HomeMy WebLinkAboutcoa.lu.sp.Aspen Center Physic.A995
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CASELOAD SUMMARY SHEET
City of Aspen
PARCEL ID AND CASE NO.
2735-121-29-003 A9.95
STAFF MEMBER: KJ
PHYSICS / SPA AMEND. & GMOS EXMPTION. .~
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APPLICANT:ASPEN CENTER FOR PHYSICS 303 925-2585 \ '2
Applicant Address:600^'GILLESPIE ASPEN COLORADO 81611 '_._.
REPRESENTATIVE: ~ZAlmE RICIIlIAN = !2EgI:::~ WOBKSHO.E.- ~ r~-
Representative AddressjPhone:120 E. MAIN ST. 303 :92: 83~4 ql~N.I'M-Ltc-c7'^
Aspen, CO 81611 !J--2-",-,'f'
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HOUSING $ 62.00
ENV. HEALTH $
TOTAL $2275.00
DATE RECEIVED: 01/27/95
DATE COMPLETE:
PROJECT NAME:ASPEN CENTER FOR
project Address:700 GILLESPIE
Legal Address:
APPROVAL: 1 STEP: -X- 2 STEP:
PUBLIC HEARING:~ NO
VESTED RIGHTS: ~ NO
HEARING: YES NO
RIGHTS: ~ NO
REFERRALS:
City Attorney >( Parks Dept. School District
I city Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir. Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
City Electric ~ Mtn. Bell Open Space Boa#d
Envir. HI th. ~ ACSD -\" Other IIPo - tt!Yt'1
X Zoning Energy Center Other . cJ
DATE REFERRED: INITIALS: DUE: P / /
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___ City Atty >< City Engineer ~zoning Env. Health
-x. Housing - Open Space -X Other: fAA~
FILE STATUS AND LOCATION:
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GUIDELINES FOR USE OF FACILITIES OF THE ASPEN CENTER FOR
PHYSICS
1. Public use of any portion of the Aspen Center for Physics facilities,
including the Lecture Hall, is restricted to non-profit organizations,
and such an organization shall supply its IRS S01(c) tax
identification number.
2. The Lecture Hall is not normally available for public use during
the summer and winter sessions of the Aspen Center for Physics.
3. Applications for use of the Lecture Hall are reviewed and acted
upon by the President of the Aspen Center for Physics or his/her
designee, subject to review by the Trustees.
4. A rental fee may be charged to cover direct costs incurred by
the Center. The fee schedule will be determined by the Trustees..
[Adopted by the Trustees of the Aspen Center for Physics July 20. 1995]
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MEMORANDUM
THRU:
Mayor and City Council
Amy Margerum, City Manager ~ /'
stan Clauson, City community Development Director~
TO:
FROM:
Kim Johnson, Planner
DATE:
Aspen Center for Physics - Final SPA Development Plan and
Amendment of th~ Aspen Meadows SPA, Growth Management
Exemption for Essential Public Facilities, and Vested
Rights: Second Reading of Ordinance 26, Series 1995
(Public Hearing)
'?--
June~ 1995
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RE:
summary: The Planning and zoning commission recommends approval
(5-1 vote) of the proposed Final SPA Development Plan (Scheme "B")
and associated reviews with conditions. This is being processed
as a consolidated two-step SPA review.
First reading was held on May 15, 1995. Staff and the applicant
gave in-depth presentations at that meeting. A formal site visit
is not taking place. If you have not been to the site, please try
and do so prior to the Council meeting.
At second read in t andscape architect will be available to
discuss andsca in issues which were concerns of Council.
Specifica addresse e existin and proposed screen in of
th nd treatment of the area a on e l tch an
trail. Regarding first rea lng concerns about the na lve
cottonwood sc . eet, staff has added to the
ordinance condition of approval (# 18 which prohibits removal
of understory re n s ru th Street.
Process: The Planning commission reviewed the proposal and
approved Special Review for parking in the Academic zone. The
Commission is forwarding a recommendation to Council for the Final
SPA Plan and GMQS Exemption for essential public facilities.
The Commission reviewed this item at public hearings on April 4 and
April 25, 1995, and conducted a site visit to view the building
location and story poles. At the second meeting/site visit, the
Commission considered several alternatives proposed by the
architect. They elected to recommend Scheme "B" as it best
accommodates the needs of the Aspen Center for Physics, the goals
of the Aspen Meadows Master Plan, and adequately limits impacts to
the neighborhood. Scheme "B" is attached as Exhibit "A".
Background:
Lot 3 of the Aspen Meadows Subdivision is a 4.1 acre
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parcel located on the south edge of the "Meadows", having frontage
along North street, sixth street and Gillespie street. The subject
parcel has an SPA (Specially Planned Area) overlay and is zoned A
(Academic), as are the Music Associates of Aspen parcel to the east
and the Aspen Institute parcel on the north and west. To the south
across North street, an established residential neighborhood exists
and is zoned R-6. At the southwest corner of the subject property
are four vacant residential lots zoned R-15.
The applicant wishes
which will provide
physicist's offic
Total FAR would b
also proposed.
to replace Hilbert Hall with a new building
administrative offices (1,256 s.f.), 28
s. nd meeting room (2,383 s.f.).
11;000 square fee. A 2,494 s.f. basement is
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The, 1991 Aspen Meadows SPA Plan approved specific development
elements on behalf of the MAA, Aspen Institute and Savanah Limited
Partnership. At that time, the Aspen Center for Physics did not
propose specific development, but acknowledged within the Meadows
Master Plan that they would have to be making changes in the near
future.
Most of the development associated with the 1991 approvals for the
MAA and the Institute has been completed. Except for utility and
roadway projects, the development associated with the residential
portions of the Aspen Meadows has not been undertaken.
The 1991 Aspen Meadows SPA review was conducted as an extension of
the Aspen Meadows Master Plan. The Master Plan evolved through
years of public/private discussions on appropriate development at
the Meadows to benefit and retain the non-profit users there. Four
Goals were formulated by the City Council and set forth in the
Master Plan:
1) Maintain the open space environment and campus setting of the
property.
2) Provide a permanent home on the Aspen Meadows for the
institutional uses.
3) Mitigate, to the maximum extent feasible, the effects of the
development on neighboring properties.
4) Mitigate, to the maximum extent feasible, the project's
impacts on the overall community.
Future needs as expressed by the Center for Physics in the Master
Plan were described as :
a. Maintain circle of serenity buffer zone surrounding
physics facilities.
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b. Hold out possibility for development of NASA or other
scientific research facility.
c. Preserve campus with minimal change.
d. Obtain ownership of land (accomplished in 1991).
Current Issues: The project architects originally submitted Scheme
"A" within the SPA application. After hearing concerns voiced by
various City staff, the P&Z, and HPC regarding the length of the
proposed building and its impacts to the neighborhood, trail and
irrigation ditch, the architects met with staff to review several
alternatives (see Exhibit "B"). Staff preferred Schemes "c" and
"F" because the building would be divided into smaller modules
which were easier to manipulate on the property. After the site
visit, however, staff agreed that Scheme "B" (the second preference
of the Center for Physics) adequately addresses the issues
discussed with P&Z.
The P&Z forwards Scheme "B" as they believe that it fulfills the
design concepts stated by the architect to keep the building low
in height and as far back from the roadway as possible. The
building will be 229.5 feet long. The proposed heights to the roof
ridges vary from 10 feet for the administration area to 22 feet for
the colloquium room. The heights of the long axis of the building
will be 17 to 19 feet. The setbacks from North Street right-of-
way ranges from 76 to 149 feet, to Sixth Street 10 feet, and to the
western property line, 21 feet. The setback on the west easily
accommodates the pathway and irrigation ditch.
The design also aids the effort to strengthen the "circle of )
serenity" on the north side of the new structure. The "circle of
serenity" creates the quiet campus atmosphere needed for the many
outdoor group discussions held by the Center's participants.
There was much public input from several residential neighbors of
the development. Their concerns included visual impacts of the
institutional building and the potential for public activities and
traffic impacts resulting from use of the colloquium room. various
design ideas were presented to the P&Z by neighbors, most of which
involved moving the new building perpendicular to North Street,
abutting the racetrack. These concepts were not suitable to the
applicants. Please refer to Exhibit "C" for these drawings and
letters submitted during or before the April 25 meeting.
In addition to the Meadows Master Plan document, the Meadows Final
SPA Plan establishes various requirements for the Meadows users.
This includes an extensive traffic mitigation plan which was
developed by the MAA, Aspen Institute, and Savanah Limited
Partnership to assist development at the Meadows to achieve goals
3 and 4 which were stated above. The Physics group was not
included in specifics of the traffic mitigation plan because they
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were not proposing development at that time. staff believes that
it is now worthwhile to review traffic reduction elements similar
to those employed by other Meadows users when considering the new
Physics proposal. A condition of approval is included which reads:
19. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning Commission for
approval prior to the issuance of any building permits for
this site. .'
GMQS exemption for essential public facilities:
section 24-8-104.C allows the Council to exempt from competition
and mitigation development associated with public facilities, and
more specifically, non-profit entities, "as it deems appropriate
and warranted".
As the Aspen Center for Physics has
amenity in Aspen for many years,
recommend approval of the exemption
the building replacement project.
major developments undertaken by the
Aspen Meadows.
been a contributing cultural
Planning and Housing staff
and waiver of mitigation for
This is consistent with the
other non-profit users at the
staff has attached Exhibit "D" for the SPA review standards and
staff response as set forth in section 24-7-804 B. of the Aspen
Municipal Code. Exhibit "E" .contains summaries of referral
comments. Please be aware that these comments were in response to
the original submission of Scheme "A". However, Scheme "B" makes
a good effort to address the major concerns over the ditch and
trail accommodations.
Financial Implications: There are no anticipated public costs
associated with this development.
Recommendations: The Planning and Zoning commission recommends
approval of the Final SPA Development Plan and GMQS Exemption for
Essential Public Facilities with the following conditions which
are listed in the ordinance:
1. The six space parking area in the Sixth Street right-of-way
shall be eliminated.
2. The 20 space parking area shall be improved prior to the
issuance of a Certificate of Occupancy. Recycled asphalted
gravel or similar low-dust material shall be used. At least
one handicap accessible parking space should be provided in
this lot.
3. Any increase in storm run-off must be contained on the
property.
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4. The applicant shall agree to )ol.nany future improvement
districts which may be formed for construction of right-of-
way improvements. '
5. The applicant shall consult City Engineering for design
considerations of development within pUblic rights-of-way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including landscaping,
within pUblic rights-of-way from City streets Department.
6. Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
7.
Any new surface
equipment must be
not in the public
utility needs for pedestals or similar
installed on an easement on the property;
right-Of-way.
8. Trash/recycle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
9. Bike racks shall be shown on the final development plan.
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10. The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
11. No digging shall occur within the driplines of the existing
trees to be saved. Barricades must be erected prior to any
construction activity on the site. Any exposed roots must be
protected during construction per Parks staff direction. The
applicant must work closely with Parks staff during
construction to implement any other warranted tree protection
measures.
12. The project representative shall contact the Sanitation
District to review abandonment requirements for the Hilbert
Hall service lines.
13. Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
14. The ditch needs a separate minimum easement width of three
feet. There shall be at least 15 feet between the building
and the property line to comfortably accommodate both a trail
and ditch.
15. The trail at sixth Street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area.
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1.. The applicant must verify that the proposed pond is acceptable
per the District Water Commissioner.
17. The proposed spruce trees in the Gillespie right-of-way must
be eliminated or replaced with deciduous species to lessen
intrusion into vehicular sight distances.
1'. Removal of understory trees and shrubs among the cottonwoods
along the North street right-of-way is prohibited.
1~. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning Commission for
approval prior to the issuance of any building permits for
this site.
2.. The amended SPA Development Plan shall be recorded in the
office of the Pitkin County Clerk and Recorder. Failure on
the part of the applicant to record the amended SPA
Development Plan within a period of one hundred and eighty
(180) days following approval by the City Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and City Council will be required
before their acceptance and recording, unless an extension or
~ w~tveFis~anted by City Council for a showin~ of good cause.
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Staff also Peco ends approval of vested rights for three years for
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iL Alternatives: There were six altdrnative building designs ~~
presented to the P&Z. However, several of these options are not~
acceptable to the applicants for various reasons. ~
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pr.p.se. Motion: "I move to approve on second reading Ordinance "1 ' C6//ji
26, Series of 1995 for the Final SPA Development Plan and ~ .
associated reviews for the Aspen Center for Physics, as depicted ~~
in the application packet and Scheme "B"." N ,')f~
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City Manager's Comments:
.r_in.nce 2., Series 1~~5
Application Package and amendment dated 5J9/95
Exhibits:
"A"
"B"
"e"
liD"
"E"
Scheme "B" Detailed
6 Alternative Design Schemes
Public Letters and Design Suggestions
SPA Review Standards
Summaries of Referral Comments
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ORDINANCE NO.26
(~ERIES OF 1995)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING TO THE ASPEN
CENTER FOR PHYSICS FINAL SPA DEVELOPMENT PtANAPPROVAL AND
AMENDMENT TO THE ASPEN MEADOWS FI~AL SPA DEVELOPMENT PLAN, GROWTH
MANAGEMENT EXEMPTION, AND VESTED RIGHTS FOR THREE YEARS FOR THE
PURPOSE OF REPLACING "HILBERT HALL WITH AN APPROXlMATStY 11,000
SQUARE FEET BUILDING LOCATED AT 600 WEST GILLESPIE STREET (LOT 3
OF THE ASPEN MEADOWS SUBDIVISION) IN THE CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
WHEREAS, the Aspen Meadows Master Plan was completed in 1990;
and
WHEREAS, the Aspen Center for Physics was involved in the 1990
Master Plan process; and
WHEREAS, the Aspen Meadows Specially Planned Area (SPA) was
approved in 1991; and
WHEREAS, the Planning Director did receive from the Aspen
Center for Physics (Applicant) and has reviewed and recommended for
approval an application (the "Plan") for an amendment to the Aspen
Meadows SPA Final Development Plan, Final SPA Development Plan, and
special review for parking in the Academic Zone, to replace the
Hilbert Hall facilities at the Applicant's campus area; and
WHEREAS, a request for Vested Rights for the development was
submitted to the Planning Office within the SPA application; and
WHEREAS, pursuant to Section 24-6-207 of the Aspen Municipal
Code the City Council may grant Vesting of Development Rights for
a site specific development plan for a period of three years from
the date of final development plan approval; and
WHEREAS, the Planning and Zoning Commission reviewed the
development proposal in accordance with those procedures set forth
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at Section 24-6-205(A) (5) of the Municipal Code and did conduct
public hearings thereon on' April 4 and 25, 1995; and
WHEREAS, the Historic Preservation Committee conducted
advisory reviews on Ma~ch 22 and April 12, 1995; and
WHEREAS, upon review and consideration of the plan, agency and
public comment thereon, and those applicable standards as contained
in Chapter 24 of the Municipal Code, to wit, Division 8 of Article
7 (Specially Planned Area), Division 4 of Article 7 (Special
Review), and Division 1 of Article 8 (Growth Management Exemption)
the Planning and Zoning Commission has approved special review for
parking in the Academic zone, and recommended approval of the Aspen
Center for Physics Final SPA Development Plan and amendment to the
Aspen Meadows SPA Final Development Plan and exemption from growth
management competition and mitigation subject to conditions, to the
City Council; and
WHEREAS, the Aspen city Council has reviewed and considered
the Plan under the applicable provisions of the Municipal Code as
identified
herein,
has
reviewed
and
considered
those
recommendations and approvals as granted by the Planning and Zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the City Council finds that the Plan meets or exceeds
all applicable development standards and that the approval of the
Plan, with conditions, is consistent with the goals and elements
of the Aspen Area community Plan; and
WHEREAS, the City Council finds that this Ordinance furthers
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and is necessary for public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Pursuant to section 24-7-804 B. of the Aspen Municipal
Code, and subject to those conditions of approval as specified
hereinafter, the City Council finds as follows in regard to the
Plan's SPA development component:
1. The Applicant's final plan submission is complete and
sufficient to afford review and evaluation for approval.
2. The Plan is compatible with and enhances the mix of
development in the immediate vicinity.
3. Sufficient public facilities exist to serve the development.
4. The parcel is generally suited for development considering
topography and natural hazards.
5. The Plan employs land planning techniques to limit impacts to
the environment and provides public and private amenities.
6. The Plan is in compliance with the Aspen Area Community Plan.
7. The Plan does not require the expenditure of public funds for
the subject parcel or the neighborhood.
8. No development is proposed on slopes of 20% or greater.
9. No GMQS allocations or exemption are necessary for the Plan
except for as approved within this ordinance.
Section 2: Pursuant to the findings set forth in Section 1 above,
the city council grants SPA Final Development Plan approval and
amendment to the Aspen Meadows SPA Plan for the Aspen ~enter for
Physics as presented as "Scheme B" subject to the following
conditions:
1. The six space parking area in the Sixth Street right-of-way
shall be eliminated.
2. The 20 space parking area shall be improved prior to the
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issuance of a Certificate of Occupancy. Recycled asphalted
gravel or similar low~dust material shall be used. At least
one handicap accessible parking space should be provided in
this lot.
3. Any increase in storm run-off must be contained on the
property.
4. The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements.
5. The applicant shall consult city Engineering for design
considerations of development within public rights-of-way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including landscaping;
within public rights-of-way from City streets Department.
6. Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
7. Any new surface utility needs for pedestals or similar
equipment must be installed on an easement on the property,
not in the public right-of-way.
8. Trash/recycle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
9. Bike racks shall be shown on the final development plan.
10. The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
11. No digging shall occur within the driplines of the existing
trees to be saved. Barricades must be erected prior to any
construction activity on the site. Any exposed roots must be
protected during construction per Parks staff direction. The
applicant must work closely with Parks staff during
construction to implement any other warranted tree protection
measures.
12.
The project representative shall contact
District to review abandonment requirements
Hall service lines.
the Sanitation
for the Hilbert
13. Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
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14. The ditch needs a separate minimum easement width of three
feet. There shall be at least 15 feet between the building
and the property line to comfortably accommodate both a trail
and ditch.
15. The trail at sixth street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area.
16. The applicant must verify that the proposed pond is acceptable
per the District Water Commissioner.
17. The proposed spruce trees in the Gillespie right-of-way must
be eliminated or replaced with deciduous species to lessen
intrusion into vehicular sight distances.
18. Removal of understory trees and shrubs among the cottonwoods
along the North street right-of-way is prohibited.
19. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning commission for
approval prior to the issuance of any building permits for
this site.
20. The amended SPA Development Plan shall be recorded in the
office of the Pitkin County Clerk and Recorder. Failure on
the part of the applicant to record the amended SPA
Development Plan within a period of one hundred and eighty
(180) days following approval by the City Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and city Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause.
section 3: Pursuant to section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, the City Council finds as follows in regard to the
Applicant's request for Growth Management Quota System development
exemption for essential public facilities:
1) The Aspen Center for Physics proposed replacement of Hilbert
Hall is essential for their continued use of the Aspen Meadows
property.
2) The programs and activities sponsored and or hosted by the
Aspen Center for Physics the Aspen Meadows facilities have
historically provided intellectual and cultural enrichment to
the citizens of the City of Aspen without which the City would
not have attained its present character and standing in the
national and international community. Furthermore, the
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Center's facilities have served ,and continue to serve
important community needs and proposed reconstruction of same
will only enhance their value and accessibility to the
citizens of the City of Aspen and the general public.
3) The Institute I s proposed development involves essential public
facilities, will enhance existing essential public facilities,
and is not-for-profit in nature.
section 4: Pursuant to section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, and the findings set forth in section 6 above, the
city Council awards and grants growth Management Quota System
development exemptions from competition and affordable housing
impact mitigation for the approximately 11,000 square foot building
on the basis that such development is for essential public
facilities.
Section 5: All material representations and commitments made by
the developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Planning and Zoning commission and or city Council, are hereby
incorporated in such plan development approvals and the same shall
be complied with as if fully set forth herein, unless amended by
other specific conditions.
section 6:
Pursuant to Section 24-6-207 of the Municipal Code,
City Council does hereby grant the Applicant vested rights for the
site specific development plan as follows:
1. The rights granted by the site specific development plan
approved by this Ordinance shall remain vested _ until
, 1998. However, any failure to abide by the
terms and conditions attendant to this approval shall
result in forfeiture of said vested property rights.
Failure to timely and properly record all plats and
agreements as specified herein and or in the Municipal
Code shall also result in the forfeiture of said vested
rights.
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2. The approval granted hereby shall be subject to all
rights of referendum and judicial review.
3. Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or
the general rules, regulations or ordinances of the City
provided that such reviews or approvals are not
inconsistent with the approvals granted and vested
herein. .
4. The establishment herein of a vested property right shall
not preclude the application of ordinances or regulations
which are general in nature and are applicable to all
property subject to land use regulation by the City of
Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this
regard, as a condition of this site development approval,
the developer shall abide by any and all such building,
fire, plumbing, electrical and mechanical codes, unless
an exemption therefrom is granted in writing.
section 7: The City Clerk shall cause notice of this Ordinance to
be published in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24, Article 68,
Colorado Revised Statutes, pertaining to the following
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
section 8: This Ordinance shall not affect 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 9: If any section, subsection, sentence, clause, phrase,
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or portion of this Ordinance 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.
section 10: That the city Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
Section 11: A public hearing on the Ordinance shall be held on the
day of , 1995 at 5:00 in the City Council Chambers,
Aspen city Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a public notice of the same shall be published in a
newspaper of general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the
day of
, 1995.
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
FINALLY, adopted, passed and approved this
day of
1995.
John Bennett, Mayor
Attest:
Kathryn S. Koch, city Clerk
8
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A 's PEN C E N T E
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Planning and Zoning Commission 4/25/95
General Information
Meeting #: 2
",'"
Location:
700 West Gillespie St.
Aspen, CO 81611
Project Description:
Demolition of Hilbert Hall. Replacement building
consisting of staff offices, 28 physicists' offices, lecture
hall and partial basement.
Amendment to the Aspen Meadows Special Planned Area
(S.P.A.) 1990. Refer to amendment application submitted
January 27,1995.
Zoning:
Occupancy
A-3 Colloquium Room: Capacity 100. Fixed Seats.
B-2 Offices. 28 separate rooms with double occupancy.
B-2 Staff Offices.
Construction Type:
Type V Non-rated.
Poured concrete foundation. Slab on grade. Wood frame
walls and roof. In slab radiant heat, air system in lecture
hall. Fully sprinkled.
FAR 'Summarv Proposed Plan B : Reduced Program
A-3 Colloquium Room
B-2 Offices
B-2 Administration
Total
2,383 net SF
7,047net SF
1.256 net SF
10,686 net SF
Basement 100% beiow grade
2,494 net SF Non-FAR
\
April 25, 1995
File: ACP 9311.2
r'\
10:
FILE.
FROM:
." Brad Zeigel
n
MEMO
DATE: 10/19/94 (4/11/95 Revised) (Revised for Plan B 4/25/95)
RE: ACP # 9311.02
SPA (Special Planned Area) General Information.
PROPOSED CONDmONS'
1) Bethe (Library):
2) Stranahan:
3) New building :
Total Offices =
Proposed
Proposed
Proposed
45 Offices
7 Offices = 14 People (3,666 5.1.)
10 Offices = 20 People (4.220 s.f.)
28 Offices = 56 Peopie (9,775 s.t.)
I 90 People
CURRENT CONDmONS:
1) Bethe (Library):
2) Stranahan:
3) Hilbert:
4) Annex (Rented)
Existing
Existing
Existing
Existing
6 Offices = 12 People
8 Offices = 16 Poeple
22 Offices = 44 Poeple
8 Offices = 16 Poeple
Total Offices = 44 Offices I 90 People
SPA 1990 RECORDED S.F.OFTHE A.C.P. CAMPUS: .
Recorded $.F.:
a. Hilbert Hall
b. Stranahan Hall
c. Bethe Hall
SubTotal
d. Annex (Rented)
Total s.t. used by ACP
5,560
4,220
3.666
13,446
1.250
14,696
PROPOSED NEW CAMPUS FOR A C P Proposed Plan B 4/25/95
Proposed S.F.:
a. Hilbert Hall
.b. Stranahan Hall
c. Bethe Hall
SubTotal
New Building
Total s.t. proposed
o
4,220
3 666
7,886
(Removed from the site)
10 686
18,572
\
f'""'1
!
H A R R y
T E A G U E
A R C H
(j
T E C T S
"'-.,-".-"
MEMO
TO:
FROM:
Planning and Zoning Commissl _,
Brad Zeigel, Project Manager_____
-~'~~-
DATE: --------- 4i25L~5
RE: Aspen Center for Physics # 9411 .02
Building Replacement Project 1995
Traffic Mitigation Plan
------------------------------------------------~-----~-------
1 . For many years the Center has formally offered maintained bicycles to
all of its summer participants including their spouses and children to use
during their stay. This program is represented in the literature sent to all the
participants.
2. The Center has a paid staff member on the campus who maintains and
stores the bicycles. This service will continue to be provided by the Center.
3. The new facility will have a 1,200 s.f. basement for the winter storage of
the bicycles. The ramp/stair is specially designed for this function. Also in
the basement is a full bicycle repair room. This area unfurnished is
estimated at costing $50,000.00.
4. The Center will be locating several new bike racks on the property to
allow for 70 bicycles to be parked at any on time. The remaining bicycles
will be stored in the basement or in the offices.
The Aspen Center for Physic not only has a Traffic Mitigation Program in place,
but has a record of success. The current vehicular impact that the Center
has on the neighborhood and community will not change with the
Replacement Building Project. The number of physicists will not increase
nor will the number of offices used by them in the past be increased.
The Colloquium Room seats 90 people at any given time. The Aspen Center for
Physics has offered this facility to the City of Aspen, its residents and its
organizations to use throughout the year as it seems appropriate. It could be
a source of traffic if the public has use of the facility. Any group using it could
be required to meet several requirements concerning Traffic Mitigation. It is
up to the community and its representatives to decide this issue.
412 North Mill Street. Aspen, CO 81611
303/925-2556 FAX 303/925-7981
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CExh'~lt RECEIVED
APR 4 :~'1
.. C " City M',""~e(IMayor's Oftice
Joseph Wells
Joseph Wells, Alep
Land Planning and Design,
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April 4, 1995
Mr. Bruce Kerr
Chairman Aspen Planning Commission
c/o The Aspen/Pitkin Planning Office
130 South Galena
Aspen, CO 81611
Mr, John Bennett
Mayor, City of Aspen
c/o The Aspen/Pitkin Planning Office
130 South Galena
Aspen, CO 81611
."."
Dear Mr. Kerr and Mayor Bennett:
I represent Charles Marqusee, owner of Lots A through F, Block 7 City and
Townsite of Aspen. Mr. Marqusee recently received notice regarding the
proposed SPA Amendment request filed by the Aspen Center for Physics.
Mr. Marqusee has requested that I forward a letter to you expressing his full
support for approval of the Center's proposal. The structure which is now
being proposed for replacement was originally placed on the site as a
temporary facility in the 1960's. Replacement is long overdue, in Mr.
Marqusee's opinion. Mr. Marqusee has reviewed the plans for the new
building and feels that the low-scale structure is a suita~le addition to the
Aspen Meadows academic campus. The new building will create a sheltered
area within the Physics Center parcel to enhance the Center's "Circle of
Serenity", long a matter of concern to the Center. Mr. Marqusee urges the
Planning & Zoning Commission and City Council to grant approval to the
proposal
/ Sin~"1 '~
V seph Wells, AICP
V' cc: Charles Marqusee
George Stranahan, Aspen Center for Physics
JW/su
602 Midland Park Place
Aspen, Colorado 81611
Telephone (303) 925-8080
Facsimile (303) 925-8275
rlitkin Green Water Associatic.~
P.O, Box 10179
Aspen, Colorado 81612
March 16, 1995
Mr. Bruce Kerr
Chairman
Aspen Planning & Zoning Commission
Aspen City Govemment
130 S. Galena
Aspen, Colorado 81611
Dear Mr. Kerr:
I have been authorized by the Pitkin Green Homeowners Association Board of Directors
to voice our objections to the Aspen Center for the Aspen Center for the Physics and
Aspen Meadows SPA Amendment. We are objecting to the increase in the new facility
to be built at 700 West Gillespie Street, Lot 3, the Aspen Meadows Subdivision.
The basis of our objection is that there will be a high impact on our homes which face
the Institute. This impact will be as strong at night as in the daytime. There will be
lights on which will not be covered by trees as submitted in the plan. We object to seeing
lights on all night.
Be advised that we are on record with the Aspen Institute with objecting to the lights at
their residential and hotel areas across from Pitkin Green. This was built two or three
years ago, The Institute assured us that they would plant trees, dim the lights and so
forth. None of this has been done. They have shown bad faith by not fulfilling their
commitment.
They have painted the walls of the Aspen Meadows Health Center red - without asking
our permission or submitting any plan and this is offensive.
We fee] that the credibility of the Institute in their projects is low and that whatever they
promise to do has not been done in the past and will not be done in the future. The
building as designed for the new facility at 700 West Gillespie will be too large and have
too much of an impact of our entire subdivision and all 37 homeowners.
This letter represents these people.
Sinc~elY yours, \ '
, ~ --1-- ____
~L\'\ ~\e:;.~ .
Sam Chester, Manager
Pitkin Green Water Association
cc: Kim Johnston, AspenlPitkin County Planning Office
A
()
APR ) 2 1995
Lea Raye DiGiglia
715 West North Street
Aspen, Colorado 81611
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April 10, 1995
Aspen Planning and Zaning Cammissian
130 Sauth Galena Street
Aspen, Calarada 81611
Ladies and Gentlemen:
At the fIrst public reading .of the Aspen Center far Physics Building Replacement Praject Plans
at the P & Z Cammissian meeting an Tuesday, April 4, 1995, I was mast gratified ta hear the
.overwhelming autpauring .of sup part far the Aspen Center for Physics. This feeling of support
is unanimausly shared by all of their neighbors, so it is not necessary to spend time making this
paint
The issue at hand here is the fact that Mr. Teague's building plan propasal as it now stands
creates a block long wall .of an institutional building to be located in the heart of a community
neighbarhaad. Needless ta say, this neighbarhoad will be severely impacted. It is alsa a fact
that a more sensitive placement and shape of the building wauld be more in keeping with the
area and a great deal easier to live with an the part of the surrounding hameowners.
I have lived in my home at 715 West North Street (directly across the street from the center of
the propased building) far the past six and a half years full time with my yaungest san
graduating from Aspen High Schaol during this time. When we arrived in Aspen, the West End
was a warm and inviting neighbarhaad, but it is now changing inta a silent graveyard .of
monuments resulting from recent decisians of Planning and Zoning. The view from my living
room and dining area is now that .of a lot-line-to-Iat-line pseudo victarian h.ouse on ~ West
Smuggler which was built as a spec house to be sold. In .order to place this large house on this'
very small lot, two grand, mature and beautiful spruce trees were removed alang with same
smaller trees thereby making a tatally salid mass an the property.
Since trees can be sacrificed in favar of buildings in this area, it would seem logical that the
replacement building for the Center for Physics could be positioned closer to the site of the
original building even at the cost of a few trees.
r:
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Page 2
":
At the reading, Mr. Teague stated that this position was not possible because it would endanger
the existing trees in the area of the present building site.
I do appreciate your time spent in giving this proposal your careful and objective consideration.
The results of your decision will remain an integral part of the town of Aspen for many years
to come. The stated goals and policies of the City of Aspen are to maintain its open space
environment. The open nature of this special piece of property should remain for the future
generations of this community, as well as for the participants in the Center for Physics.
Sincerely,
cc: Mr. William Frazer
Aspen Center for Physics
Mr. Harry Teague
Harry Teague Architects
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
West End Neighbors MlC Cu.'f\tfII'I\~hArr]
Aspen Center for Physics SPA Amendment Application
FROM:
RE:
DATE:
April 25, 1995
Ladies and Gentlemen:
We are writing this memorandum because we are extremely
concerned about the mass, scale and location of the proposed new
building(s) on the Physics Institute Property.
During your past meeting, many neighbors, as well as staff and
members of the Planning and Zoning Commission expressed concern
over the mass and scale as well as location of the proposed
building at the Institute. Upon reviewing the Schemes A-F that
were just presented to the Commission, we see little change in
the building(s) that caused the original objections being raised
about the structure.
Specificallv:
1) The structure, on virtually all plains, will appear in
mass and scale to be a single structure, which is
longer than an entire city block.
2) The Physics Institute has only considered locating the
structure(s) in line with Gillespie Avenue, when there
are more than ample additional sites, including the
existing Hilliard Hall site, and the very large
untreed area north of the existing campus buildings.
3) No attention has been put to the lighting of this
structure, which is especially important given the
impact of the Aspen Meadows Hotel lighting on the
surrounding residents.
4) The buildings turn in a U-shape to the north, thus
effectively cutting off convenient access to the race
track open space from the east, including Gillespie
Street.
.
.
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(2)
5) Very significant concerns have been raised over the
location of the structure(s) in relation to the
existing ditch and path. This path area deserves
significant setbacks in order to preserve the open
space feeling of the area. We were further very
surprised to find that the Institute, in all of it's
"planning" never even knew that there was a zero line
set back to the residential lots 10-7 of the Institute
Plan. In effect, under their plan, we would have a
wall with minimal access through it, all the way from
Sixth Street to Eighth Street. We think you would
agree that no such st~ucture would ever be allowed
anywhere else in the :ity.
6) The auditorium is twenty feet in height and, in all
plans, lies directly adjacent to the drop off into the
race track open space, This will, in effect, create a
wall surface that will appear almost thirty feet high
from the west. This:.s extremely inappropriate and
exceeds the height gU".delines in the City. Further it
should be noted that this building has virtually no
windows as perceived from the elevation, to break the
mass.
7) There is ample room tc break up the masses by putting
buildings both northw~st and south of the
existing buildings, w'.thout impacting the
neighborhood.
8) The Physics Insitituta has used the argument that they
do not want to cut any trees down in the process of
locating the new structures. We can assure you that
it is going to be vir~ually impossible to remove the
existing Hilliard Hale without losing almost all the
trees around the structure. Most of the trees have
been growing there fOe over twenty-five years and have
grown in almost every case right up against the side
of the building (which is emphasized when you look at
the reduced schemes c'~rrently presented by the
Institute). Further, these Aspen trees are easily
replaced at minimal C)st. Therefore the tree issue is
an inappropriate argument when looking at the overall
picture.
9) We have included a site plan with a design that is
easily instituted within the plan and which is far
more appropriate for relationship of scale and mass to
both the neighborhood and to the promises that the
City made at the time the SPA was instituted.
"" "" ).
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(3)
10) It sho~ld be noted that during the SPA process the
Institute objected very strongly to the new Meadows
Road being located as an extension of Seventh Street,
because they did not want encroachment into their
"circle of serenity", yet now they are building a
building in exactly the same location.
Recommendation:
If you were going to recommend approval this evening, we request
that you adopt a modified plan, wherein the easterly and
southerly two of the three buildings are moved north in a
configuration similar to what is found in scheme D, and that the
third building, the westerly building, including the very high
auditorium, be effectively "flipped" 180 degrees and moved into
the current location of Hilliard Hall, This would greatly
reduce the mass and scale of the structure, still create a
"circle of serenity", and open up the access to the race track
from the neighborhood, both from the Gillespie Street side and
from the North Seventh Street side. A copy of this
recommendation is enclosed.
The neighborhood, and the City at large, should be able to
maintain their confidence in the governmental proceedures. Very
significant promises were made during the SPA process.
Significantly among those was the preservation of the open space
and the accessability to these open spaces for pedestrian use.
This is an area that is very heavily used by all the neighbors,
and we feel it is most inappropriate that the Institute should
turn its back on the community.
If the Institute truly wants to be a good neighbor they should
withdraw their application in its entirety and make significant
adjustments to the plan to best reflect the promises previously
made to the community.
As the City is pushing so hard today to enact new Community
Guidelines, which include reduction of mass and scale of single
family residences, it is most innapropirate for a structure of
this size to be considered within residential and open space
areas.
("'J
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CUNNINGHAM INVESTMENT CO.. INC.
SUITE 201
121 S.oUTH GALENA STREET
ASPEN, COLORADO 81611
OFFICE (303) 925-8803
FAX (303) 925-8835
April 25, 1995
P~f1r.
Aspen Planning and Zoning Commission
130 S. Galena
Aspen, CO 81611
RE: Aspen Center for Physics
Development Application
Ladies and Gentlemen:
This evening you will be hearing the application for the
Physics Institute expansion, which includes amendment to the
Meadows SPA.
In your last meeting we understood that you, along with the
neighboring public, were not at all happy with the mass and
scale proposed by the Physics Institute, It is our belief
their hew schemes represent minimal changes to that plan.
Aside from the physical plan, there are a number of other
issues that are very important in considering the application
at this time. Those of us who are in town have attempted to
contact the rest of our neighbors, only to find that virtually
all of them are out of town and therefore will be unavailable
for the meeting.
Further it is extremely disturbing that the proposed building
was only just laid out yesterday afternoon on the site, April
24, 1995. We were told by the layout crew that the story polls
showing the height of the buildings would not even be placed on
the property until today, March 25th. As of 4:30 today they
still are not placed. This is very inappropriate, given the
size and scale of the project.
How can the staff, planning commission, or the public have any
reasonable sense of the impact of the building(s), without the
story polls having been placed on the property weeks before the
actual application is heard by Planning and Zoning Commission.
We feel that this is a very serious situation and that it is
absolutely inappropriate for the Planning and Zoning to
consider this application, given the fact that the physical
aspects of the structure cannot even be appreciated until
, ,
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Planning and Zoning
April 25, 1995
Page Two
minutes before the committee reviews such a significant impact
on the neighborhood.
I dare say, that if Cunningham Investment came in front of you
with a project of this size and scope, that the Planning and
Zoning Commission would not even consider reviewing such an
application given the lack of reasonable review time for the
plan.
Thank you for considering this letter within the context of
your deliberations.
Sincerely,
I. McA. Cunningham, Resident
521 North Seventh Street
Aspen, Colorado
cc: Aspen Planning Staff
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EXHIBIT
SPA REVIEW STANDMDS: The following review standards are set forth
in Section 24-7-804 B. of the Aspen Municipal Code:
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate vicinity of
the parcel in terms of land use, density, height, bulk,
architecture, landscaping and open space.
Response: The Planning and Zoning Commission believes that Scheme
"B" satisfies the bulk and architectural compatibility issues for
an institutional structure within this residential neighborhood.
There is a substantial buffer of cottonwood trees along the North
street frontage, and additional landscaping is proposed.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response:
vicinity.
Public facilities and roads are adequate in the
3. Whether the parcel proposed for development is generally
suitable for development, considering the slope, ground
instability and the possibility of mud flow, rock falls,
avalanche dangers and flood hazards.
Response: No hazards exist for the proposed building.
4. Whether the proposed development creatively employs land
planning techniques to preserve signif icant view planes, avoid
adverse environmental im~acts and provide open space, trails
and similar amenities for the users of the project and the
public at large.
Response: The trail and ditch along the western edge of the
property have been better accommodated by the redesign in Scheme
"B". There is still concern about the small architectural
projection adjacent to the trail. The P&Z wants the architect to
eliminate or reduce this feature. The project provides adequate
open space and landscaping along the road frontage.
S. Whether the proposed development is in compliance with the
Aspen Area Community Plan.
Response: The Aspen Area Community
recommendations regarding a project
Plan emphasizes pedestrian access
easements.
Plan does not make specific
of this type. However, the
and preservation of trail
6. Whether the proposed development will require the expenditure
of excessive public funds to provide public facilities for the'
parcel, or the surrounding neighborhood.
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Response: No public expenditures are needed for this project other
than the City Parks Department's continued maintenance of the main
ditch along North Street. The Physics will be responsible for
continued maintenance of the other ditches on the property. Parks
sees the amended location of the building as an improvement for
ditch maintenance.
7. Whether proposed dev~lopment on slopes in excess of twenty
percent (20%) meet the slope ,. reduction and density
requirements of Sec. 7-903 (B) (2) (b).
Response: This standard does not apply.
8. Whether there are sufficient GMQS allotments for the proposed
. development.
Response: GMQS exemption is sought for this application. Staff
supports the exemption based on previous exemptions granted for
other Meadows non-profits.
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Exhibit "E"
Aspen Center for Physics
Summarv of Referral Comments
Enqineerinq:
Any increase in storm run-off must be contained on the
property.
The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements.
The applicant shall consult City Engineering for design
considerations of development within public rights-of-way,
Parks Department for vegetation species, and shall obtain'
permits for any work or development, including landscaping,
within pUblic rights-of-way from City streets Department.
Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
Any new surface utility needs for pedestals of similar
equipment must be installed on an easement on the property,
not in the public right-of-way.
Trash/recycle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
The proposed on-street parking is not recommended, especially
as it would be dedicated for private use. Adding spaces in
the existing lot may not be supported by the Aspen Meadows
Subdivision review because of added traffic in the
neighborhood.
There is no mention of bike racks for the 200 bikes used by
Physics.
The proposed relocated trail results in a lessened trail
quality because it is so close to the building.
The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
Parkinq and Transportation:
The proposed expanded 20 space parking lot is acceptable in
light of the extensive bicycle program. This lot should be
paved for dust control. At least one handicap accessible
parking space should be provided in this lot.
The proposed 6 car parking area in the street right-of-way
conflicts with the AACP and Aspen Transportation
Implementation Plan and is disruptive to auto and pedestrian
traffic. Therefore this head-in parking area is not supported
by this office.
Sanitation District:
The project will receive credit for the facilities to be
demolished. The project representative should contact the
District to review abandonment requirements for the Hilbert
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Hall service lines.
Fees for reviews and construction observation must be
submi tted to insure adequate review time and observation
scheduling.
Housincr Authoritv: The applicant seeks exemption for housing
mitigation because of its non-profit status and limited expansion.
The Housing Office does not recommend housing mitigation
requirements for this proposal .
Parks:
The proposed trail and ditch alignments on the west side of
the proposed building are not acceptable. There is a conflict
wi th the 8' easement dimension for the trail and the 7 '2"
setback of the building to the property line. The ditch needs
a separate minimum easement width of three feet. Optimally
there should be at least 15 feet between the building and the
property line to comfortably accommodate both a trail and
ditch.
The trail at Sixth Street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area. NAC
recommends this for pedestrian improvements.
Any trees within the construction area must be protected with
barricades at the driplines. Any exposed roots must be
protected during construction per Parks staff direction.
The ditch along North Street is shown flowing through a bermed
area. It is unclear if the ditch will be culverted here or
otherwise treated to accommodate the berm.
The applicant must verify that the proposed pond is acceptable
per the District Water Commissioner.
The proposed spruce trees in the Gillespie right-of-way are
not acceptable because of future sight distance concerns.
Deciduous trees are recommended.
Historic Preservation Committee: Staff presented this project to
HPC who passed a motion that the building design was not compatible
with the neighborhood character guidelines because of its 247'
length, linearity, and repetition of building elements and windows.
It does not mitigate to the maximum extent feasible its impacts on
the overall community.
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PLANNING AND
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EXHIBIT 2
HARRY
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ARCHIT EC TS
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CUNNINGHAM INVESTMENT CO., INC.
SUITE 201
121 SOUTH GALENA STREET
ASPEN, COLORADO 81611
OFFICE (303) 925-8803
FAX (303) 92S~8835
MEMORANDUM
FROM:
I. McA. Cunningham and the Neighbors
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TO:
Kim Johnson
City of Aspen Planning Department
CC:
Members of Aspen City Council
DATE:
June 13, 1995
RE:
Physics Institute Application
Continued Meeting to be held June 13, 1995
Dear Kim:
A number of items were discussed in last night's motion at
Council concerning promises made by the Physics Institute in
their application. We, as neighbors, are most concerned that
the following items be included in the motion to be held this
evening, June 13, 1995.
1) Among the promises by the Applicant, was that no trees,
outside of the loss of two (sub 6") cottonwoods at the south
end of the existing Hilliard Hall area, would be lost during
the removal of the Hall. We are most concerned that this
requirement be adhered to since Harry Teague, the architect,
slipped in a comment last night that they might be trying to
save the Hilliard Hall buildings for reuse. This is clearly
inappropriate. During the Planning and Zoning Commission
hearings, the Applicant stated that they could not put the new
building in the Hilliard Hall location because they would have
to take trees down to do so. They were very specific that no
trees would be removed.
2) The Physics Institute has committed not to increase vehicle
use in the area. The Applicant should therefore guarantee that
no on street parking will be allowed on Gillespie Street, Sixth
Street, North Street, Seventh Street, or the New Aspen Meadows
Road.
3) Public access to the open spaces within the Physics
Compound should be maintained and guaranteed by the Applicant.
You will recall that Councilman Paulson, in his comments,
expressed concern over the Aspe Institute's denial of access
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down the existing trail to Picnic Point.
should stipulate that the open spaces are
public.
4) The Applicant has committed that their structure is no
higher than seventeen feet, other than the skylight area of the
auditorium which is to be no higher than twenty feet from
existing grade. You will recall that there have been many
different discussions over the height of the structure, which
has been a major consideration in the approvals process, The
Applicant must be tied to these height representations. As you
will recall, the entire monster home ordinance came about
because a structure in the West End was perceived to be
approximately six inches to a foot higher than allowed, This
height commitment by the Physics Institute should be adhered to
as part of their amendment to the SPA.
The SPA Amendment
available to the
5) Most importantly, and probably one of the greatest concerns
of the neighborhood, is that the Institute has stated (even
though they are more than doubling the square footage of
Hilliard Hall) they are not going to have any more than ninety
(90) people using the new building at any time. The neighbors
look at this with significant skepticism, since a half filled
jar has a tendency to continue to fill until it reaches
capacity. We therefore request that the Council's final motion
stipulate that no more than ninety people shall use the
property at anyone time. It would be very easy to put ninety
people in the auditorium while another ninety people are
occupying office space in the primary building. All of the
Applicants representations have been that no more than ninety
people shall occupy this building at any time. This should
clearly be a requirement of the SPA Amendment.
6) Council also requested that the Applicant look at lowering
the auditorium in order to reduce it's impact on the open space
and trail system. Since the Physics Institute has already
budgeted a basement under this structure for bicycle storage,
and the auditorium relies on skylights for its natural light,
it would be very simple to drop this 20 foot high structure
into the ground, much as Harris Hall was lowered very
successfully. We submit that such a reduction of the 30 foot
perceived height (which extends some 80 feet north along the
trail at the edge of the race track hill) would greatly reduce
the impact of the auditorium on the open space, trail system,
and on the Physics Institute itself. Lowering the auditorium
into the ground would also be far more energy efficient.
Bicycle storage should not dictate the height of this building
when it's mass can be so easily mitigated under the current plan.
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7) Another issue that was not addressed last evening, relates
to who is responsible for monitoring compliance by the Physics
Institute. As you are well aware from your attendance in
meetings of the Planning and Zoning Commission, there have been
significant questions raised by Planning and Zoning over
compliance by the Aspen Institute under the original SPA. Most
particularly, the traffic issues in the operation of a for-
profit Hotel and Restaurant complex. without an effective and
meaningful review process, that contains some real teeth, there
is no protection or assurance to the neighborhood that the
Physics property will not become another enormous source of
traffic generation. We therefore request that the Planning
Staff have the ability to come directly to Council and that
they do so as a formal policy every six months to review
compliance by the Applicant.
As was commented by many Council Members last night, there was
a great deal of uncertainty as to the actual approval being
granted. We therefore respectfully submit these conditions.
We request that they be included in the final Ordinance, so
that future conflicts can be avoided.
Sincerely,
I. McA. Cunnin am
Resident 521 North 7th Street
For the Neighbors.
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MT. DALY ENTERPRISES
Shannon Murphy. Landscape Architect
Post Office Box 5010
Aspen, Colorado 81612
303,925.j624 , 303920.3816 FAX
June 9, 1995
Kim Johnson
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: Physics Institute; Existing Trees Effected by Proposed Construction
Dear Kim,
I am writing this letter to inform you of the existing trees located on the Physics Institute
Campus which will be effected by proposed construction of the Office Replacement
Building.
Six trees will be effected by proposed construction. One cottonwood, approximately
twenty inch caliper, will remain as a focal point at the building entrance. Three crabapple
trees will be transplanted to a new location on the campus. Two cottonwood trees, located
near the Colloquium Building, will be removed. Both cottonwood trees are under six
inches caliper, measured at four feet six inches above grade, We understand that a Tree
Removal Permit will not be required to remove these two trees.
We are still investigating The Physics Institute's water rights associated with the existing
irrigation ditches on the campus. We will acquire all necessary approvals and permits
before altering the existing ditches or diverting any water from them.
If you have any questions regarding this information please call Julia Marshall or me.
Sincerely,
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H A R R Y
T E A G U E
A R C H T E C T S
TO:
FROM:
DATE:
RE:
MEMO
KIM JOHNSON, PLANNER
Brad Zeigel, Architect
5/9/95
Aspen Center for Physics #9311.02
For Kim Johnson's report to the City Council
BUILDING PLAN "B".
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· Building Length:
· Building Heights:
Administration = 10 to 13 feet
Offices (south elev.) = 8.5 to 17.5 feet
Offices (north elev.) = 8.5 to 19 feet
Colloquium Room = 18 to 22 feet
. Setbacks from 6th Street (65 feet R.OW.) property line:
Administration = 12.5 feet
Offices = 10.1 feet
Office site wall = 8.6 feet
. Setbacks from North Street (75 feet R.OW.) property line:
Offices = 76.1 to 149.0 feet
· Setbacks from Lot 10 property line:
Offices =
Colloquium Room =
229' - 6"
27.2 to 28 feet
21 feet to ACP property line
412 North Mill Street, Aspen, CO 81611
303/925-2556 FAX 303/925-7981
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MEMORANDUM
Te:
Mayer an. City Ceuncil
THltU:
Amy Mar!erUm~~~ Mana!er
stan Clausen~cemmunity
Kim Jehnsen, Planner
.evele~ment .irecter
FlteM:
ltE:
As~en Center fer Physics - Final SPA .evelepment Plan an.
Amen.ment ef the As~en Mea..ws SPA, Grewth Mana!ement
Exemptien fer Essenti.l pu.lic Facilities, an. Veste.
lti!hts: First lte..in! ef er.inance~, Series 1~~5
May 15, 1~~5
'ATE:
Summary: The Planning and Zoning Commission recommends approval
(5-1 vote) of the proposed Final SPA Development Plan (Scheme "B")
and associated reviews with conditions. This is being processed
as a consolidated two-step SPA review.
Process:
The Planning Commission reviewed the proposal and
Special Review for arkin in the Academic zone. The
Commission ~s orwarding a recommendation to Council for the Final
SPA Plan and GMQS Exemption for essential public facilities.
~ion reviewed this item at-E.ublic hearings o~~and
i~~~'~to:;dp~~::.uct;~ ~:i:::co"~'~'l:r~~t~:~i~~~
Commission considered several altern~:i~~~~~sed y the
architect. They elected to recommef~~~.::~em=-=-c.~ as it best
accommodates the needs of the Aspen Cente u ysics, the goals
of the A,?p"'''LMeadows Master Plan, and ad"'qll"j-ply limi+-" impacts to
the neiahborhood. Scheme "B" ~s attached as Exhibit "A".
-
Background: Lot 3 of the Aspen Meadows Subdivision is a 4.1 acre
parcel located on the south edge of the "Meadows", having frontage'
along North Street, Sixth Street aJ;ld Gillespie Street. The subject
parcel has an SPA (Specially Planned Area) overlay and is zoned A
(Academic), as are the Music Associates of Aspen parcel to the east
and the Aspen Institute parcel on the north and west. To the south
across North Street, an established residential neighborhood exists
and is zoned R-6. At the southwest corner of the subject property
are four vacant residential lots zoned R-15.
The applicant wishes~to replace Hilbert Half"'~~ew building
Which will provi~" admln~strat~ ve ~ce~ ~': 2 s. f. ), 28
physicist's offices 7 61 s.f. and meeting roo (2,383 s.f.).
Total FAR would b 11,000 s uare fe t. A 2,494 s.f. basement is
also proposed.
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The 1991 Aspen Meadows SPA Plan approved specific development
elements on behalf of the MAA, Aspen Institute and Savanah Limited
Partnership. At that time, the Aspen Center for Physics did not
propose specific development, but acknowledged within the Meadows
Master Plan that they would have to be making changes in the near
future.
Most of the development associated with the 1991 approvals for the
MAA and the Institute has been completed. Except for utility and
roadway projects, the development associated with the residential
portions of the Aspen Meadows has not been undertaken.
The 1991 Aspen Meadows SPA review was conducted as an extension of
the Aspen Meadows Master Plan. The Master Plan evolved through
years of pUblic/private discussions on appropriate development at
the Meadows to benefit and retain the non-profit users there. Four
Goals were formulated by the city Council and set forth in the
Master Plan:
1) Maintain the open space environment and campus setting of the
property.
2) Provide a permanent home on the Aspen Meadows for the
institutional uses.
3) Mitigate, to the maximum extent feasible, the effects of the
development on neighboring properties.
4) Mitigate, to the maximum extent feasible, the project's
impacts on the overall community.
Future needs as expressed by the Center for Physics in the Master
~ ~~an were described as :
~'.f'~1 a. Maintain circle of serenity buffer zone surrounding
~j~fi" physics facilities.
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~~ 40 c. Preserve campus with minimal change.
~~ d. Obtain ownership of land (accomplished in 1991).
~rrent Issues: The project architects o:c.iqinalll' snrlllitted Ss~e
e.f1'p,e/J4 ~A" ,.r;;:'''iD the $PA application. After hearing concerns voiced by
~' 'various City staff, the P&Z, and HPC regarding the length of the
~w proposed building and its impacts to the neighborhood, trail and
~' Irrigation ditch, the architects met with staff to review several
'~' alternatives (see Exhibit "B"). Staff preferred Schemes "c" and
~ Er'\\~'F" because the building would be divided into smaller modules
~' I br.'{A-which were easieramanipulate on the property. After the site
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b. Hold out possibility for development of NASA or other
scientific research facility.
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visit, however, staff
of the Center for
discussed with P&Z.
agreed that Scheme "B" (the second preference
Physics) adequately addresses the issues
Scheme "B" fulfills the design concepts stated by the architect to
keep the building low in height and as far back from the roadway
as possible. The building will be 229.5 feet long. The proposed
heights to the roof ridges vary from 10 feet for the administration
area to 22 feet for the colloquium room. The heights of the long
axis of the building will be 17 to 19 feet. The setbacks from
North Street right-Of-way ranges from 76 to 149 feet, to Sixth
Street 10 feet, and to the western property line, 21 feet. The
setback on the west easily accommodates the pathway and irrigation ~
ditch. It-
The design also aids the effort to strengthen the "circle of
serenity" on the north side of the new structure. The "circle of
serenity" creates the quiet campus atmosphere needed for the many
outdoor group discussions held by the Center's participants.
There was much~~~~n-~rom s~veral residential neighbors of
the development.'''----h-n ~erns ~ncluded cts of the
institutional building and the potential for ~v~ ies and
traffic impacts resulting from use of the 0 Various
design ideas were presented to the P&Z by ne~g ,st of which
involved moving the new building perpendicular to North Street,
abutting the racetrack. These concepts were not suitable to the
applicants. Please refer to Exhibit "C" for these drawings and
letters submitted during or before the April 25 meeting.
In addition to the Meadows Master Plan document, the Meadows Final
SPA Plan establishes various requirements for the Meadows users.
This includes an extensive traffic mitigation plan which was
developed by the MAA, Aspen Institute, and Savanah Limited
Partnership to assist development at the Meadows to achieve goals
3 and 4 which were stated above. The Physics group was not
included in specifics of the traffic mitigation plan because they
were not proposing development at that time" Staff believes that
it is now worthwhile to review traffic reduction elements similar
to those employed by other Meadows users when considering the new
Physics proposal.
GMQS exemption for essential public facilities:
Section 24-8-l04.C allows the Council to exempt from competition
and mitigation development associated with public facilities, and
more specifically, non-prOfit entities, "as it deems appropriate
and warranted".
As the Aspen Center for Physics has been a contributing cultural
amenity in Aspen for many years, Planning and Housing staff
recommend approval of the exemption and waiver of mitigation for
the building replacement project. This is consistent with the
f<(\,JJ~L-r:Jtl~, ~~ -- W" ' f\'\~~ ~ be €{AAr::-~1__
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major developments undertaken by the other non-profit users at the
Aspen Meadows.
staff has attiilched Exhibit "D" for the SPA review standards and
staff response as set forth in Section 24-7-804 B. of the Aspen
Municipal Code. Exhibit "E" contains summaries of referral
comments. Be aware that these comments were in response to the
original submission of Scheme "A".
Financial Implications: There are no anticipated pUblic costs
associated with this development.
Recommendations: The Planning and Zoning Commission recommends
approval of the Final SPA Development Plan and GMQS Exemption for
Essential Public Facilities with the following conditions which
are listed in the ordinance:
1. The six space parking area in the sixth Street right-of-way
shall be eliminated.
2. The 20 space parking area shall be improved prior to the
issuance of a Certificate of Occupancy. Recycled asphalted
gravel or similar low-dust material shall be used. At least
one handicap accessible parking space should be provided in
this lot.
3. Any increase in storm run-off must be contained on the
property.
4. The applicant shall agree to Jo~n any future improvement
districts which may be formed for construction of right-of-
way improvements.
5. The applicant shall consult city Engineering for des,ign
considerations of development within public rights-of-way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including landscaping,
within public rights-of-way from City streets Department.
6. Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
7.
Any new surface
equipment must be
not in the public
utility needs for pedestals or similar
installed on an easement on the property,
right-of-way.
8. Trash/reCYCle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
9. Bike racks shall be shown on the final development plan.
4
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10. The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
11. No digging shall occur within the driplines of the existing
trees to be saved. Barricades must be erected prior to any
construction activity on the site. Any exposed roots must be
protected during construction per Parks staff direction. The
applicant must work closely with Parks staff during
construction to implement any other warranted tree protection
measures.
12.
The project representative shall contact
District to review abandonment requirements
Hall service lines.
the Sanitation
for the Hilbert
13. Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
14. The ditch needs a separate minimum easement width of three
feet. There shall be at least 15 feet between the building
and the property line to comfortably accommodate both a trail
and ditch.
15. The trail at Sixth Street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area.
16. The applicant must verify that the proposed pond is acceptable
per the District Water Commissioner.
17. The proposed spruce trees in the Gillespie right-of-way must
be eliminated or replaced with deciduous species to lessen
intrusion into vehicular sight distances.
20. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning Commission for
approval prior to the issuance of any building permits for
this site.
21. All material representations made by the applicant in the
application and during pUblic meetings with the Planning and
Zoning Commission and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions.
22.
The amended SPA Development Plan
office of the Pitkin County Clerk
the part of the applicant to
Development Plan within a period
shall be recorded in the
and Recorder. Failure on
record the amended SPA
of one hundred and eighty
5
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(180) days following approval by the city Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and city Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause.
Staff also recommends approval of vested rights for three years for
this project.
Alternatives: There were six alternative building
presented to the P&Z. However, several of these options
acceptable to the applicants for various reasons.
designs
are not
Proposed Motion: "I move to have first reading Ordinance _
Series of 1995 for the Final SPA Development Plan and associated
reviews for the Aspen Center for Physics, as depicted in the
application packet and Scheme "B"."
City Manager's Comments:
Ordinance _' Series 1995
Application Package and amendment dated 5/9/95
Exhibits:
"A" Scheme "B" Detailed
"B" 6 Alternative Design Schemes
"c" Public Letters and Design Suggestions
"0" SPA Review Standards
"E" Summaries of Referral Comments
6
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ORDINANCE NO.
(SERIES OF 1995)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING TO THE ASPEN
CENTER FOR PHYSICS FINAL SPA DEVELOPMENT PLAN APPROVAL AND
AMENDMENT TO THE ASPEN MEADOWS FINAL SPA DEVELOPMENT PLAN, ,GROWTH
MANAGEMENT EXEMPTION, AND VESTED RIGHTS FOR,TJiREE YEARS FOR THE
PURPOSE OF REPLACING HILBERT HALL WITH AN APPROXIMATELY 11,000
SQUARE FEET BUILDING LOCATED AT 600 WEST GILLESPIE STREET (LOT 3
OF THE ASPEN MEADOWS SUBDIVISION) IN THE CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
WHEREAS, the Aspen Meadows Master Plan was completed in 1990;
and
WHEREAS, the Aspen Center for Physics was involved in the 1990
Master Plan process; and
WHEREAS, the Aspen Meadows Specially Planned Area (SPA) was
approved in 1991; and
WHEREAS, the Planning Director did receive from the Aspen
Center for Physics (Applicant) and has reviewed and recommended for
approval an application (the "Plan") for an amendment to the Aspen
Meadows SPA Final Development Plan, Final SPA Development Plan, and
special review for parking in the Academic Zone, to replace the
Hilbert Hall facilities at the Applicant's campus area; and
WHEREAS, a request for Vested Rights for the development was
submitted to the Planning Office within the SPA application; and
WHEREAS, pursuant to Section 24-6-207 of the Aspen Municipal
Code the City Council may grant Vesting of Development Rights for
a site specific development plan for a period of three years from
the date of final development plan approval; and
WHEREAS, the Planning and Zoning Commission reviewed the
development proposal in accordance with those procedures set forth
1
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at Section 24-6-205(A) (5) of the Municipal Code and did conduct
public hearings thereon on April 4 and 25, 1995; and
WHEREAS, the Historic Preservation Committee conducted
advisory reviews on March 22 and April 12, 1995; and
WHEREAS, upon review and consideration of the plan, agency and
pUblic comment thereon, and those applicable standards as contained
in Chapter 24 of the Municipal Code, to wit, Division 8 of Article
7 (Specially Planned Area), Division 4 of Article 7 (Special
Review), and Division 1 of Article 8 (Growth Management Exemption)
the Planning and Zoning Commission has approved special review for
parking in the Academic zone, and recommended approval of the Aspen
Center for Physics Final SPA Development Plan and amendment to the
Aspen Meadows SPA Final Development Plan and exemption from growth
management competition and mitigation subject to conditions, to the
City Council; and
WHEREAS, the Aspen City Council has reviewed and considered
the Plan under the applicable provisions of the Municipal Code as
identified herein, has reviewed and considered those
recommendations and approvals as granted by the Planning and Zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the city Council finds that the Plan meets or exceeds
all applicable development standards and that the approval of the
Plan, with conditions, is consistent with the goals and elements
of the Aspen Area Community Plan; and
WHEREAS, the City Council finds that this Ordinance furthers
2
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and is necessary for public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Pursuant to Section 24-7-804 B. of the Aspen Municipal
Code, and subject to those conditions of approval as specified
hereinafter, the city Council finds as follows in regard to the
Plan's SPA development component:
1. The Applicant's final plan submission is complete and
sufficient to afford review and evaluation for approval.
2. The Plan is compatible with and enhances the mix of
development in the immediate vicinity.
3. Sufficient public facilities exist to serve the development.
4. The parcel is generally suited for development considering
topography and natural hazards.
5. The Plan employs land planning techniques to limit impacts to
the environment and provides public and private amenities.
6. The Plan is in compliance with the Aspen Area Community Plan.
7. The Plan does not require the expenditure of public funds for
the subject parcel or the neighborhood.
8. No development is proposed on slopes of 20% or greater.
9. No GMQS allocations or exemption are necessary for the Plan
except for as approved within this ordinance.
Section 2: Pursuant to the findings set forth in Section 1 above,
the City Council grants SPA Final Development Plan approval and
amendment to the Aspen Meadows SPA Plan for the Aspen Center for
Physics as presented as "Scheme B" subject to the following
conditions:
1. The six space parking area in the Sixth Street right-of-way
shall be eliminated.
2. The 20 space parking area shall be improved prior to the
3
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issuance of a Certificate of Occupancy. Recycled asphalted
gravel or similar low-dust material shall be used. At least
one handicap accessible parking space should be provided in
this lot.
3. Any increase in storm run-off must be contained on the
property.
4. The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements.
5. The applicant shall consult City Engineering for design
considerations of development within public rights-of-way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including landscaping,
within public rights-of-way from City streets Department.
6. Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
7.
Any new surface
equipment must be
not in the public
utility needs for pedestals or similar
installed on an easement on the property,
right-of-way.
8. Trash/recycle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
9. Bike racks shall be shown on the final development plan.
10. The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
11. No digging shall occur within the driplines of the existing
trees to be saved. Barricades must be erected prior to any
construction activity on the site. Any exposed roots must be
protected during construction per Parks staff direction. The
applicant must work closely with Parks staff during
construction to implement any other warranted tree protection
measures.
12.
The project representative shall contact
District to review abandonment requirements
Hall service lines.
the Sanitation
for the Hilbert
13. Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
4
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14. The ditch needs a separate minimum easement width of three
feet. There shall be at least 15 feet between the building
and the property line to comfortably accommodate both a trail
and ditch.
15. The trail at Sixth Street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area.
16. The applicant must verify that the proposed pond is acceptable
per the District Water Commissioner.
17. The proposed spruce trees in the Gillespie right-of-way must
be eliminated or replaced with deciduous species to lessen
intrusion into vehicular sight distances.
20. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning Commission for
approval prior to the issuance of any building permits for'
this site.
21. The amended SPA Development Plan shall be recorded in the
office of the Pitkin County Clerk and Recorder. Failure on
the part of the applicant to record the amended SPA
Development Plan within a period of one hundred and eighty
(180) days following approval by the City Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and City Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause.
Section 3: Pursuant to Section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, the City Council finds as follows in regard to the
Applicant's request for Growth Management Quota System development
exemption for essential public facilities:
1) The Aspen Center for Physics proposed replacement of Hilbert
Hall is essential for their continued use of the Aspen Meadows
property.
2) The programs and activities sponsored and or hosted by the
Aspen Center for Physics the Aspen Meadows facilities have
historically provided intellectual and cultural enrichment to
the citizens of the City of Aspen without which the City would
not have attained its present character and standing in the
national and international community. Furthermore, the
Center's facilities have served and continue to serve
important community needs and proposed reconstruction of same
will only enhance their value and accessibility to the
5
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citizens of the City of Aspen and the general pUblic.
3) The Institute's proposed development involves essential public
facilities, will enhance existing essential public facilities,
and is not-for-profit in nature.
Section 4: Pursuant to Section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, and the findings set forth in Section 6 above, the
City Council awards and grants growth Management Quota System
development exemptions from competition and affordable housing
impact mitigation for the approximately 11,000 square foot building
on the basis that such development is for essential public
facilities.
Section 5: All material representations and commitments made by
the developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Planning and Zoning Commission and or City Council, are hereby
incorporated in such plan development approvals and the same shall
be complied with as if fully set forth herein, unless amended by
other specific conditions.
Section 6:
Pursuant to Section 24-6-207 of the Municipal Code,
City Council does hereby grant the Applicant vested rights for the
site specific development plan as follows:
1. The rights granted by the site specific development plan
approved by this Ordinance shall remain vested until
,1998. However, any failure to abide by the
terms and conditions attendant to this approval shall
result in forfeiture of said vested property rights.
Failure to timely and properly record all plats and
agreements as specified herein and or in the Municipal
Code shall also result in the forfeiture of said vested
rights.
2. The approval granted hereby shall be subject to all
rights of referendum and jUdicial review.
6
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3. Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or
the general rules, regulations or ordinances of the City
provided that such reviews or approvals are not
inconsistent with the approvals granted and vested
herein.
4. The establishment herein of a vested property right shall
not'preclude the application of ordinances or regulations
which are general in nature and are applicable to all
property subject to land use regulation by the City of
Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this
regard, as a condition of this site development approval,
the developer shall abide by any and all such building,
fire, plumbing, electrical and mechanical codes, unless
an exemption therefrom is granted in writing.
Section 7: The City Clerk shall cause notice 'of this Ordinance to
be published in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24, Article 68,
Colorado Revised Statutes, pertaining to the following
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
Section 8: This Ordinance shall not affect 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 9: If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
7
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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.
Section 10: That the City Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
Section 11: A public hearing on the ordinance shall be held on the
day of , 1995 at 5:00 in the City Council Chambers,
Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a pUblic notice of the same shall be published in a
newspaper of general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the day of
, 1995.
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
FINALLY, adopted, passed and approved this
, 1995.
day of
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
8
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Aspen Center for Physics
Building Replacement Project 1995
SPECIAL PLANNED AREA AMENDMENT
Planning & Zoning Commision Meeting #2
April 25, 1995
Proposed Plan "B"
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Planning and Zoning Commission 4/25/95
General Information
Meeting # 2
.,.~
Location:
700 West Gillespie St.
Aspen, CO 81611
Project Description:
Demolition of HillJert Hall, Replacement building
consisting of staff offices, 28 physicists' offices, lecture
hall and partiai basement.
Zoning:
Amendment to the Aspen Meadows Special Planned Area
(S.P.A.) 1990. Refer to amendment application submitted
January 27,1995.
Occupancy
A-3 Colloquium Room: Capacity 100. Fixed Seats.
B-2 Offices. 28 separate rooms with double occupancy.
B-2 Staff Offices.
Construction Type:
Type V Non-rated.
Poured concrete foundation. Slab on grade. Wood frame
walls and roof. In slab radiant heat, air system in lecture
hall. Fully sprinkied.
FAR Summary Proposed Plan B : Reduced Program
A-3 Colloquium Room
B-2 Offices
B-2 Administration
Total
2,383 net SF
7,047net SF
1.256 net SF
10,686 net SF
Basement 100% below grade
2,494 net SF Non-FAR
\
April 25, 1995
File: ACP 9311.2
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FILE
FROM:
"Brad Zeigel
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MEMO
DATE: 10/19/94 (4/11/95 Revised) (Revised for Plan B 4125195)
RE: ACP # 9311.02
SPA (Special Planned Area) General Information.
~ w _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
PROPOSED CONDmONS'
1) Bethe (Library):
2) Stranahan:
3) New building :
Total Offices =
Proposed
Proposed
Proposed
45 Offices
7 Offices = 14 People (3,666 s.f.)
10 Offices = 20 People (4.220 s.f.)
28 Offices = 56 People (9,775 s.t.)
I 90 People
CURRENT CONDmONS:
1) Bethe (Library):
2) Stranahan:
3) Hilbert:
4) Annex (Rented)
Existing
Existing
Existing
Existing
6 Offices = 12 People
8 Offices = 16 Poeple
22 Offices = 44 Poeple
8 Offices = 16 Poeple
Total Offices = 44 Offices I 90 People
SPA 1990 RECORDED S.F.OF THE A.C.P. CAMPUS:
Recorded $.F.:
a. Hilbert Hall
b. Stranahan Hall
c, Bethe Hall
SubTotal
d. Annex (Rented)
Total s.t. used by ACP
5,560
4,220
3.666
13,446
1.250
14,696
PROPOSED NEW CAMPUS FOR A.C.P. Proposed Plan B 4/25/95
Proposed S.F.:
a. Hilbert Hall
"b. Stranahan Hall
C. Bethe Hall
SubTotal
New Building
Total s.t. proposed
o
4,220
3.666
7,886
(Removed from the site)
10,686
18,572
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H A R R Y
T E A G U E
A R C H T E C T S
MEMO
TO:
FROM:
DATE:
RE:
Planning and Zoning Commission
Brad Zeigel, Project Manager
4/25/95
Aspen Center for Physics # 9411.02
Building Replacement PrOject 1995
Traffic Mitigation Plan
----------..--.....--....--......--..--.....--....---....--....--....---...---..---......
1 . For many years the Center has formally offered maintained bicycles to
all of its summer participants including their spouses and children to use
during their stay. This program is represented in the literature sent to all the
participants.
2. The Center has a paid staff member on the campus who maintains and
stores the bicycles. This service will continue to be provided by the Center.
a. The new facility will have a 1,200 s.f. basement for the winter storage of
the bicycles, The ramp/stair is specially designed for this function. Also in
the basement is a full bicycle repair room. This area unfurnished is
estimated at costing $50,000.00.
4. The Center will be locating several new bike racks on the property to
allow for 70 bicycles to be parked at any on time. The remaining bicycles
will be stored in the basement or in the offices.
The Aspen Center for Physic not only has a Traffic Mitigation Program in place,
but has a record of success. The current vehicular impact that the Center
has on the neighborhood and community will not change with the
Replacement Building Project. The number of physicists will not increase
nor will the number of offices used by them in the past be increased.
The Colloquium Room seats 90 people at any given time. The Aspen Center for
Physics has offered this facility to the City of Aspen, its residents and its
organizations to use throughout the year as it seems appropriate. It could be
a source of traffic if the public has use of the facility. Any group using it could
be required to meet several requirements concerning Traffic Mitigation, It is
up to the community and its representatives to decide this issue.
412 North Mill Street, Aspen, CO 8161 I
303/925-2556 FAX 303/925-7981
38GE17~j 8",798
~"IL_V III Dr-1V IS
P-9S 10/31/95 08:44R PG 1 OF g
PITKIN COUNTY CLERK & RECORDER
ORDINANCE NO.26
(SERIES OF 1995)
REC
iUS ~ IZlIZl
DOC
NO
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING TO THE ASPEN
CENTER FOR PHYSICS FINAL SPA DEVELOPMENT PLAN APPROVAL AND
AMENDMENT TO THE ASPEN MEADOWS FINAL SPA DEVELOPMENT PLAN, GROWTH
MANAGEMENT EXEMPTION, AND VESTED RIGHTS FOR THREE YEARS FOR THE
PURPOSE OF REPLACING HILBERT HALL WITH AN APPROXIMATELY 11,000
SQUARE FEET BUILDING LOCATED AT 600 WEST GILLESPIE STREET (LOT 3
OF THE ASPEN MEADOWS SUBDIVISION) IN THE CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
WHEREAS, the Aspen Meadows Master Plan was completed in 1990;
and
WHEREAS, the Aspen Center for Physics was involved in the 1990
Master Plan process; and
WHEREAs,(the Aspen Meadows Specially Planned Area (SPA) was
approved in 1991; and
WHEREAS, the Planning Director did receive from the Aspen
Center for Physics (Applicant) and has reviewed and recommended for
approval an application (the "Plan") for an amendment to the Aspen
Meadows SPA Final Development Plan, Final SPA Development Plan, and
special review for parking in the Academic Zone, to replace the
Hilbert Hall facilities at the Applicant's campus area; and
WHEREAS, a request for Vested Rights for the development was
submitted to the Planning Office within the SPA application; and
WHEREAS, pursuant to section 24-6-207 of the Aspen Municipal
Code the city Council may grant Vesting of Development Rights for
a site specific development plan for a period of three years from
the date of final development plan approval; and
WHEREAS, the Planning and Zoning commission reviewed the
development proposal in accordance with those procedures set forth
1
3[36875
B--7')8 P-96
10/31/95 08,44A PG c
OF ')
at section 24-6-205(A) (5) of the Municipal Code and did conduct
public hearings thereon on April 4 and 25, 1995; and
WHEREAS, the Historic Preservation Committee conducted
advisory reviews on March 22 and April 12, 1995; and
WHEREAS, upon review and consideration of the plan, agency and
public comment thereon, and those applicable standards as contained
in Chapter 24 of the Municipal Code, to wit, Division 8 of Article
7 (Specially Planned Area), Division 4 of Article 7 (special
Review), and Division 1 of Article 8 (Growth Management Exemption)
,
the Planning and zoning commission has approved special review for
parking in the Academic zone, and recommended approval of the Aspen
Center for Physics Final SPA Development Plan and amendment to the
Aspen Meadows SPA Final Development Plan and exemption from growth
management competition and mitigation subject to conditions, to the
city Council; and
WHEREAS, the Aspen city Council has reviewed and considered
the Plan under the applicable provisions Qf the Municipal Code as
identified
herein,
has
reviewed
and
considered
those
recommendations and approvals as granted by the Planning and Zoning
commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the City Council finds that the Plan meets or exceeds
all applicable development standards and that the approval of the
Plan, with conditions, is consistent with the goals and elements
of the Aspen Area Community Plan; and
WHEREAS, the City Council finds that 'this Ordinance furthers
2
3f:J6875
B-79t3 P-.-97
10/31/95 0t3,44R PG 3
DI" 9
and is necessary for public health, safety, and welfare.
NOW, THEREFORE, llE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
section 1: Pursuant to section 24-7-804 B. of the Aspen Municipal
Code, and subject to those conditions of approval as specified
hereinafter, the city Council finds as follows in regard to the
Plan's SPA development component:
1. The Applicant's final plan submission is complete and
sufficient to afford review and evaluation for approval.
2. The Plan is compatible with and enhances the mix of
development in the immediate vicinity.
3. Sufficient public facilities exist to serve the development.
4. The parcel is generally suited for development considering
topography and natural hazards.
5. The Plan employs land planning techniques to limit impacts to
the environment and provides public and private amenities.
6. The Plan is in compliance with the Aspen Area Community Plan.
7. The Plan does not require the expenditure of public funds for
the subject parcel or the neighborhood.
8. No development is proposed on slopes of 20% or greater.
9. No GMQS allocations or exemption are necessary for the Plan
except for as approved within this ordinance.
section 2: Pursuant to the findings set forth in section 1 above,
the City Council grants SPA Final Development Plan approval and
amendment to the Aspen Meadows SPA Plan for the Aspen Center for
Physics as presented as "Scheme B" subject to the following
conditions:
1. The six space parking area in the sixth Street right-of-way
shall be eliminated.
2. The 20 space parking area shall be improved prior to the
3
:386 8.7 ~:.;
F:)-798 P-98
10/31/95 08:44A PG 4
CW 9
issuance of a certificate of Occupancy. Recycled asphalted
gravel or similar low-dust material shall be us~d. At least
one handicap accessible parking space should be provided in
this lot.
3. Any increase in storm run-off must be contained on the
property.
4. The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements.
5. The applicant shall consult City Engineering for design
considerations of development within public rights-of-way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including landscaping,
within public rights-of-way from city streets Department.
6. Prior to the issuance of any building permits, the applicant
shall sign a curb, gutter, and sidewalk agreement and provide
recording fees for the agreement.
7.
Any new surface
equipment must be
not in the public
utility needs for pedestals or similar
installed on an easement on the property,
right-of-way.
8. Trash/recycle areas must be shown on the final development
plan. These areas cannot block access to utility meters or
equipment.
9. Bike racks shall be shown on the final development plan.
10. The revised SPA Plan must include a signature block for the
Sanitation District approving the sewer relocation.
11. No digging shall occur within the driplines of the existing
trees to be saved. Barricades must be erected prior to any
construction activity on the site. Any exposed roots must be
protected during construction per Parks staff direction. The
applicant must work closely with .Parks staff during
construction to implement any other warranted tree protection
measures.
12.
The project representative shall contact
District to review abandonment requirements
Hall service lines. .
the Sanitation
for the Hilbert
13. Fees for sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review ,time and observation
scheduling.
4
3f.3f:.tj75
8--;"98 P..-99
10/31/95 0B:44A PG 5
OF 9
14. The ditch needs a separate minimum easement width of three
feet. There shall be at least 15 feet betw,een the building
and the property line to comfortably accommodate both a trail
and ditch.
15. The trail at sixth street needs to be extended northeast to
Gillespie Avenue for connection to the MAA area.
16. The applicant must verify that the proposed pond is acceptable
per the District Water commissioner.
17. The proposed spruce trees in the Gillespie right-of-way must
be eliminated or replaced with deciduous species to lessen
intrusion into vehicular sight distances.
18. Removal of understory trees and shrubs among the cottonwoods
along the North street right-of-way is prohibited.
19. The applicant shall present a traffic mitigation plan
(including construction related traffic) to the Community
Development Office and Planning and Zoning commission for
approval prior to the issuance of any building permits for
this site.
20. The amended SPA Development Plan shall be recorded in the
office of the Pitkin county Clerk and Recorder. Failure on
the part of the applicant to record the amended SPA
Development Plan within a period of one hundred and eighty
(180) days following approval by the city Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and City Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by city council for a showing of good cause.
21. The setback of the west side of the new building shall not be
less than 27 feet 10 inches.
22. The applicant shall amend the landscaping plan to add
cottonwood trees along the 6th street right-of-way to complete
the row of trees, to add landscape screening along the west
side of the colloquium room, and within the existing trees
along the NOrth street right-of-way. The landscaping plan
shall seek to open and enhance view plane through the
"quadrangle" space westward from Gillespie Street. said plan
shall be approved by Planning prior to the issuance of any
building permits.
23. 6th Street shall b signed for no parking between North and
Gillespie streets.
24. Shades must be provided for windows facing south, west and
east.
5
.38E.1875
8-798 P-100 10/31/95 08:44A PG &
ClF 9
25. Exterior lighting shall be kept to minimum UBC requirements
and shall not "wash" the building with light.
26. Public use of the colloquium room shall be permitted.
27. Trail material and width shall be approved by Planning and
Parks staff prior to the approval of the SPA Agreement and
Plan for recordation. The easements shall not be less than
8 feet wide and the trails shall not exceed 6 feet in width.
section 3: Pursuant to section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, the City Council finds as follows in regard to the
Applicant's ~equest for Growth Management Quota System development
exemption for essential public facilities:
1) The Aspen Center for Physics proposed replacement of Hilbert
Hall is essential for their continued use of the Aspen Meadows
property.
2) The programs and activities sponsored and or hosted by the
Aspen Center for Physics the Aspen Meadows facilities have
historically provided intellectual and cultural enrichment to
the citizens of the city of Aspen without which the city would
not have attained its present character and standing in the
national and international community. Furthermore, the
Center's facilities have served and continue to serve
important community needs and proposed reconstruction of same
will only enhance their value al1d acc:es:s:ibility to the
citizens of the City of Aspen and the general public.
3) The Institute's proposed development involves essential public
facilities, will enhance existing essential public facilities,
and is not-for-profit in nature.
section 4: Pursuant to Section 24-8-104 (C) (1) (b) (i-iii) of the
Municipal Code, and the findings set forth in Section 6 above, the
ci ty Council awards and grants growth Management Quota System
development exemptions from competition and affordable housing
impact mitigation for the approximately 11,000 square foot building
b
on the basis that such development is for essrntial public
facilities.
6
3/:36 t3 7~'S
B-.7'l8 p--lell
10/31/95 08:44A PG 7
OF 'l
section 5:
All material representations and commitments made by
the developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Planning and Zoning commission and or City council, are hereby
incorporated in such plan development approvals and the same shall
be complied with as if fully set forth herein, unless amended by
other specific conditions.
Section 6:
Pursuant to section 24-6-207 of the Municipal Code,
City Council does hereby grant the Applicant vested rights for the
site specific development plan as follows:
1. The rights granted by the site specific development plan
approved by this Ordinance shall remain vested until
, 1998. However, any failure to abide by the
terms and conditions attendant to this approval shall
result in forfeiture of said vested property rights.
Failure to timely and properly record all plats and
agreements as specified herein and or in the Municipal
Code shall also result in the forfeiture of said vested
rights.
2. The approval granted hereby shall be subject to all
rights of referendum and judicial review.
3. Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or
the general rules, regulations or ordinances of the City
provided that such reviews or approvals are not
inconsistent with the approvals granted and vested
herein.
4. The establishment herein of a vested property right shall
not preclude the application of ordinances or regulations
which are general in nature and are applicable to all
property subject to land use regulation by the city of
Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this
regard, as a condition of this site de-trelopment approval,
the developer shall abide by any and all such building,
fire, plumbing, electrical and mkchanical codes; unless
an exemption therefrom is granted in writing.
7
386875
B-798 P-102 10/31/95 08.44A PG 8
OF 9
section 7: The City Clerk shall cause notice of this Ordinance to
be published in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24, Article 68,
Colorado Revised Statutes, pertaining to the following
described property:'
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
section 8: This Ordinance shall not affect 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 9: If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance 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.
section 10: That the City Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
section 11: A public hearing on the Ordinance shall be held on the
day of 1995 at 5:00 ~n the City Council Chambers,
Aspen City Hall, Aspen colorado,! fifteen (15) days prior to which
hearing a public notice of the same shall be published in a
8
386875
,
8-798 P-103 10/31/95 08:44A PG 9
OF 9
newspaper of general circulation within the city of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City council
YJu-7/' 1995:
-
of the City of Aspen on the I ~ day of
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John Bennett, Mayor
Attejlt: ~
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~athryn S. KOCh,~itY Clerk
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adopted, passed and approved this
/'7
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day of
1995.
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John B nett, Mayor
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Aspen Center for Physics
Building Replacement Project 1995
SPECIAL PLANNED AREA AMENDMENT
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November 17,1994
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City of Aspen Planning Department
Kim Johnson, Planner
Galena Street
Aspen, CO 81611
~
Re: Aspen Center for Physics
_ Building Replacement Project 1995
Dear Mrs. Johnson:
~
The Aspen Center for Physics is applying for an Amendment to the Aspen Meadows
S.P.A. (Specially Planned Area 1990). This project wil,l consist of replacing a
temporary structure which was originally donated to the Center, known as Hilbert Hall,
with a new permanent facility. The need for replacing Hilbert Hall is twofold: the
existing structure is failing and the future of the Aspen Center for Physics depends on
its ability serve the changing and diverse needs of its users.
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Hilbert Hall was designed as a temporary facility in 1965 to house the Design Team for
Fermi Lab. It was donated to the Center, but it was never a comfortable fit. Originally it
had no bathroom, no heat and no insulation. The offices are of an awkward size; there
is minimal area for the administration; the bathroom does not contain the required
number of fixtures; and the entire building is inaccessible to the handicapped. In fact,
none of the interior dimensions allow for a wheelchair. The Center has used Hilbert
Hall to its full capacity and its life span has passed.
The other issue is the general health of the Institution, The Center now borrows office
space from the Aspen Institute. Bethe Library has no space for overflow or storage of
important documents. The Administration staff does not have a designated space to
work. For the Aspen Center of Physics to continue to attract top people in the
field, it must address these shortcomings and meet the needs of the
disabled, female and computer dependent population.
~
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1.
The project will be submitted as an Amendment
to the approved 1990 SPA.
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This project and its scope have been discussed in two preliminary
meetings with the Aspen Planning Department. The items
discussed are as follows:
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The Project Design Team:
Architect:
Harry Teague Architects
412 North Mill Street
Aspen, CO 81611
Landscape Architect:
Mt. Daley Enterprises
Ms. Julia Marshall
P.O, Box 5010
Aspen, CO 81612
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It is assumed that this will be a two step process:
a. Conceptual Review Standards 1721 and 1722 of the Aspen Land Use
Code.
b. Final Review Standards 1723 of the Aspen Land Use Code.
The underlying zoning district is Academic, The purpose of the
Academic (A) Zone is to establish lands for education and cultural
activities with attendant research, housing and administrative facilities.
Amy Amidon is to review the application for The Historic Preservation
Committee prior to the P and Z review.
Any SPA or Master Plan Amendment or future development applications
submitted by any non-profit user of the Meadows property (Lots 1, 2, 3)
shall be applied for jointly by all non-profit property owners. This shall
proceed prior requirements requiring SPA submittal approval by all
property owners.
Public pedestrian access, excluding access to buildings, will continue to
be allowed throughout the entire Academic (A), Open Space (OS), and
Wildlife Preservation (WP) zoning areas of the Aspen Meadows
development, subject to reasonable regulations as established by the
owners thereof in order to protect their property and the health and safety
of other users, as well as the academic privacy and serenity of the
campus.
Parking: Special Review, no set restrictions.
8. Setbacks: Special Review, no set restrictions.
9. Application to be filed as 21 copies (2 sets full size drawings, 18 sets
reduced to 8 1/2" x 11", plus one Master Set),
(0) 303/925-2556
(F) 303/925-7981
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(0) 303/925-1624
(F) 303/920-3816
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Structural Engineer:
TSDC of Colorado, Inc.
Mr. Gregory Luth
160 Jefferson
Menlo Park, CA 94024
Mechanical Engineer:
M/E Engineers
Mr. Ted Prythero, P.E.
4251 Kippling Street
~, Wheatridge, CO 80033
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Contractor:
Shaw Construction
Mr. George Shaw
111 Kalamath Street
Denver, CO 80223
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(F) 415/328-4712
(0) 303/421-6655
(F) 303/421-0331
(0) 303/825-4740
(F) 303/825-6403
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We greatly appreciate your review and processing of this application, We look forward
to our involvement with the Aspen Center for Physics and the City of Aspen in another
careful addition to the Aspen Meadows.
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Respectfully s
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ASPEN CENTER FOR PHYSICS
600 WEST GILLESPIE STREET. ASPEN COLORADO 81611
303/925-2585. FAX 303/920-1167. email: aspen@fnal.gov
January 19,. 1995
-
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Mrs. Kim Johnson
City Planner
C~y of Aspen Planning Office
130 S. Galena
Aspen, CO 81611
....
Re:
Aspen Center for Physics
Building Replacement Project 1995
~
Dear Mrs. Johnson:
....
The Aspen Center for Physics gives permission to Harry Teague Architects to submit the land use
application form to the City Planning Office, The Aspen Center for Physics is applying for an Amendment
to the Aspen Meadows S.P.A, (Specially Planned Area 1990).
Applicant's name and address:
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Aspen Center for Physics
600 W, Gillespie
Aspen, CO 81611
303/925-2585
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Representative's name and address:
Harry Teague Arch~ects
412, N. Mill Street
Aspen, CO 81611
303/925-2556
...
Thank you for your time and consideration with this application,
~
Sincerely,
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Sally Hume Mencimer
Administrative Vice President
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Summary of how the Aspen Center For Physics Building Replacement
Proposal Supports the Aspen Meadows Master Plan Goals and Policies(1990).
...
...
Goal 1. Maintain the open space environment and campus setting of the
property.
This is an important goal for the Aspen Center for Physics as much of their activities
occur outdoors, particularly in the area between the buildings. The building
replacement is intended to enhance the outdoor space as well as the relationship
between the campus buildings and the open space environment.
~
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Generally, the proposed plan is in conformance with all policies pertaining to this
goal. In particular, the Aspen Center for Physics limits the use of automobiles on
the campus by issuing bicycles to everyone of its participants.
Policy 1: Separation between campus buildings.
Policy 2: Do not permit development to encroach upon the lands
designated "Conservation".
The siting of the Building Replacement 1995 does not encroach upon the
"Conservation Area".
~
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Policy 3: Keep the "racetrack at the West Meadowsin its current state
and limit encroachment of development onto the periphery of the
racetrack.
The "Racetrack" is not disturbed by this building, The removal of Hilbert Hall will
visually open the campus to the West over looking the Racetrack and allowing
sunsets to come into campus. Pedestrian access to the track will remain
unchanged, with access across southern property currently across an open
featureless field on a new trail sheltered by cottonwoods along the irrigation ditch,
Policy 4: Architectural Character. The spirit of the existing buildings to
be maintained and respected.
The Replacement Building's height is one story to fit with the established massing
of the other buildings on campus. The materials are raw steel for the roof, sand
blasted concrete inset with native stones for the exterior end walls, stucco for the
undulating walls of the offices, vertical wood siding on panels of connecting walls,
and metal with a dull grey black patina on the exterior of the administration and
lecture hall wing.
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Policy 5: Development to encourage the success and stability of the
Not-for-Profit Institutions.
The Aspen Center for Physics is now able to undertake the type of planning and
improvements that the other non-profits did during the original 1990 SPA Master
Plan. The Building Replacement Project is seen as a upgrading of facilities that
will take the Center in to the next century.
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Policy 6: Public Access through the site to be maintained.
Currently the trail easement is aesthetically and physically undefined, The
Proposed Trail Easement is moved to the far south edge of the property, This path
along the row of cottonwoods and irrigation ditch is a more suitable and friendly
place to walk and helps maintain the "circle of serenity" on the campus.
Policy 7: Limit the use of the Automobile.
ACP has a history of providing and maintaining bicycles to all 90 of its participant
throughout the summer session. ACP is a model program for its limiting of the
need for cars. 200 bicycles are currently owned by the Aspen Center for Physics
and the current lot holding 14 cars is seldom full. ACP is proposing increasing that
to 21 cars.
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Policy 8: Natural and Established Landscaping to remain undisturbed..
By removing Hilbert Hall, not only are the mature Aspen trees saved but several
irrigation streams which run under Hilbert Hall will become visible and easier to
maintain. ACP plans on building a small pond for irrigation water storage and as a
campus amenity. The removal of Hilbert will allow the entire campus to enjoy the
Racetrack through the mature Aspen trees. The area that the Building
Replacement Project is sited is currently a vacant lot with few significant landscape
features. The buildings placement also minimizes the impact on the established
campus vegetation during construction.
Goal 2: Provide a permanent home on the Aspen Meadows campus for the
institutional uses.
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The Aspen Center for Physics is the only campus partner not to have enhanced
their campus based on the SPA agreement. The Center has a great need for
replacement of offices which are currently in serious disrepair, organized storage
space and a colloquium room for 100 people, In addition, this proposal will
reorganize the functioning of the campus to improve presently awkward conditions
and provide a workable, comfortable home for the Aspen Center for Physics.
Policy 1: Subdividing of leasing individual parcels which will permit each
non-profit institution to control their own land.
This project signifies ACP's opportunity for improvement which the Aspen Institute
and the Music Associates of Aspen have so successfully completed.
Policy 2: Alternatives to permit capital to be generated.
The ACP wishes to maintain their right in the future/additional building as per the
approved SPA Meadows Master Plan 1990, to allow for the possibility of
accommodating another activity.
The Building replacement building project 1995 has, as a program element, a
Colloquium room where 90-100 people can gather during the summer sessions.
The Center is interested to offer this facility as a public room for other non-profit
organizations and private organizations that might benefit from this room if !he use
seems appropriate,
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Policy 3: N/A
Goal 3: Mitigate, to the maximum extent feasible, the effect of the development
on neighboring properties.
The siting of the building, its low one story profile, low eave line, and sloping roofs
present minimal surfaces to the south, while the end of the building faces east is
modest in every dimension. In addition the building will be screened by existing
and new vegetation wherever possible to enhance privacy.
ACP will maintain the same amount of participants per session as is currently
enrolled. It is felt by the Centers Board of Directors that the historic size of 90
participants is directly responsible for their success as an Institution. The use and
maintenance of the bicycles as a major form of transportation for the participants
will not change.
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Policy 1: N/A
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Policy 2: Require improved transit service to be provided for a/l
significant functions on the campus and create improved opportunities
for non-auto access.
ACP historically uses 200 bicycles as its transportation to all of its participants.
The new building will simplify the pick-up and delivery of services and quests by
making the entry clear and designed to function for this purpose.
Policy 3: Visual and noise barriers to be provided around parking
facilities.
ACP will be planting trees to visually and audible mask the existing parking lot and
its expansion. (Refer to the Landscape Plan).
Policy 4: N/A
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Policy 5: Locate academic buildings in areas which create least impacts
on other users.
The new building helps to physically establish the "circle of serenity" by separating
the campus from the residential areas. However the building does not turn its back
on the south but creates several indoor/outdoor areas for small groups to gather
and talk. There will be no outdoor access to the building by paths from the south
side of the Building Replacement Project 1995.
Policy 6: N/A
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Goal 4: Mitigate, to the maximum extent feasible, the project's impacts on the
overall community.
As stated in Goal # 3, the Replacement Building is designed to be of minimal
impact with its one story heights, natural materials, and siting to make its smallest
profile to the end of Gillespie Street.
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The Aspen Center for Physics sees no reason in the foreseeable future to increase
the size of the Center in terms of users per session which currently operates at 90
people.
The building is located to also minimize the relocation of the new (1993) sewer line
and easement.
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The Parking Area to the south of Stranahan Hall is being increased in a way to
minimize its impact and allow for more parking.
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Policy 2: The Meadows Consortium shall work with the City to
coordinate the creation of pedestrian corridors to be created to facilitate
access to the campus and reduce automobile traffic.
ACP has proposed placing the trail easement on its property along North Street
and all the established cottonwood trees. This is a natural location for a
unobtrusive pedestrian trail to access the Racetrack for the neighbors and the
public.
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Policy 3: The applicant shall work with the City to identify a location of
locations on the property where the recommendations of the 1973 Urban
Runoff Management Plan can be incorporated into the site plan. This
plan may be modified by current storm drainage research.
ACP and its Design Team will work with the City to meet this Policy.
Goals of the Aspen Center for Physics in the SPA 1990 Master Plan,
Aspen Center for Physics:
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. Maintain circle of serenity buffer zone surrounding physic facilities.
. Hold out possibility for development of NASA or other scientific research
facility,
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. Preserve campus with minimal change.
Obtain ownership of land necessary to accommodate needs.
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H A R R Y
T E A G U E
A R C H T E C T S
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January 4, 1995
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Kim Johnson, planner
City of Aspen Planning Department
130 South Galena Street
Aspen, CO 81611
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Project Description: Aspen Center for Physics
Building Replacement Project 1995
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The Aspen Center for Physics is an institution whose primary mission
is to enhance, foster, facilitate, nurture the communication of high
level theoretical physicists, who are working in different fields, at
different institutions, who would not otherwise be likely to connect.
The campus which has existed for thirty odd years is located on a quiet
site of considerable natural beauty and sufficient isolation to allow a
casual but effective natural interaction among the ninety participants
who attend at any given time.
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The current buildings provide offices, each shared by two physicists, a
library, some informal indoor meeting spaces for small groups, and
some modest spaces for supporting staff. While the buildings are an
essential component of the ambiance of the center, at least as much of
the important interaction happens in the natural outdoor spaces
formed by the buildings and trees. It is with this in mind that the new
building is sited to create more usable outdoor space and to
improve the quality of the existing central campus.
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An existing building, Hilbert Hall, will be removed, leaving
an open space to the west that will allow the center of the
campus to open towards the adjacent empty historic
race track and the magnificent sunset views in
that direction. The new facility will extend
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west from the corner of Gillespie Street to shelter the central campus
from the street and residences to the south while creating new outdoor
meeting places to the south.
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The building proposed replaces Hilbert Hall, a structure containing
twenty-eight offices that was built twenty years ago as a temporary
building to house the team designing Fermi Lab. In addition to
replacing the office space the new structure will contain a ninety seat
lecture hall, a central administration area, and large amounts of much
needed underground storage,
...
Three distinct programmatic elements, administration, offices, and
lecture room, divide the mass of the new building into three distinct
parts. A gap between the administration block and the physicists offices
creates a much needed "entrance" to the center as a whole, The row of
offices are staggered to form small gathering spaces continuously down
the naturally lit hall, and is interrupted by two larger meeting rooms
that flow comfortably outdoors.
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The new building is intended to be a low key, unobtrusive addition to
an already extremely successful campus. It will at least provide much
needed practical improvements. At best it will make a significant
uplifting contribution to the already rich beautiful setting that is
essential to the operation of the center.
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Respectfully submitted,
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Harry Teague, AlA "
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Julia Marshall. Landscape Architect
Post Office Box 5010
Aspe", Colorado 8' 612
303.925.1621.303.920.3816 FAX
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November 4:1994
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Kim Johnson, planner
City of Aspen Planning Department
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Dear Kim,
The following letter describes the proposed landscaping for the Aspen Center for
Physics.
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There are two items that immediately come to mind when reviewing the proposed
location for the new building and the landscape spaces it creates. The .first is that the
Center has gained a beautiful area which opens up to the race track and the views to
the west. The second, which leads to many of the considerations in the design of the
landscape on the south side of the new building, is that lawn can be carried beneath
the cottonwood trees so the tradition of physicists working outside beneath the trees
can carried on. This aspect of creating places for conversation and diagramming of
ideas is the essence of the landscape plan. But the landscape plan has many
elements and each of these will be described while touching back to these two initial
ideas, The main elements of the landscape plan are the enlargement of the parking
area, the entrance to the building from Gillespie Street, the interior courtyard which
connects all of the buildings and the landscaping on the south side of the new
building.
The parking lot is not the most exciting place to start but that it where changes
commence and those should be mentioned. As you know the new building will be
filling an area where people currently park, To accommodate some of this loss of
area, the existing parking lot will be increased in its size to the eastern property line.
This allows for an additional row of parking. A fence and a row of cottonwood trees
will separate. the center row of parking from the driving lane. Spruce trees will be
located between the parking lot and Gillespie to help lessen the impact of the
additional cars on the neighborhood. The parking lot will still be gravel. A sidewalk
will be added to connect the parking lot to the new entrance sidewalk.
The new building will act as a wonderful termination to Gillespie Street. The
landscaping here will guide one to the entrance of the building on a curved sidewalk
that begins mid-point on the corner. A rock wall, sitting height high is located on the
east side of the walkway. The rock walls are an element that repeats itself throughout
the project. In a simple fashion the walls pick up angles and lines in the building
design which lead back to Bethe Hall. The landscape becomes integrated with and is
a part of the design of the building. One will also notice that the entrance to the
administration is constructed around an existing cottonwood tree.
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The interior courtyard area, or that space created by the removal of the current
building, will open up onto the racetrack but feel enclosed because of the new offices
and auditOf<ium. The proposed landscaping in this area mimics what already exists,
Lawn will be carried beneath the existing cottonwood trees so there are more areas to
place benches and tables. A pond is proposed at the crest of the ridge to act as a
holding tank for water for the irrigation system. Apparently the ditches can fluctuate in
their flow and their dependability and the pond would help relief the hassles that arise
when the ditches are not running properly, You will also note on the plan two rock
walls that extend from the edge of the building and create gathering areas off the
porches to two 6f the entrances. The rock walls will be a nice height to sit on and
again will promote the informal gathering together that occurs with the comings and
goings of people using the building,
The landscaping on the south side responds directly to the two meeting rooms midway
in the length of the building. While the lawn areas of the interior courtyard are
accessible from any of the Centers facilities, the two lawn areas on the south side can
only be reached from the meeting rooms of the new building. Each meeting room has
its own separated maintained lawn area. In the western lawn area, a rock wall forms
the edge of the lawn with ash trees shading over the wall into the space. The lawn
extends beneath an aspen grove and an apple tree until it reaches a newly located
ditch that will provide water to cottonwoods and redtwig dogwoods planted on its
banks. The eastern lawn area will be bounded sOmewhat by low berm so that this
space is protected from the activity at the street corner. The ditch will run first through a
low circular berm and then across the lawn to a pond beneath cottonwood trees before
rounding the corner of the building. The low circular berm is separated from the larger
lawn area by a sitting wall and will be lawn as well. Shade will provided by the
cottonwood trees, a row of crabapple trees and the maple in the center of the circular
berm. Outside of these lawn areas the vegetation will be the native grasses and sage
currently on the site and the grove of cottonwoods that separate the Centers property
from the street.
There are two other items that should be mentioned. Over the years many people in
the neighborhood have used this area as access to the racetrack for walking
themselves or their dogs. The Center is required to provide a trail easement, for a foot
path only, somewhere on the property. The logical place was to put it as close to the
southern property line as possible thus keeping the integrity of the rest of the property.
So the trail will start at the edge of the street and weave its way amongst the
cottonwood trees before making its way around the western edge of the building and
on down to the racetrack. An additional path will begin at the roadside parking lot and
tie into the path beneath the cottonwoods. This diagonal "shoot out" will provide
continuity for those who have used the open field for access to the race track for some
time.
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Accessibility to the auditorium in the off seasons was also a concern. The current
thinking is that it is better to have an outside path instead of bringing people through
the administration part of the building, The outside route being considered is using the
existing path from the parking lot that leads to Betha and then connects with the gravel
path coming from the auditorium entrance. It is a fairly direct route and the first part of
that path is already maintained in the winter.
. This plan is in its developmental stages. All comments are welcome. Hopefully
working between the plan and the description the landscape ideas is clear. If you
have questions, I would be most welcome to answer them.
Thank you,
a~~
Julia Marshall
Landscape Architect
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ASPEN/PITKIN PLANNING OFFICE
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Agreement for Pavment of Citv of Asp-en Development Application Fees
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CITY OF ASPEN (hereinafter CITY) and fls ~~~ (;~jl/7Ce
(hereinafter APPLICANT) AGREE AS FOLLOWS:
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1. APPLICANT has submitted to CITY an application for
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(hereinafter, THE Pt;1ECT). .
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2. APPLICANT understands and agrees that City of Aspen Ordinance
No. /'/ I,,'scfic.::: of 1~~2) cstalJlishcs .~ fee slfU.;lul'l; for Plauning Office ;'lpplicaLions
and the payment of all processing fees is a condition precedent to a determination
of application completeness.
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3. APPLICANT and CITY agree that because of the size, nature or
scope of the proposed project, it is not possible at this time to ascertain the full
extent of the costs. involved in processing the application. APPLICANT and
CITY further agree that it is in the interest of the parties to allow APPLICANT
to make payment of an initial deposit and to thereafter permit additional costs to
be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be
benefited by .retaining greater cash liquidity and will make additional payments
upon notification by the CITY when they are necessary as costs are incurred.
CITY agrees it will be benefited through the greater certainty of recovering its full
costs to process APPLICANT'S application;
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4. CITY and APPLICANT further agree that it is impracticable for
CITY staff to complete processing or present sufficient information to the
Planning Commission andlor City Council to enable the Planning Commission
andlor City Council to make legally required findings for project approval, unless
current billings arc paid in full prior to decision.
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5. Therefore, APPLICANT agrees that in consideration of the CITY's
waiver of its right to collect full fees prior to a determination of application
completeness, APPLICANT shall pay an initial deposit in the amount of $ ~,t.1 2. 7'3.00
which is for _ hours of Planning Office time, and if actual recorded costs
exceed the initial deposit, APPLICANT shall pay additional monthly billings to
CITY to reimburse the CITY for the processing of the application mentioned
above, including post approval review. Such periodic payments shall be made
within 30 days of the billing date. APPLICANT further agrees that failure to pay
such accrued costs shall be grounds for suspension of processing.
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CITY OF ASPEN
APPLICANT
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BY:~&~}YI~
Diane Moore
City Planning Director
By: ~~"";d<wf,Arv~. C...l"~rP'rJIL'
Mailing Address:' ,
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Date: //zo/95-
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,t340948 Oil24/~:\t,t:. '.'cnt; Cler'k, Doc $.00
Silvia DavlS, fHl ....Ln
BARGAIN AND SALE DEED
SA V ANAH LIMITED PARTNERSHIP, a District of Columbia limited
partnership, Grantor... whose address is 600 East Cooper Street, Aspen, Colorado 81611,
for the consideration of Ten Dollars ($10.00) and other good and valuable consideration
in hand paid, hereby bargains and sells to TIlE ASPEN CENTER FOR PHYSICS whose
address is 700 West Gillespie, Aspen, Colorado 81611, any right, title or interest that it
may have in the following real property in the County of Pitkin and State of Colorado, to
wit (the "Property"):
Lot 3, The Aspen Meadows Subdivision,
according to the Aspen Meadows Final
S.P.A. Development Plan and Final
Subdivision Plat recorded in Book ~ at
Page ~. of the Pitkin County, Colorado
real property records. .
Excepting from the Property and Reserving unto Grantor its grantees,
successors and assigns temporary and provisionaljloating easements over, upon and across
those portions of the Property reasonably necessary therefor or incidental thereto (a) to
enable Grantor to perform such of the obligations as on its part are to be performed under
the Development and Subdivision Agreement "The Aspen Meadows" Specially Planned
Area recorded in Book _ at Pages , et seq. of the Pitkin County records (the
"Development Agreement"), and (b) for landscape material staging in connection with the
development as contemplated in and by the Development Agreement. The nature of these
reserve<! easements is such that they shall be limited to those portiol/s of the Property to
the south of the extended Gillespie Street, shall terminate automatically upon the
fulfillment of these purposes, and shall result in the least disruption to the use, enjoyment
of and activities conducted upon the balance of the Property as is practical'in the
circumstances, _I L
Signed this L day of
, 1992.
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SA V All LIMITED PARTNERSHIP, a
District of Columbia limited partnership
By: ASPEN ENTERPRISES
TERN~ 10 'INC.
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8340948 01/24/92 16:33 Rec $10.00 BK 667 PG 852
Silvia Davis, Pi.tkin Cnty C1",,'k, Doc ,~.OO
STATE OF
COUNTY OF \
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t was acknowledged before.we this ~ day f
,l9511,by .,. tf\ MI as o.lTlfT\ . V' "-
AIl LIMITED PARTNERS !P, a District of Columbia limit d partnership
'N ENTERPRISES INTERNATIONAL, INC.
WITNESS my hand and official seal.
My commission expires: 7. / ;; I q '.J
Notary Public
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lt34€1114'i' 01/24./92 16,:32 P,~c '.25.00 SK 667 PG 846
Silvia Davis, Pitkin Cnty Clerk, Doc ..00
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BARGAIN AND SALE DEED
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THE ASPEN INSTlTUTE,^a Colorado corporation (formerly known as
The Aspen Institute for Humanistic Studies), Grantor, whose address is 1000 North 3rd
Street, Aspen, Colorado 81611, for the consideration of Ten Dollars ($10.00) and other
good and valuable consideration in hand paid, hereby bargains and sells to THE ASPEN
CENTER FOR PHYSICS whose address is 700 West Gillespie, Aspen, Colorado 81611,
any right, title or interest that it may have in the following real property in the County of
Pitkin and State of Colorado, to wit (the "Property"):
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Lot 3, The Aspen Meadows Subdivision,
according to the Aspen Meadows Final
S.P.A. Development Plan and Final
Subdivision Plat recorded in Book ..a.L at
Page ~ of the Pitkin County, Colorado.
real property records.
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Signed this L day of l , 19ii4
to attached Conveyan Ag e ment.
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TIIE ASPEN INSTITUTE,I\ a Colorado
corporation (formerly known as The Aspen
Institute for Humanistic Studies)
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WITNESS my hand and official seal.
My commission, expires: 7, I 9 J
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f..t.:i'ES, HllGHffi 8: 1<NF.ZlMOI P.c.
Third 1'Ioof,A.,f>C'" P1:u:a nulldlng
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Peter & Eva Kaus
434 Pearl Court
Aspen, CO 81612
H.C. 30 Box 764
Prescott, AZ 86301
Elaine Hodges
2800 S. University Blvd., Suite 169
Denver, CO 80210
615 West Gillespie - Aspen
Charles and Janice Collins
531 W. Gillespie Street
P.O. Box HH
Aspen, CO 81612
J ames Peterson Hensley
406 Pearl Court
P.O. Box 1714
Aspen, CO 81612
Naomi Uhlfelder
633 North 4th Street
P.O. Box 1165
Aspen, CO 81612
Carol Craig
70.7 North 3rd Street
Aspen, CO 81611
P.O. Box 18
Woody Creek, CO 81656
John Albert Jr. Odom
11690 West 38th Avenue
Wheatridge, CO 80033
629 North 4th Street - Aspen
David Pines Aronelle
615 North 3rd Street
Aspen, CO 81611
403 West Michigan
Urbana, IL . 61801
Mark McGaughey
433 West Gillespie
Aspen, CO 81612
225 Foster Drive
Des Moines, IA 50312
David and Elizabeth Parker
725 Meadows Road
P.O. Box 4290
Aspen, CO 81612
Kenneth Whiting
Two United Bank Center
1700 Broadway
Denver, CO 80209
603 West Gillespie - Aspen
Savanah Limited Partnership
515 South Galena Street
Aspen, CO 81611
Leslie Peer
635 West Gillespie Street
Aspen, CO 81611
Beck, Neil and Pamela
515 West Gillespie Street
Aspen, CO 81611
Cathy O'Shana
625 Gillespie Street
Aspen, CO 81611
Charles Marqusee
Drawer X
Boca Raton, FL 33431
000828 W. North
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IBH Property Trust
Irving and Joan Harris
2 North La Salle Street, Suite 505
Chicago, IL 60607
925 West North Street
Aspen, CO 81611
(Gigi) Beatriz Fernandez
915 West North Street
Aspen, CO 81611
Lorenzo and Joyce Semple
905. West North Street
Aspen, CO 81611
Jay Weinberg.
111 NE 1st Street, Suite 600
Miami, FL 33132
715 Meadows Road
Aspen, CO ' 81611
Camalotha Enterprises, LTD
clo Duncan
675 Meadow Road
Aspen, CO 81611
Joan Gantzel
705 Meadows Rd
Aspen, Co 81611
Music Associates of Aspen
P.O. Box AA
Aspen, CO 81612
Aspen Institute
1000 N. 3rd Street
Aspen, Co 81611
James and Florence Adams
795 Meadows Road
Aspen, CO 81611
RHH Aspen Trust
clo Marc Neurman
2 North Lasalle Street, Suite 505
Chicago, IL 60602
775 Meadows Road - Aspen
John and Caren Hollenbeck
4200 E. Cedar
Denver, CO 80222
765 Meadows Road - Aspen
Kelly Family Ltd.
clo John Thomas Kelly
533 E. Hopkins
Aspen, CO 81611
745 Meadows Road -' Aspen
----------------------------------
David Duncan
675 Meadows Road
Aspen, CO 81611
George and Margaret Stark
Trustees of Stark Trusts
Box 8015
Aspen, CO 81612
619 N. 4th
Patrica Peterson
114 South Street
Neponset, IL 61354
655 Sneaky Lane
Pac Foods, Inc.
clo Marvin F. Poer & Company
1200 17th Street, Suite 960
Denver, CO 80202
Sneaky Lane
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William Jordan III
730 E. Durant
Aspen, CO 81611
650 Sneaky Lane
...
....
Larry S. Hoffman
1221 Brickell Avenue
Miami, FL 33131
695 Meadows Road
...
Robert Anderson
Barton-Anderson
1014 Mount Curve Avenue
Minneapolis, MN 55403
433 W. Gillespie
...
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Christopher Goldbury
Box 12636
San Antonio, TX 73212
Sneaky Lane
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Crystal River Ranch Co.
A Colorado Gen. Partnership
555 17th Street
2400 Anaconda Tower
Denver, CO 80202
...
....
...
John P. Mascotte
37 Manursing Avenue
Rye, NY 10580
1130 Black Birch Dr.
....
John M. Ukraine
P.O. Box 10844
Aspen, CO 81612
1130 Overlook Dr.
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...
Messiah Evangelical Luth. Church
1235 Mountain View Drive
Aspen, CO 81611
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Joan Gantzel
70S Meadows Road
Aspen, CO 81611
James Hartrich
P.O. Box 12285
Aspen, CO 81612
904 Willoughby Way
Pitkin Reserve Partners #5
900 N, Michigan Avenue. 2140
Chicago, ILL 69611
44 Pitkin Way
A/K 1991 Trust
5219 Second Avenue
Dallas, TX 75210
80 Overlook Drive
Sheldon Gordon
1310 Montana Avenue Suite A
Santa Monica, CA 90403
1100 Black Birch Dr.
Guy Saussus
2410 Fairway Dr.
Richardon TX 75080"
1160 Overlook Dr.
Helen S. Latta
1321 B. Danielson Road
Santa Barbara, CA 93108
Thomas M. Dunne
1220 Mountain View
Aspen, CO 81611
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Ann A. Linn
Box 307
Oklahoma City, OK
Pitkin Green
73101
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Kenneth W. Hubbard
36 French Road ,
Greenwich, CT 06831
32 Pitkin Way
James P. Hume
c/o Industry Consulting Gr., Inc.
P.O. Box 810490
Dallas, TX 75381
Hume Split lot
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Jean Pierre Odier
P.O. Box 714
Aspen, CO 81612
701 N. 3rd
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Darryl Dworman
65 W. 55th Steet
New York, NY 10019
800 Roaring Fk. Rd.
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Dr. Loyal Durand III
4314 Fawn Ct., Rt. 1
Cross Plains, WI 53528
415 Pearl St.
David F. Gordon
20-37th Street
Des Moines, IA 50312
804 Roaring Fk. Rd.
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William K. Martin
710 N, 3rd St.
Aspen, CO 81611
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Bruce Berger
960 Cherokee
Denver, CO 80204
314 W. Gillespie
Jackson Land Company
730 E. Durant Avenue
Suite 200
Aspen, CO 81611
Pitkin Way
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Susan H. Horsey
Plaza 117
AABC STE 309
Aspen, CO 81611
330 N. Gillespie
Karen J. Wing
15 S. Royal Fern
The Woodlands, TX 77380
58 Pitkin Way
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North Fourth Street Assoc.
c/o Mike Convisor
P.O. Box 11
Aspen, CO 81612
614 N. 4th Street
Ernst R. Martens
P.O. Box 612
Aspen, CO 81612
Red Mtn.
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Carol Ann Kopf
Box 956
Aspen, CO 81612
770 Cast Creek Dr.
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James Daggs
640 N. 3rd St.
Aspen, CO 81611
...
Linda Erdman
360 Lake Ave.
Aspen, CO 81611
Richard Goldstein'
1718 Gaylord St.
Denver, CO 80206
1145 Birch Dr.
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Darrell C. Morrow
213 Kinsingon Ct.
Houston, TX 77024
1120 Black Birch Dr.
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J ames Roush
2441 Evergreen Pt. Rd.
Bellevue, W A 98004
740 Castle Cr. Dr.
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Merle Jean Dulien
Box 3556
Aspen, CO 81612
Willoughby Way
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Fredrick A.Davies
P.O. Box 1126
El Cajon, CA 92022
Pitkin Green
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Morton Qurrentz
P.O. Box V
Aspen, CO 81612
770 Willoughby Way
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Thomas Dittmer
c/o Re1co Inc.
111 W. Jackson Blvd. Suite 1800
Chicago, III 60604
64 Pitkin Way
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Steve Han"sen
P.O. Box 9343
Aspen, CO 81612
48 Pitkin Way
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James M. Cerise
790 Castle Creek Dr.
Aspen, CO 81611
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Frasher Hudson
P.O. Box 7967
Aspen, CO 81612
750 Castle Creek Dr.
John W. Cronin, Jr.
261 Vine Street
Denver, CO 80206
720 Willoughby Way
Irwin Rite
'3522 W. 89th Street"
Leawood, KS 66206
89 Pitkin Way
James J. Reiss
One Shell Square, Suite 3826
701 Poydras
New Orleans, LA 70139
Pitkin Green
Christ Episcopal Church
Bishop and Diocese of Colorado
536 North St.
Aspen, CO 81611
Majory M, Musgrave
629 W. North St.
Aspen, CO 81611
1. MCA Cunningham
121 S. Galena Street
Aspen, CO 81611
321 W. 7th
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Robert W. Pullen
710 N, J Post Oak Rd.
Suite 305
Houston, TX 77024
825 W. North
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John James Choumas
Bldg. 300, Bays 313-314
1601 E. Olympic Blvd.
Los Angeles, CA 90021
800 W. Smuggler
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Neil H. Beck
515W. Gillespie St.
Aspen, CO 81611
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Hartman Family Partnership, LTD
An Indiana Ltd. Partnership
209 W. Felicity Street
Angola, IN 46703
E. Hyman Ave.
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633 N. Street
Aspen, CO 81611
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John Norton
817 W. North Street
Aspen, CO 81611
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P.O. Box 8065
Aspen, CO 81612
810 W. Smuggler
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John Doremus
616 E, Hyman Avenue
Suite 202
Aspen, Co 81611-1981
822 W. Smuggler
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John Schuhmacher, Jr.
P.O. Box 3528
Aspen, CO 81612
505 N. 8th
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Merle C. Chambers
Axem Resources, Inc.
c/o 7800 E. Union Avenue
Suite 1100
Denver Tech. Center
Denver, Co 80237
Stephen 1. Marcus
P.O. Box 1709
Aspen, CO 81612
875 Roaring Fk. Rd.
Gary Lauder L/2
767 5th Avenue, 37th FIr.
New York, NY 10153
Roaring Fk. Rd
Marvin Josephson
33 E. 70th St.
New York, NY 10021
420 Willoughby Way
Bermuda Properties, Inc.
Pollmer, Mezan, Sidney, Schwartz
c/o 360 Lexington Avenue
New York, NY 10017
Roaring Fk Rd.
Helen Barr
P.O. Box 1151
Aspen, CO 81612
642 Willoughby Way
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Mary Lou Bush
1160 River Drive
Aspen, Co 81611
1160 Bl. Birch Dr.
Leonard A. Lauder
2 E. 67th Street
New York, NY 10021
885 Roaring Fk. Rd.
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,David Koch
c/o Koch Industries
4111 E. 37th Street North
Wichita, KS 67220
835 Roaring Fk. Rd.
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Lloyd Ecc1estone
P.O. Box 3267
West Palm Beach, Fl 33402
886 Roaring, Fk. Rd.
....
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Daniel Sullivan
Gelfalnd, Rennert
c/o 1880 Centery Pk. East
#900
Los Angeles, CA 90067
368 Willoughby Way
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Ray A. Lavender
Box 1129
Aspen, CO 81612
478 Willoughby Way
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William A. Gruenberg
Box 704
Aspen, CO 81612
1170 Black Birch Dr.
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Kathleen D. Smith
1150 River Rd.
Aspen, CO 81611
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FROM:
Brad Zeigel
FILE
MEMO
DATE: 10/19/94 (10/20/94 Revised)
RE: ACP # 9311.02
SPA (Special Planned Area) General Information.
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PROPOSED CONDITIONS:
1) Bethe (Library):
2) Stranahan:
3) New building :
Total Offices =
Proposed
Proposed
Proposed
45 Offices
7 Offices = 14 People (3,666 s.l.)
10 Offices = 20 People (4.220 s.f.)
28 Offices = 56 People (9,775 s.l.)
I 90 People
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CURRENT CONDITIONS:
1) Bethe (Library):
2) Stranahan:
3) Hilbert:
4) Annex (Rented)
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Existing
Existing
Existing
Existing
6 Offices = 12 People
8 Offices = 16 Poeple
22 Offices = 44 Poeple
8 Offices = 16 Poeple
Total Offices = 44 Offices I 90 People
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SPA 1990 RECORDED S.F.OF THE A.C.P. CAMPUS:
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Recorded S.F.:
a. Hilbert Hall
b. Stranahan Hall
c. Bethe Hall
SubTotal
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d. Annex (Rented)
Total s.l. used by ACP
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PROPOSED NEW CAMPUS FOR A.C.P.
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Proposed S.F.:
a. Hilbert Hall
b. Stranahan Hall
c. Bethe Hall
SubTotal
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New Building
Total s.l. proposed
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5,560
4,220
3.666
13,446
1.250
14,696
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4,220
3.666
7,886
9.775
17,661
(Removed from the site)
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