed. Should the Board and youths
be required to operate a successful Youth Center in
rental space for a specified period of time prior to
committing city-owned land for a permanent structure?
3. If a permanent structure is built on city-owned
property, what can be done to ensure that the community
retains its resource if the Youth Center is not
successful? What defines success? Can the
City/County/Community use the structure? Can the
structure be designed so that it can be effectively
reused for other needs?
Sincerely,
William L. Stirling
Mayor
~
~
March 15, 1989
Pitkin county Board of County Commissioners
Aspen City Council
Aspen, Colorado 816J.1
Dear Commissioners and Council Persons:
The Aspen Youth Center Board, a non-profit organization, is
proceeding with plans for the development of a Youth Center on the
Rio Grande parcel. We have submitted a land use application to be
considered by the City Planning and Zoning Commission on May 2,
1989. Our plans call for the construction of approximately a 7,000
square foot building on the northeast corner of the proposed Rio
Grande Pedestrian Plaza. The facility will be open to local youth
and youth visiting the community.
As the attached map illustrates, the building will be located upon
a parcel of land which is approximately one-half City and one-half
County property. You previously unanimously supported the proposal
to provide land at no cost to the Youth Center Board. At this
stage in our planning process, the Municipal Code requires us to
request you to formalize your verbal consent by approving a
resolution expressing your intent to donate land to the Youth
Center Board or to enter into a long-term lease. We need your
written consent to the use of the land prior to the May 2 Gity
Planning and Zoning Commission public hearing. Please schedule
this issue for your consideration.
If you have any questions please contact me at 925-2786 or 925-
6537. Thank you very much for your cooperation. with your
continued support we will be successful in developing and operating
a facility for the youth in the community.
Sincerely,
David "Skip" Behrhorst
cc: Bob Anderson
Mark Fuller
31589.CC
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ASPEN/PITKIN PLANNING OFFICE
130 S. Galena street
Aspen, Colorado 81611
(303) 920-5090
March 14, 1989
Glenn Horn
300 East Hyman, Suite B
Aspen, Colorado 81611
RE: Aspen Youth Center Rezoning/conceptual SPA SUbmission
Dear Glenn,
This is to inform yo~ that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that your application IS NOT complete.
Following is a list of the items we require to complete the
application:
1. A request to the Planning Commission asking them to
sponsor the rezoning application.
2. Letters from the City and County giving authorization
for the Aspen Youth Center Board to apply for
development on City and County land. (Contact Ron
Mitchell and Tom smith for these.)
Glenn, although the above items are needed to complete the
application, Cindy has scheduled it for review by the Planning
Commission at a public hearing on Tuesday, May 2, 1989 at a
meeting to begin at 4:30 P.M. The Friday before the meeting
date, we will call to inform you that a copy of the memo
pertaining to your application is available at the Planning
Office.
The public hearing before the Planning Commission requires that
the applicant post a sign on the property and mail notices to
adjacent property owners.
If you have any questions please call, Tom Baker, the Planner
assigned to this case. Thank you.
Sincerely,
Debbie Skehan
Administrative Assistant
,-,
A.
CASELOAD SUMMARY SHEET
city of Aspen
PROJECT NAME: As en Youth Center
Project Address:
Legal Address:
PARCEL. ID AND CASE NO.
STAFF HEHBER/UJ9
f} ·
sF' . . /\4.."
Conce tual Subm~ss~on , c vO I 'l
DATE RECEIVED: 3/8/89
DATE COMPLETE:
APPLICANT: Aspen Youth Center Board
Applicant Address: 19 ute Place Aspen. CO 8J.6J.l
REPRESENTATIVE: Glenn Horn
Representative Address/Phone:
300 E. Hyman. suite B
Aspen. CO 81611 5-6587
PAID: YES NO
AMOUNT:
$1.980.00 NO. OF COPIES RECEIVED: .23
2 STEP: V
(;. ~f2>,,~ ,
PUBLIC HEARING: . YES.-/ .NO ,y:.u>IJL.u
VESTED RIGHTS: YES NO
1 STEP:
TYPE OF APPLICATION:
P&Z Meeting Date MILl;)..
CC Meeting Date
PUBLIC. HEARING:~ NO
VESTED RIGHTS: YES NO
Planning Director Approval:
Insubstantial Amendment or Exemption:
Paid:
Date:
~FE :
ty Attorney _____~. Bell School District
"~ty.Engi~eer ' \/Parks Dept. Rocky Mtn Nat Gas
~ous~ng D1r. --.- lj.PJ:y Cross State Hwy Dept(GW)
Aspen Water ~ire Marshall State Hwy Dept(GJ)
city Electric Building Inspector P!:{I
Envir. Hlth. Roaring Fork /' Other ~_
J Aspen Consolo Energy Center ~ f.QU~~
_ CcP,,J.,C;, 'f1) Pc. ~ C. <::..,. -~-- -;.. <I" -;;'
DATE REFERRED: 311(,/ g'f: INITIALS: 19,9
FINAL ROUTING: DATE ROUTED:~INITIAL: (~
_ City Atty _ city Engineer _ Zoning Env. Health
- Housing other:!! A
FILE STATUS AND LOCATION:ll~ C V~JJv
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
U0~
~ (p,.., VI ~ t4
REPRESENTATIVE'S PHONE: Cf.)..::;- - &S~r
OWNER'S NAME: L--rf-, O.t- ASp/,ri:A.J / t:.rC/AJ
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SUMMARY
PROJECT:
10U~
APPLICANT'S REPRESENTATIVE:
Let/10ft
,
1.
Type of Application: :SPA
f..O,Vc...Ii-PTtlA e..-
2. Describe action/type of development being requested:
1p~() -,'rO()() 57 ..{....f.
S?A- I 7?~.-G-J/,)f/1 f ''''I &f
L&?tA1.1zr t~~.
Areas is which Applicant has been requested to respond,
types of reports requested:
rnM-H1 (PA4~
~ ~11 +er /6~,/I.J-'/
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$ fA t)ve.-r~ #-...
3.
Policy Area/
Referral Aqent
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IN.dJJ
4.
Review is: (P&Z Only)
(CC Only)
P.&Z then to Ce)
",""",_-:-,,--::::~::::::~,
Public Hearing: (:~./' (NO)
Did you te~plicant to. submit list of ADJ. ACEN~_P.ROPERTY
OWNERS? ~ (NO) DisSlosure of Ownership: c1YE~~(NO) ,
What fee was applicant requested to submit: c1!Jq~?,~~ f?f::;uf1~'W""'N
Anticipated date of submission: ,;J-./ /..5/67
I f
9. COMMENTS/UNIQUE CONCERNS: !? lfkv r> .., ~A I/v.e.-,..A ~ .Jo II/'-&.IL
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December 16. 1988
Frederick Crowley
President - County Board of Commissioners
County Court House
560 E. Main Street
Aspen, CO 81611
Dear Fred,
For over a year and a half a group of local citizens and
the youth of our town have been working toward the construction of
a non-profit Youth Center in Aspen. This type of facility has been
needed here for many years. We believe now that strong community
interest and momentum exists to accomplish this goal,
We have been working with the City Council for the past
six months on locating an appropriate site on the Rio Grande
parking structure. We have looked at alternatives and have
selected the north east corner of the plaza level.
The City Council has given full support to this site and
project and we are also aSking for your support.
I have enclosed two memorandums to the City Council dated
September 16, 1988 and October 21, 1988 explaining various aspects
of the Youth Center including need, importance of the Rio Grande
location, design parameters. operations and programs and proposed
funding.
We appreciate your ~nterest in this community project and
looking forward to your support.
Sincerely,
~~.';).
David G, Behrhorst
Chairperson for
Aspen Youth Center Project
DGB:kd
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~.
MEMORANDUM
FROM:
Board of County Commissioners
Work Session - December 5, 1988
Tom Baker, Principal pJ.anne,J;),J/J
TO:
RE:
City/County Land Exchange Agreement (Rio Grande)
----------------------------------------------------------------
----------------------------------------------------------------
ISSUE: The City and County staffs have discussed ways to amend
the Land Exchange Agreement on the Rio Grande to the benefit of
the City, County and Library. In summary the City needs parking,
the county needs space for a future office building of
approximately 12,000 sq ft and the Library Board needs a site for
the new Library. On December 12, 1988, the city staff is
bringing forward the attached memorandum for City Council
discussion. In summary the staff is recommending the following
amendment to the city/County Land Exchange Agreement:
o The County release the city from reversion clauses for both
the Oden and stable parcels;
o The city releases the County from potential indebtedness on
the Oden parcel;
o The city allows the Library to be constructed on the Oden
parcel;
o The city provides the County with an appropriate site for
the courthouse annex;
o
The Library Board takes responsibility
remainder of the aden parcel note, as of
and
for paying the
January 1, 1988;
o The Library Board shall reimburse the city $190,000.00 if
future budgets allow for this possibility.
The staff is interested in rece~v1ng Board input on this
recommendation so that we can report to city council.
~
1""'1
CITY OF ASPEN
NOV '? 1
130 south galena street
asp en,colo radQ ~1611
303-925 -2020
MEMORANDUM
DATE: November 18, 1988
TO: city Council
THRU: Robert S. Anderson, Jr., City Manager
FROM: city Attorney's Office
RE: City/County Land Exchange
In response to your request that staff review the City/County
land exchange with respect to the Oden and stable parcels, I have
included a memo prepared by Tom Baker identifying the terms and
conditions of the Oden and stable property transfer from the
county to the city. The proposed amendment to this agreement is
to facilitate two purposes: (l) to address the possible rever-
sion of these properties to the County for failure to construct,
by 1992, a performing arts center; and (2) to facilitate the
construction of a library and a parking facility on a portion of
this site.
BACKGROUND
The 1983 land exchange agreement between the city and the County
provided for the transfer of a number of parcels of land between
the two entities. Of particular note are the Oden parcel and the
stable parcel. Both parcels have reversion clauses attached to
their deeds, which have the effect of transferring the property
back., to the County if a performing arts center is not constructed
by 1992. with respect to the Oden parcel, that reversion is
subject to payment by the County of approximately $250,000.00
(that figure is for the period up to April, 1992) plus market
rate of interest. The stable property reverts automatically and
is not subject to any recompensation (as it was not subject to a
note as the Oden parcel was).
PROPOSED ACTION
The Council has a number of options with respect to how it
addresses this issue.
J.. Take no action. The consequence of this choice would entail
a reversion of the property if a performing arts center was not
",...,. t""'\,
Memorandum to city council
November 18, 1988
Page 2
.
constructed prior to 1992. The City would receive compensation/
reimbursement in the amount of approximately $250,000.00 plus the
market rate of interest between 1983 and 1992. The city would
receive no compensation/reimbursement for the stable property, as
it was not received subject to a note. Both the library and the
parking facility projects would be uncertain under this option.
2. Seek a release of the reversion clauses for the Oden and
stable properties without a commitment to provide land/other
resources toward the construction of a library facility. The
impact of this decision would be to obtain a release from the
county of its potential indebtedness in the amount of $190,000.00
(as of December, 1988) plus interest pursuant to the terms and
conditions of the 1983 land contract and transfer agreement.
However, the County would not be receiving a commitment from the
City to either permit the use of land and/or other resources
toward the construction of the library facility.
3. Quit claim the property back to the County, subject to
reimbursement by the County for all amounts paid to date on the
Oden property (approximately $190,000.00 in December, 1988). The
County would be free to use the property for any purpose it saw
fit, including a library facility. The City would need County
approval to construct a parking facility under the stable pro-
perty.
4. To quit claim the property back to the County. The County
would not be required to reimburse the 9ity ($190,000.00) but
would be required to pay the remainder of the Oden note. The
City would in effect be making a contribution to the library in
the amount of $190,000.00. The City would retain the stable
property for construction of a parking facility.
5. Quit claim the prope~y back to the County, subject to a
negotiated settlement with respect to reimbursement. The City
and the County could negotiate the amount to be reimbursed to the
city, if at all, and whether or not that amount should be in the
form of cash, or payment for services heretofore provided by the
city.
RECOMMENDATION
Based upon discussions between City and county staff, the
following is recommended:
1'"'. ~
Memorandum to City Council
November J.8, 1988
Page 3
the County releases the City from reversion clauses
for both the Oden and stable parcels;
the City releases the County from potential indebted-
ness on the Oden parcel;
the city allows the library to be constructed on the
Oden parcel;
the city provides the County with an appropriate site
for the courthouse annex;
I .....
the Library Board takes responsibility for paying the
remainder of the Oden parcel note, as of January 1, 1989; and
if future
the Library Board
,
budgets allow for
shall reimburse the
this possibility.
City $190,000.00
/mc
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TO:
MEMORANDUM
Tom Oken, County Administration
FROM:
Tom Baker, planning Office
RE:
City/County Land Exchange Agreement
DATE:
October 26, J.988
================================================================
Based upon your request (attachment J.) I have developed the
fOllowing information.
Terms of Transfer of Oden and Stable Property from County to
city:
city Agreed To
Convey Jail property to
County, 5,621 sq ft.
Submit and approve necessary
applications for subdivision
and rezoning of Jail
property.
Vacate portion
which crosses
property.
of roadway
the Jail
Incorporate in Rio Grande SPA
Plan property sufficient and
appropriate for future County
office space and that this
land will be conveyed to the
County upon request of the
County without additional
consideration.
County Agreed To
Convey to the City the Stable
property, J.3,OOO sq ft, for
performing arts center and if
performing arts center is not
constructed in J.O years then
stable property reverts to the
County.
convey to the City the Aspen
One property, 40,000 sq ft.
convey to the
property with
conditions:
ci ty the Oden
the fOllowing
the county is released
from any further
obligations and the City
assumes those obligations
(note and deed of trust)
provided that the City
shall not amend the
terms of the note without
county approval. (Note
payment is approximately
$15,OoO/year.)
the City pays the county
$98,553.00 which is the
amount the County paid on
the note.
the County acquire the
Bealmar property, which
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is adjacent to jail
facil i ty , with terms and
conditions similar to the
Oden note.
redonveyance to the
County of the Oden
property in the event a
performing arts center is
not constructed in J.O
years (J.992). At that
time the County shall
reimburse the City all
amounts paid on the Oden
property (approximately
$J.90,000.00 in 1988). c.'-
Proposed Site of Library: The proposed Library site includes the
Odenparcel, 6,000 sq. ft. of the Stable property (on top of the
parking facility), and perhaps some City owned property north of
the Stable property (on top of the parking facility). The
Library and parking facility will be sharing an access drive on
the Oden parcel, (see attachment 2).
Proposed Use of Stable Property: Proposed uses on the "stable"
property include the parking facility (underground). the future
expansion of the Library, a landscaped plaza and possibly a teen
center and or City/County offices on top of the parking
facility.
Likely Site, Size, ownership and Value for courthouse Annex:
Although the parking facility is being constructed so that a
building can be built on the plaza, it maybe more desirable to
locate a courthouse annex adjacent to the north and west facade
of the jail because the original design of the jail seems to
allow for that to happen. The size of the annex is
approximately 12,000 sq ft which can be done on two floors. The
City and/or County own any potential annex site. If the annex
site is located adjacent to the Jail, then both City and County
property is likely to be required. If the annex site is located
on the parking facility, then city and County property will
likely be required because the stable property will only have
8600 sq ft after library expansion. The value of the site should
be determined by an appraiser or other real estate professional
after we have a program and site plan .
Rio Grande SPA P1an: The Rio Grande SPA Plan includes space for
City/County office space; however, the plan indicates that this
type of facility can happen on the roof of the parking facility
or adjacent to the jail. No specific footprint is shown.
Additionally, the city is providing space for the Performing Arts
2
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Center on the snowdump property across from the Art Museum.
Summary and Recommendation: There are many Community goals which
we all would like to achieve on the Rio Grande: parking, library,
courthouse annex and performing arts are the current goals. The
adopted SPA Plan allows for all of these community facilities to
occur on the site, The issue revolves around who pays and there
is always the problem of individual budgets even though it is all
pUblic money. No group or agency will benefit if the public
entities fail to reach an acceptable agreement. In the spirit of
cooperation between the County, City and Library the following
amendment to the Land Exchange Agreement is suggested.
the County keeps the Jail property and the city keeps the
Aspen One property.
the County conveys to the City the Stable property.
the City conveys to the County an appropriate site for the
courthouse annex adjacent to the Jail.
the City provides sufficient land on the snowdump property
for.arts usage which includes the performing arts center.
the County relinquishes all rights to the Oden parcel.
the City allows the Library Board to construct the new
library on the Oden parcel and expand on top of the parking
facility in the future.
the City will not require the Library Board to reimburse it
for the amount which has been paid on the Oden parcel.
the remaining mortgage on the Oden parcel will be paid
equally by aT1 three entities.
cc: Bob Anderson
Mark Fuller
Fred Gannett
Ron Mitchell
Tom Smith
3
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MESSAGE DISPLAY
TO
TOM BAKER
cc
MARK
From: Tom Oken
Postmark: Oct 26,88 9:59 AM
Status: Previously read
Subject: LIBRARY SITE
------------------------------------------------------------------------------
~lessage :
I-lARK AND I AGREE THAT YOU'RE BEST SITUATED TO RESOLVE THIS ISSUE FOR
THE CITY AND COUNTY. CAN YOU RESEARCH & WRITE ME A MEMO RE: 1) TERMS
& $ AMTS OF TRANSFER OF ODEN & STABLE PROPERTY TO CITY FROM COUNTY;
2) PROPOSED SITE OF LIBRARY VRS CURRENT OWNERSHIP; 3) PROPOSED USE OF
STABLE PROPERTY; 4) LIKELY SITE FOR COURT SPACE ANNEX, SIZE, CURRENT
OWNERSHIP, & APPROX VALUE IF NOT OWNED BY COUNTY; 5) $ BENEFIT TO
CITY/PARKING FACILITY OF LIBRARY; 6) ANYTHING ELSE THAT MIGHT FIGURE
IN THIS EQUATION; AND 7) RECOMMENDATION. CALL IF QUESTIONS. THA~~SI
-------========X========-------
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AGENDA ITEM SUMMARY
FROM:
Board of county commissioners
Tom Baker, Planning Office
Youth Center Use of County Land on the Rio Grande
TO:
RE:
---------------------------------------------------------------
---------------------------------------------------------------
BACKGROUND: The Youth Center Board has submitted an application
to the City for the development of a Youth Center on the Rio
Grande property. The specific location of this facility is
between the j ail and parking garage on land owned part by the
county and part by the city, (see attachment 1).
Last December, Karen Barnett, Jeff Yusum and I presented the
concept of a Youth Center in this location to the Board, (see
attachment 2). This was done to get the Boards reaction to the
idea. At the time, the Board's reaction was generally positive,
but no formal action was taken. Further, the County's office
space concerns may have been different, at that time.
In March" Skip Berhrorst requested that both the City and County
approve resolutions expressing intent to donate land to the Youth
Center or to enter into a long-term lease, (see attachment 3).
In the letter, Skip implied that the Municipal Code required this
consent. The land use code, however, only requires that
property owners give permission for the applicant to proceed
through the process.
In April, Mark Fuller granted the Youth center Board permission
to go through the process, but identified many areas of concern,
(see attachment 4). On April 19, Skip Behrhorst appeared before
city Council to request use of the city land. The city Council
granted the Youth Center Board permission to go through the
process, but stated that the Youth Center Board must proceed
through the process at their own risk. The Council refused to
guarantee the Youth Center Board use of city land.
ISSUE: The issue is whether or not the County is in the position
to give the Youth Center Board use of this site without knowing
what the county's future office space needs will be and whether
or not this site is important to meeting the County's future
office space needs.
.-,
ATTACHMENT
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ATTACHMENT
2
AGENDA ITEM SUMMARY
TO:
Board of County commissioners
Work Session - December 19, 1988
FROM:
Tom Baker, Principal Planner
RE:
Youth Center Location On Rio Grande
==~===========================================================
ISSUE: Staff would like the Board's input regarding the location
of a Youth Center. The preferred location is on the northeast
corner of the Civic Plaza which is partially on county property
and partially on city property. staff finds this to be the
preferred location and one which does not compromise the county's
options for future office building sites if the Land Exchange
Agreement is amended properly. Presentation maps and information
about the Land Exchange Agreement will be brought to the meeting.
.
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MEMORANDUM
TO:
Board of county Commissioners
FROM:
Tom Baker, Principal Planner
RE:
Location of Youth Center on Rio Grande site
DATE:
December 19, 1988
----------------------------------------------------------------
----------------------------------------------------------------
PURPOSE: The purpose of this item is to update the Board on the
preferred location of the proposed Youth Center on the Rio
Grande site and receive the Board t 10 input on this proposal for
inclusion in the amended City/county Land Exchange Agreement.
The Youth Center Committee (headed by Skip Berhourst) requested
to be located on or adjacent to the Civic Plaza as part of the
City's Rio Grande SPA Plan. During city council review several
concerns were raised about Plaza becoming an empty urban space.
As a result, the Council directed staff to locate the Youth
Center at the Plaza level so that youths would have direct access
to and utilization of the Plaza. This would guaranty some level
of activity on the Plaza.
Several locations were evaluated for the Youth Center:
Adjacent to the Library - This location was rejected because
the Library Board views expansion of the Library as critical
their long-term success. The area to the east of the
proposed Library over the parking facility is considered an
area for future expansion.
On the Plaza This location was rejected because it
compromised the landscaped plaza and the potential for the
Plaza as a building site for future County/City offices.
On Top of the Transportation Center - This location was
rejected because it did not have direct access to the Plaza
and because it created a much more massive facade on the
north side of the parking facility.
Adjacent to the East Side of the Plaza - There were two
locations to this alternative. The first alternative
locates the Youth Center near the southeast corner of the
Plaza, while this site functioned well for the Plaza and
Youth Center it created a barrier to the open space between
the Library, Courthouse and Jail. The second alternative
locates the Youth Center near the northeast corner of the
Plaza into the hillside. This alternative has several
advantages: it has access directly to the Plaza and to
surface parking, it uses the smallest amount of land area
because it is a split level building and it gives the
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County/City the option
future for offices or
future courthouse annex.
of using the Plaza level
land adj acent to the Jail
in the
for a
Preferred Alternative: The preferred alternative locates the
Youth Center at the northeast corner of the Plaza. This location
is comprised of both City and County property and staff requests
that the Board approve this location.
options for Future County Office Space: One of the staff's
concerns regarding a successful plan for the Rio Grande site is
to' accommodate future office space needs for the County and/or
city. staff feels that there are two sites which can be used for
future offices. The first site is the area north of the Jail
between the new spring street extended and the Jail. The second
site is on top of the parking facility. Both sites have an
adequate amount of space and the actual location of a new
building may depend largely of the building's function. The
preferred location of the Youth Center does not effect the
usability of either of these sites.
Land Exchange Agreement: Currently, the City Attorney is in the
process of drafting amended language for the City/County Land
Exchange Agreement for the Rio Grande site; this language will be
forwarded to the County review comment and ultimately approval.
In summary the agreement will provide for the following:
o Allow the Library to be constructed on the Oden parcel and
expanded over the parking facility in the future, if
necessary.
o Allow the City to construct the parking facility under the
stable parcel.
o Provide the Youth Center with a building. site near the
northeast corner of the parking facility with access
directly to the Plaza.
o Provide the Arts Groups with an adequate area of land
(snowdump) for a future arts/cultural facilities.
o The City and Library are negotiating a payment schedule for
the Oden parcel.
2
r-., ~
ATTACHMENT 3
March 15, 1989
Pitkin County Board of county commissioners
Aspen City Council
Aspen, Colorado 81611
Dear Commissioners and Council Persons:
The Aspen Youth Center Board, a non-profit organization, is
proceeding with plans for the development of a Youth Center on the
Rio Grande parcel. We have submitted a land use application to be
considered by the City Planning and Zoning Commission on May 2,
1989. Our plans call for the construction of approximately a 7,000
square foot building on the northeast corner of the proposed Rio
Grande Pedestrian Plaza. The facility will be open to local youth
and youth visiting the community.
As the attached map illustrates, the building will be located upon
a parcel of land which is approximately one-half City and one-half
county property. You previously unanimously supported the proposal
to provide land at no cost to the Youth Center Board. At this
stage in our planning process, the Municipal Code requires us to
request you to formalize your verbal consent by approving a
resolution expressing your intent to donate land to the Youth
Center Board or to enter into a long-term lease. We need your
written consent to the use of the land prior to the May 2 city
Planning and Zoning Commission public hearing. Please schedule
this issue for your consideration.
If you have any questions please contact me at 925-2786 or 925-
6537. Thank you very much for your cooperation. With your
continued support we will be successful in developing and operating
a facility for the youth in the community.
sincerely,
David "Skip" Behrhorst
cc: Bob Anderson
Mark Fuller
31589.CC
.-,
II"")
ATTACHMENT
4
pitkin county
506 east main street
aspen, colorado 61611
April 19, 1989
Mr. Skip Behrhorst
Aspen Youth Center Board
19 ute Place
Aspen, Colorado 8J.611
J~DP ? II
... .'. "- .
RE: Aspen Youth Center
Dear Skip:
This constitutes the County's letter of consent to proceed with
the process of application for construction of the Aspen Youth
Center on City/County land. This letter does not, however,
constitute endorsement or approval of the proposed building site.
The County supports the concept of a viable youth center.
However, a preliminary review of the proposed site suggests a
number of potential difficulties.
The site is located in one of the few areas that the County can
use for expansion of County offices and/or courthouse space.
Thus, location of the youth center on this site will restrict the
County's options for any needed expansion. One of the conditions
of the County making the land available may be that the building
be designed in such a way as to be convertible to County uses
should the youth center fail. Such a condition might result in
unwelcome compromises to both of our objectives.
Unfortunately, Aspen's track record for youth centers has not
been good. Several have been started in the past and have failed
for lack of use. Given this history, it will be only prudent for
us to require that we mutually develop some criteria for success
and some contingency plan that provides for the future of the
building should these criteria not be met.
Furthermore, the proposed site's proximity to the jail may create
security problems and it's distance from the downtown area may
make it an undesirable site for the youth of Aspen, thereby
contributing to its failure for lack of use.
'J; ',<
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Mr. Skip Behrhorst
April 19, 1989
Page 2
The County Commissioners are willing to do what they can to
guarantee the success of a Youth Center but they are not willing
to give a blanket endorsement to the site your group has
identified until the planning process addresses the issues we
have noted. With that in mind we are pleased to encourage the
fUrtherance of the planning process but I would suggest that
other sites which might have a better chance of success be
thoroughly investigated before you make a final commitment to one
with the disadvantages noted above.
Very truly yours,
~~
Mark Fuller
Assistant County Manager
cc: BOCC
Reid Haughey
Bob Anderson
Tom Baker
Susan Snyder
Caudill Gustafson Ross & Assoc.