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HomeMy WebLinkAboutresolution.council.042-93 I. Ie,. I ~.,' '.. @ , , RESOLUTION NO. y~ (SERIES OF 1993) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO APPROVING THE RIO GRANDE MASTER PLAN WHEREAS, the Aspen city council (hereinafter "Council) has been requested to endorse the Rio Grande Master Plan which has been adopted by the Aspen Planning and Zoning Commission; and WHEREAS, Council directed staff to prepare a master plan for the Rio Grande property, specifically the area between Rio Grande Drive and the Roaring Fork River; and WHEREAS, staff, together with community members and representatives of community organizations, identified general land use concepts for future development of the property; and WHEREAS, a land use map was created that associates specific areas of the Rio Grande property with general land use themes and is incorporated herein; and WHEREAS, other maps were prepared and incorporated into the Master Plan to act as guides in ensuring that development of specific uses can be accommodated on the property; and WHEREAS, pursuant to the Rio Grande Master Plan and applicable provisions of the Municipal Code, development review for site specific projects for the Rio Grande parcels shall be reviewed through the Specially Planned Area development review; and WHEREAS, the Council reviewed the proposed Master Plan maps at a worksession held January 7, 1993 and provided comments "to staff and the Rio Grande Group; and - ~ ~. (., ~, WHEREAS, the Commission reviewed the Master Plan at regularly scheduled meetings March 16, 1993 and April 20, 1993; and WHEREAS, the Planning and zoning commission approved Resolution No. formally adopting the Rio Grande Master Plan at a public hearing June 8, 1993; and WHEREAS, the Council has emphasized that vehicular access to site A be restricted as much as possible while still complying with the needs of the park and Theatre; and WHEREAS, the snow melter shall be relocated as soon as humanly possible. NOW THEREFORE BE IT RESOLVED by the Aspen city council that it does hereby endorse the Rio Grande Master Plan for the Rio Grande property. APPROVED by the Council at a regularly scheduled meeting June 14, 1993. ()L (~~- BY: John Bennett, Mayor I, Kathryn S. Koch, duly appointed and acting city Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the city Council of held ~ I~ o the City of Aspen, Colorado at a meeting , 1993. I THRU: MEMORANDUM Mayor and Council AI ~ Amy Margerum, City Manager ~ ~ Diane Moore, city Planning Direct~ Leslie Lamont, Senior Planner t-. < .. TO: e' <<,. , '\~ '., ~, THRU: FROM: DATE: June 14, 1993 RE: Rio Grande Master Plan - Endorsement ------------------------------------------------------------------- ------------------------------------------------------------------- SUMMARY: Attached is the Rio Grande Master Plan that the Planning and zoning Commission adopted at a June 8, 1993 public hearing. Staff was under the impression that a conceptual SPA master plan was being created for approval by Council. The city Attorney has determined that the document and related maps are in fact a "Master Plan" because the plan does not address development issues for site specific proposals. A plan that establishes general guidelines and goals should be used as a Master Plan to guide future development. When site specific development is proposed the full SPA review process will then be used for development review. Fortunately, a master plan does not expire after two years like a conceptual SPA Master Plan. The Master Plan remains in effect until it is either amended or superseded by another plan. The various organizations that participated in the Master Planning process thought that conceptual SPA review was beinq accomplished and only final SPA review (a 2 step vs. 4 step review process) would be necessary before their particular development. HoweVer, staff recently amended the Land Use Code to enable an applicant to consolidate the four step SPA review process into a two step review process, similar to PUD review. Therefore, if an applicant submits an application for development soon after the Master plan is adopted and the proposal is consistent with the Master Plan, a consolidated SPA review may be appropriate. The Planning and Zoning commission adopts a Master Plan by Resolution and Council shall endorse the Commission's adopted plan. Please see the attached Resolution adopting the Master Plan. CURRENT ISSUES: Staff has been working with a citizen committee, the Rio Grande Group, to formulate the Rio Grande Master Plan. The Group has recommended several land use actions and developed th~ee land use development scenarios. Those three scenarios are represented by the land use maps provided in Appendix A of the plan. The maps are intended to serve as guides for site specific development. Based upon the Planning and Zoning commissioner comments at the last meeting, the three "Potential Development CJ.ty CouncJ.l Approved By Ordinance Rrhfl)it-A- , 19_ (It RESOLUTION NO. (SERIES OF 1993) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO APPROVING THE RIO GRANDE MASTER PLAN WHEREAS, the Aspen city council (hereinafter "Council) has been requested to endorse the Rio Grande Master Plan which has been adopted by the Aspen Planning and zoning Commission; and WHEREAS, council directed staff to prepare a master plan for the Rio Grande property, specifically the area between Rio Grande Drive and the Roaring Fork River; and WHEREAS, staff, together with community members and representatives ~community organizations, identified general land ~ use concepts for future development of the property; and WHEREAS, a land use map was created that identifies specific areas of the Rio Grande property with general land use themes and is incorporated herein; and WHEREAS, other maps were prepared and incorporated into the Master Plan to act as guides in ensuring that development of specific uses can be accommodated on the property; and WHEREAS, pursuant to the Rio Grande Master Plan and applicable provisions of the Municipal Code, development review for site specific projects for the Rio Grande parcels shall be reviewed through the Specially Planned Area development review; and WHEREAS, the Council reviewed the proposed Master Plan at a ~.; ~- worksession held January 7, 1993 and provided comments to staff and the Rio Grande Group; and riA \W' ~e \\ " .'\ '1~~ " city Council Approved By Ordinance RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION ADOPTING THE RIO GRANDE MASTER PLAN Exhibit r.) , 19 Resolution No. 92- WHEREAS, the Aspen Planning and zoning commission (hereinafter "Commission") have the responsibility and the authority to adopt comprehensive plans for Aspen; and WHEREAS, the commission and City council directed staff to prepare a Master Plan for the publically owned Rio Grande property, with attention focused primarily on the area between Rio Grande Drive and the Roaring Fork River; and WHEREAS, staff, together with community members and representatives of community organizations forming the Rio Grande Group, identified general land use goals and recommendations for future development of the property; and ,WHEREAS, a land use map has been created that identifies specific areas of the Rio Grande property with general land use themes, which map shall be adopted' with the Master Plan and incorporated therein; and . WHEREAS, three other land use maps have been prepared and included in Appendix A of the Master Plan to ensure that development of specific uses can be accommodated on the property, however, these maps are intended to be used only as guides; and WHEREAS, the Commission has formally reviewed the Master Plan at regularly scheduled meeting April 20, 1993; a.nd WHEREAS, a duly noticed Public Hearing was held by the Commission on June 8, 1993 to consider the Master Plan for the Rio Grande property. NOW, THEREFORE BE IT FINALLY RESOLVED by the Commission that it does hereby adopt the Rio Grande Master Plan. APPROVED by the Commission at their regular meeting on June 8, 1993. ATTEST: ASPEN PLANNING AND ZONING COMMISSION Jan Carney, Deputy city Clerk Jasmine Tygre, Chairperson I'e,' * it"!!! CITY OF ASPEN RIO GRANDE MASTER PLAN 1993 - Prepared by: Aspen/Pitkin Planning Office Technical assistance provided by: ~.:," 'i' Th Rick McGill tA . '~- '"', II' '4~ '" ~.'," ~~ " CREDITS The Planning Department would like to thank those individuals who donated their valuable time to this plan: Kirk Baker, Rebecca Baker, Sally Barnett, Fritz Benedict, Alan Bloomquist, Tom Bracewell, Jon Busch, Chris Churchill, Hal Clark, Ed Cross, Patrick Duffield, Jim Duke, Suzanne Farver, Andy Freeman, Chris HaLl, Roger Hunt, Julia Marshall, Carol Lowenstern, Lance Luckett, Ramona Markalunas, Bruce Matherly, Jack Reid, George Robinson, and Chuck Roth. .' I@,...... ~s '%,\'c It " I", "\;:0 . , ,," " '~ TABLE OF CONTENTS Title Page Purpose of the Master Plan 1 Location Map 2 Process 2 Summarized History 3 Assumptions 4 site A * Existing Condi~ions 5 * Goals 6 * Map 7 * Recommended Land uses/Activities 8 * Recommended Action Plan summary 11 site B * Map 13 * Existing Conditions 14 * Goals 14 * Recommended Land Uses/Activities 14 * Recommended Action Plan summary 18 Rio Grande Land Use Map 20 Appendix A - Potential Development Scenarios Appendix B - History of Parcel ~e:'" 'I"~. " he. ~III ~ .;,' '1~, ~ PURPOSE OF THE MASTER PLAN The Aspen city Council directed staff to create a master plan to guide.future development of the remaining "undeveloped" portion of the Rio Grande property. Council's intent for a new plan was to identify appropriate activities and land use patterns for the Rio Grande property. Council emphasized that all public interests should be considered in this. new planning effort. The Rio Grande master plan was developed as a tool to guide future development on the site. Following it's adoption, new development or significant alterations must be consistent with this plan and shall be reviewed pursuant to the Specially Planned Area development review process. The Rio Grande property is zoned Public with a Specially Planned Area (SPA) overlay. The purpose of a SPA overlay is to provide design flexibility for land which requires innovative considerations and allow for the development of mixed land uses. The document provides a land use map that is a general outline for proposed uses. Three land use plans/maps for the entire study area, depicting how the uses may be integrated, are also provided in Appendix A. The three maps are intended to serve as guides for specific development scenarios but were not adopted as part of this plan. Timing and particular needs of future programs will dictate which of the three scenarios, or an alternative, is best to use. Specific development details accompany the maps in Appendix A. In addition to characterizing the Rio Grande parcel as two separate but interactive pieces, this document summarizes the history of the entire parcel, outlines existing conditions, identifies goals for each piece, proposes land uses/activities, and makes recommendations for future use. The Rio Grande master plan applies to the property bordered by Rio Grande Drive on the south, the Roaring Fork River on the north, Mill Street on the west, and the Eagles Club/Patsy Newbury Park on the east. The parking garage and Chamber offices, library and Youth Center parcels are also zoned Public with a SPA overlay and could be considered as accessory or support facilities for future development in the master plan area. For example, the office space in the parking garage could be used as ticket or luggage facilities when valley-wide rail locates on the playing field. Similarly, the publically owned property surrounding the Bass/Obermeyer building on Rio Grande Drive could be used to support other development in the master plan area. 1 ItA, ., ~ ~- A'.' ~ \~\ - - -II! - .. <. " .~ ~1~;.., Hot.!(.l'....t.Ofro.<l..'. IW!T>&d 0<\ mapa. eonsltvctlon of.l.-to .ndfOOdtmayl><lh\ p<Og.....lrIc<ort.I".r.u. Aspen Rio Grande SPA Master Plan Sit ~ J .....~ -. ~ ) /...,.. I M...~ ;:./ ~- <'ISh .,.,e" MOuntain PROCESS staff formed the Rio Grande Group (a citizens review group) and began the planning process in November of 1991. The following groups participated in the planning process: the Alternative Edge, Art Park, Aspen Art Museum, Aspen Consolidated Sanitation District, Aspen Theatre in the Park, Aspen Trolley Group, Aspen Youth Center, City of Aspen Parks and Public Works Departments, Gentlemen of Aspen R.F.C., Pitkin county Parks Association, Pitkin County Public Resources, Roaring Fork Railroad Association, and Trout Unlimited. The charge to the Group was to work with staff to develop the master plan. The Group was expected to identify critical features of the property that should be enhanced and/or preserved, resolve land use issues pertaining to the site and make recommendations regarding appropriate land use development. The Planning and Zoning commission believed that the master plan should be flexible and not exclude future possibilities. The Commission did not want to plan the site and wanted to avoid review of specific building locations and building sizes. However the Rio Grande Group did give careful consideration to potential site 2 I. ,W .'. \ ~.I ~"< development. The Group concluded this level of review was necessary to ensure that future uses were not only appropriate but were compatible with each other. with development information provided by organizations, such as rail and trolley advocates who hope to utilize the property in the future, the Group was able to consider several land use scenarios. A phased build out of the property and two full build out programs identified the range of possibilities for the property. In order to preserve the Group's work, three different approaches to development are presented on the maps in Appendix A. Again these maps are to be used as guides and were not adopted as the land use maps for this master plan. Although the Group considered facility needs for specific projects, it was not their purpose to make recommendations on community-wide issues such as the valley-wide rail or a cross-town trolley system. There are other decision-making arenas that will decide the fate of those projects. The Rio Grande Group met approximately 16 times over an eight month period. One of the first tasks of the Rio Grande Group was to review existing and proposed land uses for this vital piece of community property. Initial meetings were devoted to a presentation and discussion of particular land uses on each section of property. The property was divided into two manageable for which primary land use goals and development were made: discussion sites recommendations for site A: the area between the river and bike path next to the snow me Iter (page 6); and site B: the recycle site (Old Impound lot) and the playing field (page 13). mSTORY This is a brief summary of the planning review history of the property. For a more thorough history refer to Appendix B. In 1967, the Denver Rio Grande Western Railroad began discussions with the City and County regarding redevelopment of their property and right-Of-way. since those initial discussions there have been many plans regarding this 18 acre parcel: * The city used 7th penny to purchase a majority property. transportation funds of the Rio Grande 1973 - 3 i-. .. ~ .. ~- . * 1975 - 1978 * 1981 - * 1982 - * 1987 - * 1988 - * 1989 - * 1990 - * 1991 - ASSUMPTIONS A Performing Arts Center for the property was studied. A non-specified 1.5 acre site was set aside for a future Performing Arts/conference Center and the city moved the snow dump from the Sanitation District property to the Rio Grande property. The City and county exchanged the Aspen One, Oden and stable properties. The city installed the snow melter. A conceptual SPA master plan was adopted by Council identifying a parking garage, the library, the Spring Street extension, a snow melt facility and an arts usage area. approved by Council for and the Pitkin county A final SPA plan was the parking garage library. A final SPA plan was approved by Council for the Youth Center. Council denied conceptual SPA approval for the trolley, Theatre in the Park, recycle facility and snow melt operation and instead directed staff to prepare a master plan for the entire site. The Group identified several assumptions with regard to the property. From the basis of these assumptions the Group began their review of existing land uses and proposed land uses. 1. Rather than completely replan the parcel, the Group began their review of the property from the perspective of existing uses and past plans. 2. The Group considered why and how the different pieces of property were purchased. Some of site A and all of site B were purchased with transportation funds and most of the river frontage was purchased with open space funds. 3. The extensive work on the whitewater course and initial regrading of site A, has required adjustments to the traditional method of dumping snow on site A. In 1991, the City council 4 ,. ~., directed the Public Works Department to find an alternative to dumping snow on the parcel. In response, the Department is attempting to purchase land adjacent to the County Maintenance Facility for snow storage. The site will not be ready for approximately two years so the snow melter is still needed for that period. The Group is confident that the operation of the snow melter, if adjusted, can continue in the near future. 4. The Group realized that there were other decision making processes which could affect development of the two sites. The Group knew that a valley-wide rail system terminating on the Rio Grande, ultimately a tri-county decision, could use a significant portion of the property. The possibility of the Trolley System affecting the property is also beyond the Group's control and is now in the hands of the Transportation Implementation Committee. However, the Group reviewed the two proposed land uses and made specific recommendations if the train and trolley were developed on the property. 5. Specially Planned' Area review will be required for si te specific development. Depending upon how the land was originally purchased, future permanent development may require voter approval which is also out of the Group's purview. tit using the considerations mentioned above the Group reviewed the potential land uses of each site. SITE A I. Existinq Conditions site A is generally described as the land between the bike path or row of large cottonwoods that edge the playing field, and the river. However, it also encompasses the existing snow melter and the drainage pond closest to Mill Street. Please refer to Map 1. The property is 2.213 acres. site A consists of the snow sedimentation pond necessary for the site has aiso been used as a or dumping into the snow melter. melter, and sand filter and this operation. Traditionally, "snow dump" for melting on site For seven years, the Aspen Theatre in the Park has set up its theatre tent on this site for live performances between June and September. For the summer of 1992, the theatre recei ved a temporary use permit to set up a larger tent with increased back stage capacity. ~ The Art Park group has been very active and generous in its efforts 5 e.,.; y ~ e..., ~. "l ~.' ':\ \1;" ~, to reverse a trend of neglect towards this portion of the Rio Grande property. The group has rejuvenated the westerly portion of site A near the Ron Karagian bridge and the berm adjacent to the theatre tent. The Art Park has evolved into a beautiful garden Showcasing local artist's work. The Art Park and Theatre groups have been the catalyst for the City to reconsider their stewardship of this community property. They first rallied the community to enhance the riverbank emphasizing the river and park interaction. As a result, City Council allocated approximately $60,000 to excavate the high water channel, adjacent to the main river channel, for a whitewater course. As part of the development of the course, the City created a pedestrian path along the river and revegetated the river bank and slope of the property down to the whitewater course. The walking path is intended to enhance the river experience and meander along the river's edge changing elevation as it follows the white water course. The path will not be paved because the existing paved bike path at the edge of the park is intended for multi-use. Finally, site A is an important pedestrian connection between downtown, the Art Museum, Herron Park and the dense Hunter Creek neighborhood. The Karagian bridge became a strong link to the Museum with the Art Park revitalization. II. Goals The basis of the goals identified for this site are the funding 'Sources for the initial purchase and the unique characteristics of the site. The majority of the site is comprised of the Aspen One Property (acquired with sixth Penny Open Space Funds in 1978) and the parcel the city traded with Pitkin county in 1982. A smaller piece of the parcel was purchased with 7th Penny Transportation Funds. The parcel contains prime public river frontage and was identified as a key piece in the 1973 Roaring Fork Greenway Plan. The Greenway Plan promotes preservation of indigenous species and maintenance of the riparian environment along the Roaring Fork River and its tributaries. The Greenway Plan also supports an extensive trail system throughout the "Greenway" for "maximum possible recreational and educational potential." The site is also an important hub in the bikeway/pedestrian trail system and is consistent with future plans to extend the pedestrian and bike paths upriver. From this point, one can go up or down river, into downtown, to the Art Museum, or over to the post office-retail center on pedestrian/bike paths. 6 _I , '0 <:, . site A ~'. , ' , ( .... ..... - ... , , Transp , ortatlon/Re creation , , , , , , .. .. , , , -. ' , , '- , " , -~ ,"" '- - , , e*' o ~ 7 ~e" \\\ '1~ .. \'II' .",,', i\ " '."'- The following Goals were established for redevelopment of site A: a. Develop a passive park offering a quiet open space for the community. b. Visually and physically connect the river with the park. c. support the Art Theme connecting various art oriented elements such as the art park, Theatre in the Park and Aspen Art Museum. d. Discourage permanent development except for structures which support the Art Theme or enhance the edge of the river as a people place. e. Discourage employee housing as an inappropriate use for this site. f. Provide a venue for local artists in support of the Art Theme. g. Limit vehicular delivery/service and theatre. access except for theatre parking for the disabled at the h. Coordinate park activities with the Art Museum. i. Maintain pedestrian/bike paths throughout the site. III. Recommended Land Uses/Activities for site A This site is divided into several elements for discussion purposes: 1. site Enhancement The whitewater course is almost completed. The river bank has been regraded and recontoured to create more of a visual and physical connection to the river's edge. The banks of the channel have been revegetated and stabilized. A river walk has been established at a lower elevation from the park with the intent of being more remote from activities of the City and more restive for the pedestrian. A small bowl-shaped sitting area has been carved into the bank above the river walk to afford viewing of the new whitewater course. The sitting area remains unfinished. More dirt should be removed from that area to sculpt the curve of the bowl 8 'e' ~,.. '0 >.: -, ~,., ~e,' 1\\ , and reduce the steepness of slope so people can sit comfortably. However, further regrading of the rest of the site is unnecessary because it will eliminate the flat surface and inhibit park use. Irrigation should be considered along the slope for growth and as well as water features. Some revegetation and channel work have yet to be finalized, inclUding the land surrounding the pond near Mill Street . Native wildflower mix and irrigation di tches will be integrated into the landscape. Other footpaths may be needed in' the future and should be considered as park use evolves. Revegetation of the park shall include the theatre tent. The landscaping should help screen the tent's stored trusses, storage shed and wood floor in the off season. It is important to note that the regrading and recontouring of the site does not impact the temporary use of the snowmelter or sedimentation pond. It does, however, require an alternative site for the dumping of snow. The City has begun to accommodate snow dumping in other locations and is attempting to purchase anoth$r site for dumping snow. The Group has concluded that snow melt activity is inappropriate in the long-term view of the park. The snow dump should be relocated immediately and the snow melter relocated from site A as soon as feasible. An alternative location may be considered on the recycle site integrated with an expanded recycle facility, Trolley Barn, and/or another transportation or essential community service land use. As long as the existing sand filter remains integral to the operation of the snow me Iter it will remain on site A. However, it should be reshaped into a water feature for the summer. The edges of the sedimentation pond will be reworked to give a more landscaped finish. without compromising it's function, the inside and outside of the pond should be sloped to provide a more gentle finish and reduce .the water depth. 2. Art Park Theme A strong Art Theme should be promoted as an important use for the Rio Grande parcel. The Art Theme is already supported by a variety of existing uses: the Theatre in the Park, on-site sculpture and flower gardens introduced by the Art Park group and direct access to the Art 9 (It, . m '\< It, '! is,' ,,', .' \~, \'!z,-, Museum. continued support for the Art Park group's efforts will provide local artists a venue for their work. Art will be located in the park on a revolving basis and maximum flexibility can be achieved by variety of spaces. This is important to accommodate different works. The Art Park group also proposes to continue to mai.ntain the flower gardens, sponsor and encourage outdoor sculpture, and expand irrigation and lighting systems. To ensure maintenance and management of program responsibilities the Art Park group must work with the city to define policies or agree on a contract. Aspen Theatre in the Park is a key component of the Art Theme. The theatre recently installed a new wood floor with an improved drainage system. The company. also received a temporary use permit to put up a larger tent. This permit will be reviewed on an annual basis unless the company receives SPA approval. Aspen Theatre in the Park runs from June through August performing four nights a week. currently, the theatre is required to take down the tent at the end of the season. Support beams, the wood floor and some equipment will be stored on-site. The storage shed will also provide locked storage during the summer. At this point, Aspen Theatre in the Park is not considering a year round facility. If the need for a year round facility is supported by the community, then future development at this site should be reviewed at that time. Review should consider the proposed improvements, infrastructure needs, and impacts on the passive park use. The theatre has considered on-site housing for personnel. The Rio Grande Group does not support housing for theatre personnel finding the use inappropriate on this site. Housing would conflict with the "passive. park" use identified for the site. In addition, housing in the park sets a bad precedent for other City and county parks. 3 . Level of Activity other land uses pertaining to food or commercial uses have been discussed for this area. The anticipated argument for locating these uses on the river's edge is the creation of more activity along the river within the urban setti.ng of the City. Food booths along the paths could encourage a festive gathering place in the park. 10 tA, \. e" \' ,~ '. -- However, careful evaluation must be given to future vending along the river. The character of the Rio Grande parcel, although not void of structured activity or development i.e. the Theatre in the Park, should focus primarily on the river. The visual and physical connection to the river is the fundamental goal for land use on this site. The Art Theme and other improvements are to support and compliment the river as the primary amenity. Any commercial venture must not detract from that goal. Thus, small vending booths or food stands cannot block visual access to the river. Physical access to and through the parcel or use of the footpath or kayak course cannot be diminished by vending operations. Potential impacts generated by these types of uses: vehicle related deliveries, trash, fumes, noise, power lines, must also be contained and kept at a minimum at best. Given the above constraints, the Art Museum appears to be a more suitable location for these types of proposed uses. In addition, the Museum side receives more sun than the Rio Grande side, a retail venture is more consistent with the commercial orientation of the Art Museum, and the Museum has the water and sewer services for food oriented activities. 4. Access to the site There is a service drive that currently accesses the site (Art Park Way). The road will be eliminated and merged with the existing pedestrian/bike path forming a 12-14 foot wide concrete pedestrain/bike path. The path may be used by theatre service/delivery and park maintenance vehicles onl v. The access may also be used by the disabled when attending the theatre. Two handicapped parking spaces, that will double as delivery space, will be provided at the tent. To alleviate the impact of only one access point to the park and to encourage less traffic on the access road, another point of access for pedestrians has been identified. Between the Eagles Club and the recycle site access will be upgraded, to include a sidewalk and gutter. A pUll-out area will be provided at that portion of Rio Grande Drive for drop-off. IV. Recommended Action Plan Summarv for site A To achieve the goals and proposed land uses for this site, the Rio Grande Group recommends the following actions for site A: 11 4l.'.' t~ ~,~- (It ~, 'II' - -.' - 1. The regraded site should be revegeta.ted and ditches should be added throughout the park area adding water features and park irrigation. 2. Pedestrian paths may be developed in the future if warranted. 3. Pond and irrigation ditch leakage should be corrected. 4. The snow me Iter should be relocated out of site A within two years from the purchase of an alternative snow dump site. 5. The sand filter should be reshaped for use as a summer water feature and more efficient operation unless the eventual relocation of the snow melter no longer requires the filter in which case it should be eliminated. 6. The pond closest to the snow me Iter (sedimentation pond) should be recontoured to compliment the surrounding park landscape and revamped to improve its function as a settling pond for the snow melter. 7. A small turn around for service/delivery combined with two disabled parking spaces should be designed next to the theatre tent at the end of new pedestrian/bike path. 8. The small bowl-shaped seating area should be finished. 9. Access will be upgraded at the path between the Eagles Club and the recycle site. Drop-off will be provided for access to Patsy Newbury park and Rio Grande. 10. A 20 foot transition zone has been delineated on the site maps. This is the boundary between site A and site B. The zone lends protection for site A from encroachments and inappropriate uses from site B yet provides site development flexibility for site A and B taking into account vegetation and topography. SITE B site B encompasses the existing recycle site on the eastern portion of the parcel, publically owned land on the corner of Bleeker and Spring streets, the access road down to site A, the small triangle of open space between the access road and bike/pedestrian path, and the playing field. This piece of the master plan is bordered by Rio Grande Drive, Mill street, and a row of Cottonwoods and a pedestrian/bike path to the north (please see Map 2). 12 e! '1\ \ii,,,,,, Map 2 - site B ,. ,,. 13 .' ',1,. ,)1 ~ >,,- e, \!if: \\"" ~ ,. I. Existinq Conditions The community's recycling drop-off center has temporarily occupied the eastern portion of site B for several years. The facility accepts the widest variety of materials, and because of its central location, is one of the most accessible drop points within Pitkin County. The materials accepted at the site are: aluminum, tin, glass, plastic, newsprint, cardboard, low grade paper, high grade paper, green bar computer paper, and used dry cell batteries" There is a 20 yard roll-off dumpster for glass, a 100 yard trailer for cardboard, twenty-five 90 gallon containers for aluminum, tin, plastic, and all grades of paper, and a small container for batteries. An employee of Pitkin County Public Resources monitors co~lection of materials at the site. Recently, the berms surrounding this area have been increased in order to shield the recycle activity from view, to prevent blowing trash and to reduce haul costs during the construction of the white water course. The access road (Art Park Way) used for the snow me Iter and the theatre is approximately 40 feet wide. The playing field, which occupies the majority of this parcel, was established as a temporary use until such time that the field is converted for transportation uses. other than the goal posts, and temporary recycle containers the parcel is void of any structural development. II. Goals Because the site was purchased with 7th Penny Transportation funds the basis of future development goals is transportation oriented. The parcel is also across the street from an assortment of land uses including the Bass/Obermeyer building, which is zoned Service/Commercial/Industrial (SCI). Because of the close proximity to the SCI zone district and to downtown, a variety of land uses, inclUding essential community services, are considered appropriate for this site. The Rio Grande Group has identified the following Goals for the redevelopment of site B: a. Locate essential community services in the eastern portion of site B. b. Ensure that existing and future uses on the eastern portion of site B are compatible with surrounding land uses because of this area's location and visibility. c. Satisfy transportation related needs first when considering the use of site B. 14 h~..'".,." ~~.. .. tA ., ~e' ~. '\\,~ d. Retain and optimize park/recreational uses in this area and replace the active park and playfield only with a regional rail facility. e. Preserve view planes to the river and Independence Pass with low-profile development. III. Recommended Land Uses/Activities for Parcel B This parcel can be divided into several different elements for discussion purposes: 1. Recycle site The recycling center is in critical need of an enclosed space for collection of material. Blowing trash has been a problem and inclement weather reduces the site to mud. Pitkin County Public Resources propose to construct a facility that is partially below grade and will make collection, bailing, and hauling of material more efficient. Enclosed bins and bailing will eliminate unsightly conditions and blowing trash. Enlarged collection areas and more storage for material will reduce the number of trips made to haul the material off-site. Efficient drop-off will encourage residents to continue to use the site. The upgrade of the recycle facility should consider relocation possibilities to city land across the street on the corner of Spring and East Bleeker Streets. 2. Trolley Barn The Trolley Group proposes to develop a trolley rail system. The system includes a car barn facility, tracks and poles, and several trolley cars. Review for this plan only considered operation and routing that would occur on the Rio Grande parcel. Depending upon the location of the barn it can be incorporated with the proposed expansion and enclosure of the recycle facility or integrated with a future rail terminal on the playing field. The structure is proposed to be one story in height. This is consistent with the recommendation for low- profile development on the parcel to avoid blocking views of the river or Independence Pass. The building could also be designed to enable affordable 15 (\_1', "., "'<.: 3. fA '. - housing on a second level. The Trolley Group cannot fund the cost of the housing but is willing to make the structure available for future housing development. Although the Group believes that housing associated with the theatre was an inappropriate land use, housing on top of the trolley barn may be more suitable if developed on the eastern portion of the site. The site's proximity to the street, S/C/I zone district and location on the edge of the park lend a more urban feel for a multi-use development. Impacts to the river and Independence Pass view planes would have to be considered. Access Road The access road to the snow me Iter and .theatre (Art Park Way) is 40 feet wide. Vehicular access into the park should be eliminated. A new pedestrian/bike path should replace the existing pedestrian/bike path and access road. It should be 12-14 feet wide and could be located either next to the playing field or recycle site. If the path were located next to the playing field the eastern portion of the site could be unified creating more land area for proposed uses. The new path is intended for pedestrian and bikes but the width can accommodate theatre service/delivery and park maintenance vehicles. Two accessible parking spaces will also be provided for the disabled attending a production at the tent. 4. New Walking Trail A new walking trail has been roughed-in above the snow melter. The trail is approximately halfway up the berm surrounding the recycling lot. The trail should be graded and improved as a walking path connecting to Patsy Newbury Park. The trail should not encroach into the recycle site. 5. Snow Melter The snow melter will be removed from site A. recycle site should be considered as a alternative for the snow melter. Integration transportation/ essential community services considered. The current relocation with other should be 6. Additional Activities In the event either the Trolley Barn, recycling center or the snow melter are not built on the eastern portion of the site, other essential community oriented services may be located on site. However, a SPA review would be 16 -'" \,.,..., \\ ~< required. Because transportation funds were used to purchase this piece of property, transportation related services should be given priority. publically owned land adjacent to the Obermeyer building may also be considered for the location of essential community oriented services. 7. Active Park Although the eventual development of a valley-wide rail system will use a majority of site B for a rail terminal, it may be years before a rail system is implemented in the Roaring Fork Valley. Therefore, the Group identified interim uses which are considered appropriate for site B. Increased recreational activities should be installed on site B. A full-court basketball court and half-pipe skateboard ramp: can fit on site B. The rugby field (390' x 225') should be squared off to enhance the playing area. 6. ~\- Park and recreational uses should exist on this site onlv to be replaced by a regional rail facility. 8. Rail The valley-wide Rail Task Force has been actively .pursuing a valley-wide rail that will terminate at site B. This master plan did not address the rail question in detail because decision-making will involve a broader forum. Initially commuter rail would not require the loss of the playing field. Recreational activity can still be accommodated if the commuter and trolley tracks are installed at the northern edge of the playing field. A ticket kiosk, located next to the new pedestrian/bike path, could service both the trolley and commuter rail passengers. <<- ~- If rail develops from commuter to regional rail service, the rail terminal may be developed at the far end of the field thus preserving some open space for park purposes. The trolley barn could also be incorporated into the rail terminal to preserve space. However, the majority of the playing field will be lost when the rail becomes fully developed. A terminal, passenger platforms, and possibly three sets of tracks would be necessary for regional rail. The existing transportation center, under 17 'e w, '~< - .' '~'. ' the parking garage, could be used for ticketing, baggage, and passenger services. The trolley tracks on the north side of the field will remain and a trolley stop will be tied into the rail terminal. IV. Recommended Action Plan Summarv for site B To achieve the goals and proposed land uses for this site, the Rio Grande Group recommends the following actions for site B: 1. The city of Aspen should decide whether a City-wide trolley system is appropriate in Aspen. If the Trolley is approved as proposed, the eastern portion of site B is the recommended site for the Trolley barn. However, the barn may be integrated with a regional rail facility when developed. 2. A height limit of one story should accompany any development on site B unless housing is approved for the Trolley barn on the eastern portion of the site. 3. Development on the eastern portion of site B should be screened from the playing field and site A. 4. The slope and berms on the eastern portion of site B should be revegetated to blend into the park on the rest of site B and site A. 5. Any development on the eastern portion of site B should not intrude into the Independence Pass view plane. 6. The City and County should review the recommendations of the Roaring Fork Forum study relating to a regional-wide recycling program and other remedies that are being considered for the county recycling program. If the recycling operation is considered necessary at this location then the recycling site should be covered or contained. A facility up to a maximum of 5,200 square feet is recommended in order to integrate with other uses. The recycling facility should be incorporated into the Trolley barn structure and/or snow melt facility, and should front the street for easy public access. 7. The access road (Art Park way) and the existing pedestrian/bike path should be eliminated. A new pedestrian/bike path should be created connecting Rio Grande Drive to site A. It should be 12-14 feet wide and able to accommodate theatre service/delivery and park maintenance vehicles onlv. The new path may also be used by the disabled to. park at the theatre during a 18 ...- --.. - - III "'" performance. 8. The walking path should be improved at the higher elevation along the slope that forms the edge of the recycle site. 9. The city should work with the Youth Center to develop more recreational activities on site B. 10. The City should consider extending activities onto Patsy Newbury Park. recreational 11. The temporary active park maintained on site B only to rail facility. 12. If a transportation use is developed on the playing field, then an equivalent parcel, in the City, should replace the playing field. and playfield should be be replaced by a regional 13. A rail terminal and accessory facilities, if developed on the Rio Grande property, should be developed only on site B. .. 'II' 14. Development of rail facilities should not block-off access, both visually and physically, to site 'A. 15. The Youth Center and the City should build a full-court basketball court in the open space between the recycle facility and the playing field. 16. The Youth center and the city should install a half-pipe skateboard ramp in the open space between the recycle facility and the playing field. . 17. The City should realign the playing field. 18. The city should continue negotiations with the property owners of the Bass/Obermyer building to settle the use of the publically owned property that is adjacent to the building and being used by customers and tenants of that building. i!!. ~\'l 19 / .' ~ I [0]1] ~ /1"'" I\, D , 0 :5::JJ (9 ....~ ~~ I " i ~ :1>- g~~~ 000 't:l" ;:riGl ~,. ,. "'~ 0 ~{l :; ~ '" 0 :JJ:JJ .,. -c:l> ('ti Q 50 5' ~~ ~.6} " .... ,...2 " '" ~ ~ 2l 8 :1>0 "",=:0. c., o' 2m (j:.g CD::J " ~ ~'<., ~ ~ l} o'Ct1 .. tj ,," :;' ~ .. ~ Ql' ~. j;, .. , ~ c;' " 'lto" ~ '1! e, 1.0 '<\ '\.. ..~ ~\ "", APPENDIX A POTENTIAL DEVELOPMENT SCENARIOS* *These maps are provided as future land use guides. They were not adopted as part of' the conceptual SPA Rio Grande master plan. / q(J ~ ~4 [lJ ~ f f C') CIl :Qc:::.~ tb c:, . . . . . . C C") iUI ,;; ~~ ~~ t.:lE E i 11 i I J j .If iJ ~ ~ ~ p,.. ~ ; r c::: :b I I [' . \' ;;: ::l:l 0 :5:;0 'Ci ~ -gg ~ l { ~tlilf~ '" - c: sEl [ , . ~ 0 I ~ )>- s ,,' . '. 0- S . 3 ; ( ~ 000 Cil a :;' ... l P I i ;::: "" -IG) ~ '" 2l i H ~ " Cl. Qo ..." 0 m;o Cil " " S1 ~ . 0 ;0)> .. C:' '" ~ it [ ! i .' ... 6' " g- .0 "02 c: ti "'0 ~ i;;' '" l l' f ~ J f ~ )>m g, ~ " iii' l l ... g 2 ~ '" ~ . I ~ 53 '" '" c '" ~ ... ... @ ,,' '" '" "" ~ !q"'~ I EiJ ~I ~j~ ~ 0 s:" . . " ( H~ i Jf f . . :1>- ~ ai ti Hi! lr 0 (1)0 't:l" f r:: l' 1 ~ ' () ~ CI) ;;:lG'l S. ,.. OICl 8 c)' s.~ rill "" ~ !>. s. ~Hnl~ ~ E? C') -c:l> ~ ~ .. 2i i.' r ",0 ~ ,...2 01 ~. ~ ,! E i . ~i;; h 8 :1>0 l;'. " .. ~ t if I l d It I 8jr-- :l:l 2m Cl !>. go Cl I J P ! ,,~ 0 It 01 tj g. .. t if i l>;:::: r:: ~. II Cl n 'llo @ ~ 1 I E:: ~ l\J .. ~c .. s ,,' ~ " r-- :ti ~ r-- '" '<; ~ ~ r='1 [1i~ f . . . . . r ~ CIl !(J<:=:>~I nn Ii " q i C') ,u Uj ~ 11'>& ~ ~ r t ;i! · ~ ~ d 1ii "" P l i & ~ i q .... 22 0 5::0 .,0 ~n i; <:: '" s.3 0 , ~- s. (';' l t . r . '" ;::: . (J)O <:: :So Hi 0 ~ ;;- ... l HI =It -1(;) Cb 2l "" " "' '>. W g m:o ~ " " !1d qt ... :o~ ., ~. Cb l I 0 ""2 g. <:: g. tj ~ ""0 ~ . ;;- '" 1 ~m !!t ~ ;: ... g 2 o' iii' ~ ~ ~ ;j Cb C;;- O Cb ~ ... ~ ... ,,' ,." Cb "<: 'e,1,... 'j ~. -~" ft" Ii \<<- ~ '. These specific development details were used to ensure that the proposed land uses could be accommodated on the property. Theatre Tent The tent is approximately 60 feet seats approximately 100 patrons. 12.9' . x 80 feet and 26 feet high and The storage shed is 12.9' X Recycle Facility The proposed facility is approximately 5,200 square feet. This option eliminates several bins and moves part of the floor plan below grade for increased efficiency. Customer access to the recycle site should be directly off of Rio Grand Drive. Haulers should access off of snow dump road on the west side of the site. If the trolley barn is located on the site the cuts into the embankment, necessary for trolley access to the trolley barn, can also provide truck access to the recycle facility. Trolley Barn According to the plans, a trolley will leave the barn, cross the pedestrian/bike trail and Rio Grande Drive and travel in between the Youth Center and Jail to Main and Galena streets. The Trolley Group proposes to run track along the north side of the ball field providing stops at the Art Park then Mill street. The Trolley would continue across Mill street and utilize Puppy Smith right- of-way 'for a stop at the post office. The Group proposes to develop a car barn approximately 7,000 square feet which includes 1,000 square feet for accessory office, storage, and related uses. The barn will house the trolleys and provide a garage for light maintenance. The second floor of the building could accommodate 5,700 square feet of affordable housing. Basketball Court and Skateboard Half Pipe A 52' x 90' basketball court can be located in the open space between the playing field and current recycle site. A 42' x 24' skateboard ramp can also fit in this space next to the basketball court. Location of these activities in this area requires trolley access to the barn to be moved down to the 20 foot buffer separating site A from' site B or eventual relocation to the field if the barn is integrated with the rail terminal. .' ~'1 \1,., 'l ~e ".,IA\, ",',r "c, APPENDIX B In 1973, the majority of the Rio Grande parcel (Parcels B & C and some of Parcel A) was purchased from Jim Trueman with 7th penny money thus preserving the land for future transportation needs and limiting commercial development on the parcel. Between 1975 - 1978, city files indicate that planning sessions were held between the council, Planning and zoning commission, and the Planning Department to determine the most appropriate use of the Rio Grande parcel. A 1978 memo from the Planning Department outlines the evolution of the Performing Arts Center concept for .the Rio Grande. The memo concludes with a Wheeler Task Force determination that the Wheeler "appears to offer the best solution to the requirement for establishing a performing arts facility in Aspen..." but maintain "the option to expand the performing art facilities to the Rio Grande when demands for a larger space become an obvious and economically viable need." In 1977, a Rio Grande SPA Plan was filed with an interim SPA plan schematically identifying land uses on the entire property. However, a conceptual plan expires if a final plan is not adopted. Council Resolution (80-6) in 1980 established a task force to review and make recommendations for the Rio Grande property. Subsequently, a 1981 Council Resolution (81-20) recognized the need for. a year round Performing Arts Center and the task force recommended that a non-specified one and one-half acre site be set aside for a future Performing Arts/Conference Center. An employment agreement with Benedict-Mularz was initiated in order for the architects to prepare a site plan for the Rio Grande. In 1982, the city and County entered into a land exchange agreement. The exchange included the stable property west of the Courthouse, the Aspen One Property (a piece adjacent to the river) and the Oden Property (site of the new library). city Council granted conceptual SPA approval in 1986 for the Roaring Fork Railroad Proposal which included a terminal building, passenger platform, baggage handling, parking and trackage on the Rio Grande site. However, a conceptual SPA approval expires within two years if a final plan is not adopted. In 1988, a second conceptual SPA plan was approved. This plan was more site specific and the plan consisted of a parking facility, library, new access road connecting Mill and Spring streets, and paving of the remaining surface parking on the southern portion of the Rio Grande. A snow melt facility and area for "Arts Usage" was also included in the plan. The center of the site remained 1 . (It,,;...',..'., \JZ" "'- ~.. '\~ unprogrammed with the playing field undisturbed. and shuttle corridor extended through the site. A trail system The 1988 conceptual plan had many recommendations regarding the entire site. Galena street should be a pedestrian corridor to the Rio Grande parcel. A shuttle should travel north on Galena and on the east side of the parking facility to decrease traffic congestion on Mill. A snow melt machine was proposed to help the snow dump operation but relocation was encouraged. However, the snow dump area should be reserved for "Arts Usage". And, if the Library had not been developed on it's new site, the Arts Groups would retain the right to use the site instead of the snow dump area. The 1988 conceptual SPA plan was amended to locate the snow me Iter on the Rio Grande property and the Land Exchange Agreement was amended to facilitate the library and parking garage development. A Final SPA plan was approved in 1989 for the library and parking garage and final SPA approval was granted for the Youth Center in 1990. In 1991, the Planning and Zoning commission recommended to Council conceptual SPA approval for the Art Park/Theatre and Trolley Car Barn, but denied the continued use of the Rio Grande for the snow dump and melter operation. Council did not approved conceptual SPA approval and directed staff to prepare a new conceptual SPA plan. 2 ~ OJ Lj'j ~ i ~& g 8", 0 :5:;:xJ <::2. ~ ~tiU .i lIP I ijli Ii f ~ 'Ci { ~ )>- ~ 'tJ" f (") CI) (/)0 " 0 -Ie;) S :: .,0 I II i J C") ,,' s~ ~ " m;:xJ <il c:: ~ 0 ;:xJ)> at !!i' t ! . li~ " i H ~ c::: ~ ... .. .... h "02 " ~ 2l ~tlrl f tit '0 ., ::;. :Q ~, " .. ~ fill :!:i 8 ~m ::. ~ g. 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