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HomeMy WebLinkAboutordinance.council.058-03ORDINANCE NO. 58 (SERIES OF 2003) AN ORDINANCE OF THE CITY OF ASPEN CITY COUNCIL APPROVING CONCEPTUAL AND FINAL PLANNED UNIT DEVELOPMENT (PUD) REVIEW, CONDITIONAL USE REVIEW. RESIDENTIAL DESIGN STANDARDS WAIVERS. SUBDIVISION REVIEW, REZONING TO INCLUDE A PUD OVERLAY, COMMERCIAL GROWTH MANAGEMENT ALLOTMENTS. AND AFFORDABLE HOUSING GROWTH MANAGEMENT EXEMPTION REVIEW FOR A COMMERCIAL PARKING FACILITY AND OFFICE BUILDING LOCATED ON LOTS A, B, C. AND D. BLOCK 105, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY. COLORADO. Parcel No. 2737-182-27-001 WHEREAS. the Community Development Department received an application ~the Project~ from Hyman Avenue Holdings, LLC. John Cooper Managing Partner. owner and applicant, represented by Stan Clauson Associates. LLC, for combined Conceptual and Final Planned Unit Development (PUD) approval. Rezoning for a PUD Overlay, Subdivision approval, Conditional Use approval, Residential Design Standards waivers, Commercial Growth Management development allocation, and Growth Management Exemption approval for affordable housing for a proposed commercial parking facility housing ninety-nine cars, two affordable housing units, and an accessory parking attendant office, and an existing office building; and, WHEREAS, the parcel of land is described as Lot A, B, C, and D, Block 105, City and Towntsite of Aspen, Pitkin County, Colorado, also described as the Harmah- Dustin Condominiums according to the plat thereof recorded in Plat Book 17 at Page 78 Pitkin County Clerk and Recorder, and is currently developed with an "A-Frame" structure, 707 East Hyman Avenue, generally located on Lots C and D, and the "Hannah- Dustin" building, 300 So. Spring Street, generally located on Lots A and B. Both are currently office buildings. Minimal changes are proposed for the Hannah Dustin Building and site. The commercial parking facility is proposed to replace the A-Frame; and, WHEREAS, pursuant to Sections 26.304, 26.310, 26.410, 26.425, 26.445, 26.470, 26.480, and 26.710 of the Land Use Code, land use applications requesting land use review for Rezoning for Planned Unit Development Overlay designation, Conditional Use, Planned Unit Development Conceptual and Final plan adoption, Residential Design Standards waivers, growth management exemption for affordable housing, and Subdivision approval, may be approved, approved with conditions, or denied by the City Council at a duly noticed public hearing after considering recommendations by the Community Development Director, the Planning and Zoning Commission made at a duly noticed public hearing, the appropriate referral agencies, and members of the general public; and, Ordinance No. 58, Series of 2003. Page 1 WHEREAS, pursuant to Sections 26.304, 26.470, of the Land Use Code, land use applications requesting commercial growth management development allotments may be approved, approved with conditions, or denied by the City Council at a duly noticed public hearing after considering recommendations by the Community Development Director, the Growth Management Commission made at a duly noticed public hearing, the appropriate referral agencies, and members of the general public and after the Pitkin County Board of County Commissioners has accepted the scoring of the Growth Management Commission; and, WHEREAS, pursuant to Section 26.304.060(B)(i) and for the purpose of providing clarity and reducing duplication the Community Development Director, in consultation with the applicant, has modified the Conditional Use Review and Residential Design Standards variance procedures for this project such that the Planning and Zoning Comrnission, at a public hearing, shall make a recmmmendation to City Council and City Council, at a public hearing, shall be the final decision-making body; and, WHEREAS, pursuant to Section 26.445.020 and notwithstanding the parcel being less than 27,000 square feet in size the Community Development Director has allowed the Project to be reviewed according to the City's Planned Unit Development process considering that this Project may have the ability to further goals of the Aspen Area Community Plan and that the procedures and review standards of the City's Planned Unit Development process best serve the interests of the community in reviewing the Project; and, WHEREAS, pursuant to Section 26.445.030(B)(2) the Community Development Director has permitted the consolidation of Conceptual and Final Planned Unit Development review considering the limited extent of issue involved; and, WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City Water Department, City Engineering, the City Pat'king Department, the City Transportation Department, the City Zoning Officer, City Parks Department, the Aspen Building Department, the Environmental Health Department, and the Community Development Department reviewed the proposal and recommended approval with conditions; and, WHEREAS, during a duly noticed public hearing on August 19, 2003, continued to September 2, 2003, October 7, 2003, and October 21, 2003, the Planning and Zoning Commission considered the noted recommendations and comments from the general public and recommended, by a four to three (4-3) vote, the City Council not grant approval for the Rezoning for PUD Overlay designation, Conceptual and Final PUD Development Plan approval, Residential Design Waivers, Conditional Use approval, Subdivision approval, and growth management exemption approval for affordable housing for the prop~)sed commercial parking facility and existing office building; and, WHEREAS, during a duly noticed public hearing on November 11, 2003, the Aspen/Pitkin County Growth Management Commission considered the recommendation of the Community Development Director and testimony offered by the general public, considered the project for initial and final scoring, found the proposal meeting or exceeding the necessary scoring, and recommended, by a nine to one (9-1) vote, City Ordinance No. 58, Series of 2003. Page 2 Council allocate commercial growth management allotments for the Project, subject to the conditions of approval listed in GMC Resolution 01, Series of 2003; and, WHEREAS, pursuant to Resolution No. , Series of 2003, the Pitkin County Board of County Commissioners accepted the scoring recommended by the AsperffPitkin County Growth Management Commission; and, WHEREAS, the Aspen City Council has reviewed and considered the application according to the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the Planning and Zoning Commission, the Asper/Pitkin County Growth Management Commission, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council finds that the application meeting or exceeding all applicable standards of the land use code of the City of Aspen Municipal Code and that the approval of the proposal is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO as follows: Section 1: Rezoning The Official Zone District Map of the City of Aspen shall be, upon filing of the Subdivision plat and Final PUD Plans, amended by the Community Development Director to reflect the follo~ving property as designated with a Planned Unit Development Overlay zoning designation. No change to the underlying "Office" designation shall OCCllr. Lots A, B, C, and D, Block 105, City and Townsite of Aspen, Pitkin County, Colorado. Section 2: Growth Management Approval 4,000 square feet of commercial net-leasable growth management allotments and two (2) affordable housing growth management allotments are hereby approved and allocated to the Project, as represented in the application and subject to the conditions of approval listed herein. The 4,000 square feet of net leasable space shall be deducted from the Base Allotment Pool for development in the Office Zone District. The two affordable units shall be counted towards the growth ceiling for affordable housing. Section 3: Residential Design Standards The Project, as depicted in the Final PUD Plans, shall be exempt from the City's Residential Design Standards. Ordinance No. 58, Series of 2003. Page 3 Section 4: Approved Proiect Dimensions The following approved dimensions of the project shall be reflected in the Final PUD Plans: Minimum Lot Size 6,000 sf. 6,000 sf. Minimum Lot Width 60 ft. 60 ft. Front Yard Setback 6.5 ft. 0-10ft. (as shown on final PUD Plan) (west = primary) 6.5 ft. (north = secondary) Side Yard Setback 3 ft. (west) 0 (east) 5 ft. (east) Rear Yard Setback 0 ft. 10 ft Maximum Height 35 ft. 28 ft. Percent of Open No Requirement No Requirement Space Allowable FAR 1.29:1 (The parking Same as Office zone requirement "shelves" shall not be counted as FAR, only the building shell and ! traditional floors within the building.) Residential Off- 3 total N/A Street Parking Commercial Off- 96 spaces 3 along alley Street Parking Distance between i 0 ft. 10 ft. Buildings on the lot. Section 5: Parking Spaces and Parking Garage Parking spaces within the parking garage Shall be used for parking vehicles and not used for storage or other similar non-automobile related purposes. Three (3) total parking spaces shall be allocated tO the two on-site affordable housing units. (One space for the one-bedroom unit and two spaces for the three-bedroom unit.) If the residential units are transferred separate from the remaining property interests, the parking space allocated to the residential unit shall be conveyed in fee as part of the ownership interest in the residential unit. Ordinance No. 58, Series of 2003. Page 4 A minimum of nineteen (19) spaces shall remain available to the general public for public parking. General public shall be persons with no ownership interest in the Project. These spaces may be individually transferred as long as they remain available to the general public. The remaining parking spaces may be sold, transferred, or leased by the owners thereof on a daily or long-term basis. These parking spaces may be used to satisfy parking needs of future commercial expansions on- or off-site and may be sold or leased to third parties for use as remote residential parking. The parking garage and parking spaces shall be considered an approved commercial parking facility and an approved remote parking facility as such terms are used in the City's Land Use Code. Parking spaces may be physically reconfigured, with approval from the Community Development Director, to accommodate additional or fexver parking spaces such that a total change of no greater than five (5) parking spaces, from that depicted on the Final PUD Plans, occurs. Physical reconfigurations increasing or reducing parking by more than five (5) spaces shall require a PUD amendment. Conversion of parking spaces to non-parking uses shall require a PUD amendment and shall require a growth management review. Section 6: Affordable Housing Units The Project shall include one (1) one-bedroom Category One affordable housing unit and. one (1) three-bedroom Category Three affordable housing unit as described on the Final PUD Plans. The one-bedroom unit shall have one (1) associated parking space within the parking garage. The three-bedroom unit shall have two (2) associated parking spaces' within the parking garage. The affordable housing units shall be either transferred as "for-sale units" to qualified purchasers according to the Aspe~)fPitkin County Housing Authority (APCHA) Guidelines or, if the units are to be rented, a legal instrument permanently ensuring their affordable status acceptable to the City Attorney shall be provided. The City shall accept a nominal property interest (1/10 of 1 percent undivided interest) or other reasonable means of assurance. Residents of the affordable housing units shall meet the minimum occupancy and all other qualification criteria in the APCHA Guidelines, as amended. The rental structure of the affordable units shall not exceed a maximum renta! rate of Category 2 for the one- bedroom unit and Category 3 for the three-bedroom unit as such rates are defined in the APCHA Guidelines, as amended from time to time. Rental tenants shall be qualified by APCHA. Section 7: Impact Fees Park Impact Fees of $5,754 shall be assessed. Amendments to the Project shall include an adjustment to this impact fee according to the following schedule: Ordinance No. 58, Series of 2003. Page 5 Park Fees: 1 one-bedroom ~ $2,120 per unit = $2,120 1 three-bedroom unit ~ 3,634 per unit = $3,634 $5,754 School Impact Fees are assessed based on one-third the value of the unimproved land divided by the proposed number of residential units on a per acre basis. The City of Aspen verifies the unimproved land value of the lands underlying the Project to be $2,961,700 based on information from the Pitkin County Assessor. This represents $10,750,870 per acre. One-third of this value divided by the proposed 2 units results in a $1,791,823 per acre standard for calculating the impact fee. The subject subdivision is not conducive to locating a school facility and a cash-in-lieu payment shall be accepted. School Impact Fees are follows, payable at building permit issuance: 1/3 land Land Per unit Number value per Dedication Impact Fee of Units unit per standard acre (acres) One bedroom $1,791,823 .0012 $2,150 1 $2,150 Two Bedroom $1,791,823 .0095 $17,022 0 0 Three Bedroom $1,791,823 .0162 $29,028 1 $29,028 Four Bedroom $1,791,823 .0248 $44,437 0 0 Total: $31,178 Amendments to the ')roject shall include an ad astment to this impact fee according to the above schedule. Section 8: Landscape Plan The proposed landscape plan shall provide a number, type, and quality of plant material acceptable to the City Parks Department. Sufficient mitigation shall be provided, in a form acceptable to the City Parks Department, to offset the removal of existing trees on the site. The Landscape Plan sheet(s) Of the Final PUD Plans shall include an acceptable tree replacement and mitigation plan with a signature line for approval by the City Parks Department. Tree removal mitigation shall be based on the valuation of existing trees to be removed. Tree Removal permits shall be obtained. New trees to be established within the Project shall be credited towards this valuation. The Parks Department recommends removal of the Spruce tree rather than relocation. The Subdivision/PUD agreement shall include provisions guaranteeing the successful implementation of the landscape and ongoing maintenance. · Ordinance No. 58, Series of 2003. Page 6 Section 9: Aspen Consolidated Sanitation District The building permit appii~atlori shall Comply with all reqnirements of the Aspen Consolidated Sanitation District. Following are specific requirements applicable to this project: 1. If a back-up generator is used, compliance with fuel tank requirements will be necessary. 2. Containment systems for glycol and hydraulic oils used for the car handling system are necessary. 3. ACSD will need to review drainage plans to ensure that no storm water can enter sanitary sewer. 4. If water is used to clean the garage, there will need to be floor drains. Floor drains will be connected to the sanitary sewer and will require an oil/sand separator. In case of a fire, the drains and oil/sand separator must be sized to accommodate fire flows. 5. The Project must adhere to the rules and regulations of the District and pay applicable fees. Section 10: Proiect Name The Project shall be renamed to avoid emergency service confusion. A new name shall be reflected on the Subdivision/PUD plans and agreements. Section 11: Subdivision & Final PUD Plans Within 180 days after final approval by City Council and prior to applying for a Building Permit, the applicant shall record a Subdivision and a Final PUD Development Plan. The Subdivision Plat shall comply with current requirements of the City Community Development Engineer and also shall include the following items: 1. The final property boundaries and disposition of lands with appropriate property descriptions. 2. Easements and signature blocks for utility mains and transformers with signature blocks for utilities not provided by the City of Aspen. Easements for electric transformers. Transformers shall be located outside of the public right-of-way. An easement to access the mechanical equipment on the east side of the Hannah Dustin building may be necessary. 3. The apPlicant shall provide the final approved Subdivision line data or survey descriptiOn data describing the revised parcel, boundaries to the Geographic Information Systems Department prior to applying for a building pem~it. The final building location data, including any amendments, shall be provided to the GIS Department prior to issuance ora Certificate of Occupancy. 4. The new property boundary, and the existing Hannah-Dustin building, shall comply with building and fire code requ/rements regarding building penetrations in Ordinance No. 58, Series of 2003. Page 7 proximity to property boundaries. Modifications to the existing Hannah-Dustin building may be necessary and shall be accomplished prior to Community Development Director approval of the subdivision plat. The Final PUD Plans shall include: I. An illustrative site plan with dimensioned building locations. Adequate snow storage areas shall be depicted. 2. A landscape plan showing location, mount, and species of landscape improvements with an irrigation plan. 3. Design specifications for any improvements to public rights-of-way with profiles and drainage designs for any road/alley improvements. 4. An architectural character plan demonstrating the general archkectm'al character of each building depicting materials, fenestration, projections, and dimensions and locauons of elevator shaft heads, skylights, mechanical equipment, etc. Mechanical equipment shall be screened from pedestrian view. 5 A utility plan meeting the standards of the City Engineer and City utility agencies. The City Water Deparunen~ prefers one fire tap and one domestic service tap. 6. A grading/drainage plan with any off-site improvements specified. Any off-site improvements done in coordination with the City Engineering Deparlment and costs shall be prorated with other properties receiving such benefit. 7. An exterior lighting plan meeting the requirements of Section 26.575.150. On building facades other than the Hyman Avenue faqade, lighting shall be limited to that required by the building code. 8. A walkway between the parking garage and the Hannah Dustin building shall be provided to permit Project residents to access trash receptacles in the alley. Section 12: Subdivision/PUD Agreement Within 180 days after final approval by City Council and prior to apPlying for Building Permit, the applicant shall record a Subdivision/PUD Agreement binding this property to this development approval. The Agreement shall include the necessary items detailed in Section 26.445.070, in addition to the following: 1. A methodology of determining actual employee generation of the Project after one complete year of operation and the manner of providing mitigation of any additional employee generation. The project is providing housing for 4.75 employees. According to the City's requirement of providing mitigation for 60% of the employees generated, this housing mitigates a total generation of 7.9 employees. Additional mitigation shall be required for any actual employee generation in excess of 7.9 employees. The methodology shall include an audit process and timeline, a method of selecting an auditor, the method of determining acceptable mitigation if additional employees are generated, and be acceptable to the Aspe~Pitkin County Housing Authority. Ordinance No. 58, Series of 2003. Page 8 2. A traffic management plan describing construction hauling routes. The City prefers the applicant use East Hyman Avenue to Original Street as the primary hauling route. 3. Geologic and soils report describing ground water issues and methods of construction to be used to avoid adversely affecting neighboring properties and rights-of-way. Water rights may need to be obtained if dewatering operations remove ground~vater. 4. In addition to the financial securities for improvements required by Section 26.445.070, the applicant shall provide to the City of Aspen a letter of credit, cash to be held in a City account, or other financial security executable through the period of construction and acceptable to the City of Aspen, to recover the construction site to a safe condition, including but not limited to, filling-in excavated areas if construction is discontinued. The Subdivision/PUD agreement shall permit the City to access the site for this recovery purpose. The securities shall be specified in the Subdivision/PUD agreement and shall be provided to the City upon filing of the Subdivision/PUD agreement. 5. An agreement to return the section of East Hyman Avenue to its intersection with Original Street, or other primary hauling route, to an acceptable condition after construction, as determined by the City Engineer. Subsurface work may be necessary. Curb and gutter work may be necessary. A final two-inch overlay may be necessary. Section 13: Building Permit Requirements The building permit application shall include/depict: 1. A letter from the primary contractor stating that the approving Ordinance has been read and understood. 2. A signed copy of the Ordinance granting final land use approval. 3. Payment for Pm'kd and School impacts fees as specified herein. 4. A fugitive dust control plan approved by the Environmen~l Health Department which addresses watering of disturbed areas including haul roads, perimeter silt fencing, as-needed cleaning of adjacent rights-of-way, and the ability for the Environmental Health Department to request additional measures to prevent a nuisance during construction. The applicant shall wash tracked mud and debris from the street as necessary, and as requested by the City, during construction. The applicant shall provide phone contact information for on-site project management to address construction impacts. 5. A construction noise suppression plan approved by the Environmental Health Department which includes the ability for the City to request additional measures to prevent a nuisance during construction. The applicant shall provide phone contact information for on-site project management to address construction impacts. Ordinance No. 58, Series of 2003. Page 9 6. An estimated construction schedule with estimated schedules for construction phases affecting city streets and infrastructure. Street and alleY closures Shall be specified with provisions to maintain access to neighboring properties. Any street or alley closures shall require noticing emergency service providers, neighbors, the City Streets Department, the Transportation Department, City Parking Department, and the City Engineering Department. (Estimated schedule to be distributed to above agencies.) 7. A construction management and parking plan meeting the specifications of the City Building Department..The plan shall demonstrate continuous emergency access to the site and neighboring properties and requires payment for street parking used during construction. 8. Tree removal permits for any regulated trees to be removed. The Parks Department recommends the Spruce tree be removed rather than relocated. 9. The structure shall meet the energy code for the commercial area (com-check) and for the residential area (res-check). 10. Adequate access to the mechanical room must be shoxvn. 11. The requirements of the efficient building program for the residential units shall be fulfilled. 12. Disability access to the bathroom and the vehicle pickup area must be defined. 13. The plans shall include a fire sprinkler system that complies ~vith NFPA-13 and NFPA-72. The plans shall include standpipes. 14. The building permit plans shall include an emergency access plan acceptable to the Fire Marshall and a ventilation plan acceptable to the Fire Marshall. 15. The building permit plans maY require review by an independent consultant for compliance with applicable fire protection codes and regulations. The applicant shali coordinate this review and determination of an indePendent consultant with the Fire Marshall. Review fees may be assessed by the Fire Marshall. 16. The window casements shall be color coated or not mill finished. Section 14: Construction 1. No soil nails shall be used within public rights-of-way or utility easements. The City recommends soil hardening for these areas. 2. Building foundation footers shall not extend into the right-of-way. 3. Vehicles and material storage shall not block the alleyway. 4. Root barriers shall be installed around new trees to prevent future buckling of the sidewalk. 5. The design and construction of the Project shall take into consideration the concerns and requirements of noises exceeding the City's noise ordinance, Ordinance No. 58, Series of 2003. Page 10 including proper noise mitigation methods and adequate provision for any necessary future modifications of the building to meet the City's noise limitations. Section 15: Noise Ordinance Compliance The project shall comply with the City of Aspen noise ordinance, as amended from time to time. Prior to issuance of a Certificate of Occupancy, the Project shall be checked by the City's Environmental Health Department for compliance under a range of expected operating conditions. A Certificate of Occupancy shall not be issued if the Project exceeds the City's noise limitations. The Project shall not operate without a Certificate of Occupancy. Section 16: Queuing Vehicles along Hyman Avenue The parking garage operator shall not p~mit or encoUrage patrons to Vacate their cars until those cars are located fully on-site within the designated entry/exit parking bays. Queued vehicles within the right-of-way shall remain occupied. Section 17: Operations Plan and Annual Report The Project shall operate according to the approved Operations Plan, attached as Exhibit A. The Operations Plan may be amended from time to time according to the procedures for amending a Conditional Use, Chapter 26.425 of the Land Use Code. The Project operator shall submit to the City an annual operations report containing: · A profile of the past year's use of the parking spaces, including how many spaces were available to the public per day (a minimum of 19 spaces are required to be available to the public) and typical day and evening capacity rates during "Oh"- seasons, "off' seasons, and during significant events. · A report on the scanning system or other system used to determine owner usage. Typical pealt hour and typical activity during peak hour. · Top 20 peak usage days and a report on what operating issues were associated with those days and how those issues were addressed. · A summary of any complaints received and how those complaints were addressed. The annual operations report shall be forwarded to the Planning anal Zoning Conunission as an information item (not for any specific action). As a result of the City reviewing the annual report, or at any other time, the City may request the operator and property owner improve certain operational issues to conform to the requirements of the approved Operations Plan. Interpretation matters or disagreements between City staff and the Project owner regarding the intent, wording, or enforcement of the Operations Plan shall be resolved by the Planning and Zoning Commission. The Project owner may appeal an adverse determination made by the Plarming and Zoning Commission regarding the intent, wording, or enforcement of the Operations Plan to City Council, pursuant to the procedures of Chapter 26.316, Appeals, of the City Land Use Code. Ordinance No. 58, Series of 2003. Page 11 Section 18: Condominiumization Condominlumization of the Project (after redevelopment) to define and redefine separate ownership interests of the Project is hereby approved by the City o£ Aspen, subject to recordation of a cundominiumization plat in compliance with the current (at the time of condo plat submission) plat requirements of the City Community Development Engineer. The Project developer shall have the right to condominiumize the affordable residential units under a separate condominium regime independent of other portions of the Project. Section 19: Enforcement The City may enforce the provisions of this approval, incl~uding the provisions of the approved Operations Plan as may be amended from time to time, by appropriate means including? but not limited to, temporary or permanent revocation of the conditional use approval. Section 20: All material representations and commitments made by the developer pursuant to the development proposal approvals as herein awarded, whether in public heating or documentation presented before the Community Development Department, the Planning and Zoning Commission, the AsperffPitkin County Growth Management Commission, or the Aspen 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. The approvals ~anted herein shall run with the land and all conditions and limitations of this approval shall apply to the property owner, or his successors or assigns, and any property management company or independent operations company acting on behalf of the property owner. Section 21: 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 22: 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 23: 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. Ordinance No. 58, Series of 2003. Page 12 Section 24: A public hearing on the Ordinance was held on the 8th day of December, 2003, at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same was 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 10th day of November, 2003. Attest: Kathryn S. Koch, City Clerk Helen K. Klanderud, Mayor FINALLY, adopted, passed and approved this __ day of ,2003. Attest: Kathryn S. Koch, City Clerk Helen K. Klanderud, Mayor Approved as to form: City Attorney Attachment A - Operations Prospectus CChome\Current Planning\CASES~Park_Place\Ordh~ance.doc Ordinance No. 58, Series of 2003. Page 13