HomeMy WebLinkAboutagenda.apz.20010130 AGENDA
ASPEN PLANNING & ZONING COMMISSION
SPECIAL MEETING
TUESDAY, JANUARY 30, 2001
4:15 PM PUBLIC DISCUSSION WITH STAFF
4:30 PM
COUNCIL CHAMBERS
I. COMMENTS
A. Commissioners
B. Public
II. DECLARATION OF CONFLICTS OF INTEREST
III. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS
A. ISELIN PARK CONCEPTUAL/FINAL PUD/SPA,
USE, Joyce Ohison, continued from 1/2
IV. ADJOURN
ASPEN PLANNING & ZONING COMMISSION
SPECIAL MEETING
TUESDAY, JANUARY 30, 2001
4:15 PM PUBLIC DISCUSSION WITH STAFF
4:30 PM
COUNCIL CHAMBERS
I. COMMENTS
A. Commissioners
B. Public
II. DECLARATION OF CONFLICTS OF INTEREST
III. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS
A. ISELIN PARK CONCEPTUAL/FINAL PUD/SPA,
CONDITIONAL USE, Joyce Ohlson, continued from 1/2
C -1-7 k U 0 �)-/6101
IV. ADJOURN
_:._1T1_A
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jovice Ohlson, Deputy Director of Communit-v De veiopment
RE: Iselin Para: Consolidated Conceptuai/Final Planned Unit Development,
Specially Planned Area and Conditional Lase -Public Hearing
Resolution No. cries �')01
DATE: January 2' 0. _ O () I
Maroon Creek
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APPLICANT:
SUMMARY:
City of Aspen
j
This application proposes to redevelop the Iselin Park
REPRESENTATIVE:
! (.James E. ti'Ioore Pool) site with new pools and ice rink,
STEVE BOSSART, ASSET
1 vouth center, one affordable housing unit, and appurtenant
MANAGEMENT DEPT., JEFF
facilities including associated retail. caf6/snack bar, lockers `
WOODS, PARKS DEPT.
,. 1
and administrative offices. The application requires PUD,
SPA and Conditional Use approvals. The proposal
LOCATION:
includes '0,051 square Jeet of building area and 120 on -site
Maroon Creek Road
parking spaces.
i
CURRENT ZONING:
i
CTURRE'N'T LAND USE:
Park
i
ar' ( ball "e; ds, renniS COLMS) pOOI, open space I
I
PROPOSED ZONING:
LOT SIZE: — - [9.35 acres
I
Park w/ PUD & SPA
REVIEW PROCEDURE
• Consolidated Conceptual and Final PUD Revieiv: The Planning and Zoning Commission
shall by resolution recommend City Council approve, approve with conditions, or deny
the Planned Unit Development request (for the overall master plan of the subject
property) -
Specially Planned .irea: The Planning and Zoning Commission shall by resolution
recommend Citv Council approve, approve with conditions, or deny the SP request (tor
the allowance of affordable housing in the in the Park Zone).
Conditional %Jse: The Planning and Zoning Commission shall y resolution approve,
approve with conditions. or disapprove a development application nor a conditional use
(for the allowance of a recreational building in the Park zone;.
MAIN ISSUES:
Parking:
The application proposes 120 parking spaces on site In place of the 65 spaces currently
located on the Iselin Park parcel. Staff sees this an enormous improvement over the
existing situation not only in terms of number of spaces but in terms of drop
off/circulation function and aesthetics. While this is an improvement over the current
conditions, the on -site parking does not meet the peak parking needs of the new facility.
The application proposes joint usage of parking areas located within the Aspen School
District campus and the Tiehack area public parking lot under a managed and coordinated
usage program. The Applicants have indicated that the City of Aspen Parks and
gnated as the coordinator of the parking areas and
Recreation Department has been desi
will oversee the master scheduling of the facilities which have claim to the subject
parking areas. Staff feels this is good use of the parking lots and supports the concept of
multiple use. We, however, think that the scheduling and coordination process is critical
to the successful joint usage of the parking lots and feels that a more formalized
operational agreement between the parties is needed.
Staff believes the proposed parking meets the PUD dimensional requirements criteria
B(3): The appropriate number of off-street parking spaces shall be established based on
the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking is
proposed.
c) The availability of public transit and other transportation facilities.
including those for pedestrian access and/or the commitment to utili-ze
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Lighting:
The setting for the Iselin Park facility has been developed with recreational facilities for
years and in the immediate vicinity is coupled with large public school and recreational
facilities across Maroon Creek Road. It lies however, in an important visual corridor on
Maroon Creek Road. Outdoor lighting should be minimized to the extent possible to
reduce light pollution vet must provide for security and sate and navigable walk ways,
building entranceways, driveways and parking areas. Internal lighting should be turned
off except for security and maintenance purposes after business hours. A final detailed
lighting plan should be submitted for final review by the Communitv Development
Director to ensure the proper lighting leveis and conformance with the technical
components of the City's llgnting code.
ArchitecturalCompatibility with the Site:
Staff does not take issue with the architectural style, design (includin(z massing and
height) or location of the structure and its architecture. Given the constraints of the site.
the building is well located to avoid unnecessary impacts to Maroon Creels. Its location
in close proximity to the roadway makes It easily accessible and minimizes additional
impermeable driveways and waikways to get to the facility. Its proximity to the school
also makes the facility feel more like a component of the school campus complex rather
that a building sitting unto itself. We commend the designers for working with the site so
diligently so as to step down the building and maximizing the use of the space for the
intended purpose. Specifically, the internal space takes advantage of the natural grade
change so that main and upper level by-standers can view into the ice rink and ice rink
spectator enter the rink at entry level grade.
Affordable Housing:
The Applicants are requesting a GtiIQS exemption as an "Essential Public Facility". This
process will occur on February 10, 2001 for a recommendation to City Council by the
Growth Management Commission. (An exemption allows for the project to not be scored
through GMQS and the exemption is not deducted from the annual development
allotment.) There still exists, however, the requirement, "That the impacts of the
essential public facility will be mitigated, including those associated with: the generation
of additional employees, the demand for parking, road and transit services."
The Applicants are proposing to provide one (1) 2-bedroom affordable housing unit on
site, which would provide affordable housing mitigation for 2.5 employees. The Housing
staff has determined that the Applicants must mitigate for 19.- FTEs, including the Youth
Center employee generation. The Applicants are proposing to mitigate the remainder
(17.05) of the employee generation through use of credits that exist at the Water Place
Housing Project. Housing staff has confirmed that Water Place has 51.4 credits on
balance which would be reduced to 54.35 after the'Iselin Park mitigation.
On September 6, 2000 the Housing Board recommended approval of the mitigation plan
with conditions summarized as follows:
1.) The Applicants mitigate for 19.3 FTEs (which includes the Youth Center employee
generation.
2.) The Applicants mitigate the 19.3 FTEs by the on -site unit providing for mitigation of
2.25 and the remainder FTEs to be satisfied by the credits of the Water Place Housing
project. 17.05 FTEs would come out of the Water Place Housing project, leaving a
balance of 34.35 credits.
3.) An audit of the Iselin Park employee generation will be required two (2) years after a
certificate of occupancy is issued Additional mitigation will be required if emplovee
generation is found to be higher than estimated.
4.) The on -site employee dwelling unit will be deed restricted to no hither that Category
3 and such deed restriction must be completed and recorded prior to building permit
approval.
Detailed Housing Authority and Staff referral comments are included in Exhibit 3.
Landscaping,lBerm:
The landform along Maroon Creek Road is critical to the safe and aesthetic integration of
the facility onto the site and into the greater contest of the vstended school campus.
Firstly, the berm should serve the purpose of dissuading school children from shortcutting
across the road from the school campus if the height, density_ of landscape materials. and
location collectively send a message of "too difficult -don't go this wav" in mind of the
pedestrian. Secondly. the berm should serve the purpose of integrating the structure into
the setting by bringing a natural landform and vegetation up to the structure thereby
screening parts of the structure, letting the structure look more connected to the ,round
and providing a visually appealing foreground landscape for travelers of Maroon Creek
Road. The berm should also provide buffer and some privacy to the users of the outdoor
components of the facility. Staff has included a condition that allows for a final. on -site
review by City staff, including the City's landscape architects to ensure that the berm is
serving this multiple function successfully once it is in preliminary form (but prior to
landscape installation).
Transit and Pedestrian Connections:
The redeveloped Iselin Park facility, including the relocation of the Youth Center as an
added attraction, will no doubt be a, destination site of many school children -from
elementary to high school aged. Safe passage of children from the school campus to the
facility is of utmost importance. The specific location of the proposed pedestrian bridge
(its beginning and terminus) and the provision of convenient transit service will be key in
this matter. Staff raises a concern over the design and location of the berm along the
Maroon Creek Road frontage. This berm serves not only as an aesthetic landscaping
feature but a mechanism to "funnel" pedestrians away from utilizing the back entrance or
Iselin service driveway as a means to gain access to the site. We all know that
pedestrians, especially children, will take the shortest route to their destination. The berm
should be prominent enough, steep enough and landscaped enough so that it serves as a
deterrent to "shortcutting" to the facility as noted previously. The grade of the pedestrian
path and its connection to the to the elementary school must be obvious and convenient.
It is Staff s understanding that the bridge will be installed in conjunction with the school
campus improvements. This poses an issue of phasing such that it is possible that the
4
bridge may not be constructed in time for the opening of the Iselin Park facility. If this is
the case staff feels that some type of temporary crossing improvement should be
provided, either in the form of a raised and painted crossing walk and/or a temporary
pedestrian -activated crossing light.
It is not clear as to how and where RFTA will serve the site. Staff favors a situation
where RFTA would be able to ``pull off' of Maroon Creek Road without "pulling
through" the parking lot. We feel the lot should be left to private cars, group vans and
pedestrians. Staff recommends that the City's Transportation Manager have the authority
to review the final plan for RFTA service to the site and the final site plan details to
enable efficient, safe and convenient service.
AA C:
Community Development Staff believes the spirit and intent of _he proposed project
meets the goals of the Aspen Area Community Plan through its provision of recreational
and community opportunities on existing and AACP-designated recreational land. The
location of Iselin Park lends itself to complementing the existing school campus and
adding to an already existing hub of activity for children.
IRECMMENDATION:
Staff recommends the Planning and Zoning Commission approves the development
proposal with the conditions contained within the draft resolution.
RECOMMENDED MOTION (ALL ti10TIONS .ARE PROPOSED IN THE AFFIR.N4ATIVE ):
"I move to approve Resolution No. C.-5 Series of 2001, recommending approval to the
City Council of the Consolidated Conceptual/Final Planned Unit Development and
Specially Planned Area, and granting approval to the Conditional Use for the Iselin Park
project with the conditions in the draft resolution."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Summary from P&Z meeting of 1/2/ 01 and Referral :-agency
Comments
Exhibit C -- Development Application
C:home Jovice:IselinPZmemJan3
5
RESOLUTION NO.
("SERIES OF 2001)
A RESOLUTION OF THE CITY OF ASPEN PLANNING �XND ZONING
COMIVIISSION RECOMMENDING APPROVAL TO CITY COUNCIL OF THE
ISELIN PARK CONSOLIDATED CONCEPTUALIFINAL PLANNED UNIT
DEVELOPMENT AND SPECIALLY PLANNED AREA AND APPROVING A
CONDITIONAL USE FOR A RECREATIONAL STRUCTURE, ACCESSORY
SPORT SHOP AND RESTAURANT IN THE PARK ZONE DISTRICT, CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-142-00-851
WHEREA5, the Community Development Department received an application
from the City of aspen, prepared by Otak Rock Creek Studio, dated December 4, 2000,
and plan set dated November 15, 2000. for a Consolidated Conceptual/Final Planned Unit
Development (PUD) approval for swimming pools, ice rink, recreational fields, 120 car
parking lot and youth center facility including appurtenant uses. for a Specially Planned
:area (SPA) approval 'or a deed restricted affordable housing unit; and for Conditional
Use approval for a 76.051 sq. it. recreational structure, accessory sport shop and snac.c
bar;'restaurant uses; for a property located on the west side of vtaroon Creek Road within
the City of Aspen. and,
WHEREAS, the subject property is approximately 19.E 5 acres in size. and is
located in the Park Zone District. and,
WHEREAS, the subject property is designated as "Aspen City Park" on the
Future Land Use Nlap of the 2000 _aspen :area Community Plan, identifying the land as
appropriate for community and recreation uses: and
WHEREAS, pursuant to Sections 26.440 (SPA) and 26.445 (PUD), the City
Council may approve a Specially Planned Area and Planned Unit Development, during a
duly noticed public hearing after considering a recommendation from the Planning and
Zoning Commission made at a duly noticed public hearing, comments from the general
public, a recommendation from the Community Development Director, and
recommendations from relevant referral agencies; and,
WHEREAS, pursuant to Section 26.425.040 the Planning and Zoning
Commission may approve of a Conditional Use for the use of property during a duly
noticed public hearing after considering a recommendation from the Community
Development Director, comments from the general public, and recommendations from
relevant referral agencies: and
WHEREAS, the Community Development Deputy Director recommended
approval of the Planned Unit Development, Conditional Use for a recreational structure,
accessory sport shop and snack bar in the Park Zone District and Specially Planned Area
for an affordable housing unit in the Park Zone District; and,
1
3. That the Applicant prepares a parking mitigation plan for review and approval by the
City's Parking Department for the construction period.
4. That the Events/Parking Coordinator of the Parks and Recreation Department notifies
the City Parking Department prior to special events for increased patrolling of Glen
Eagle Drive, Glen Gary Drive, and Maroon Creek Road for parking.
That the Applicant prepares an emergency access plan for review and approval by the
Aspen Fire Marshal prior to the issuance of a building permit for the facility and.
b. That the Applicant prepares a special events seating plan which meets with the
approval of the Aspen Fire Marshal and the Chief Building Official for compliance
with escape route and Uniform Building Code occupancy provisions."),uch seating
clan shall be abided by for all maior events and provided to faciniv operations staff.
event organizers and promoters.
7. That the Applicant files a final drainage plan that meets with the approval of the City
Engineer prior to the issuance of a building permit. The drainage plan. shall include
an erosion control plan, prepared by a Colorado licensed Civil Engineer which
maintains sediment and debris on -site during and after construction. if a ground
recharge system is required, a soil percolation report will be required to correctly size
the facility. A 2-year storm frequency should be used in designing any drainage
improvements.
3. That the Parks and Recreation Department utilize best ,onstruction practices to
ensure protection of the existing vegetation and other landscape features on the site.
9. That the Applicant implements a combination of incentives and disincentives to
ensure that traffic will not significantly increase, and that traffic will be limited to
parking available at the Iselin facility and parking areas noted within the application.
10. That the Applicant submits an audit of employees of the facility to determine whether
additional mitigation is necessary. Such audit shall be conducted two years after -
certificate of occupancy, the cost of which shall be borne by the applicant
11. That a formalized operational agreement regarding event scheduling and parking lot
usage between the Aspen School District, City of Aspen Parks and Recreation
Department and the Aspen Ballet be provided prior to building permit issuance.
12. That the Applicant provides a final detailed lighting plan for review and approval by
the Community Development Director to ensure proper lighting levels and
conformance with the technical components of the City's lighting code.
13. That the City's Transportation Manager reviews and approves the final PUD Plan to
evaluate RFTA service to the site and the final site plan details to ensure efficient.
safe and convenient service.
14. That some type of temporary Maroon Creek Road crossing improvement be provided,
such as a raised and/or painted crossing walk and/or a temporary pedestrian -activated
crossing light. Such crossing would be necessary if the pedestrian bridge is not
constructed at the time of certificate of occupancy of the Iselin Park facility
4
15. That the Applicant provides for and schedules an on -site review by Community
Development and Parks and Recreation Staff, including the City's landscape
architects, to ensure that the Maroon Creek Road berm will serve the function of
dissuading -`shortcutting" by pedestrians from the school campus to the Iselin facility.
The applicants shall notify the Community Development Director once the berm is in
preliminary form (but prior to landscape installation).
16. The PUD Agreement and the Final PUD Plans shall be recorded with the Pitkin
County Clerk and Recorder.
1 The building permit application shall include:
a. A copy of the final Ordinance and recorded P&Z Resolution.
b. The conditions of approval printed on the cover page of the building permit set.
c. A completed tap permit for service with the aspen Consolidated Sanitation
D 1strlCt.
d. A parking mitigation plan ( approved by the Parking Dept.) and construction
traffic management plan (approved by the Engineering Dept.)for actiVitti during
construction time.
e. A tree removal permit as required by the City Parks Department and any approval
from the Parks Department Director for off -site replacement or mitigation of
removed trees.
18. The building permit plans shall demonstrate an adequate fire sprinkler system and
alarm system for the recreational building in accordance with Aspen Fire District
requirements.
19. The primary contractor shall submit a letter to the Community Development Director
stating that the conditions of approval have been read and understood.
20. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative
agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized.
those fees shall be payable according to the agreement.
21. All construction vehicles, materials, and debris shall be maintained on -site and not
within public rights -of -way unless specifically approved by the Director of Streets of
the appropriate jurisdiction.
22. The applicant shall abide by all noise ordinances. Construction activity is limited to
the hours between 7 a.m. and 7 p.m.
23. The applicant shall not track mud onto City or County streets during construction. A
washed rock or other style mud rack must be installed during construction.
24. All uses and construction shall comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water Conservation
and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to
utilities.
215. The Applicant or owner shall mitigate any public impacts that this project causes,
including but not limited to utility expenses and sanitary sewer and water lines.
WHEREAS, pursuant to Section 26.470.070(J), the City Council may approve a
GMQS Exemption for essential public facilities and affordable housing after considering
a recommendation from the Growth Management Commission at a public hearing
(scheduled for February 20, 2001) and the Aspen/Pitkin County Housing Board; and,
WHEREAS, during a duly noticed public hearing on September 6. 2000, the
Aspen/Pitkin County Housing Board recommended approval to Council of the GMQS
Exemption for Iselin Park as an essential public facility and affordable housing and
recommended emplovee mitigation for 19.3 FTE's for the project with one on -site unit
satisfying 2.25 FTEs with all other mitigation utilizing credits at the Water Place Housing
Project, and,
WHEREAS, the Aspen/Pitkin County Housing Authority recommended approval
finding that the affordable housing mitigation requirements were met: and
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the tilunicipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director. the applicable referral agencies. and has taken and considered public
comment at a public hearing; and,
WHEREAS, the Aspen Planning and Zoning Commission conducted a duiv
noticed public hearing on January 2, 1001, where the Planning and Zoning Commission
opened a public hearing, took testimonv and continued the public hearing to January 30.
2001, and.
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards of the PUD.
SPA and Conditional Use provisions of the Land Use Code and that the approval of the
development proposal, with conditions, is consistent ;with the goals and elements of the
Aspen Area Community Plan. and,
WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
Section I
The. Conditional Use for the recreational building, accessory sport shop and snack
bar/restaurant use is approved with the following conditions:
1. That the internal and external lights associated with the structure and site improvements,
other than those needed for security, safety, parking and maintenance be utilized only in
conjunction with the hours of operation of the Iselin Park facility.
? . That the accessory sport shop and snack bar/restaurant use be operated for the purposes
of serving the customers of the Iselin Park facility. The restaurant shall not be used for
off -premise catering services or advertised in order to attract the general public (non-
users of the Iselin Park facility).
Section 2
The Iselin Park Planned Unit Development and Specially Planned Area as put forth in the
Iselin Park Consolidated Conceptual/Final PUD/SPA application dated December 4. 2000,
and associated plan set dated November 15. 2000. are hereby recommended for approval to
the City Council subject to the conditions of approval listed hereinafter.
1. A PUD Agreement shall be recorded within i 80 days of the final approval by C it`'
Council and shall include the following:
a. The information required to be included in a PUD Agreement, pursuant to Section
26.445.070(C).
?. A Final PUD Plan shall be recorded within 180 days of the final approval granted by
City Council and shall include:
a. A final plat meeting the requirements of the Cite Engineer and showing
easements, encroachment agreements and licenses with reception numbers for
physical improvements and parking spaces within City rights -of -way, and
location of utility pedestals.
b. The dimensional requirements for the PUD and SPA shall be noted as follows:
Minimum Lot Size:
Minimum Lot Ared per dwelling unit:
Minimum Lot Width:
Minimum Front Yard:
Minimum Side Yard:
Minimum Rear Yard:
Maximum Height:
Percent of Open Space:
External Floor Area Ratio:
Internal Floor Area Ratio:
Off Street Parking: Recreational Uses:
Off Street Parking: Residential Uses:
15 acres
15 acres
25 0 feet
0 feet
5 feet
500 feet
60 feet
50 percent
0.25:1
N/A
1 space per 1,000 sq. feet
1 space per bedroom
c. A drawing representing the project's architectural character.
d. An illustrative site plan of the project showing the proposed improvements,
landscaping, parking, trails and the dimensional requirements as approved.
26. A fugitive dust control permit will be required during construction.
27. Slope stabilization, erosion control, and sediment control measures need to be
implemented before, during, and after construction.
Section 4:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, in public hearing or documentation
presented before the Planning and Zoning Commission are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein,
unless amended by an authorized entity.
'section is
This Resolution shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 6:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction. such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
.APPROVED by the Commission at its regular meeting on January �0, 21001.
APPROVED AS TO FORM:
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
C: home: j ovice: Isel inMeshn3 0
PLANNING AND ZONING COMMISSION:
Robert Blaich, Chair
R
EXHIBIT A
ISELIN PARK CONSOLIDATED PUD, SPA, CONDITIONAL USE
26.445 05OReview Standards: Consolidated Concel2tual and Final PUD
A development application for Conceptual, Final, Consolidated Conceptual and
Final, or Minor PUD shall comply with the following standards and requirements.
Due to the limited issues associated with Conceptual Reviews and properties
eligible for Minor PUD Review, certain standards shall not be applied as noted. The
burden shall rest upon an applicant to show the reasonableness of the
development application, and its conformity To the standards and procedures of
this Chapter and this title.
A. General requirements.
1. The proposed development shall be consistent with the Aspen area
Community Plan.
Staff Finding:
Community Development Staff believes the proposed planned unit development is
consistent with the 2000 Aspen Area Community Plan. (AACP) . The .A_AC's Map E
- Open Space and Trails, identified the property, as '`Aspen City 10ar1L", meaning
for community and recreational land uses.
that the site would be development
This map also shows the same trails alignments that are proposed in the site plan.
Two specific AACP Action Items specifically call for developing the Iselin Park
community and recreational facility. Action Item 48 states: "Complete the Master
Plans for Wagner and Iselin Park. Look at ways to continue active use of the parks
in development of the plan." This project both completes and implements the Iselin
Park Master Plan.
Action Item 56 states: "Ensure that parks and open space are available or are
provided near development of affordable housing, especially in the areas of
increased densities." This site, while not near the City's highest density areas in
and around the commercial core, is located within one-half mile of the Moore
Family PUD affordable housing neighborhood, Highlands Villas, Highlands Base
Village and Twin Ridge. It is also within easy biking distance to Truscott, Maroon
Creek, Water Place and Burlingame seasonal affordable housing neighborhoods.
In addition, one of the AACP's arts, Culture 8& Education policies calls for the need
to "Support activities and education for youth." Perhaps more than other project
this City has or will develop, the Iselin Park facility will directly support youth
activities by including a new youth center, creating an ice center for high school
and other youth teams., providing much needed pools for a myriad of recreation
and competitive needs, all just across the street from school campus.
Staff also believes the proposal is consistent with the Plan's Parks, Open Space 8�
the Environment element. This element's policies call for the clustering of housing
on a site when the site is proposed for both housing and open space/park usage,
creating proposals that are in accordance with the Wildlife and Biodiversity map
and Parks, Open Space and Environment map to protect sensitive habitat areas,
preserve key open space parcels that help to establish the character of the Aspen
area, to discourage sprawl, and to recognize important natural features that define
the character of Aspen. Staff believes that all of these policies are met with the
proposed site plan.
Finally, the Interim Aspen Area Citizen Housing; Plan calls for developing citizen
housing within the metro area, near available public mass transit, in an area that
will not promote additional development or sprawl, and in a location with available
public facilities and urban services. Staff believes this site meets all of these
criteria. T he housing proposed is in the metro area, near transit stops, in an area
that will not promote additional development or sprawl, and in an area served 'ov
all public facilities and urban services.
The Plan also calls for the development of citizen housing to be compatible with the
existing neighborhood character and environment. Staff believes the proposed
housing unit is compatible with the existing neighborhood and approved
development plans based in this area. The existing neighborhood is near se�-eral
significant affordable housing communities as identified above.
Staff believes this criterion is met.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
Staff Finding:
Staff believes the proposed development is compatible with the character of
existing land uses in the surrounding area. The area includes significant public
uses, including (most importantly) the school campus, Highlands Base Village,
residential neighborhoods, affordable housing developments, parks, and open
spaces. Staff believes the facility has been designed in a way that minimizes its
impact on the built and natural environments in the immediate area while serving
students, residents and overall community needs.
Staff believes this criterion is met.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
Staff Finding
Staff does not believe the proposed development would adversely affect future
development of the surrounding area in any way. This site has been identified and
planned for this facility. The surrounding area is built out, approved for
development, or protected as open space.
Staff believes this criterion is met.
4. The proposed development has either been granted GMQS
allotments, is exempt from GMQS, or GMQS allotments are available
to accommodate the proposed development and will be considered
prior to, or in combination with, final PUD development plan review.
Staff Finding
Staff believes this criterion is met because the project is an essential public facility
and, therefore, exempt from GMQS. Following the Planning and Zong
Commission's review and prior to City Council's public heariin
ng on this project, the
Growth Management Commission will consider this project for an exemption.
Staff believes this criterion is met.
Establishment of .Dimensional Requirements:
The final PUD development plans shall establish the dimensional
requirements for all properties within the PUD as described. in General
Provisions, Section 26.445.040, above. The dimensional requirements of
the underlying zone district shall be used as a guide in determining the
appropriate dimensions for the PUD. During review of the proposed
dimensional requirements, compatibility �,vith surrounding land uses and
existing development patterns shall be emphasized. The proposed
dimensional requirements shall comply with the following:
1.. The proposed dimensional requirements for the subject property -are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with, existing and
expected future land uses in the surrounding area.
Staff Finding
Staff believes the proposed dimensional requirements (as stated in the application
on page 10) are appropriate and compatible with the character of, and
compatibility with, existing and future land uses in the surrounding area. The
surrounding area consists of the school campus, Highlands Base Village,
residential neighborhoods, parks and open spaces.
The facility's overall size would be compatible with the school campus buildings,
significantly smaller than the Highlands Base Village structures, and not
significantly larger - above grade - than town home and detached single family
residences in the surrounding area. In fact, this facility is designed to be
significantly less visible and integrated significantly more into the natural
landscape than some of the surrounding residential developments.
Staff believes this criterion is met.
b) Natural or man-made hazards.
Staff Finding
Staff does not believe the subject parcels contain any existing natural or man-made
hazards that would deem the dimensional requirements inappropriate for
development on this site. The noted historic landfill located on the property
dictates to a great extent the location of the structure.
Staff believes this criterion is met.
c) fisting natural characteristics of the property and
surrounding area such as steep slopes, waterways, shade, and
significant vegetation and landforms.
Staff Finding
Staff believes the proposed dimensional requirements are appropriate for the parcel
considering existing site characteristics. The proposed development avoids the
site's steep slopes, riparian area, and Maroon Creek. by locating the structure near
Maroon Creek Road.
Staff believes this criterion is met.
d) Existing and proposed man-made characteristics of the
property and the surrounding area such as noise, traffic,
transit, pedestrian circulation, parking, and Historical
resources.
Staff Finding
Staff does not believe the property's dimensions .will have an adverse affect on
existing and proposed man-made characteristics of the property or on the
surrounding area. "The facility would be located on Maroon Creek Road, facilitating
easy transit and pedestrian circulation to the site - both from nearby bus stops
and a new pedestrian bridge over the road. This project would increase parking
on -site, as well as utilize existing school campus and Tiehack parking facilities.
Historical resources do not exist on the property.
Staff believes this criterion is met.
2. The proposed dimensional requirements permit a scale, massing,
and quantity of open space and site coverage appropriate and
favorable to the character of the proposed PUD and of the
surrounding area.
Staff Finding
The proposed scale and massing appear compatible with the surrounding area, as
well as quantity of open space and site coverage. As stated above, the facility's
overall size would be compatible with the school campus buildings, significantly
smaller than the Highlands Base Village structures, and not significantly larger -
above grade - than town home and detached single family residences in the
surrounding area.
The structure would be located near the school campus, which staff believes is
favorable to the character of the proposed PUD and of the surrounding area
because the ball fields and environmentally sensitive riparian area in the back
would be preserved as open space.
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Staff believes this criterion is met.
3. The appropriate number of off-street parking spaces shall be
established based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
c) The availability of public transit and other transportation
facilities, including those for pedestrian access and/or the
commitment to utilize automobile disincentive techniques in the
proposed development.
d) The proximity of the proposed development to the commercial
core and general activity centers in the city.
Staff Finding
Based on the Chariier Associates, Inc., Traffic, Parking and Mobility Management
Plan for the Community Campus Area, included as Appendi.in the Application,
Staff believes the appropriate number of off-street parking spaces has been
proposed.
The City proposes to increase the number on -site parking spaces at the facility
from 65 to 120, and to utilize spaces at the main school lot, nigh school staff lot,
high school student/CIVIC lot, informal spaces, and Tiehack parking lot for daily
and event use. The estimated total number of available parkincr spaces all of these
combined locations is 655, which the consultant believes is appropriate
considering the probable number of cars used by those accessing the development,
varying time periods of use, availability of public transit and pedestrian access,
and proximity of the facility to the school campus and town.
The plan recognizes potential shortages in the available number of parking spaces
for special events, and proposes several parking management techniques that can
be implemented to alleviate impacts of parking shortages. Specifically, the plan
proposes to manage the schedule of events to prevent the parking shortages,
arranging for overflow parking at Tiehack or on the school grounds, providing
shuttles to events from Aspen and/or the Buttermilk base area, encouraging ride -
sharing and transit utilization, and providing information and education to
encourage alternative modes of transportation.
The plan concludes that the combination of shared parking and implementing
parking/transportation management options will provide sufficient parking for the
facility's regular and special events use.
Staff proposes two conditions of approval for this project: One is that the
Applicant prepare a parking mitigation plan for review and approval by the
City's Parking Department for the construction period. The second is that the
events manager notifies the City prior to special events for increased patrolling
of Glen Eagle Drive, Glen Gary Drive, and Maroon Creek Road for parking.
Staff believes this criterion is met.
4. The maximum allowable density within a PUD may be reduced if
there exists insufficient infrastructure capabilities. Specifically, the
maximum density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities,
or other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal. and road maintenance to the proposed development.
Staff Finding
infrastructure capabilities are sufficient r_o ser:e -he proposed facility.
Staff believes this criterion is net.
5. The maximum allowable density within a PUD may be reduced if
there exists natural hazards or critical natural site features.
Specifically, the maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because
of ground instability or the possibility of mudflow, rock fails
or avalanche dangers.
b) The effects of the proposed development are detrimental to
the natural watershed, due to runoff, drainage, soil erosion,
and consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed development is not
compatible with the terrain or causes harmful disturbance to
critical natural features of the site.
Staff Finding
Staff does not recommend reducing the allowable density within the PUD. Staff
does not believe any natural hazards or critical natural site features exist that
would cause reducing the proposed density on this site.
Staff believes this criterion is met.
6. The maximum allowable density within a PUD may be increased if
there exists a significant community goal to be achieved through
such increase and the development pattern is compatible with its
surrounding development patterns and with the site's physical
constraints. Specifically, the maximum density of a PUD may be
increased if:
a) The increase in density serves one or more goals of the
community as expressed in the Aspen Area Community Plan
(AACP) or a specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics
of the site, as identified in subparagraphs 4 and 5, above,
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those areas can be avoided, or those characteristics
mitigated.
c) The increase in maximum density results in a development
pattern compatible with, and complimentary to, the
surrounding existing and expected development pattern, land
uses, and characteristics.
Staff Finding
Staff believes significant community goals are being achieved by this oro'ect -
significant community recreation and youth sere"ces would be provided along with
one affordable housing unit.
Staff believes this criterion -Is net.
C. Site Design.
The purpose of this standard is to ensure the pUUD enhances public
spaces, is complimentary to the site's natural and man-made features
and the adjacent public spaces, and ensures the public's health and
safety. The proposed development shall comply with the following:
1.. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or
contribute to the identity of the town are preserved or enhanced in
an appropriate manner.
Staff Finding
Staff believes the proposed site design enhances public spaces (this facility is a
public space), and is complimentary to this and adjacent sites' natural and man-
made features. Existing site features include the steep slopes, oak stands, riparian
area, and Maroon Creek; this facility avoids all of these natural features to the
greatest extent possible by locating the structure and parking lot next to Maroon
Creek Road. The site's man-made features and public spaces - the ball fields - are
area also preserved.
In addition, the structure has been designed in way that respects the Natural
landscape and view plane to the west of the property.
Staff believes this criterion is met.
2. Structures have been clustered to appropriately preserve
significant open spaces and vistas.
Staff Finding
Staff believes the locating the Iselin facility next to Maroon Creek Road
appropriately preserves significant open spaces and vistas at the rear of the
property.
Staff believes this criterion is met.
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3. Structures are appropriately oriented to public streets, contribute to
the urban or rural context where appropriate, and provide visual
interest and engagement of vehicular and pedestrian movement.
Staff Finding
Staff believes the recreation facility is appropriately oriented to Maroon Creek Road
considering the nature of the site and recreational purpose of the building. The
structure's architectural design contributes to the rural/mountain context of the
site and area, and provides visual interest and engagement of vehicular and
pedestrian movement in, around and thru the area.
Staff believes this criterion is met.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff F indin�;
Access to the site is from Maroon Creek Road. Three access points are proposed.
The recreation facility and north ball fields would be accessed from the northern
end of the property, and the parking lot would have it own two access points to the
road. Emergency access to the building and northern ball felds would be from the
northern access; and emergency access to the south ball fields and tennis court
would be from the parking lot's two access points.
In addition, a proposed eight -foot trail around the property could be used for
emergency vehicles.
Aproposed condition of approval is that the Aspen Fire Marshal shall approve
emergency access prior to the issuance of a building permit for the facility. The
Fire Marshall also stated in referral comments that emergency access cannot oe
restricted for special events.
Staff believes the criterion met with the condition of approval.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding
One of this project's best attributes is its exceptional pedestrian and handicapped
access. Pedestrian and handicapped access will be provided via two new bridges
from the Buttermilk parking area as well as a pedestrian overpass from the school
campus across Maroon Creek Road. The path from the east side of Maroon Creek
Road would be designed for both skiers and pedestrians use.
In addition, an ADA compliant, crusher fine trail around the property would
provide excellent pedestrian access to the ball fields, tennis courts, and recreation
facility.
Staff believes this criterion has been met.
s
6. Site drainage is accommodated for the proposed development in
a practical and reasonable manner and shall not negatively
impact surrounding properties.
Staff Finding
The Applications contains a complete Drainage Study for the site, designed to
comply with the City's drainage standards. The City Engineer stated in referral
comments that, "The mitigation plan must address the temporary sediment control
and containment plan for the construction phase. The drainage plan must contain
a statement specifying the routine maintenance required by property owner(s) to
ensure continued and proper performance. The foundation drainage system
should be separate from storm drainage, must be detained and routed on site, and
must be shown on drainage olans and submitted for approval prior to application
for building permit. The drainage may be conveyed to existing landscaped areas if
the drainage report demonstrates that the percolation rate and the detention
volume meet the design storm."
A proposed condition of approval is that the City Engineer shall approve the final
drainage plan for this project prior to the issuance of building permits.
Staff believes this criterion is met.
7. For non -.residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic
functions associated with the use.
Staff Finding
Only one structure is proposed for the site. Therefore, this standard is not
applicable.
D. Landscape plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding
parcels, and with existing and proposed features of the subject
property. The proposed development shall comply with the following:
1. The landscape plan exhibits a well -designated treatment of
exterior spaces, preserves existing significant vegetation, and
provides an ample quantity and variety of ornamental plant
species suitable for the Aspen area climate.
2. Significant existing natural and man-made site features, which
provide uniqueness and interest in the landscape, are preserved
or enhanced in an appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
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Staff Finding
According to the application, the landscape plan proposes to preserve significant
vegetation - oak stands - to the greatest extent possible. It also proposes to use
native vegetation to screen the parking lot and recreation building from Maroon
Creek Road.
The landscape plan does not propose anv changes to the riparian area for Maroon
Creek. The plan would not alter any significant natural or man-made site features
that provide uniqueness and interest in the landscape because no such features
exist bevond the oaks stands and Maroon Creek riparian area.
A proposed condition of approval is chat the ?arks Department shah e_mpiov an
appropriate method of protecting existing �:'egetatlon and other Landscape eatures.
which thev have committed to performing during construction.
Staff believes this criterion is met.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest,
variety, character, and visual identity in the proposed development and
within the City while promoting efficient use of resources..
Architectural character is based upon the suitability of a building for
its purposes, legibility of the building's use, the building's proposed
massing, proportion, scale, orientation to public spaces and other
buildings, use of materials, and other attributes that may significantly
represent the character of the proposed development. There shall be ;
approved as part of the final development plan an architectural
character plan, which adequately depicts the character of the proposed.,
development. The proposed architecture of the development shall:,'.
1.. Be compatible with or enhance the visual character of the city,;
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby
historical and cultural resources.
Staff Finding
Staff believes the architectural character of the proposed Iselin facility will enhance
the visual character of the City and surrounding area. It is the Aspen vernacular
contemporary lodge, which appropriately relates to its intended use, the site, and
neighboring properties, while blending the structure into the natural environment
and the site's existing landscape. It will relate very well with residential
developments in the area as well as With the new Highlands Base Village buildings.
Although no historical or cultural resources exist in the immediate area, the
buildings scale and massing also relate well surrounding developments - both
public and private.
Its grand entrance will certainly enhance the visual character of the aspen
community and community campus.
10
Staff believes this criterion is met.
2. Incorporate, to the extent practical, natural heating and cooling by
taking advantage of the property's solar access, shade, and
vegetation and by use of non- or less -intensive mechanical
systems.
Staff Finding
It is particularly important for a facility such as this - pools, ice center and youth
center - to maximize is natural heating and cooling systems because of the amount
of energy required to keep pools warm, ice frozen, and kids comfortable. Staff
believes this building has been designed to incorporate, to maximum possible
extent, natural heating and cooling by taking advantage of the site's outstanding
solar access. The glazing both allows an abundance of natural light/heat to enter
the building, while creating magnificent views for the facility's users. Overall, the
architecture is designed to maximize the use of natural heating and cooling
systems.
Staff believes this criterion is met.
3. Accommodate the storage and shedding of snow, ice, and water in
a safe and appropriate manner that does not require significant
maintenance.
Staff Finding
The buildings roofs are designed to accommodate the storage and shedding of
snow, ice and water in ways that do not require significant maintenance. The City
will review the building's shedding and storage of snow, ice, and water during the
building permit review.
Staff believes this criterion is met.
F. Lighting.
The purpose of this standard is to ensure the exterior of the
development will be lighted in an appropriate manner considering both
public safety and general aesthetic concerns. The following standards
shall be accomplished:
1. ,All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of
site features, structures, and access ways is proposed in an
appropriate manner.
2. All exterior lighting shall be in compliance with the Outdoor
Lighting Standards unless otherwise approved and noted in the
final PUD documents. Up -lighting of site features, buildings,
landscape elements, and lighting to call inordinate attention to
the property is prohibited for residential development.
11
Staff Finding
The building's lighting has been designed to minimize to the greatest extent
possible all adverse impacts on surrounding developments, the adjacent Maroon
Creek Road, and the community as a whole. The size and design of the facility, as
well as its evening usage, prevent the Applicant from eliminating all lighting from
exiting the property.
Staff believes this criterion has been met as long as a final detailed lighting plan is
submitted and reviewed by zoning staff for conformance with the light code
-provisions.
G. Common Park, Open apace, or Recreation Area.
If the proposed development includes a common park, open space, or
recreation area for the mutual benefit of all development in the
proposed PUD, the following criteria shall be met:
1.. The proposed amount, location, and design of the common park,
open space, or recreation area enhances the character of the
proposed development, considering existing and proposed
structures and natural landscape features of the property, provides
visual relief to the property's built form, and is available to the
mutual benefit of the various land uses and property users of the
PUD.
Staff Finding
This entire parcel is dedicated as an Aspen park with open space and recreational
uses and facilities. The Iselin facility and parking lot would be located near
Maroon Creek Road while the remainder of the property would be open space - ball
fields and the Maroon Creek riparian area.
Staff believes this criterion is met.
2. A proportionate, undivided interest in all common park and
recreation areas is deeded in perpetuity (not for a number of years)
to each lot or dwelling unit owner within the PUD or ownership is
proposed in a similar manner.
Staff Finding
This public park and facility will not include any separate residential lots requiring
such deeds.
Staff believes this criterion is met.
3. There is proposed an adequate assurance through a legal instrument
for the permanent care and maintenance of open spaces, recreation
areas, and shared facilities together with a deed restriction against
future residential, commercial, or industrial development.
1-1
Staff Finding
The entire park and facility will be maintained by the City of Aspen. The recorded
PUD Agreement will serve as the legal instrument to ensure the permanent care
and maintenance of open spaces, recreation areas, the parking lot, and Iselin
facility.
Staff believes this criterion is met.
H. Utilities and Public faci lities.
The purpose of this standard is to ensure the development does not
impose an undue burden on the City's infrastructure capabilities and
that the public does not incur an unjustified financial burden. The
proposed utilities and public facilities associated with the development
shall comply with the following:
1. adequate public infrastructure facilities exist to accommodate the
development.
Staff Finding
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project, with conditions.
Staff believes this criterion is met.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
Staff Finding
Staff recommends a condition of approval be that the City of Aspen mitigates any
public impacts that this project causes, including but not limited to utility
expenses, road impact, and sanitary sewer and water lines.
Staff believes this criterion is met.
3. Oversized utilities, public facilities, or site improvements are
provided appropriately and where the developer is reimbursed
proportionately for the additional improvement.
Staff Finding
No oversized utilities are required to serve this project.
L 'Access and Circulation.
The purpose of this standard is to ensure the development is easily
accessible, does not unduly burden the surrounding road network,
provides adequate pedestrian and recreational trail facilities and
minimizes the use of security gates. The proposed access and
circulation of the development shall meet the following criteria:
13
1. Each lot, structure, or other land use within the PUD has adequate
access to a public street either directly or through an approved
private road, a pedestrian way, or other area dedicated to public or
private use.
Staff Finding
The property is served by Maroon Creek Road, a public street providing vehicular
access to the site.
Staff believes this criterion ,.s met.
2. The proposed development, vehicular access Doints, and varying
arrangement do not create traffic congestion on the roads
surrounding the proposed development, or such surrounding. roads
are proposed to be improved to accommodate the development.
Staff Finding
According to lee Cassin, the Civ,, s Environmental Health Director, the se?ir�
facility will generate a very significant increase in traffic. She recommends a
condition of approval be that "the applicant implements a combination of
incentives and disincentives to ensure that traffic will not significantly ncrease,
and that Traffic will be limited to parking available at Iselin.'
The City is proposing to build pedestrian bridges (prey iousizr discussed! to and
around the facility to promote alternative modes of transportation to reduce
automobile traffic. A bus pull-out and circular transit drive will also mable easy
and frequent mass transit to serve the site.
To address congestion and road safety issues on Maroon Creek Road as well as
entrances to the school campus and Iselin Center, the Applicant is proposing
several "traffic calming' elements along Maroon Creek Road to slow down traffic
with the significant number of children in the immediate vicinity and to preserve
the residents quality of life. Specifically, the City is proposing landscaping and
"chokedowns" as entry features to the site from both directions to slow down
automobile traffic. Signs alerting drivers of the school, pedestrian crossings, and
of the facility will also slow down traffic.
Staff believes this criterion is met with the condition of approval.
3. Areas of historic pedestrian or recreational trail use, improvements
of, or connections to, the bicycle and pedestrian trail system, and
adequate access to significant public lands and the rivers are
provided through dedicated public trail easements and are proposed
for appropriate improvements and maintenance.
Staff Finding
Areas of historic pedestrian and recreation trail use in and around the facility will
be maintained or improved by the development of this project. The Applicant
would also connect the facility to the City's existing trail system and maintain the
14
pedestrian/bike paths serving the site as well as within the site. These trails are
all public.
Staff believes this criterion is met.
4. The recommendations of the Aspen Area Community Plan and
adopted specific plans regarding recreational trails, pedestrian and
bicycle paths, and transportation are proposed to be implemented in
an appropriate manner.
Staff Finding
The proposed development includes the recommended recreational trails,
pedestrian and bicycle paths, and transportation nor this specific site as identified
in the 2000 Aspen area Community Plan.
Staff believes this criterion is met.
S. Streets in the PUD which are proposed or recommended to be
retained under private ownership provide appropriate medication to
public use to ensure appropriate public and emergency access.
Staff Finding
The final PLJD Plat shall demonstrate the public dedication of the all streets,
parking lots, and emergency access ways.
Staff believes this criterion is met.
5. Security gates, guard posts, or ;other entryway expressions for the
PUD, or for lots within the PUD, are minimized to the extent
practical.
Staff Finding
No security gates or guard posts are proposed.
J. Phasing of Development Plan. (does not apply to Conceptual PUD
applications)
The purpose of this criteria is to ensure partially completed projects do
not create an unnecessary burden on the public or surrounding
property owners and impacts of an individual phase are mitigated
adequately. If phasing of the development plan is proposed, each phase
shall be defined in the adopted final PUD development plan. The
phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function
as a complete development and shall not be reliant on subsequent
phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
15
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees -
in -lieu, construction of any facilities to be used jointly by residents
of the PUD, construction of any required affordable housing, and any
mitigation measures are realized concurrent or prior to the
respective impacts associated with the phase.
Staff Finding
Phasing is not proposed for this project.
26.440.050 Review Standards for Development in a 313ecially Manned area
(SPA).
A. General. in the review of a development application for a conceptual
development plan and a final development plan..he Planning and Zoning
Commission and City Council shall consider the following:
1. Whether the proposed development is compatible with or enhances
the mix of development in the immediate vicinity of the parcel in
terms of land use, density, height, bulk, architecture, landscaping
and open space.
Staff Finding
The Applicant is appiving for a Specially Planned Area because affordable housing
is not allowed in the underlying, Park Zone District. SPA approval allow the
Applicant to construct affordable housing on this site.
Staff believes the proposed development is compatible vith the character of
existing land uses in the surrounding area. The area includes significant public
uses, including the Community Campus, Highlands Base Village, residential
neighborhoods, affordable housing developments, parks, and open spaces.
Staff believes the facility has been designed in a way that minimizes its impact on
the built and natural environments in the immediate area while serving students,
residents and overall community goals and needs.
Staff further believes that the height, bulk, architecture, landscaping and open
space are appropriate for the site and immediate vicinity of the parcel. The height,
bulk and architecture are similar to school campus buildings. Highlands Base
Village, and residential developments in the immediate area. Landscaping
preserves existing significant vegetation while screening the parking and facility to
the greatest extent possible.
Staff believes this criterion is met.
2. Whether sufficient public facilities and roads exist to service the
proposed development.
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Staff Finding
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project, with conditions.
Staff believes this criterion is met.
3. Whether the parcel proposed for development is generally suitable
for development, considering the slope, ground instability and the
possibility of mud flow, rock falls, avalanche dangers and flood
hazards.
Staff Finding
Staff believes the parcei proposed for development s suitaole for -,-he Iselin facility.
The area nest to the road proposed for the structure is mostly .tat, contains stable
soils, and avoids mud flow, rock falls, avalanche dangers and `flood hazards. The
oortion of the site with steep slopes and Hood hazards at the western edcre of the
property in the Maroon Creek riparian area is compietely avoided.
Staff believes this criterion is met.
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.
Staff Finding
Staff believes the proposed development employs creative land planning techniques
to preserve significant view plans, avoid environmental impacts and provide open
space, trails and additional amenities by locating the one structure near the public
road while preserving the significant open space and riparian areas on the western
side of the property. Trails on and around the property would be developed io
implement the 2000 AACP trails plan; the on -site trails would be ADA compatible.
Staff believes the pro*ect's land planning techniques will benefit the public at large,
satisfying this criterion.
5. Whether the proposed development is in compliance with the
Aspen Area Comprehensive Plan.
Staff Finding
Community Development Staff believes the proposed planned unit development is
consistent with the 2000 Aspen Area Community Plan (AACP). The AACP's vlap E
— Open Space and Trails, identified the property as "aspen City Park", meaning
that the site would be development for community and recreational land uses.
This map also shows the same trails alignments that are proposed in the site plan.
Two specific AACP Action Items specifically call for developing the Iselin Park
community and recreational facility. Action Item 48 states: `Complete the Master
Plans for Wagner and Iselin Park. Look at ways to continue active use of the parks
17
in development of the plan." This project both completes and implements the Iselin
Park Master Plan.
Action Item 3-6 states: "Ensure that parks and open space are available or are
provided near development of affordable housing, especially in the areas of
increased densities." This site, while not near the City's highest density areas in
and around the commercial core, is located within one-half mile of the :Moore
Family PUD affordable housing neighborhood, Highlands Villas, Highlands Base
Village and Twin Ridge. It is also -.within easy biking distance to Truscott, Maroon
Creek, Water Place and Burlingame seasonal affordable housing neighborhoods.
In addition, one of the AACP's Arts, Culture & Education policies calls nor the need
to '`Support activities and education for vou-ch." Perhaps more than other project
this City has or -,viH develop, the Iselin Park facility will 'directly support vouch
activities by including a new vouth center, creating an ice center for high school
and other youth teams, providing much needed pools for a myriad of recreation
and competitive needs, all just across the street from school campus.
Staff also believes the proposal is consistent -,with --he P?an's 'Parks, Open Space;_
the Environment element. This element's policies call for the clustering of housing
on a site when the site is proposed for both housing and open space/park usage,
creating proposals that are in accordance with the Wildlife and Biodiversity map
and Parks, Open Space and 'Environment map to protect sensitive habitat areas,
preserve key open space parcels that help to establish the character of the Aspen
area, to discourage sprawl, and to recognize important natural features that define
the character of Aspen. Staff believes that all of these policies are met with the
proposed site plan.
Finally, the Interim Aspen :area Citizen Housing Plan calls for developing citizen
housing within the metro area, near available public mass transit, in an area that
will not promote additional development or sprawl, and in a location TVith available
public facilities and urban services. Staff believes this site meets ail of these
criteria. The housing proposed is in the metro area, near transit stops, in an area
that will not promote additional development or sprawl, and in an area served by
all public facilities and urban services.
The Plan also calls for the development of citizen housing to be compatible with the
existing neighborhood character and environment. Staff believes the proposed
housing unit is compatible with the existing neighborhood and approved
development plans based in this area. The existing neighborhood is near several
significant affordable housing communities as identified above.
Staff believes this criterion is met.
6. Whether the proposed development will require the expenditure of
excessive public funds to provide public facilities for the parcel, or
the surrounding neighborhood.
Staff Finding
18
This project will be paid for by the voter approved 1999 Revenue Bonds for Parks
Improvements; the bond specifically identified the provision of public facilities for
this parcel.
Staff believes this criterion is met.
7. Whether proposed development on slopes in excess of twenty (20)
percent meet the slope reduction and density requirements of
Section 26.445.040(B)(2).
Staff Finding
The AiDplicant is not proposing development on any slopes in excess of �0° �.
Staff believes this criterion is met.
S. Whether there are sufficient GMQS allotments for the proposed
development.
Staff Finding
Staff believes this project is exempt from GTNIQS because it is an essential public
facility. Sufficient GMOS allotments are available for the proposed development.
Section 26 425 040: Standards Applicable to all Conditional Uses.
When considering a development application for a conditional use, the Planning
and Zoning Commission shall consider whether all of the following standards are
met, as applicable.
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Community Plan, with
the intent of the zone district in which it is proposed to be located,
and complies with .all Other applicable requirements of this Title;
and
Staff Finding
Conditional Use approval is required for the restaurant and recreational facilities in
the Park Zone District.
As stated in the above PUD and SPA review criteria sections, staff believes the
proposed development and accompanying Conditional Uses are consistent with the
purposes, goals, objectives, and standards of the AACP.
Staff also believes the uses are consistent with the purposes of the Park Zone
District. The purpose of the Park (P) zone district is to ensure that land intended
for recreation use is developed so as to serve its intended use, while not exerting a
disruptive influence on surrounding land uses. The subject site is intended for the
pool and ice center at least since the voters approved the 1999 Revenue Bonds for
Parks Improvements. Staff believes the proposed Iselin pool and ice center serves
19
the purpose of the zone district by developing the restaurant and recreation
facilities intended for this particular land.
Staff further believes, as stated above, that the facility would not exert a disruptive
influence on surrounding land uses. In addition, this project complies with all
other applicable requirements of this Title. Therefore, this criterion is met.
B. The conditional use is consistent and compatible with the character
of the immediate vicinity of the parcel proposed for development
and surrounding land uses, or enhances the mixture of
complimentary uses and activities in the immediate vicinity of the
parcel proposed for development; and
Staff Finding
Staff believes the proposed development is consistent and compatible with the
character of existing land uses in the immediate vicinity. The area includes
significant public uses, including the Community Campus, Highlands Base Village,
residential neighborhoods, affordable housing developments, parks, and open
spaces. It would substantially enhance the mixture of complimentary uses and
activities in the immediate vicinity of the parcel proposed deveiopment because of
its location across Maroon Creek Road from the Community Campus and ust
down the road from the Aspen Highlands Base Village.
Staff believes this criterion is met.
C. The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including visual
impacts, impacts on pedestrian and vehicular circulation, parking,
trash, service delivery, noise, vibrations and odor on surrounding
properties; and
Staff Finding
As previously discussed in several of the PUD and SPA review criteria, staff believes
the location, size, design and operating characteristics of the proposed conditional
use minimizes to the greatest extent possible all adverse impacts on all
surrounding properties. Staff believes an events manager for the facility and
Community Campus would further improve the overall operating characteristics of
all the public facilities, services, amenities, activities, and enforcement in the area.
Staff believes this criterion is met.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency medical
services, hospital and medical services, drainage systems, and
schools; and
Staff Finding
0
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project, with conditions.
Staff believes this criterion is met.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Staff Finding
According to the Aspen/Pitkin County Housing authority, the project must
provide mitigation for 19.3 full time equivalent (FT
E) employees. In addition,
two vears after certificate of occupancy, an audit needs to be done of employees
of the facility to determine whether additional mitigation is necessary. The
Housing Office also stated that there will need to be a deed restriction of
category 3 rate for the onsite unit.
The Applicant is proposing to mitigate 2.25 FTE onsite and the remainder in
Water Place housing by using the credits the City obtained through the
construction of that project. City Council can defer mitigation requirements for
the vouth center however the applicant has included the Youth Center in the
mitigation proposal.
Staff believes the Applicant is committed to supplving the affordable housing
necessary to meet the incremental need for increased employees generated by the
snack bar and recreational conditional uses.
?1
All appropriate utility agencies and the City Engineer were referenced on this
application and reported the ability to serve this project, with conditions.
Staff believes this criterion is met.
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Staff Finding
According to the Aspen / Pitkin County Housing Authority, the project must
provide mitigation for 19.3 full time equivalent (FTE) employees. in addition,
two vears after certificate of occupancy, an audit needs to be done of employees
of the facility to determine whether additional mitigation is necessary. The
Housing Office also stated that there will need to be a deed restriction of
category 3 rate for the onsite unit.
The Applicant is proposing to mitigate 2. )5 FTE onsite and the remainder Mi
Water Place housing by using the credits the City obtained through the
construction of that project. City Council can defer mitigation requirements for
the-,Touth center however the applicant has included the Youth Center in the
mitigation proposal.
Staff believes the Applicant is committed to supplying the affordable housing
necessary to meet the incremental need for increased emplovees generated by the
snack bar and recreational conditional uses.
C:home:joyce:Islein ExAJan30
?1
Iselin Park
Consolidated Conceptual/Final PUD/SPA/CU
Issue Identification Summary
Planning and Zoning Commission Meeting
1 /2/01
Facilities:
• International size rink desirable over NHL size
10 Deeperwater section of warm water, leisure pool desirable
• Separate diving section from lap pool
• Overall, the facility is desirable addition as a community "place
• The facility is desirable in terms of the multiple use opportunities it offers, it
offers an additional ice rink (.which is needed because of existing demand) and
additional seating for the ice rink over what the City has today.
• Verifv terns of the tennis courts (agreements with Castle/tilaroon Creek Caucus)
Tennis courts should be removed and replacedwith affordable housing
• Get the project done
• Snack bar should serve users of the facility and not be designed to be a
``destination" restaurant
• Evaluate size and specifications of the pool and ice chrouQh testimony from
design professionals
Parking:
• Is number of spaces adequate'?
• How will parking be managed and enforced"
• Provide documentation for shared usage of parking facilities on neighboring sites
and with differing jurisdictions
Affordable Mousing:
• Strive for more housing on site
• Justification of credits at Water Place
Architecture and Structure:
• Concern about the scale and mass of the structure
• Is height necessary'?
• Minimize the blocking of views to the mountains
• Provide site cross sections to better illustrate building siting on the subject
property
Environmental:
• Minimize lighting impacts
• Minimize noise impacts
• Hours of operation to minimize impacts to neighbors
• Given the prominent location of the proposal. ensure site compatibility and
minimize environmental impacts
EXW*611640 5
JAN . 11. 201d 1 10 : JDHM 45r't-N muu� i riu ur L_
AFMORANDCJM
TO-, Joyce Ohison
i=ROW Cindy Christensen, Housing Operations Manager
DATE'. 7anuary 11, 2001
RE, Sc;. iV C ONSCLN'ZATE� PUS/5PA
AU ; -rhe applicant is Proposing development a�' a recreational J'aci#ifii ;o nclude
off ices, swimming pool, ice rink, iobcy and public areas, ana a ruth center. 7ne
Communi Development Department is requesting a recommendationtrom the
�'y
Housing office and goara relating to the mitigation requirement and now the
mitigation requirement is satisr'ieti.
aACX;R0 i®: The applicant is requesting a MQ5 exemption unGer 5ecticn
26.470.070H, which states;
o st►uctr'on of essential Publfc tacilitfes. This exemption is not deducted r'torrr
cr
the rvspsctive annual development allotment sstablish#d pursuant to Section
Zd. 470, 040 or from the Aspen Meft AM development callings established
pursuant to ,cctfon Zd. 470 030. Revlaw is by MY Council. Tits sxentp"'!on is
available prior v the following a wditions being mat:
xcapt for housing, development shall be aonsidencd an sssenftl facility
!n r,eaponss to Me demands for ,growth, 1s not itself o sigOlcQnt growth
genersotor, ix available for use by the pnernl public, and serves the weds
of the city.
Z An applicant for an eXemption pursuant to this Section shall be IvOrOd
to demons"te to the satisfaction of the C/ty Council.
a. That the impacts of the essential public facility w''ll be Mit%gQted,
including those associated with,
i. the veneration of additional employees, the demand for
,narking, mad and ¢remit svrvicas.
It will be up to City Council to decide if this is an essential facility and is exempt
f rem growth management.
MM&A71ON P.EQV-1P.EMEN—T5: Mitigation has been, in the past, calculated two
dif f erent ways. The f irst way is by square footage, which is regulated in the Code.
The other is by what the applicant is projecting to be the staff ing needs, with an
audit to be dome after Certificate of occupancy, The employee generation table
located in the 2000 Guidelines is used for calculating the mitigation requirements
under the square f ootage methodology.
Zguare Footage AnGlYkIs.
PW
Empioyees
Current
Pro3ected
Senerated
Employees
Foci li/Area
ty
5.r oft,
Chan
X
per 1,000 sq. rt,Generatea
Lobby & Public
10371
40588
30217
1 10C-0 X
4.4
Office
150
1,037
887
41f000 X
3.0
2,66
?001
6,235
16,432
10,197
+ I 10CC X
13
23.45
Ice Rink
34440
I
34440
I
1,000 X
2
�n.3
79.
Offices
924
924
i 1,000 X
3.0
2.77
Youth Cntr (Cf ce)
264
264
+1,000 X
3.0
0.79
youth Center
. A 1,800
5,800
+ 1,000 X
2.3
13,34
136.72
TOTAL
There are no square rootage credits derived from *he Ice Rink or the Youth Center
as the original structures are not being demolished. According to Section
26.470.1008e the applicant has to provide for 60% of the mitigation requirements.
Therefore, a true square footage Mitigation requirement would be 82.03 FTE's.
However, Staff realizes that the ice rink and the pool should not be part of the
calculation since the square footage is for recreational use only. Therefore, without
the ice rink and the pool, the square footage requirement would be 34.06 X 601/6
20,44,
Pq
JAN.11.2001 10:35AM ASPEN HOUSING OFC NU.ddd r'.J
Tim Anderson, the Recreation Director for the City of Aspen, provided the staff in 9
requirements that he is projecting once the facility is compiete. Mr. Anderson
states that he is planning to budget for an additional 13 employees once the project
is complete, The staffing provided by Mr. Anderson does not include the Youth
Center.
staff has received additional information regarding the Youth Cznter. The Youth
Center currently staffs three full-time employees for Seven months out of the year
and seven ► uil-time employees Tor f ive months out of the year. The current ;ruil-
time evuivaients (F�'s) ror the Youth Canter are 4,d�3 �=Tc's. ',me 'Y outh Venter
Sees an increase }o give ;=uil-time .mployees ror seven months and eigi t u l-time
_...
ep
m loyees or five ,months. The projected r 5, s 'or. the 'youth renter ars ".-.a
�Tthe }waiver or mitigation requirements on the current
�-'s, City Council allowed
Youth Center, so no mitigation for `he current ampioyees was provided.
.,..
ord bye o� sing: the applicant is proposing to consTrlict one two -bedroom linit
f
j-o House an on -site manager. The two -bedroom unit would satisfy ?.?5 smployees.
The Square footage of the unit has not been :stabiished at this time. The square
footage will determine the category of the limit. To satis' the rest of the
mitigation requirement, the applicant will be asking the City Aanager's Office to use
9 � � place Housing oro'ecT ,�a3
the unused credits that were established when the Water . g , J
built. The Units at water place house 52 7E's. The construction of the
maintenance facility used ,593b of these 52 275's, leaving n credit of 51. The
Board does not have the authority to approve this request, The approval must come
from City Council.
RECP _ENDATICN.' The }dousing 3oard met on this issue on September 46, 2COO
to make a recommendation to City Council, The 3oard recommended the following'.
1, The applicant mitigate for -19.3 i=TE's, which includes the entire Youth
Center actual employee generation.
2, The applicant mitigate the 19.3 FTE's by the on -size unit providing ')or
mitigation of 2.25 and the remainder 17.05 r I E's to be satisfied by the
credits of the Water place Housing project. A letter was received
from SteVe Barwick, City Manager, stating that he is willing to mitigate
7
JAN.11.2001 10:35AM ASPEN HOUSING OFC NO•abd H..3
for the Youth Center and the Recreation Facility by using Water Place
.Housing. If the full 19.3 i= i were to be mitigated, this would require
17,05 coming out of the "pool" of credits at the Water Place Housing
project, This would leave a balance of 34,35 credits.
3, An audit of the employees be completed two years after final
Certificate of Occupancy to establish if enough mitigation was
satisfied. The auditor should be approved by the Mousing Office, with
}he ex®ense IT,the audit paid by the Recreation Department. if the
audit shows a higher employee rate for-sither the recreation portion or
-he ".youth Center, than additionai mitigarion would be required.
4. T ne on -site employee dwelling snit be deed restricted ,�to higher Shan
Category 3 and that the deed restriction must be rompleTed and
recorded PR?OR to building permit approval.
Although the Staff and 3oard would preIr'sr that the zntire mitigation 'oe satisfied
by actual units, they acknowledge that the Cif and County have done a couple or
projects without taxpayer money involved. The decision on whether projects suc,n as
Water Place can be used for Mitigation credits should rest with City Council or the
3oard of Count/ Commissioners, depending on whether it is a City project or a
County project. The Housing Office, however, requires that for each request r'or a
credit, the entity provide up-to-date information on what nas been used. The City
,Manager or the County Manager must approve the use of the credits from these
specific projects prior to the request to City Council or the 9C'CC, The Housing
Office will also keep track of what has been used and what is left in the -'ile of that
specific project,
V
MEMORANDUM
To: Development Review Committee
From: Richard Goulding, Project Engineer
Reference DRC Caseload Coordinator
Date: Jan 12`h, 2001
Re: Iselin Park
The Development Review Committee has reviewed the Iselin aarK application at their
,pan 10, 2001 meeting, and has compiled the following comments:
General
Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that t shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Department. This
is to alleviate problems related to approvals tied to `issuance of building permit."
2. R.G.W. Impacts: If there are any encroachments into the oubiic rights -of -way,
the encroachment must either be removed or be subject to current encroachment
license requirements.
Site Review
Site Drainage — Requirement —. The mitigation plan must address the
temporary sediment control and containment plan for the construction phase.
The drainage plan must contain a statement specifying the routine maintenance
required by property owner(s) to ensure continued and proper performance..
The foundation drainage system should be separate from storm drainage, must
be detained and routed on site, and must be shown on drainage plans and
submitted for approval prior to application for building permit. The drainage may
be conveyed to existing landscaped areas if the drainage report demonstrates
that the percolation rate and the detention volume meet the design storm.
Information — The City drainage criteria needs to be implemented completely.
This includes but is not limited to erosion control, soil stabilization, and re -
vegetation in disturbed areas. Also, there needs to be an analysis of where the
drainage will flow and what adverse affects may arise from potential mud and
debris flow.
2. Sidewalk, Curb, and Gutter — Requirement- All sidewalk, curb. and gutter must
be designed using the City of Aspen design standards which are available in the
City Engineering Department.
Page 2 of 6
Jan 11, 2001
Iselin Park
3. Fire Protection District — Requirement — As of the request of the Fire
Protection District revisions need to be made as follows:
a. Fire department access cannot be restricted for special events.
b. Require an event seating plan for special events and a maximum occupancy
figure which will be made available to all promoters of special events.
c. A mechanical plan indicating the type of refrigeration chemicals for the pool
and ice rink needs to be submitted.
d. A sprinkler system and a fire alarm system are required for the entire
building. it is important to verify that water service lines are large enough to
handle this capacity in emergency situations.
4. Transportation — information —
a. NONE
5. Building Department — Requirements — T he oilowing requirements has been
provided by the Building Department:
a. Check with a building code consultant before `inal design to make sure all of
the building adheres to code.
b. Seating plan for special event needs to reviewed for exiting and occupancy.
c. There needs to be accessibility for the sauna, steam, Kitchen and ice rink.
The lift location for the lap pool needs to be shown on the plan.
e. A mechanical plan indicating the type of refrigeration chemicals Tor the pool
and ice rink needs to be submitted.
S. Parking — Requirement — The following requirement has been provided by the
Parking Department:
a. A parking mitigation plan during construction needs to be submitted.
Information — The following information has been supplied by the Parking
Department:
a. The City of Aspen will patrol Glen Eagle Drive, Glenngary Drive, and Maroon
Creek Road for parking.
b. Recommendation of proposals from Charlier needs to be reviewed by
Parking Department.
7. Engineering Department — Requirement- The following requirements have
been provided by the Engineering Department:
a. A construction traffic maintenance plan needs to be submitted to the
Engineering Department for approval.
b. Geometric design, alignments, and calculations of all road improvements and
parking improvements needs to be submitted to the Engineering Department
for approval.
c. An Improvement Survey needs to be submitted showing the following:
Page 3 of 6
Jan 11, 2001
Iselin Park
•
Monument
•
Setback Lines
•
Easements
•
Utilities Lines, Pedestals, Poles
•
Existing features, irrigation ditches, sidewalks, driveways, buildings
•
Signed and sealed by a Colorado licensed professional land surveyor
Information — The following information has been provided by the Engineering
Department:
a. Consideration needs to be given for the addition of acceleration and
deceleration lanes for the proposed parking lot. This will allow for better
vehicular egress and ingress during high traffic volumes.
b. A Left turn lane for traffic approaching for Aspen highlands Ski Area should
be looked at if an effort to prevent congestion at peak hours.
Streets Department — Requirement- As of the request of the Streets
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction.
9. Housing Office — Requirements — The following requirements have been
provided by the Housing Office:
a. The project must provide mitigation for 9.3 FTE
b. 2 years after certificate of occupancy, an audit needs to be done of
employees of the facility
c. There will need to be a deed restriction of category 3 rate for the onsite unit
Information - The following information has been provided by the Housing
Office:
a. The project will mitigate 2.25 FTE onsite and the remainder in Waterplace
housing.
b. City Council can defer mitigation requirements for the youth center.
10. Community Development — Requirements — The following requirements have
been provided by the Community Development Office:
a. The final PUD plat needs to be more defined of the subject property inclusive
of the ball fields and current construction.
b. The uses of the property need conditional use approval by planning
commission - These need to be identified beforehand, including maximum
occupancy
Page 4of6
Jan 11, 2001
Iselin Park
Information- The following information has been provided by the Community
Development Office:
a. The bridge connection and the trail connection should be phased into the
construction schedule.
b. The proper easements should be obtained in ample time so as not to delay
construction.
c. The details of event coordination be made available to avoid a parking
shortage situation
11. Emergency Management Disaster Coordinator — Requirement - The
following requirement has been provided by the Pitkin County Disaster
Coordinator:
12. Parks — Requirement- The following comments nave been produced by the
Parks Department:
a. NONE
13. Utilities:
- Water
City Water Department - Requirement — As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. All uses and construction will comply with the City of Aspen Water System
standards and with Title 25 and applicable portions of Title 3 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as
they pertain to utilities.
b. If raw water is used for the playing fields, an analysis of this procedure needs
to be preformed because it is the very end of the raw water supply line.
c. Drinking fountains outside of the building will require a new potable water
line.
d. Service to the employee housing needs to be separate from the service to the
main building.
e. A looped water system encircling the building will be required to provide
adequate fire flow volumes. Water system improvements for the looped
system will require connection to the recently completed Moore PUD system*
in Moore Dr. and to the school district lines located on the east side of
Maroon Creek Road. Improvements must be planned to provide adequate
clearances between existing and new lines and the proposed pedestrian
overpass.
Page 5 of 6
Jan 11, 2001
Iselin Park
- Wastewater.,
Aspen Consolidated Waste District - Requirement — As a request of the
Consolidated Waste District, revisions need to be made as follows:
a. The food area will need an oil and grease interceptor.
o. The Zamboni garage will need an oil and grease interceptor.
c. The elevator shaft will need and oil and grease interceptor.
d. There will be no clear water connections such as roof drains, foundation
drains or storm water connections. All clear water connections are prohibited.
e. The containment system quantities for the pool and ice chemicals need to be
identified
f. The areas identified for petrol product storage must be designed so as to
prevent petrol contamination of the public wastewater system.
g. Provide information on the glycol system for the ice rink as Glycol creates a
difficult and unusual source of loading for wastewater facilities. Similar
information is required if ammonia is used as it causes as it can too cause
difficult and unusual source of loading.
h. The pool volumes need to be made ,known to determine the drain size
limitations
Information- Pool drain size requirements will be determined by ACID based on
capacity allowances.
- Construction:
Work in the Public Right of Way
Requirement — Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the
applicant as follows:
Approvals
1. Engineering: The applicant receives approval from the City Engineering
Department (920-5080) for design of improvements, including
grading, drainage, transportation/streets, landscaping, and
encroachments within public right of way.
2. Parks: The applicant receives approval from the Parks Department (920-
5120) for vegetation species and for public trail disturbance.
Page 6 of 6
Jan 11, 2001
Iselin Park
3. Streets: The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
4. Permits: Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
DRC Attendees
Staff: Nick Aden
Ben Ludlow
Richard Goulding
Tom Braceweil
Denis Murray
Fred Jarman
Joyce Ohison
Ed Van Wairaven
Willy McFarlin
Tim Ware
Becca Schickling
Cindy Christensen
Applicant's Representative:
Ed Sadler
Dave Carpenter
Steve Bossart
Mark Butler
Kevin Dunnett
MEMORANDUM
To: Joyce Ohlson, Community Development Department
From: Lee Cassin, City Environmental Health Director
Date: Julv 13, 2000
Re: Iselin Park PUD
Parcel ID 735-1 4?-00-851
The City of aspen Environmental health Department has reviewed the i and use submittal !ender autizorI of
the Municipal Code of the City of Aspen, and has the following comments. n addition to our earlier
comments on the conceptual application.
AIR QUALITY: Sections 11-2.1 "lt is the purpose of [ the air quaiit`y section of he Vlunicipal Code] to
achieve the maximum practicai degree of air purity possible by requiring the use of ail available practical
methods and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use
Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as
to "provide clean air by protecting the natural air sheds and reducing pollutants'.
The maior air quality impact of any development is the emissions resulting rrom the traffic generated by the
project. P,I-10 (83 % of which comes from traffic driving on paved roads) is a significant health concern in
Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health
concerns. The municipal code requires developments to avoid degradina air quality and to achieve the
maximum practical degree of air purity by using all available practical methods to reduce pollution. This
requires measures to minimize traffic increases of the development. or offset the emissions from the project
with PM 10 reduction measures elsewhere.
Standards used for all developments in the City of Aspen and Pitkin County for trips generated by new
development are the trip generation rates found Traffic
in the Institute of Trac Engineers Trip Generation Report,
latest edition and reductions from the `Pitkin County Road Standards' .
Examples of mitigation measures that have been employed in past development applications include
providing carpool/vanpool- financial incentives to employees, providing free bus passes, providing vanpools,
providing dial -a -ride service, paving for additional RFTA buses and service, providing private bus service
for employees, charging for parking, limiting parking, allowing residents to pay for parking spaces if they
choose and giving discounts to those who don't, having homeowners association tees on a sliding scale
depending on the number of cars, providing connecting bike path links in populated areas, plowing bike
paths in populated areas, paving dirt shoulders or high -use parking lots, providing covered and secure bike
storage, providing free bike fleets for residents, building sidewalks to adjacent commercial areas, donating
connecting bike path links, and other measures. Whatever combination of measures each applicant chooses
to mitigate PIVI-10 emissions and trips generated is acceptable as long as it prevents additional traffic that
would significantly impact air quality. The City Environmental Health Department has no preference for
which trip reduction measures are used, and typically an applicant chooses at least some measures that
provide an ancillary benefit to the project.
The traffic study provided estimates that the facility will generated up to 480 tripsiday. This is much less
than the trip generation predicted using the Institute of Traffic Engineers Trip Generation Rate standards.
Even this lower number represents a very significant 18% increase in traffic. This application does not
address the issues raised in our first referral comments. The project provides increased parking for the
additional trips, and envisions using overflow parking at the school campus for the greater traffic from larger
events. This increase in traffic caused increases in air pollution. Private sector protects have all been required
to undertake measures to mitigate their traffic and air pollution increases. —Environmental Health start is
uncertain about how to deal with this discrepancv.
One minor modification that could make the plan effective would be a very small fee associated %Vith paricing
at Iselin. Combinations of incentives and disincentives are thought to be necessary to effectively limit
increases in trips. That would allow each user to consider whether a given trip is better made by {car or b�
another mode. Enforcement might be much easier with pay station clash dispiays as used downtown than the
proposal in the application that would require staff time. T o avoid penaiizinC7 park users, fees collected in
this manner could be used to provide reduced fees for car-poolers, or reduced tees in general. Carpool
parking could be tree.
A condition of approval should be that the applicant implement a combination of incentives
and disincentives to ensure that traffic will not significantly increase, and that traffic will be
limited to parking available at Iselin.
FUGITIVE BUST A higitive dust control plan is required which includes. but is not limited to fencing,
eas, daily cleaning of adjacent paved roads (Maroon Creek Road) to
watering of haul roads and disturbed ar
remove mud that has been carried out, speed limits, or other measures necessary to prevent windblown dust
from crossing the property line or causing a nuisance.
Dust control will be crucial due to the closeness of existing homes to the site.
ASBESTOS Commercial - Prior to remodel, expansion or demolition of the concession stand, the state
must be notified and a person licensed by the state to do asbestos inspections must do an inspection. The
Building Department cannot sign any building permits until they get this report. If there is no asbestos, the
demolition can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it.
ICE RESUR'FACER: The ice resurfacing machines should be limited to electric ones, to minimize air
pollution in the rink facility. In the past, in both the City of aspen rink and elsewhere in the US and Canada,
very high carbon monoxide levels have been found in rinks as a result of use of gas -powered resurfacers.
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant
source of environmental pollution that represents a present and increasing threat to the public peace and to
'_'ie health, safety and welfare of the residents of the City of Aspen and it its visitors ...... Accordingly, it is
-lie policy of council to provide standards for permissible noise levels in various areas and manners and at
various times and to prohibit noise in excess of those levels."
During construction, noise can not exceed .maximum permissible sound level standards, and construction
cannot be done except between the hours of 7 a.m. and 7 p.m. Monday through Saturday. This is consistent
with the new amendments to the City noise ordinance and with what was required of Moore and Hines
developments.
It is very likely that noise generated during the construction phase of this project will have some ne(Uative
impact on the neighborhood. The applicant should be aware of this and take measures to minimize the
predicted high noise levels and notify neighbors if any loud activities are unavoidable. This inciudes
notifying neighbors of any especiaily loud portions of the construction.
During operation, this facility could violate the city noise ordinance if amplified speakers were used. The
operators should ensure that amplified speakers or music are not used during anv of their events. because
they would be likely to exceed noise limits at the property line.
POOLS AND SPAS
All design, installation and maintenance must comply %with _Swimming Pool and Mineral Bath Regulations.
Colorado Department of Health, 'Water Quality Control Division. adopted August 1 199 A copy can be
)btained from our office. The will be reviewed and approved by the City Environmental Health
Department. An hourly fee is charged to cover costs.
A condition of approval should be that at least 30 days prior to issuance of a building permit, the
plans and specifications complete with piping layout, equipment and mechanical specifications along
with design calculations, shall be submitted for review and approval by this department.
FOOD SERVICE FACILITIES
A review of plans and specifications by this department is required by Section 10-401 of the Rules and
Regulations Governing the Sanitation of Food Service Establishments in the State of Colorado. The
Department should be consulted before preparation of plans and specifications. The Aspen Consolidated
Sanitation District must be contacted for their recommendation on the proper size of the grease trap. The
City of aspen regulates restaurant grills and the applicant should contact this Department to be sure that if a
grill is planned, that it is in compliance with City code.
A condition should be approval of both plans and specifications before the building permit is
approved. A minimum of two weeks is necessary for the Department to review and approve plans.
Also, final approval from this Department is necessary before opening for business and prior to
issuance of a Colorado Food Service License.
Trash disposal facilities need to be wildlife resistant. The applicant may want to consider use of a trash
compactor.
The applicant should provide information about whether the snow -melting pit will be discharged into the
sewer line or drywell or other method and how the snow will be melted. Use of passive or solar melting
should be pursued over gas or electric snow melting. As noted before, the applicant should consult with
this office once it has been decided whether Freon or ammonia -based cooling will be used.
111 it
To: Aspen Planning and Zoning Commission
From: Ed Sadler, Asset Manager
Subject: Iselin Complex
Date: January 23, 2001
In preparation for our meeting with you on January 30, 2001, 1 wanted to provide
you with some further information, which may help you during the hearing.
First what we have included is a basic fact sheet that can act as an easy reference
guide as opposed to having to look this information up in the application. This fact
sheet contains basic information about the facility along with some information
about the history of the project. Also included are some renderings of the building
exterior and floor plan on easily referenced pages.
Finally, in the past there have been discussions about how the experts and other
facility managers feel about Aspen's proposed facility. In response to those
questions, we asked other facility managers to review our plans and give us their
thoughts. We have enclosed the letters that they have sent us. We expect more
responses soon and will provided those to you at our meeting on the 30`h.
If 1 can provide you any further information prior to our meeting, please don't
hesitate to call me at 920-5085.
EIBIT
MN A/�
DATE: 22JAN01
TO: Aspen Planning and Zoning Commission Members
FROM: City of Aspen Asset Management Department
RE: Iselin Pool And Ice Facility
For your convenience, we've provided this listing of pertinent facts regarding the
proposed Iselin Pool and Ice Facility.
History
• Original Bond election — passed with 80% of voter approval
• Originally $4mm replacement for the 25 year old James E Moore pool
• Campus environment
• Added Ice and Youth Center
• Nov 2000 ballot - 3 to 1 in favor
#'s of meetings
2000
4 Public Open House meetings
3 Council (& BOCC) meetings
2 P&Z work sessions
3 Program and Building Committee meetings
2001
In addition:
numerous direct User Group (Ice, Swimming, Youth Center)
meetings
numerous Neighborhood caucus meetings
30+ staff and design team meetings
numerous individual staff contacts with individual citizens
numerous appearances at Council Brown Bag meetings
Individual contacts with citizens
-1)-
Proiect Data
• A Community Center —
Primarily serving local families and visitors
Competitive venue for ice and swimming events
• 81,000 sf total
• Building Height
@ Peak of Entry
58' above grade (45' above entry level/ parking level)
@ Peak of Core
40' above grade (27' above entry level/ parking level)
@ ice Arena
24' above grade F01' above entry level/ parking
level)
8' above grade W(5' below entry level/ parking level)
@ Leisure Pool
28' above grade (15' above entry level/ parking level)
@ Competitive Pool
38' above grade W(25' above entry level/ parking
lever
20' above grade E(7' above entry/ level/ parking level)
• NHL rink (85' x 200')
J 450 bleacher seats
Zamboni room
0 3 locker rooms with leasable storage
4 team rooms
o AV Team room
Figure Skating Rooms
o Skate Shop and Rental
• Competitive pool
o 6 lane, 25 yard (6x 7' lanes) "Short -Course Yards"
meets the following regulatory guidelines:
NFHS (National Federation State High School Associations)
CHSAA (Colorado High School Athletic Association)
NCAA (National Collegiate Athletic Association)
0 3,150 sf of water surface
o provision for future electronic timing system
0 4' depth at shallow end, 5' at mid line, 11' to 11'2" at deep end
o water temperature 81 degrees to 84 degrees
o individual water circulation
o ceiling height above water line 20' to 38'
o South facing windows and operable doors for open-air in Summer
o Clerestory west facing windows
• Multi -use recreational leisure pool_
3,200 sf of moving water experiences
o water temperature 91 degrees to 94 degrees
o Parent & Tot pool — 100 sf — 12-16" deep
o water slide, approximately 75' of run length
landing/teaching pool, 450 sf
o lazy river current pool, approximately 100' long with Vortex Seat
Massage Spray Seat
Raised Spa — 240 sf — 12'x17' — approximateiy 1150 gallon capacity
zero depth beach entry, to maximum 4'
Test Subject #1 — 571" height — water level at shoulder
Test Subject #2 - 5'9" height — water level at chest
Test Subject #3 - 6'4" height — water level at waist
o ceiling height above water line 26'
o South facing windows and operable doors for open-air in Summer
skylighting
• Sauna — 88 sf
• Steam room — 88 sf
• Exterior water features - future exterior pools and spas, chiidren's' water
play area
• Youth center - 8,221 sf - dedicated study/computer room. 71 lounge,
administration offices, on -site equipment storage, game room, & multi-
purpose area
• Grand lodge lobby/common area — 5,000 sf, 2-story space, an area
designed for reiaxation with fireplace, TV, rock climbing pinnacle, check -in
desk, & facility administration — multipurpose meeting room
• Snack bar/cafe — approximately 180 sf"
On -site housing — one two bedroom, two bath unit — 1,025 sf
• Parkin — 120 spaces proposed at Iselin vs. 65 currently
655 spaces proposed at Campus vs. 510 currently
Operations
• designed for energy, maintenance, staffing efficiencies
• CORE (Community Office for Energy Efficiency) input and assistance
• operation hours estimated to be 6:30 AM to 10:00 PM
-4-
Alternatives Investigated
• International Ice -
o required more land
o NHL met virtually all use and event needs
o enlarging ice would effect roof slope — would drive core building
height 10'+ higher
• Additional housing on site
o required either more land or elevators
o eliminated significant staff parking
• Additional Pools
o required more land
o safety and staffing considerations
o current design met all needs except hospital requirement for
hydrotherapy (hospital is planning specific installation on site)
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NOT FOR CONSTRUCT tON
SELIN POOL/
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41
-� „ ICE CENTER
!! i - _ :ae Cr • 0661 Avoeek Road
^� Aspen, Colorado 81611
J 1
art
Planning and Zoning Suormttal - .Not For C anstmcrion
1 /26/2001
LJ Erspamer
534 Spruce
Aspen, CO 81611
Aspen P&Z
130 S. galena
Aspen, CO 81611
I am writing this letter to encourage you to approve the current application from the City
of Aspen for the new Sports and Recreation Center.
I am the Supervisor of Referees in Aspen for USA Hockey and the High School Hockey
League.
I am a 30 year resident and frequent user of the ice rink.
We need to use a NHL size rink as most of the clubs and high schools in the state use the
same size. It would be a disadvantage for our youth to practice at a facility that is of
different size than the other rinks.
It is important we start this project NOW rather than later as the construction cost
increases about 1% per month. Even if it increases at .5% per month that is an $85,000
per month cost increase.
We have been researching this project for many years and now is not the time to regress
and revisit all of our efforts. It was our decision to go with an NHL size rink after all our
research.
Thank you very much and please vote to approve the current application.
S ir erely,
iJErspamer
C-W e)7t-- ��o 5
Jackie Broughton
P.O. Box 302
Aspen, CO.81612
Phone 970-925-3484
January 26, 2001
Planning & Zoning Committee
Dear Sirs:
I have been working with the committee on the Islin Park Project since 1993. I would like to make a few
comments on the project and also let you know my dealings with the Moore Pool in the past.
I have lived here since 1954 and remember when the property was given to the City for the pool. We were
given a certain amount of space at the area and it was designated recreation only by the Moore Family. I was head
of the committee in 1988 that got the covering for the pool to make it an indoor pool. People wanted a covered
pool so they could swim year round in comfort. I have had several guests comment that they enjoy the pool because
it is covered in the winter. The main reason for getting it covered was for our children. My feeling is and always
has been that "swimming is the only sport that can kill you if you don't know how to do it" - I have felt it my
responsibility to try to make sure that ALL of the kids from the schools and town know how to swim. I have
worked closely with the pool and staff for the last 25 years trying to fund raise for them to get what was needed and
feel that I do have some knowledge of what has been going on .there.
When we went to the voters, we asked them to help us pass the bond so that we could get a new pool, what
we are lucky enough to get is 2 new pools. The new lap pool will basically be the same as the old pool including
the diving board. The leisure pool is a wonderful addition we did not expect. My feeling is that if the older pool
worked for all of these years including when the swim team held meets, " why doesn't the same thing work now"`'
Plus the added benefit of the extra pool.
I have a handi-capped child and the size, style and water depth of the leisure pool works great for therapy for
her. The main problem you have when dealing with therapy is the warmth of the water and also the correct depth
so the therapist can work with the person, this pool meets both of those. I have been told by therapists that the new
leisure pool would be perfect for therapy. The lap pool water temperature will be set at a lower comfortable
temperature for swimming and can be lowered even more when we have swim meets, so I see no problem with it.
Steve Bossard has gotten together with several coaches, swimming experts and therapists to see what was
needed and has done a great job on this. We have gone to all of the user groups to see what they want and this
seems to work for them. We have tried to reach everyone we could possibly reach to get information we need to
form the pool. There have been several trips around the State to see what others have done so we would not make
the same mistakes. We have tried and I think succeeded to meet the needs of the community and all the user
groups. We cannot give everyone exactly what they want, but I feel we have incorporated something for everyone.
We have had countless meetings with architects, planners and pool professionals to come up with this
design and feel it will work. The problem some seem to forget is that we have had to deal with property size
restraints and also money. We are trying our best to do this within budget and the longer it takes to get the project
started the more the costs go up. The committee has tried hard to work around all of the construction in the
Maroon Valley so that we can possibly benefit from some of the dirt and materials they have, as well as trying to
get the construction done at the same time so the lives of everyone in the Valley as well as the Valley itself would
not be disrupted for so long.
I do think the pool design is great and I would like to see the project started as soon as we can. A few things
I can't stress enough to please keep in mind is that we are fortunate enough to be getting two pools instead of one.
EXHIBIT
iu <
.v
DavisHoirniinc,
PLANNING &REAL ESTATE CONSULTING
January 30, 2001
Bob Blaich
Chairman, City of Aspen Planning and Zoning Commission
130 S. Galena Street
Aspen, CO. 81611
RE: Ice Rink
Dear Bob:
As a member of the Aspen School Board, I have a meeting tonight, January 30, 2001 with the
City Council and Board of County Commissioners. As our meeting is at the same time as the
P&Z meeting on the proposed ice rink, I will not be able to attend and would like to give you
some of my comments for the record.
I would like to express my support for the ice rink as it is currently proposed. Having reviewed
the plans, I believe the rink, as currently proposed, works very well with the City's Master Plan
for the Moore Pool and the Aspen School District campus.
It is truly amazing that the private sector has worked so hard to plan this rink and to find the
private funds necessary to build this much needed facility. The City and the community are so
lucky to have such a dedicated group work so hard to make this proposed rink a reality. Please
vote to recommend approval to the City Council for the current plan for the rink so the facility
can be built as soon as possible.
Thank you.
Sincerely,
&�I, oajw�
Alice Davis
ITHIBIT
o
ALICE DAVIS, AICP S GLENN HORN, AICP
215 SOUTH MONARCH ST. - SUITE 104 - ASPEN, COLORADO 81611 - 970/925-6587 - FAX: 970/925-5180
rrlr i �/ ..�rrrl 1 r i:.j rJ.,--.,Q4-11 r_ry
CitN7 of Golde"
January 19, 2OC,1
ti1r. T:nothy 1. Anderson, C 1
Recreation Director
City of aspen
Recreation Department
? 3 (} S Galena wtreet
-�spen, C 0 8 l 511
Dear Tire:
Golden Community Center
1470 Tenih Strew. 3olden. Ccicrado 9040`
'elenona: NZ/384 9100=scwile: XX384.8104
www.ci golden co.us
i 1&Zl:{ yjOu I.Or 3i Ving Inc 1he opportunity to look at your plans Coo Uid ?sP--clal1v
the aquatic area. I 'dave had the O'OrOrrX11tV :O :x�an.age ^�'C iY1UI?1CR?i ITC1eat7vR iaC;!1tteS that
have had similar designs anti similar amenities. rrom what _r carA see :, vet r desist, you nave
done your homework anG learned Qom c the:-s .vh.o !,ave inade :r..stakeG, It i5 eVicent that :cal
have looked at the safet-r any pro ra.n. issues so that ,you gar, let th�� ::-1Cs. rcR: your
Zn reviewing your center's aquatic resign. there doesn't appear -c) l<e ujvth!- g structurally that
would inhibit you from rurinmc nu nerous :)roo alms. il'e design tea n laas put -ogether a faci i iuv
that can run rnuitiple plvgrams at t ie same r me. the abdlty o Marl
an aerobics class, scuba and lap swimming at one time irl ;your .at? cool. 'xi ille �/ou c«llld
open 3wirn, lessons, or a therapeutic prcgram at the same time ,r. -ot:r i;:,st,re Pot . With t le
design of this aquatic area, your only limiratlons will be the rtuirl)e- of,, - rs of operation ind
Imagination.
This wiilbe an exciting proiecfi anal the citizens of .-3;pe- will he -he beneficiar;es. Good luck
and if we can be of .9zther assistance, please give gas a call.
41slb�er'gcr,
anger
,-,;IV ofAm Im
s
WIL:ttv
Parks & Recreation d&
To: Thm Anderson. Par ':s and Recreation �ircctc;r
From:
Beicil , ecreacion upL:- ntenden
Re: aquatic Faciiit�,
Dace: 9-0 1
i�L D'ans cr our -.-i- aquatic 'Lacillt, , is an ears ghat .vi gin.
groper s�..��.diillr_, : ou wi_I be abi2- to at_.r , our co=Lmli a wide ;rariety
or aquatic activltles, The desig:l. in ry vpiniun, ,��iil be able :o accom nodate
eisure pool ;,*ivities. a learn o s«virn program. and agt,atic fimass
�roo:-al~ls. The design also o Hers a Je .� :rice ✓enut for a camnec tine s�.T ii
r0Ur3rrl; 17oti1 for prac�iCC'S alic lestin� swim meets. There appears �0 oe
adequate dieslc space to .seat :spec.utors. The City or aspen :s Iul,kiy o be
b:.lild?ng sucha wonderful acuatic I3Cliltti'
Good iuc;t :virh -your new taclllt-,r'
1290 S. Public Rd.. Lafayette, 'Colorado 8002E . {3C3)--rz-5588 Fax (303) 0-65-21 53
HhAKT of the VALL11Y
i 001
� -)I -�n `, -rut,: nCt, Aouatics ,�'aJer'• IsoT
IL3:rCr1 LGDarirr,cnt
B Oa 9 _
Tarn Anderson, Director
C r,' of Aspe.- ecreatlon Depa-tnnenr
h 30 South Gaiena Suet:
AsDe: _ CO 9 14 11
Near "tlr.Ar:ierson:
i. %vas iaiy -;leasurz nneetiilg,',c:irH VOL! 1111 ;mast `:!V'""I•: 'a!ars ter --he :'ev'
Icnu:ic and iCe 11 m 11e Plans ar_c o_ OUr _.:scus ic: :oy�
VOu .". eSiM11712 -I-"- C4L:£1 _11cl! .Ha `,V.:: ji.ICC SS_'!li_ 1I':'2I ''1112 'rJl .~tt l%O1
isitlrt� guests.
1 _ w .... � 1`�' �1 ^ LL •'f �Ar41�'1 '. �7 n. .1 h-r -� i 1 e t on J a � ] i1 j �1
:J U'.. _-e♦ �.l,-or "I_:�. :� ../iV.l:��' Lti l�.. _a �.�.1. i1b Avon \V CI�.'�.L ,.11.•�i�i �. \.ilr�i-, _ ,:aL a i,.p pcot
slnillar Co tii' 1:i'. ; ou are pia:tnan r ti"as :o su::� -sstuily ?na_n",ain ::t la:st t'.vo 'al- T
ian s',V1mmin7 ad.z-quate er,N:eenl a ;.,)e s"•yin`' "nci diving board. i,,os: zcuoa,-.z, :tea::"
.varer iz:Gs:.Cs, ai.,d out _ 3m rlo swim :Jrogr I
`dour desin for he silde and elsure pool ;ill oI_-er a similar at,'nospher, 15 OL'r ?:sI'' ru01s
lc-t, :rl Avon. ill rhos,-- pools we. i):_r tiae maionn% oI our T.Ver levt1 !esrn t0 szwinn C.aaSZS. wc �1'
aercb1c., and chera v classes, We keep both pools > et`vetn 90 and 9-N 4e`-rOz�S IVI.;C11 Qlfer- ,;atrc s
Of,all abt11tles and 'nrerests a \var:_., iC:2,l'li1h, 'Ind fun atmosphere.
Again, feel you IiLve a design that with timely programming will satisfy both uatrons :n� olved in
aquatic programs, -as w,e11 as the casual bather. I would encourage you to proceed with rhe
Construction of the faciiitsl an: turn your aitentlon to Stall ixa*ining co hz!� p en -sure, most o:; tl'e saf,
issues can be discussed ane-esolved be ore opening.
If' car_ be (,fany 1ar.:ler assistance, please salt me at the number- his:ed above.
Sincerely.
Jo h T I r` urutchet
ui u� co �c:�� r•om-,��rc;y �unuuu u;�ir,iuc urriuc y��5caccci
ASP
Sc'10ol District
■
January 18, �001
41;0 i.Cl/IV, { r—G
Tim Anderson and ; ,-r'f ` pods
'its,. of :aspen Paris and. Recreation
110 L. Hallam
Asoea, CO 81611
Dear Tim and Jeff.
Pleas. -.'be advised that the Aspen Sczcol District is on board wich cue Cty of Aspen -Parks
and Recreaticn Departnnenf 3 plans for recreation facilities at Iselin Paric. ?'lie Aspen
School Districs s Moving forward to complete :he ca mpus inasier plan fat inciuties a
renc'rat,ed xansDortaiion den.u=. ent at its Current lc-x ation.
1f -you hati,o any questions, please ^ontact :ne.
S incereiy,
"I om Farrell
Superinwndent
0235 High 5dhool Road Aspen, Coiorado 41611
970i925-3460 Fax 97"25.577,11
AvPEN
school
January 16, 200I
�ttn. Tim Anderzon
City of aspen Recreation Dent.
110 E. Kailarn
Aspen, CO 31611
Dear Tim:
The Aspen School District has every intention of continuing our partnership on shared
use of Melds and parking areas, Although we have not finalized our pailcing agreement,
,�ve will continue to support your efforts, as you have ours. Parking is a serious issue, but
I am confident we will work out the details as we have in the past.
If i can he of further assistance, pease conract me.
S incer.ly,
Tom F=- ell
Superintendent
/vj
02r5 'sigh School Road aspen. Colorado 81611
970/925-3460 Fax M/925-57M
-7
REE.AREA TION PAGE
!:#;u att! pan 3 J -01 11:08AM; Paqe 2,2
A1.
----------
B-x
s i I v
Anpen =`azrka .1"Pliary 2.3, 20fji
-ind RecreatiOrl
r
—
Hvert;-orne Recreadon 1(-'em
?1,10 Box 13 C;9
CA"ON 30-4,98
t-riewing !he -Zlans f...jr.
tae 7.17oposed,A sac I 1tv I feel :hat rile
70'01PO$e� aesivn
M
of,
tz- h4-id for the iatt
A ! 11
d -19 T-he
e-nd a Aquzici-5 Cj(j-
1111A gu z;t o
3
',,,QM1nL1-m.ty -fliere axe ram,
The 1'ac! that Va'. ,,C
1 'OfIS that"i(JU- ;racer0: 031ag will fuffill aim _,Fyow aceds. S(;is()
:Ir.� 7-11
tide "kid" ncol, lap
L .3W1znrr.ej,5,
3per.W1 -2Ventg .--n the lap Roci '"ve S\Arl.rn. Meets, 'Aiitcr
T1,e favMt of the, poo'S ISM been thought out so that ch-1.4rer who cozr ()ur odc;�.jocker
0T11
1-�.mt a par*nt wiL 1101 211d up iii deep �Aatcr, ancl ?LArrJ roohave i good'v*-w m and AqcOtExe.
pools to hOip out lif'aeeded.
Good luck in your process, if Y011 need anything I 1r19 -15e please don't hesitate
-4 6 2 - 7 (j Itatc to call (9,7o)
�
SZ' 1 ncereiy,
SCOvii, Aquatics Coordinator
fax (970) �16 PublK. 5L)f('t'V "9'7
0111111tirutV Jeve' 4 13 0,
262-7360 d. Rublic'Works I'97c) '162-7140
.. A. I . St 2 2 71
RccrcatiOT1 Q u 'Ll, ! -.. 1
City of Aspen
James E. Moore Pool
Memo
To: Tim Anderson
From: Kim Vieira
Re. Staffing- New Facility
Date: January _2001
Colorado Health Department regulations require the follotiving or public poois:
Swimmer Load-
1 swimmer:,"4 so. ft. it the part of - he pool is <rreater Than i.
1 swimmer/ l0 sq. ft. if the part of the pool is less than 3 it.
Both the family pool and the lap pool surface area are estimated to be 3?00 sq. ft. each.
With the above in mind, the maximum swimmer load in the family pool would be 320
with 133 beimz the maximum load in the lap pool. At a ratio of 1 guard per _50 swimmers
the maximum number of guards needed on the family pool would be i with ; C7uards as
the maximum for the lap pool.
Historicallv, the James E. tiloore pool has provided a 1 ward per swimmer ratio. 1
believe Lhis is one of the reasons why our facility has maintained an incident tree
environment for our patrons. I strongly recommend that we continue to operate with this
ratio if possible.
09/06/2000 12:41 250-477-8411 VIC DAVIES ARCHITECT PAGE 03
INVERCRAGILL $W-fiNA(M#-9C9DEMY
P O BOX 6039 INVEACAAGILL*TELEPHONE (03)2184896
The Editor
The Southland Times
P O Box 805
INVERCARGILL
February 13 1997
Dear Sir
SPLASH PALACE
During the nine years of planning, construction and finally the opening of Splash Palace I have
been tempted many times to write and comment on the negative tone of the articles and letters
published in -The Southland Times about the pmject. Until now I have resisted the temptation.
Today's front page story Pool Complex 'Unsuitable'" is the most ridiculous of all the articles
published to date and I cannot allow the comments it contains to go unchallenged.
For the past 22 years I have taught swimming in a professional capacity at all levels and to all
ages in various types of pools. Of all the pools I have worked in Splash Palace is by far the best.
When asked my opinion of the leisure pool for teaching swimming the word I use is "magic
With a variation in depth from 0 - 1.5m there is water suitable for all ages and all sites of
swimmers to learn in comfort. The fact that the pool is irregularly shaped makes learning more
fun - it is more exciting to swim to a waterfall than to the side of a pool - and the enclosed nature
of the pool makes it easy for pupils and teachers to focus on the task in hand. I realise, of
course, that as a private operator, I don't have large numbers of pupils and I teach in the water,
the recommended way of teaching swimming these days. There is no reason why schools
cannot do the same. With a little forethought and flexibility and using modem methods they
would find the "magic" in Splash Palace. After all they no longer use 1950's teaching methods in
the classroom.
I find it a very sad reflection on the teaching profession when Mr Hawkins expresses concern that
teachers in the water could be accused of "improper handling. Swimming clubs teach this way
using parent volunteers without accusations being leveled at them.
As Invercargill Swimming Academy we share the pool with schools and the public without
problems. t realised that Splash. Palace was a community pool and sharing with others was to be
the norm and have no problems with that. I have classes of preschool children in the leisure
pool while the 50's Forward programme is taking place and a number of elderly people use the
deeper part of the leisure pool to swim. They don't interfere with our programme and seem to
enjoy watching the young ones learn and if they do walk through our area to get access to theirs
because they find the ladders difficult to negotiate I don't mind as I know, with luck, I'll be a
senior citizen one day too.
The main problem seems to be that some people want things to remain the same and cannot
accept change. It won't ever be the same again. Central and Queen's Park Pools have gone.
Splash Palace is here to stay. People need to exercise some flexibility and tolerance and they
too will find it is a magic place.
09 06�2000 12:41 250-4 7-8411 VIC DAVIES ARCHITECT PAGE 04
t am a tutor for Swimming Education New Zealand and as such would be more than happy to n
offer my'serwices to any school which needs help with modem swim teaching methods or in
adapting to Splash Palace.
jimming Teaching
Invercargill Swimming Academy
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Support signatures for Planning and Zoning Department Meeting supporting the
existing pool and recreation facility design.
rl
7)r
Dear Planning and Zoning Department,
The Aspen Youth Council is writing this letter to support the existing pool
and recreation center design. We have been presented with alternate opinions
and have come to a consensus that the existing design will work, and will be
most beneficial to the youth of this community. We do not support the other
plans that have been brought to our attention.
As representatives of the youth in this community, we feel that it is
absolutely necessary to further the construction of this facility in compliance with
the existing design. We also would like to thank the community for supporting
the idea of a recreation facility, and for putting so much time into making
something wonderful for the youth to utilize.
Sincerely,
On behalf of the youth of this community
The Aspen Youth Council
Tiffany St -one (co-chair)
i
RA Beattie (co-chair)
M ggie Roth (co-chair)
Maureen Fox
Colin Norman
Kristin Wright
Chris Luu
Katie Turner
v r .av
d
elinda Engel ap-----�—_
G ,� r
January 27, 2001
Pitkin County Planning and Zoning Members
Aspen City Council Members
Dear Sirs:
We are very excited by the prospect of having a second sheet of ice added to our
community. The Aspen Mother Puckers have been playing hockey in the Aspen Ice
Garden for 26 years. Obviously, we are long-term users of the "ice" and are highly
conscious of the need for an additional facility.
We want to have it known we support the design as it is now for the new Sports and
Recreation Center located at Iselin Park. We feel the NHL sized ice will be more than
adequate for our needs, and by all indicators, look forward to the facility being built on
schedule as well as within budget.
Thank you,
The Aspen Mother Puckers
EX IBIT
a
CITY CLERK: Jackie Lothian
STAFF: Joyce Ohlson, Stephen Bossart, Ed Sadler, Jeff Woods, Steve Barwick
WITNESSES: see attached
EXHIBITS: 1. Staff Report (X) (Check If Applicable)1/30/01
2. Affidavit of Notice (X) (Check If Applicable)1/2/01
3. Board Criteria Sheet (X) (Check If Applicable) none
4. LJ Erspamer Letter
5. Jackie Broughton letter
6. Teri Hooper letter
7. Davis Horn letter
8. Ed Sadler memo
9. Mother Pucker letter
MOTION: Ron Erickson moved to continue the public meeting to February 6,
2001. Jasmine Tygre second.
VOTE: YES
4
NO 2
ROBERT BLAICH
YES
_x_ NO
ROGER HANEMAN
YES
NO
RON ERICKSON
YES
NO
JASMINE TYGRE YES _x_ NO
STEVEN BUETTOW YES _x NO
ERIC COHEN YES _x NO
PZVOTE 1/30/01
NAME OF PROJECT: ISELIN PARK CONCEPTUAL/FINAL PUD/SPA
DEPUTY CITY CLERK: Jackie Lothian
STAFF: Joyce Ohlson, Stephen Bossart, Ed Sadler, Jeff Woods, Steve Barwick
WITNESSES:(1) Dave Carpenter, DHM Design
(2)
Jim Charlier
(3)
Tim Hagman, Architect
(4)
Mark Baker, Durant Architects
(5)
Vic Davies, Water Boy
(6)
John Passes, Ice Man
(7)
LJ Erspamer
(8)
Jen Alling
(9)
Deb Tullman
(10)
Charlie Enstasis
(11)
Peter Fornell
(12)
Robert Christensen
(13)
Heidi Hoffman
(14)
Jackie Broughton
(15)
Tim Cottrell
(16)
Larry Slater
(17)
David Parker
(18)
Jeanne Doremus
(19)
Lisa Bodak
(20)
Beth Hoff
(21)
Torre
(22)
Chris Schecter
(23)
Stanley Schecter
(24)
Scott Writer
(25)
Toni Kronberg
(26)
David Bruton
(27)
Ryan Doremus
(28)
Mary Hatanaka
(29)
Carrie Morgride
(30)
Andrew Kole
(31)
(32)
(33)
(34)
(35)
PZVOTESIGNIN1/30/01