HomeMy WebLinkAboutagenda.apz.19950502ASPEN PLANNING AND ZONING COMMISSION
May 2, 1995, TUESDAY
SITE VISITS
4:00 - 5:00 PM
Parks/Golf Maintenance Facility
Water. Place Affordable Housing
AGENDA
REGULAR MEETING
5:00 P.M.
2nd Floor Meeting Room, City Hall*
I. COMMENTS
Commissioners
Planning Staff
Public
II. MINUTES
PUBLIC HEARINGS
A. Moore Conditional Use Review for an Accessory Dwelling Unit and
Stream Margin Review, Leslie Lamont
B. Aspen Theatre in the Park Final SPA, Kim Johnson
C. City of Aspen Parks/Golf Maintenance Facility Conceptual Development
Plan, PUD Substantial Amendment, GMQS Exemption & Conditional Use
Review, Leslie Lamont
D. 'Water Place Affordable Housing Subdivision, SPA Amendment, GMQS
Exemption,. Conditional Use Review and Special Review, Kim Johnson
E. Trueman Lot 1 SPA Amendment and Conditional Use Review for Garden
Center, Mary Lackner
IV. NEW BUSINESS
A. Maroon Creek Pedestrian Bridge Stream Margin Review, Mary Lackner
V. OLD BUSINESS
A. Buckhorn Lodge Rezoning and GMQS Exemption- for Change in Use,
Leslie Lamont (Continue to May 16
V1. ADJOURN
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Suzanne Wolff, Administrative Assistant
RE: Upcoming Agendas
DATE: May 2, 1995
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Overlay Committee - May 3
Nichols - 125 Park Ave. (KJ)
Mittendorf Apartments (SC)
Farish - 844 Roaring Fork Drive (KJ)
Special Meeting - May 9
Code Amendments re: FAR & Design Review (LL)
L'Auberge Conditional Use Review (LL)
Water Place (continued PH if needed) (KJ)
GMQS Commission - May 16, 4:00 PM
Water Place GMQS Exemption (KJ)
Regular Meeting - May 16, 5:00 PM
Independence Place SPA Designation & Conceptual SPA Plan (LL)
Mocklin Subdivision, Special Review, Rezoning & GMQS Exemption (LL)
Aspen School District Text Amendments (ML)
Text Amendment for Temporary Sale Signs (KJ)
Buckhorn Lodge Rezoning & GMQS Exemption (LL)
Overlay Committee - May 30
Longoria - 936 King St.
Hirschfield - 610 W. Francis
Regular Meeting - June 6
Stauffer Conditional Use Review for ADU (KJ)
Nichols Conditional Use Review for ADU (KJ)
Timroth Access Road 8040 Greenline Review (ML)
Farish ESA Review (KJ)
a.nex
MEMORANDUM
TO: Aspen Planning and zoning Commission
FROM: Leslie Lamont, Deputy Director
RE: Moore Conditional Use Review & Stream margin Review -
Public Hearing
DATE: May 2, 1995
SUMMARY: The applicant proposes to build a single family home with
an above grade accessory dwelling unit adjacent to the river. The
subject property is within 100 horizontal feet of the high water
line of the Roaring Fork River and within the 100 year, f loodplain,
therefore stream margin review is required. Staff recommends
approval of the conditional use for an accessory dwelling unit and
stream margin review with conditions.
APPLICANT: Debra and Gary Moore
LOCATION: Lot 1 & 2 & South 1/2 of Lot 3 Block 1, Oklahoma Flats
Addition, spring Street
ZONING: R-30
APPLICANT'S REQUEST: To build a single family home with an above
grade accessory dwelling unit on the Roaring Fork River.
REFERRAL COMMENTS: Please find the referral comments from the
Engineering, Housing, and Parks Departments, exhibit A.
STAFF COMMENTS:
,A. Project Description: The subject property is a 12,362 square
foot vacant parcel that is fairly wooded.
The applicants propose to build an approximately 4,900 square foot
single family home (inclusive of garage and ADU bonus) . The
accessory dwelling unit is proposed above grade and therefore the
applicant is eligible for a floor area bonus of 250 square feet or
50% of the ADU whichever is less.
This proposal was reviewed by the Interim Overlay Review Committee.
The review was mandatory but compliance voluntary as the parcel is
greater than 9,000 square feet. The Overlay Committee found that
the proposal was not in substantial compliance with the Interim
Guidialines and recommended that the applicant revise the proposal
to address the issues identified in staff's memo.
The applicants recently requested a front yard setback variance of
7.5 feet in order to move the building envelope further away from
the band of cottonwoods that are found approximately 30 in from the
river bank. The Board of Adjustment has tabled this request in
order for the applicant to continue working with the Parks
Department to revise the building envelope to preserve more trees
thereby reducing the need or the extent of a setback variance.
This parcel received a stream margin approval in 1989. That site
specif is approval was vested for three years. The three years have
expired and the stream margin review criteria has been amended,
therefore this proposal must pursue stream margin review again.
The review will utilize the amended language.
B. Stream Margin: Pursuant to Section 7-504 C., development is
required to undergo Stream Margin Review if it is within 100 feet
from the high water line of the Roaring Fork River and its
tributary streams, or within the one hundred year floodplain.
The applicable review standards are as follows:
1. It can be demonstrated that any proposed development which is
in the Special Flood Hazard Area will not increase the base'flood
elevation on the parcel proposed for development. This shall be
demonstrated by an engineering I study prepared by a professional
engineer registered to practice in the State of Colorado which
shows that the base flood elevation will not be raised, including,
but not limited to, proposing mitigation techniques on or off -site
which compensate for any base flood elevation increase caused by
the development.
RESPONSE: According to the referral comments from the Engineering
Department, the elevation of the lowest floor, including basement,
will be elevated at least two feet clear between the base flood
elevation and the bottom of the first floor and to include other
floodplain development design details such as resistance to
flotation and movement of foundation, flood proofing of utilities,
as provided for in the FEMA Ordinances No. 62 (Series of 1985) and
32 (Series of 1987).
2. Any trail on the parcel designated on the Aspen Area community
Plan and the Parks/Recreation/Open Space/Trails Master Plan or
areas of historic public use or access are dedicated via a recorded
easement for public use. Dedications are necessitated by
development's increased impacts to the City's recreation and trail
facilities including public fishing access; and
RESPONSE: The Rio Grande pedestrian/bike trail exists on the other
side of the river. The applicant has agreed to dedicate a
fisherman's easement from center line to five feet above the high
water line.
3. The recommendations of the Roaring Fork Greenway Plan are
implemented in the proposed plan for development,.to the greatest
extent practicable.
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RESPONSE: The Greenway Plan was originally developed to protect
and preserve the riparian vegetation along the river and develop
access for recreational purposes. Although the significant
riparian vegetation along the river bank will be preserved due to
the large, 28' setback from the river-, a significant band of
cottonwood trees is jeopardized by the building envelope.
4. No vegetation is removed or damaged or slope grade changes (cut
or fill) made outside of a specifically defined building envelope.
A building envelope shall be designated by this review and said
envelope shall be barricaded prior to issuance of any demolition,
excavation or building permits. The barricades shall remain in
place until the issuance of Certificates of Occupancy; and
RESPONSE: Although the applicants commit to preserve and protect
all vegetation outside of the proposed building envelope, there are
approximately 13 trees that are located on the edge of the envelope
that may be lost during construction activities.
The building envelope that has been proposed is defined by the
front and side yard setback which are 25' and 10' respectively.
The rear boundary of the envelope is defined by the adopted FEMA
f loodway line.
Staff recommends greater reduction in the rear building envelope
line to preserve the significant cottonwoods that are on the edge
of the building envelope and will most likely be lost during
excavation/construction.
No excavation and construction activity or human made structures
may be built or placed outside of this building envelope without
further stream margin review.
A tree removal permit shall be reviewed for the removal or
relocation of any tree greater than 6" in caliper. The applicant
shall submit to the Engineering Department the erosion mitigation
plan prior to the issuance of any building permits and the Zoning
Enforcement Officer shall monitor the erosion controls and their
effect during the time of excavation and construction.
5. The proposed development does not pollute or interfere with the
natural changes of the river, stream or other tributary, including
erosion and/or sedimentation during construction. Increased on -
site drainage shall be accommodated.within the parcel to prevent
entry into the river or onto its banks. Pools or hot tubs cannot
be drained outside of the designated building envelope; and
tributary.
RESPONSE: No site drainage will enter the river and vegetation
outside of the building envelope will be undisturbed to prevent
erosion.
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Excavation will only occur to the "frost line" for footings. There
will be minimal ground disturbance. Excavation will be done using
small scale equipment to keep all the work within the building
envelope. Caution tape will be used to designate the building
envelope and will remain until a CO is issued.
6. Written notice is given to the Colorado Water Conservation
Board prior to any alteration or relocation of a water course, and
a copy of said notice is submitted to the Federal, Emergency
Management Agency.
RESPONSE: There will be no alteration or relocation of a water
course.
7. A guarantee
or relocated,
successors and
capacity on the
is provided in
that applies
assigns that
parcel is not
RESPONSE: Not applicable.
the event a water course is altered
to the developer, and his heirs,
ensures that the flood carrying
diminished.
8. Copies are provided of all necessary federal and state permits
relating to work within the one hundred (100) year floodplain.
RESPONSE: Staff recommends that the Army Corps of Engineers review
this proposal and the applicant submit a letter from either body
approving this proposal.
9. There is no development other than approved native vegetation
planting taking place below the top of slope or within 15' of the
top of slope or the high waterline, whichever is most restrictive.
If any development is essential within this area, it may only be
approved by special review pursuant to Section 7-404 D. of this
Article 7; and
RESPONSE: No development will occur within 15' of top of bank.
Although the proposed building envelop is approximately 28 feet
from the top of bank, staff is recommending a greater setback to
preserve the trees.
10. All development outside the 15' setback from the top of slope
does not exceed a height delineated by a line drawn at a 45 degree
angle from ground level at the top of slope. Height shall be
measured and determined by the Zoning Officer utilizing that
definition set forth at Section 3-101 of this Chapter 24; and
RESPONSE: The proposed building envelop
from the top of bank ayid the height of
exceed the height as defined by the 45
from the top of bank.
is approximately 28 feet
the structure does not
degree angle established
11. A landscape plan is submitted with all development
applications. Such plan shall limit new plantings (including
trees, shrubs flowers, and grasses) outside of the designated
building envelope on the river side to native riparian vegetation;
and
RESPONSE: A tree removal and mitigation plan must be submitted for
review and approval by the Parks Department prior to the issuance
of any building permits. The landscape plan is difficult to read.
The application shall submit a more defined landscape plan when the
tree mitigation plan is submitted for staff review.
12. All exterior lighting is low and downcast with no light(s)
directed toward the river of located down the slope; and
RESPONSE: The applicant's have agreed to comply with this standard
of review.
13. Site sections drawn by a registered architect, landscape
architect, or engineer are to be submitted showing all existing and
proposed site elements, the top of slope, and pertinent elevations
above sea level; and
RESPONSE: This criteria has been completed.
14. There has been accurate identification of wetlands and
riparian zones.
RESPONSE: The. landscape plan was unclear as to this
representation. The riparian zone shall be depicted on the revised
landscape plan to be submitted with the tree removal mitigation
plan.
Conditional Use Review - Pursuant to Section 24-7-304 the criteria
for a conditional use review are as follows:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located;
RESPONSE: The proposed accessory dwelling unit is an attached,
above grade unit. The size is approximately 700 square feet. The
applicant must confirm the square footage as the size cannot exceed
700 square feet of allowable floor area. A f loor area bonus is
available as an incentive to build ADU's above grade. The bonus
is 250 square feet of allowable floor area or 50% of the unit
whichever is less.
The unit must comply with the
requirements of Ordinance 1 and
resident occupied unit for working
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Housing Guidelines and the
shall be deed restricted as a
residents of Pitkin County.
NO
It is unclear from the plans whether the unit can be locked off
from the primary residence. The applicant shall submit floor
plans, at the P&Z meeting, indicating that the unit is a seperate
dwelling unit.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed
for development and surrounding land uses, or enhances the
mixture of complimentary uses and activities in the immediate
vicinity of the parcel proposed for development;
RESPONSE: Several ADU's have been approved for this neighborhood.
Two others are 100% above grade. Because of the 100 year
floodplain, basement construction is prohibited.
The proposed location of the ADU is within the primary residence.
The unit is accessed from a seperate walkway to the side of the
garage. A porch overhang protects the entrance from shedding snow.
C. The location, size, design and.operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties;
RESPONSE: The applicants proposed to provide a parking space for
the accessory dwelling unit. The unit is to the rear of the
residence and reads as part of the residential structure. Because
of the floor area bonus the applicants will add 250 square feet of
floor area -onto the residence. According to the applicant, the
additional floor area is being established within the large garage.
Because basement space cannot be developed, the applicant has
stated that the enlarged garage provides necessary storage and
mechanical areas.
D. There are adequate public facilities and services to serve
the conditional use including but not limited to roads,
potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical
services, drainage systems, and schools;
RESPONSE: No new services are required for the ADU. However, the
Engineering Department recommends that'a storm runoff mitigation
plan be submitted prior to issuance of any building permits.
Adequate storm sewers are lacking in this area.
E. The applicant commits to supply affordable housing to meet
the incremental need for increased employees generated by the
conditional use; and
RESPONSE: The application states that the ADU will be used by
(0
their immediate family as interim housing and will become employee
housing in the future as is intended by the ADU program. In their
referral, the housing office has requested a schedule as to how
long the unit will be used as interim family housing.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Comprehensive Plan
and by all other applicable requirements of this chapter.
RESPONSE: The applicants have intended to comply with the land use
codes as it applies to this development.
RECOMMENDATION: Staff recommends approval of the ADU with the
following conditions:
1. Prior to the issuance of any building permits the applicant
shall:
a. verify the net liveable square footage of the ADU and the
floor area of the ADU;
b. upon approval of the deed restriction by the Housing
Office, record the deed restriction with the Pitkin County
Clerk and Recorder's Office with proof of recordation to the
Planning Department. The deed restriction shall state that
the accessory unit meets the housing guidelines for such
units, meets the definition of Resident Occupied Unit, and if
rented, shall be rented for periods of six months or longer;
c. a schedule as to how long the unit will be used as interim
family housing shall be submitted to the Housing Office
concurrently with the deed restriction for their review;
d. kitchen plans shall be verified by the Housing Office to
ensure compliance with specifications for kitchens in ADUs;
and
e. a storm -run off mitigation plan shall be submitted for
review by the Engineering Department.
2. All material representations made by the applicant in the
application and during public meetings with the Planning and Zoning
Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
3. The applicant shall agree to join any future improvement
districts which may be formed for the purpose of constructing
improvements in the public right-of-way.
4. The ADU shall be clearly identified as a separate dwelling unit
on building permit plans and shall comply with U.B.C. Chapter 35
sound attenuation requirements.
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5. Prior to the issuance of a certificate of occupancy the
Planning Department shall inspect the unit to determine compliance
with the conditions of approval.
Staff recommends approval of the Stream Margin review with the
following conditions:
1. Prior to the issuance of any building permits, building plans,
certified by a registered engineer shall be submitted to the
Engineering Department and shall depict the elevation of the lowest
floor, including basement, which shall be elevated at least two
feet clear between the base flood elevation and the bottom of the
first floor and to include other floodplain development design
details such as resistance to flotation and movement of foundation,
flood proofing of utilities, as provided for in the FEMA Ordinances
No. 62 (Series of 1985) and 32 (Series of 1987) .
2. Prior to the issuance of any building permits, the applicant
shall record a dedicated fisherman's easement from center line to
five feet above the high water line, a copy shall be provided to
the Engineering Department.
3. Prior to the issuance of any building permits, the applicant
shall submit a revised site plan for review by the Planning,
Engineering and Parks staff. The revised site plan shall include:
a. a new building envelope that reduces the envelope on the
river's side by another 5 feet;
b. tree removal mitigation plan and the riparian zone;
C. a more defined landscape.plan; and
4. Prior to the issuance of any building permits, a tree removal
and mitigation plan shall be submitted for review and approval by
the Parks Department. Tree removal permits shall be required for
the removal or relocation of any tree greater than 6" in caliper.
5. Prior to the issuance of any building permits, the applicant
shall submit to the Engineering Department an erosion mitigation
plan and the Zoning Enforcement Officer shall monitor the erosion
controls and their effect during the time of excavation and
construction.
6. No excavation and construction activity or human made
structures may be built or placed outside of this building envelope
without further stream margin review.
7. No site drainage shall enter the river and vegetation outside
of the building envelope shall be undisturbed to prevent erosion.
8. Excavation shall be done using small scale equipment to keep
all the work within the building envelope. Caution tape shall be
N.
w
used to designate the building envelope and will remain until a CO
is issued.
9. Prior to the issuance of any building permits, the applicant
shall submit to the Engineering Department documentation from the
Army Corps of Engineers that they have reviewed this proposal.
10. All exterior lighting shall be low and downcast with no
light(s) directed toward the river or located down the slope.
11. All material representations made by the applicant in. the
application and during public meetings with the Planning and Zoning
Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to approve the conditional use and
stream margin review for Lot 1 & 2 & South 1/2 of Lot 3 Block 1
Oklahoma Flats with the conditions as outlined in the Planning
Office memo dated May 2, 1995."
ATTACHMENTS:
A. Stream Margin Application and Plans
B. Conditional Use Application and Plans
C. Referral Comments
A
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
DATE: May 2, 1995
Re: Aspen Theatre in the Park - Final SPA Development Plan
and Amendment of the 'Rio Grande SPA, GMQS Exemption,
Special Review for Parking (Public Hearing)
Summary: The Planning Office recommends approval of the theatre
group's proposed Final SPA Development Plan with conditions. The
last few years the project received annual approval of a temporary
use permit from Council for its summer tent and operations. In
order to eliminate this yearly process, they are seeking a formal
Amendment and Final SPA Plan approval. The theatre tent will be
erected in mid May and removed in mid September of each year.
Applicant: Aspen Theatre in the Park, represented by Carol
Lowenstern
Location / Zoning: . The subject parcel has an SPA (Specially
Planned Area) overlay and is zoned Public.
Request: The applicant wishes to continue its summer theatre tent
productions as it has in this location since 1986.
Please see the attached application information for the site plan.
Current information was added to the map by staff.
Process: The Planning Commission shall forward a recommendation
to Council for the Final SPA Plan and GMQS Exemption. The
Commission shall make a final determination on the Special Review
for parking.
Background: The 1993 Rio Grande Master Plan approved general
locations for various users of the entire park property. At that
time, the Aspen Theatre in the Park did not propose specific
development, but acknowledged within the Master Plan that they
would be making changes in the near future.
Staff finds.that the Theatre's proposal is consistent with the.Rio
Grande Master Plan. Therefore, we recommend that the SPA approval
process for this project be a consolidated two-step review pursuant
to Section 24-7-804.A.
Referral Comments: Complete referral memos are attached as Exhibit
"A". Summaries are as follows:
1
Housing Authority: The applicant seeks exemption for housing
mitigation because of its non-profit status and lack of expansion.
- The Housing Office does not recommend housing mitigation
requirements for this proposal.
Parks: There has been an on -going concern about parking associated
with the Theatre. The application states that three spaces are
available for handicap parking and service and delivery use. It
appears that on a regular basis, persons associated with the
theatre use this parking area for non -service related activities.
This traffic is a conflict with the trail which crosses in front
of the tent area. Also, the dumpster.should be moved next to the
snow melt to reduce access conflicts.
The area north of the tent platform is currently messy with old
props, kitchen appliances, construction debris, etc. This is a
real problem for an area which is a public open space and park.
A privacy fence could be proposed as a separate SPA amendment if
these items must be stored on the site. However, it is much
preferred that off -site storage is found in the off season. Prompt
clean-up of the site after the summer season is a problem.
Planning Staff Comments: Because it is finalizing the Theatre's
operations, this proposal is considered a Final SPA review via a
consolidated two step process. Final SPA reviews are accomplished
by a public hearing at the Planning and Zoning Commission for their
recommendation to City Council.
SPA REVIEW STANDARDS: 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: Staff believes that this project is compatible with the
Rio Grande Park uses and particularly the Art Park theme. The tent
is actually a landmark for this area during the summer season.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response: Public facilities and roads are adequate in the vicinity
for service and handicap access. However, this area is
specifically not for patron use or general employee convenience
parking. As mentioned in the Parks referral, this parking should
be scrutinized so that it is not abused by non -essential service
use.
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.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 tent and accessory uses.
4. Whether the proposed developmentcreatively employs land
planning techniques to preserve significant view planes, avoid
adverse environmental impacts and provide open space, trails
and similar amenities for the users of the project and the
public at large.
Response: The messy storage problem has been discussed above. The
Theatre staff need to determine how to resolve the problem. Off -
site storage is preferred and recommended for the -nine month off
season. Limited use of the parking near the tent is also critical
to better preserve the open space feel of the park.
5. Whether the proposed development is in compliance with the
Aspen Area Community Plan.
Response: The Aspen Area Community Plan does not make specific
recommendations regarding this project. The Plan does emphasize
pedestrian access and preservation of trails, as well as
centralized recycling on the Rio Grande site. The proposal for a
non -permanent tent structure is in accordance with the AACP policy
to "Preserve key open space parcels which help to establish the
character of the Aspen Area."
The Rio Grande Master Plan calls the Theater in the Park "a key
component of the Art Theme", and discusses the virtues of the
temporary nature of the tent vs. a permanent structure.
6. Whether the proposed development will require the expenditure
of excessive public funds to provide public facilities for the
parcel, or the surrounding neighborhood.
Response: No public expenditures are anticipated for this project
other than the City Parks Department's continued maintenance -of the
trails throughout the Rio Grande park. The Parks Department does
have a question about irrigation and turf care in the tent
vicinity.
7. Whether proposed development 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
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development.
Response: GMQS exemption is sought for this application. Staff
supports the exemption because of the Theatre's long-term existence
in the community. Previous exemptions granted for "essential
public facilities" include the non-profit users of the Aspen
Meadows.
SPECIAL REVIEW FOR PARKING IN THE PUBLIC ZONE:
Pursuant to Section 24-7-404, parking in the Public zone shall be
approved by special review, only if the following conditions are
met:
1. In zone districts where the off street parking requirements
are subject to establishment or reduction by special review,
the applicant shall demonstrate that the parking needs of the
residents, guests and employees of the project have been met,
taking into account potential uses of the parcel, its
proximity to mass transit routes and the downtown area, and
any special services, such as vans, provided for residents,
guests and employees.
Response: As discussed above, it appears that Theatre staff abuse
the limited parking at the tent reserved for handicap and
delivery/service parking. Unless materials are specifically being
delivered, or tradesmen are accessing the site with service trucks,
this area should not contain vehicles. Continued problems with
parking will require staff to notify the applicant to come back to
the Commission and Council for a show cause hearing on the
violation.
GMQS EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES: Section 24-8-
104.0 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 Theatre in the Park has been a contributing cultural amenity
in Aspen and the Art Park area for many years, Planning and Housing
staff recommend approval of the exemption and waiver of mitigation
for the Theatre project. Most of the personnel associated with the
Theatre are seasonal, visiting staff or local part-timers. The
Theatre provides housing subsidies for several persons. Please
refer to Exhibit "B".
Recommendation: The Planning Office recommends approval of the
SPA amendment, Special Review for Parking, and GMQS Exemption for
an Essential Public Facility for the Theatre in the Park with the
following conditions:
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a
1. The parking area designated for handicap access and service
delivery shall not be used for employee parking, patron
parking, or any other use specifically not allowed by the SPA
approval. Failure to comply with this requirement will
require the applicant to be notified to appear before the
Planning and Zoning Commission for a show cause hearing.
2. Prompt clean-up of the site after each summer season is
required. No storage of materials is allowed on the site in
the off season except for the tent structure, under protective
cover.
3. The tent will be erected in mid May and removed in mid
September of each year.
4. 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.
5. The amended Rio Grande 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.
Attachments:
Project Application Booklet
"A" Complete Referral Comment Memos
"B" Employee Information
W
a
ASPEN THEATRE IN THE PARK
P.O. BOX 8677
ASPEN CO 81612
(303) 925-9313
Carol Lowenstern, Producing Director 925-9565
Michael Fuller, President, Board of Trustees 925-3021
TO: Kim Johnson, City of Aspen Planning Department
From: Aspen Theatre in the Park
Aspen Theatre in the Park is requesting a Permanent use permit for the theatre
tent on the Rio Grande Parcel which includes the Art Park. The theatre has
operated in the same location since the summer of 1986 and is in large part
reasonable for the reclamation of the area. The first summer a group of theatre
volunteers undertook a cleaning and planting project which resulted in the Art
Park. The theatre tent is consistent with the Master Plan for the Rio Grande
parcel. The theatre has operated in the same location for the past 8 summers
with minimal, if any, impacts and has been compatible with the surrounding
neighborhood.
Theatre in the Park will erect the same white tent as last summer. The erecting of
the tent would commence May 15 and the dismantling will be September 15-20.
The tent has interior structural supports of aluminum. A platform was built to
provide for seating and the stage which was stored on site for the winter. A
platform to house the lighting equipment as well as partitions will be constructed
inside the tent. A propane heating system will also be in use. The shed for the
portable restore facilities remain.
The attached site plan shows the location of the theatre tent which is
approximately in the center for the park below the parking facility. The location
of the tent is such that it is accessible by public transportation, pedestrian/bicycle
traffic and by automobile with adequate parking at the city parking garage.
There will not be parking available next to the theatre, but we do request at least
3 spaces be available for delivery vehicles necessary for nightly operation of the
theatre and to provide for handicapped parking.
Theatre in the Park, together with the Aspen Art Museum located across the
river, the Art Park, the walking trails and the tranquillity of the residential area
along with the activities of the other facilities has brought a revitalization to the
long .neglected Rio Grande parcel. The Rio Grande Park has become an activity
center combining the arts and outdoor activities while connecting the town with
the river.
101
The tent will be erected after May 15, depending on the weather conditions, with
a crew of approximately 2 to 6 people and will be dismantled after September 6
with the same crew. During the operation of the theater there is a set crew of 2-5
people per day with a maximum of 15 during rehearsals. The performances are
scheduled for 6:30 p.m.- 9:00 p.m. on Wednesday and Thursday and 8:00 p.m.-
10:30 p.m. on Friday and Saturday. Rehearsal hours will range from
approximately 6-10:30 p.m. six nights a per week, except for the two "tech
nights" when use of the tent may go until midnight. The tent seats 100 people.
During the set-up, dismantling and operation of the theatre there is minimal
traffic impacts consisting of 3-4.vehicles moving equipment and sets.
`7
'EN THEATER IN THE PARK
)POSED DEVELOPMENT
JEME
.E 1"=30'-0" APRIL 23, 1993.
:R FULLER ARCMECTS
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MEMORANDUM
TO: Kim Johnson, Planning Office
THRU: George Robinson, Parks Director
FROM: Rebecca Baker, Park Department
DATE: April 26, 1995
RE: Aspen Theater in the Park Final SPA
We have reviewed their application and although it provided only a minimal amount of information
regarding SPA criteria, we do have a few concerns that have occurred in the area over the past few
summers. The amount of trash, debris and what appears to be unnecessary props that are stored
on the north side of the tent between the berm and the tent is unacceptable. A privacy fence should
be installed on the north side of the tent (between the berm and storage area) and enclosed on the
east and west sides of the fence to eliminate the unsightly debris that exists in this area. Any
materials, props, etc. need to be stored in this area in an orderly and timely manner. This area
should be cleaned up and better organized on a continual basis and stated as a condition of
approval.
Additionally, their original approvals allowed handicap parking, service vehicle access and spring
and fall set and tear down support access. However, there has been some abuse of this area by
some of the theater people with what appears to be extended parking during the day or non -service
delivery trips to the tent. This should be monitored by the theater directors to ensure this privilege
is not abused. The three parking spaces and dumpster needs to be located near the snow melter
area to eliminate unnecessary traffic across trail and park area.
The map enclosed is actually outdated due to the improvements in this area and could be confusing.
For example:
1) The new swale for drainage to the river has been completed.
2) The new portable toilet housing, electrical panel housing and storage area have been
installed and is not shown as it exists now. Are they proposing to improve these
facilities? If so, we need more detailed plans.
3) A new street lamp is shown on the map. Are they proposing to pay for it? Who
will be responsible for the cost of removal of the existing power pole and under -
grounding of electrical lines?
Any improvements or changes that will affect the park needs to be coordinated with the Parks
Department.
No maintenance issues of this area have been addressed, i.e., irrigation, turf, etc.
The trail location around the existing berm is not correct. Are they proposing changing this? If so,
we need more details.
9
APR 27 '95 09:07AV1 ASPEN HOUSING OFC
P. 1
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TO: Kim Johnson. Planning; ADf f ice
FROM: Cindy Christensen, Housing Office
DATE: April 27, 1995
RE-. Theater in the Park Fimal SPA Review
ISSUE: Theater in the Park is asking for a Final SPA Review to
maintain their tent on a yearly; basis for theater productions.
BAMOR .4 Theater in the Park has been doing productions for
over 13 years. They have been located by the Rio Grande since the
summer of 1976. The Theater in the Park would be classified as an
essential public facilities. Pursuant to Section 8-104r Cj, be
(ii) !
A development applicant shall demonstrate that the impacts of the essential public facility
will be mitigated, including those associat9d with the generation of additional employees,
the demand for parking, road and trandit services, and the need for basic services
including but not limited to water supply, sewage treatment, drainage control, fire and
policy protection, and solid waste disposal., It shall be demonstrated that the proposed
development has a negligible adverse impact on the city's air, water, land and energy
resources, and is visually compatible with surrounding areas.
BACONMMMM: Staff recommends approval based on Section 8-104,,
C, b, (iii) , which states:
Notwithstanding the criteria as W forth In paragraphs (i) and (ii) above, the city council
may determine upon application that deVelopment associated with a nonprofit entity
qualifies as an essential public facility and may exempt such development from the GMQS
and from some or all such mitigation requimments as it deems appropriate and warranted.
Because Theater in the Park has been in existence for 13 years and
maintains only two full-time employees, staff recommends a waiver
for employee Tnitigation.
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*Jamos Elc linen/Director 500, Q�1. Ihl .
*Erik Jouch/Prod. Mgr � ��5t�lrr� ��+�� 14'
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*Edward KayefUght. pros. l1rnv
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*Lim Moran/Set sign Donated $
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Til�+�tt�a a +an/Prop tAl aster S400- $1900. ; v,V`
Linda 1_IddellICOSt+ume Designer local
*N1irandca gallw/SoundOp local �501'uvk �?13t�'��`
Wheaton Augur/Production Amt. local
Chrisla Cott -Reid $500lrno sIW/wk Ov
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cork t uk ld 5Q lrno $25Ufwi(
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Deputy Director
RE: City of Aspen Parks and Golf Maintenance Facility
Expansion - Conceptual PUD Review
DATE: May 2, 1995
SUMMARY: The Parks and Golf Departments have proposed an expansion
to the existing maintenance/storage facility and an expansion to
their offices.
The property is zoned Park with a PUD overlay. Because of the
extensive nature of the proposal this is a substantial amendment
to the existing PUD development plan.
Please refer to the attached application for further review,
Exhibit A.
APPLICANT: City of Aspen Parks Department
LOCATION: 585 Cemetery. Lane, eastern edge of the Aspen Golf course
at the intersection of Cemetery lane and.Highway 82.
ZONING: Park with PUD (Planned Unit Development) overlay
APPLICANT'S REQUEST: The applicants request to expand the current
maintenance/storage facility and expand the office space.
REFERRAL COMMENTS: Please see attached referral comments, Exhibit
B. In addition, staff has received written input from interested
citizens, which is also attached as Exhibit B.
PROCESS: PUD review is either substantial or insubstantial..
Although a substantial amendment to an existing PUD development
plan is typically a two step review process, the applicants have
requested a four step review because of the significant change to
the existing conditions. P&Z then Council will review the proposal
at a conceptual level (steps 1 & 2) . Then the P&Z and Council will
review a final development proposal (steps 3 & 4). Public hearings.
occur at steps two & three.
GMQS Exemption xeview is required for the expansion of an essential
public facillity. This review will occur at steps three and four.
Conditional use review is required for a park maintenance building
in the Park zone district. This is a P&Z public hearing at step
three.
STAFF COMMENTS:
A. Project Description - The Department is proposing to construct
an additional 9,000 square feet of storage space at the maintenance
facility site to house approximately 115 pieces of equipment and
other miscellaneous items. In addition, the development plan
proposes approximately 1,000 square feet of additional office
space.
The design of the new maintenance building is "L" shaped with a
shed roof and will be constructed on the interior of the berm by
the 15th Tee. The maximum height of the building will not exceed
18 feet. The berm may be moved 20-30 ft. and the Ladies Tee
relocated resulting in a better design of the Tee. The relocated
berm will be revegetated.
According to the application, the building will have simple garage
bay doors on the interior of the yard. The portion of the building
facing the golf course will be approximately 230 ft long. The
east/west axis of the building, facing Red Butte, will be
approximately 150 ft. in length. The depth of the building is
proposed to be 30-45 ft. A gate will be located at the entrance
to the golf course at the service road. The small storage shed
next to the office will be demolished as part of this
redevelopment.
The office proposal will expand the existing office to the north
connecting with the new storage building. The expansion will
provide additional office space, file storage, a small conference
room and ADA bathroom. Existing conditions find 3 supervisors
sharing 85 sq. ft., 2-3 golf employees in 70 sq. ft., and 4 other
employees sharing 90 sq. ft. The map filing area is in the
bathroom as well as employee amenities such as a refrigerator,
coffee machine etc. Filing cabinets are scattered throughout the
office.
The Department has considered several design iterations during the
development of this proposal over the last two years. The proposal
that has been submitted for review is the design that works best
for the Department for several reasons:
* it further defines and contains the maintenance area;
* it can be will concealed by landscaping;
* it presents a more aesthetic appearance to the golfers and
the Highway;
* it uses the existing berm;
* it provides better security with a gate at the service road
and is setback from Cemetery Lane;
* it provides easy access to the bays for deliveries and
turning radius';
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* the one story design enables
equipment and supplies; and
* no removal of existing
redevelopment.
easy access to stored
vegetation is required for
The Parks Department will have for review at the meeting other
design proposals that were considered.
A new entrance was proposed further down Cemetery Lane to eliminate
the crossing of the bike path and the dangerously close proximity
to the Hgh. 82/Cemetery Lane intersection. The proposal has been
withdrawn as a priority due to neighbors concerns. However, the
Engineering Department has suggested that the new entrance be
relocated further down Cemetery Lane (beyond the Parks proposed
entrance) for safety reasons. Staff `believes that this is a
threshold issue that should be discussed at this conceptual review.
Employee housing is not proposed on site as the Department believes
that no new employees will be added with the expansion. Staff also
believes that this is a threshold issue to be considered at
conceptual review.
B. Site Description - The specific location of the -Parks and Golf
facilities is approximately 8 acres of the 182 acres of the Golf
Course Subdivision.
Currently, a 4,160 sq. ft. maintenance/storage building, a 520 sq.
ft. office building, a 375 sq. ft. pump house, and a 450 sq. ft.
storage shed are all located on the site.
The office/maintenance area is bordered on the north by a single
family residence, Cemetery Lane and a bike/pedestrian trail to the
east, Highway 82 and a bike/pedestrian trail to the south, and the
municipal golf course to the west.
Two RFTA bus stops are within close proximity of the area, one on
Cemetery Lane and the other on Highway 82. The entrance to the
facility is off, of Cemetery Lane approximately 50 feet from the
Hgh. 82 and Cemetery Lane intersection. Approximately 16 parking
spaces are provided for employees and 4-6 spaces for the general
public.
Three irrigation ponds and ditches are on site, several berms
surround the property, and bike trails border the site on Hgh. 82
and Cemetery Lane.
Thick vegetation buffers the site from Cemetery Lane and the berms
are landscaped.
C. Background - The golf course was purchased in 1971. The
purchase included the golf course, Plumtree ballfield, Happy Hearth
Inn/Red Roof Inn (now Truscott Housing) , Tot Lot Park, Maroon Creek
3
Park, Bugsy Barnard Park and the Parks and Golf offices and
maintenances area.
The maintenance and office facilities have occurred on the site
since 1976 when the operations moved to the site from the Water
Plant.
In 1985 a formal PUD plat was recorded. In 1986, the Parks
Department proposed a 9,000 sq. ft. addition to the maintenance
facility but withdrew the application due to opposition by the
neighbors and a critical P&Z review. Direction was provided to the
Department to accurately access the physical plant needs and study
other potential sites. The results of the study indicated that the
existing site is the best solution. A detailed list of employees
and equipment used by the Department is -included as Exhibit 7 in
the attached application. In addition, a list of the Department's
recreational responsibilities is attached, Exhibit C.
In 1990, a substantial PUD review and approval was granted for
additional storage space of 2,160 sq. ft. That addition provides
storage for equipment repair/maintenance, agricultural and chemical
storage, a wood shop and dry storage area/employee locker room.
The City Shop Master Plan that was conducted in 1992 evaluated all
the storage needs of the municipality. The study was conducted to
primarily assess the ability of the expanded city shop to meet
storage/maintenance needs of the City. The study indicated that
only Streets Department requirements could be accommodated at the
new shop. The study also demonstrated that the Parks Department
needed approximately 7,000 sq. ft. of heated storage and 2,000 sq.
ft. of covered storage. In addition, 1,000 sq. ft. of additional
office space was required.
The Parks Department has held several neighborhood meetings to
review expansion proposals. The Department has presented the
proposal to the City's Blue Ribbon Committee (BRC) to request
funding for the proposal. The BRC approved the funding. The Golf
Committee has also reviewed and supports the expansion proposal.
PUD REVIEW:
I. Pursuant to Section 24-7-903.B.1, the General Requirements for
PUD plan review are as follows:
1. (a) The proposed development shall be consistent with the
Aspon Area Community Plan.
RESPONSE: The Philosophy statement of the Open Space/Recreation
and Environment Action Plan states that "our community's active and
passive recreational needs must be constantly reassessed and
4
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addressed in order to maintain one of the most valued features of
the Aspen area."
The recently adopted Parks, Recreation and Open space master plan
addresses the maintenance facility need in the implementation
section of the Plan: "The City of Aspen needs an indoor facility
to store and repair park maintenance equipment and machinery. The
maintenance facility should consist of a building adequate for
maintaining tucks and machinery, storage space, indoor parking
space, restrooms and an office space."
The proposed expansion of the Parks maintenance facility and office
space is consistent with the need of the program as identified in
the Master Plan and will enhance the Department's ability to
"maintain one of the most valued features of the Aspen area."
(b) The proposed development shall be consistent with the
character of existing land uses in the area.
RESPONSE: Visual impacts of the expansion are intended to be
minimal. The applicants will utilize existing berms to shield the
new buildings and will upgrade the surrounding landscape to reduce
visual impact.
The Parks Department has designed an expansion that has evolved
through neighborhood input and comments received at the PPRG
meeting (only one PPRG member was present but surrounding residents
were also present). As noted above, the applicants have several
renditions of the proposed expansion. Those alternatives will be
presented at the meeting.
The use of the 8 acres will not change with the expansion. In
addition, the expansion will. house existing equipment and
personnel.
(c) The proposed development shall not adversely affect the
future development of surrounding areas.
RESPONSE:. The proposed expansion is totally within the land area
that is currently used by the Parks and Golf Department. The
ability to store equipment inside will enhance the appearance of
the equipment yard. The only adjacent residence is a single family
home to the south and is buffered from the yard by landscaped
berms. A significant portion of the berms have been landscaped by
that neighbor.
(d) Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by the
applicant. J
RESPONSE: A GMQS Exemption review for an essential public facility
shall be reviewed by the Commission and Council at final review,
0
steps 3 & 4. A GMQS Exemption does not negate employee mitigation
requirements. However, an applicant may request a waiver which
Council could grant.
Although, the Housing Office recommends a mitigation for the 1,000
square foot office expansion, the applicant has not proposed
employee mitigation stating that the office expansion is to house
current employees that are located in cramped office space.
II. Section 24-7-903.B.2 addresses density standards for PUD
review.
a. General. The maximum density shall be no greater than
that permitted in the underlying zone district.
RESPONSE: The density will not be increased with the proposed
expansion.
III. Section 24-7-903.B.3 states that land uses shall be those of
the underlying zone district.
RESPONSE: A parks and golf maintenance facility is a conditional
use in the Park zone district. Conditional use review will be
conducted by the P&Z at step 3 of the application. However, if the
P&Z expresses a strong dissatisfaction to the expanded use or the
current use of this location, it is a conceptual issue that should
be discussed at this meeting before final review.
IV. Section 24-7-903.B.4 addresses dimensional requirements. The
dimensional requirement shall be those of the underlying zone
district, provided that variations may be permitted in the
following:
minimum distance between buildings, maximum height, minimum
front yard, minimum rear yard, minimum side yard, minimum lot
width, minimum lot area, trash access area, internal floor
area ratio, and minimum percent open space.
RESPONSE: The adopted Golf Course PUD plan did not specify bulk
and area requirements for the site. The proposed maximum height
of the building is 18 feet and the additional storage area is 9,000
sq. ft. and 1,000 sq. ft. for the office. The total floor area on
the 8 acre site is 15,130 sq. ft. with a floor area ratio of .04.
The existing storage building is setback from Cemetery Lane by
approximately 80 feet. The new building will be approximately 250
feet from Cemetery Lane. From the property of the adjacent
residence the existing building is setback approximately 90 feet
and the end of the new building will be approximately 150 feet away
from the neighbors property line.
0
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The adjacent neighborhood is zoned R-15. The required front yard
setback is 25 feet and the side yard setback is 10 feet (there is
no open space requirement in the R-15).. The Parks maintenance and
office use well exceeds the dimensional requirements of the
adjacent R-15 zone district.
V. Section 24-7-903.B.5 addresses the amount of parking provided
on the site. Parking may be -varied through the PUD review process
taking into consideration the type of use, parking needs, time
periods of use, availability of public transit and other
transportation facilities and the proximity of the development to
the commercial core or public recreational facilities.
RESPONSE: There are 16 parking spaces for employees and 4-6 spaces
for the general public. The application states that the proposed
development will not require additional parking. The expansion is
not intended to increase the number of employees but to provide for
existing equipment and better offices for existing personnel.
The site is located adjacent to two RFTA bus routes. One of the
primary bike/pedestrian routes in the City passes through the
property. The City provides free RFTA bus passes for employees.
The Engineering Department accurately pointed out that a employee
bike fleet and sufficient bike storage area is not provided or
discussed in the application/site plans.
VI. Section 24-7-903.B.6 states that open space shall comply with
the underlying zoning or may be varied by the PUD review.
Response: There is not a specific open space requirement in the
Park zone. All proposed development will occur in existing
maintenance yard and outdoor storage area. No existing open space
will be disturbed as part of this redevelopment.
THRESHOLD ISSUES - There are several issues that staff believes
should be discussed at this conceptual level before the proposal
continues to Council.
1. As part of the design process, the Parks Department and their
architect, Glenn Rappaport, prepared several design alternatives.
These alternatives were discussed at neighborhood meetings and the.
PPRG meeting.
The submitted application provides, in the Department's opinion,
the best design for their purposes. However, the Commission may
elect to review th& other proposals. In addition, the adjacent
neighbor, Bill Sharp, has included an alternative in his attached
letter, Referral Comments Exhibit B.
7
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2. Originally, the applicants proposed to relocate the entrance
to the Departments facilities. The relocated entrance was further
down Cemetery Lane. There was substantial neighborhood opposition
to moving the entrance closer to the adjacent residence. The
applicants would like to restudy the relocated entrance.
Staff is interested whether the P&Z finds enough merit in the
relocated entrance to continue the discussion at this point.
3. A GMQS Exemption for essential public facilities does not
negate the requirement to provide employee housing. The applicants
are not proposing housing mitigation with the additional office
square footage. Although a GMQS Exemption will be reviewed at
steps 3 & 4, staff would like to have an initial discussion with
the applicant in order to provide ample -time and opportunity for
the applicant to explore housing if necessary.
4. A conditional use review is required for a park maintenance
facility in the Park zone district. The conditional use review
will occur at step 3. If the P&Z is inclined to raise a red flag
with regard to this use in this location and the proposed expansion
this conceptual review is the appropriate time.
RECOMMENDATION: Staff recommends conceptual PUD approval for the
Parks Department maintenance and office expansion with the
following conditions:
1. A final architectural plan with elevations of all proposed
buildings including identification of building materials shall be
included in the submitted final PUD application.
2. A detailed lighting plan and landscape plan shall be included
in the final PUD application.
3. A housing mitigation plan shall be provided to mitigate 1.8
employees in the submitted final PUD application.
4. A storm drainage plan shall be included in the submitted final
PUD application.
5. A conceptual sidewalk/curb/gutter and paving plan shall be
developed with the Engineering Department and submitted for review
during final PUD review.
6. A revised site plan shall be included in the final PUD
application and shall include:
a. trash/recycle area and bike storage/racks;
b. on -site parking spaces; and
c. relocated 15th Tee and berm near the Tee.
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0
7. Oil and sand separators shall be installed where vehicles are
serviced and stored. All chemical/fertilizer storage must be
designed to prevent leakage into the public sewer system.
8. The four inch sewer service line shall be replaced.
9. The project shall install an approved automatic sprinkler
system.
10. All material representations made by the applicant in the
application and during public meetings with the Planning and zoning
Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to recommend -to Council conceptual PUD
approval of the Parks and Golf maintenance and office expansion
with the conditions -14n4p4, in Planning Office memo date May 2;
1995 . " l
EXHIBITS
A. Application
B'. Referral Comments
C. Department Recreational Responsibilities
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W 0 oils
AM110
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Check Roth,. Engineering Department e`fl>
Date: April 14, 1995
Re: City of Aspen Parks & Golf Maintenance Facility PUD Substantial Amendment,
Conceptual Development Plan, GMQS Exemption & Conditional Use Review
(585 Cemetery Lane, a portion of Lot 1, Aspen Golf Course Subdivision)
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. PUD Plat Amendment - When the review process is complete, prior to issuance of any
building permits, a PUD plat amendment must be provided for filing. The plat must include at least
an existing conditions map, proposed site plan and proposed landscaping plan. Two sets of mylars
will be required.
2. Site Drainage - The application is not thorough concerning site drainage. If the project is
approved, storm runoff drainage design must be included on the building permit drawings. The
plan must provide for no more than historic flows to leave the site as required by Section 24-7-
1004.C.4.f in the City Code. There appears to be sufficient area that percolation into landscaped
spaces of flows from newly constructed impermeable surfaces may suffice.
3. Sidewalk, Curb and Gutter - There are several possibilities for sidewalk and or trail
improvements. Construction of sidewalk, curb and gutter is required by City Code (Sec. 19-98) for
new construction. Sidewalk needs in the area are identified by the "Pedestrian Walkway and
Bikeway System" Plan (the "Ped Plan") for Cemetery Lane and Highway 82.
a. The applicant should be required to construct a short pedestrian interconnect between the
existing trail and the RFTA bus stop and shelter on Highway 82. There is an existing
"beaten path" for the twenty or so feet between the trail and the bus stop.
b. Cemetery Lane is a location that has been identified by the "Ped Plan" as a "primary
(commuter)" pedestrian route. It has not been identified actively by the Neighborhood
Advisory Committee as needing sidewalks immediately. Several opportunities for obtaining
1
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sidewalk segments have been bypassed and agreements to construct have been accepted in
lieu. The Engineering Department recommends that sidewalk construction on Cemetery
Lane commence with this application and that the applicant be required to construct
sidewalk along Cemetery Lane and around the corner on Highway 82 to the bus stop with
curb and gutter at the corner.
The Cemetery Lane right-of-way width is substandard. The width is 60". City Code
requires a 100' width for an arterial. There is no five or ten year plan for Cemetery Lane
improvements. Judging from the current community guidelines, it is difficult to imagine
forming an improvement district, condemning and acquiring right-of-way, and providing 2-
12' travel lanes, 2-6' bike lanes, 2-8' parking lanes, a 5' buffer on each side and a 5'
sidewalk on each side for a total of 72 feet. It appears that the community will go with what
it has now, a 60' wide right-of-way. This suggests no on -street parking or parking on one
side only with a slightly reduced buffer space between the curb and the sidewalk. In any
case of staying with the 60' wide ROW, the sidewalk would be adjacent to the existing
property lines.
4. Mass Transit - It may be appropriate to require that the applicant pave the "shoulder" adjacent
to their property used by the RFTA buses for entry and exit to the bus shelter, and install curb and
gutter along that paved edge.
5. Access & Driveways - The proposed access is too close to both a curve and a number of trees to
provide safe sight distance to the north. We recommend relocating the new access to the north
property boundary. This is adjacent to the Sharp property. The applicant should work with that
property owner to explore the option.
6. Utilities - Any new surface utility needs for pedestals or other equipment must be installed on
an easement provided by the applicant and not in the public right-of-way.
7. Trash & Utility Area - The final development plans must indicate the trash storage area, which
may not be in the public right-of-way. All trash storage areas should be indicated as trash and
recycle areas. Any trash and recycle areas that include utility meters or other utility equipment
must provide that the utility equipment not be blocked by trash and recycle containers.
8. Parking - The parking space requirements have not been well defined. However there appears
to be sufficient parking for the needs. The final plat must indicate, number, label and dimension the
parking spaces. The plat should also contain the statement of the number of employees at the site
and the number of parking spaces intended for employee versus guest use. If conditions change in
the future, additional parking may be required.
10. Street Lights - With other land use applications, we have required that cobra. head lights on
utility poles be replaced with standard antique street lights. The last antique light leaving town is a
twin globe light at the west end of the Castle Creek Bridge. There are two cobra head lights at the
intersection of Cemetery Lane and Highway 82. Perhaps those lights should be upgraded with this
2
development. Or, with the impending entrance to Aspen discussions, perhaps these street lights
should be postponed and an agreement to install in the future provided. There is one street light
across Cemetery Lane from the project and no other lights for quite some distance down Cemetery
Lane. There is no formal street light plan for Cemetery Lane. The plan that was created by the
1988 street light project was lights at corners and mid -block. The need for new street lights along
Cemetery Lane should be discussed.
11. Bicycles - Employee and visitor use of bicycles was not discussed. The applicant should
probably be required to provide bicycles for employee use a d hike racks for employee and visitor
use.
12. Other Conditions of Approval -
a. No tracking of mud onto City streets shall be permitted during construction.
b. The applicant shall agree to join any improvement districts formed for the purpose of
constructing improvements in adjacent and neighborhood public rights -of -way.
c. For the applicant's protection, as well as any possible grantees, the final plat should state
that all easements of record as indicated on Title Policy No. , dated ,
have been shown on the survey.
13. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -.way adjacent to private property, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5088) for design considerations of
development within public rights -of -way, parks department (920-5120) for
vegetation species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from city streets department (920-5130).
cc: Cris Caruso
George Robinson
Black Shack Studio
M95.92
3
TLei I I L�It
To: Leslie Lamont, Planner
CC:
From: Ed Van Walraven, Fire Marshal
Date: April 3, 1995
Subject: City Of Aspen Parks and Golf Maint. Facility
Leslie,
This project shall have an approved automatic sprinkler system
installed. This system shall be in accordance with NFPA 13.
Provisions shall also be made for the storage of all hazardous materials.
ou have any questions please contact me.
�- Ed
13
,peI2 G012Sofio(aleof 6d121fd11o12 Z)IsIZ-iCl
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Sy Kelly - Chairman
Albert Bishop • Treas.
Louis Popish • Secy.
'.Pr1I 4,
Leslie Lamont
Planning Office
130 S. -Glalena
Aspen. CO 81611
FAX #(303) 925-2537
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
Re: City of Aspen Parks ex Golf Facilityl PUD
0 a I r,
P ear Leslie:
The District currently has sufficient line and treatment capacity
to serve this development. Service is contingent upon compliance
with District Rules and Regulations which are on file at the
District office.
We will require the installation of oil and sand separators, in
the enclosed areas where vehicles are maintained and stored. We
would also require that the agricultural/' chemical storage areas
be designed so that tertili.zers and other chemicals could not be
accidentally introduced into the public sewer system.
Preliminary engineering to improve the on site sewer system was
completed in 1993. The current four inch- diameter on site
collection s,),,stem is inadequate and should be replaced with an
eight inch diameter line. By doing so, the main line serving the
various buildings on site, could be dedicated to the District for
future maintenance. The existing four -inch system is shallow and
routinely freezes up in the winter months.
Please call -if you have any questions.
Sincere! y,
Bruce iIatherly
District 11anager
EPA Awards of Excellence
1976 - 1986 - 1990
Regional and National
IQ_
s 1 TV-
E
MEMORANDUM
NAR 2 0 1995
• ry ,
TO: STAN CLAUSON, COMMUNITY DEVELOPMENT DIRECTOR
FROM: PHIL OVEREYNDER, WATER DIRECTOR
5w&-
DATE: MARCH 20, 1995
SUBJECT: WATER SERVICE FOR EXPANDED PARKS AND GOLF COURSE
MAINTENANCE BUILDING
The City of Aspen presently provides water service to the subject property. An expansion of
the building to include toilet, work sink, and lavatory is consistent with our service plans for the
area. The Aspen Water Department has adequate facilities to serve the proposed expansion and
will provide service subject to compliance with current water system standards.
A water utility connection permit will be required to provide for the expansion of water use as
proposed. Our review of the building plans and issuance of permits will be necessary to ensure
compliance with City of Aspen Standards.
cc: Rebecca Baker, Parks
David Bellack, Assistant City Attorney
PO: rl
/phi12/mteeb1dg.ws
I�
APR 20 ' 95 01: 0 7 PM ASPEN HOUSING OFC P.1
I%Anr,, 0 .� ,
TO: Leslie: Y,amont, Planning Office
FROM.,, Cindy Christensea7, Housing Oft'ice
DATE: April 20, 1995
RE: City of Aspen Parks & Oolf Maiiatenance Facility PUD
Substantial Amendment, Conceptri-lal Development Flan, GMQS
Exemption and Conditional USe Review
Parcel ID No. 2735-111 -09-00"
=SSS The City of Aspen Parks Department is proposing to
construct 91000 additional square feet~ of atorage space to the
current City of Aspen larks and Golf Maintenance site, Office �aceand
approximately 1,000 square feet of additional
B KgF a The City of Aspen Parrs Department is classified as an
essential public facility and pursuant to section 8-104, C, b,
A development applicant shall demonstrate that the impacts of the essential public facility
will be mitigated, including these associated with+ the generation of additional employees,
the demand for parking, rand and transit services, and the need for basic service
inoluding but not limited to water supply, sewage treatment, drainage contrb), fire and
policy protection, and solid waSW disposal: it shall be demonstrated that the proposed
development has a negligible adverse impact on the city's air, water, land and energy
resourues, and is visujally compatible with surrounding areas.
C TIO : Even though this is classified as an essential
public faCilityf according to section a-104, Cr b, (ii.)r the City
still has to mitigate for houei.ng. The bulk
9�of a hspaced additional
develOPMGnt Of , OOO square feet. is strictly g
not count in mitigation for employees. The 1,000 square feet for
additional office space has to be mitigated and is calculated as
follows:
office (0) : 3.00 emgl0yees/1, 000 square feet
3.00 + 11000 X 1,000 square feet:. X 60t = 1.8 FTE' B
Therefore, a total of 1.8 employees need to be mitigated.
The Housing Board ham established PriO77ities in the Affordable
Housing Guidelines regarding mitigating affordable housing impacts
The priorities are as f0l1Qws:
7.. tin --site boiis'ing
2. Off -site nousing, including buydown concept
3. Casb-in-lieu/land-in-lieu.
n
April 27, 1995
Leslie Lamont
Aspen & Pitkin Regional
Planning & Zoning Dept.
130 S. Galena St.
Aspen, CO 81611
Dear Leslie,
�J
r0:�A
J
�VZaf.
APR 2 71995
In regards to the city of Aspen's parks and golf maintenance facility conceptual development
plan, we believe we have an alternative plan that would have less impact and be more efficient.
Please refer to attached for location of proposed.
The reasons we find our plan to be better are as follows:
1. In the proposed location, the storage building will be somewhat hidden and less of an eyesore.
The existing ponds and trees will help to hide it.
2. With the already existing drive/entrance there will be ABSOLUTELY NO NEED TO BUILD
A BRIDGE across the east pond (hence less work, less money, no defacing of the pond, etc.)
3. For residents, the noise level will not increase as the existing trees and ponds will help to
absorb the increased noise from use.
4. Efficiency, the location is more centrally located to the other existing buildings and no
additional pavement will be required.
We feel strongly that our alternative plan will better serve the community not only in price but
also in keeping with Aspen's goal of more "open space". We also feel that if the city sold some
of the unused junk that just sits there scattered around, Aspen would not have to build a shed to
store it all, and may have a little money left over. Imagine that.
Sincerely,
Bob Sharp,
Bill, Pat, Carole & Ian Sharp
Tj
LA
Tj
ARE
April 19, 1995
Aspen Planning and Zoning Commission
130 S . Galena Street
Aspen, CO 81611
RE: City of Aspen Parks and Golf Department's Land Use Application for expansion of
Maintenance Storage Facilities
Dear Commissioners,
We are writing you to request the approval of the City of Aspen Parks and Golf Department's Land
Use application for the construction of a 9,000 square foot storage building and the expansion of
1,000 square feet of office space at the existing golf and parks maintenance and operations facility
on Cemetery Lane.
We believe the existing facilities are inadequate to meet the needs of the operations for these
departments. The amount of equipment and supplies that are stored outside is inexcusable. The
City has hundreds of thousands of dollars invested in this equipment and it should not be left out in
the rain, sun and snow on a continual basis. This severely cuts down on the equipment life,
increases the breakdowns on equipment, and increases costs for golfers, and taxpayers in general.
The USGA has commented on the lack of adequate maintenance and storage facilities in every
report on the City of Aspen Golf Course.
The request for expansion of office space is also justifiable. Currently there are eight people
sharing the small office building. There is no space to conduct a meeting without kicking someone
out of their office and even then it is difficult to accommodate more than four to five people in an
office.
We have reviewed the proposed design and feel it is an appropriate design for the course and
efficient for the facility area. The proposed building is well hidden from the view of the golf
course and surrounding neighbors, as well as improving the current exposed maintenance yard.
We urge your support of this project. Thank you for the opportunity to comment on this
application.
Sincerely,
uck Torinus
President, Aspen Golf Committee
PARKS DEPARTMENT
RESPONSIBILITIES
The City of Aspen Parks Department is responsible for a variety of management and
maintenance duties, including 32 parks, the mall, pedestrian and bicycle trails, winter nordic trails,
5 miles of street trees, 200+ acres of open space, ditches, and building maintenance. The
following list details the specifics of some of the maintenance duties:
Parks:
Seed, aerify, fertilize, rototill, mow (once a week), plant and maintain
flowers, clean up, rake leaves, safety checks, playground checks, oiling
picnic tables and trash barrels in 28 parks and properties.
Designs, builds and maintains future parks.
Trees:
Trimming and maintenance of street trees. Approves all tree removal in the
city limits. Plants and trims trees in parks and city ROW.
Trails:
Mowing, litter control, tree and shrub trimming 24 miles for pedestrian
trails.
Annual fall and spring set up and tear down for 40 miles of nordic trails.
Grooming of 40 mile track approximately 3 times per week during ski
season.
Mall:
Plants and maintains flowers, trees and turf.
Maintains mall streams and fountains.
Maintains mall restrooms and trash removal daily.
Maintains brick and playground.
Building
Maintenance:
City Hall and city housing.
Ditches:
Keeps debris cleared and maintains water level.
Irrigation:
Installation and maintenance in parks and properties, the mall and Rubey
Park.
Zl 1 a
Removal: The mall, Rubey Park, Firehouse, Art Museum, and approximately 4 miles
of pedestrian trails.
Litter Control: Clean the core and Highway 82 to AABC of trash.
Parks.Parks Responsibilities
(9
' PARKS DEPARTMENT
STAFF:
Permanent Staff: Year-round staff
EN
Parks Director
George Robinson
Assistant Parks Director
Rebecca Baker
Lead Parks Supervisor
Ken Collins
Trails Supervisor
John Shaffner
Parks Foreman
Steve Slack
Irrigation Coordinator
Tom Rubel
Administrative Assistant
Karma Borgquist
Mechanic H/Equipment
Operator
Duane Franklin
Heavy Equipment
Operator H
Scott Maynard
j Maintenance Operator I
James Ayers
Maintenance Operator I
Luis Contreras
Maintenance Operator I
Lars Larsen
Maintenance Operator I
Todd Manzanares
Maintenance Operator/I
Bartolo Mendoza
Maintenance Operator I
Martin Mendoza
Maintenance Operator I
Ramon Perez
Trails Maintenance
Patrick Fitzharris
Temporary Staff: Regular/seasonal employees (returning) and- temporary seasonal
employees (working one or two seasons only)
Summer:
Flower Crew 3
Mowing Crew 3
Mall/Parks
Maintenance 2
Parks Maintenance 1
Mall Maintenance 1
Trails Maintenance 1
Winter:
Nordic Crew 3
1
-(o
CITY OF ASPEN
GOLF DEPARTMENT STAFF
Steve Aitken
Director of Golf
Rich Coulombe
Assistant Golf Supervisor
Dominic Lanese
Assistant Golf Supervisor
Jud Brooks
Mechanic
Rich Severy
Supervisor
Mike Galvin
Irrigation Technician
Chris Overall
Operator
Bruce Giddings
Operator
Dan Dangler
Maintenance
Terry Dangler
Maintenance
Jimmy Rodriguez
Maintenance
Randy Reimer
Maintenance
Fitz Scott
Maintenance
Jim Lutz
Maintenance
Terry Cagnoni
Maintenance
Dennis Handley
Maintenance
John Mitchel
Maintenance
Open
Maintenance
Open
Maintenance
21
ExhibitAft
Organizational Lists
PARKS DEPARTMENT
LIST OF EQUIPMENT
AND USAGE
City Trucks (5)
2680 hours
Dump Truck
160 hours
Stakebed Truck
80 hours
Daihatsu Utility Vehicle
880 hours
Mitsubishi Utility Vehicle
HEAVY EQUIPMENT:
6 months
Loader
720 hours
Backhoe
200 hours
Bobcat
500 hours
Bobcat
200 hours
Tennant Mall Sweeper
150 hours
ISCELLANEOUS EQUIPMENT:
Toro 580D Groundsmaster
880 hours
Steiner Tractors (3)
720 hours
Steiner Tractors (2)
6 months
Kubota Tractor
560 hours
Cushman Water Sprayer
100 hours
Rototiller
40 hours
Moibo Mobile Compressor
80 hours
Big Compressor
80 hours
Water Wiggle (Portable Irrigation System)
80 hours
Weedeaters
6 months
IMPLEMENTS / ATTACHMENTS:
Lily Spreader
64 hours
Snowblowers (2)
6 months
Snowblades
6 months
Snowbrooms
7 months
Aerator
120 hours
Steiner Aerator
48 hours
Bobhoe
80 hours
Forks
240 hours
Auger
32 hours
Kubota Tiller
32 hours
Steiner Airfier
48 hours
Trencher
40 hours
1
2 2-
Landscape Rake
Flail Mower
100 bags of seed and 300 bags of fertilizer used each year using 128 square feet of floor space.
52 trash barrels and 24 picnic tables are also stored at the Parks Department in the winter months.
Parks.Parks Equipment
1994 GOLF EQUIPMENT LIST
EQUIPMENT
SIZE
USE PER YEAR
PLACE STORED
1981 Toyota 4x4
16x6
8000 miles
Outside
1984 Toyota 4x4
16x6
7000 miles
Outside
1987 Toyota 4x4
16x6
115000 miles
Outside
1990 Chevrolet Dump Truck
24x8
4000 miles
Outside
1989 Jacobsen LF-100 #1
10x8
400 hours
In shop
1989 Jacobsen LF-100 #2
10x8
400 hours
In shop
1981 Jacobsen Greensking #3
10x6
250 hours
Mower Shed
1982 Jacobsen Greensking #4
10x6
250 hours
Mower Shed
1986 Jacobsen Greensking #5
10x6
1250 hours
Mower Shed
1987 Jacobsen Greensking #6
1Ox6
275 hours
In shop
1989 Jacobsen Greensking #7
10x6
150 hours
Mower Shed
1991 Jacobsen Greensking #8
10x6
350 hours
In shop
1993 Jacobsen Greensking #9
10x6
300 hours
In shop
1990 Toro Sand Pro #2
7x6
150 hours
Outside
1993 Toro Sand Pro #3
7x6
250 hours
Outside
1971 Cushman #1
11 x5
150 hours
Outside
1981 Cushman #2
11x5
150 hours
Outside
1988 Cushman #3
11x5
150 hours
Outside
1990 Cushman #4
11 x5
200 hours
Outside
1992 Cushman #5
11x5
300 hours
Outside
1988 Hahn Sprayer
6x10
100 hours
In shop
1988 Daihatsu Workcart
11x5
2000 miles
Outside
1980 Jacobsen UV-4 Workcart
11x5
575 hours
Outside
1988 Ryan GA-30
3x7
40 hours
Beck Shed
1990 Ryan GA-60
12x14
25 hours
Marolt Shed
1989 Toro 216
48
400 hours
Outside
1992 Toro 325D
4x10
300 hours
Outside
1984 Jacobsen F-10
16x9
300 hours
Outside
1979 Massey Tractor
17x8
400 hours
Outside
1982 Jacobsen G-20 Tractor
11 x8
200 hours
Outside
1991 Olathe Sweeper Vac
12x10
100 hours
Marolt Shed
1981 Chevrolet 1 /2 ton pickup
20x7
6000 miles
Outside
1994 John Deere 2653
4x8
500 hours
Outside
1994 Easy Go #1
11 x5
200 hours
Outside
1994 Easy Go #2
11 x5
200 hours
Outside
1994 Toro 5300D Fairway Mower
10x8
350 hours
In shop
National Mower
6x10
250 hours
Outside
Hand Mowers
[We7edeaters
24
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
DATE: May 2, 1995
Re: Water Place Affordable Housing Subdivision - Final SPA
Development Plan and Amendment of the Aspen Water Plant
SPA, Growth Management Exemption for Affordable Housing
and Essential Public Facilities, Subdivision, 8040
Greenline Review, Conditional Use, and Special Review for
Parking, Open Space, and Dimensional Requirements in the
Public Zone District
Summary: The Planning office recommends approval of the proposed
Final SPA Development Plan and associated reviews with conditions.
This project is being processed as a consolidated Conceptual and
Final SPA review. Therefore, the Planning Commission and City
Council will each review it one time only.
Applicant: City of Aspen Engineering Department, represented by
The Stevens Group and Gibson Reno Architects
Location / Zoning: Lot 4, City of Aspen Thomas Property. This is
the City's water plant property located at the end of Doolittle
Drive, south of Castle Ridge Housing complex. The entire parcel
is 54 acres, with only 5 acres considered for this new development.
Zoning is Public (PUB) with an SPA (Specially .Planned Area)
overlay. The adjoining residential neighborhood to the north is
zoned R-15 PUD SPA.
Request: The applicant wishes to develop an affordable housing
subdivision consisting of one four-plex, 8 single family lots, and
2 duplexes, for a total of 16 units.
Also included in the application is the construction of two storage
buildings south of the water plant complex. One will be
approximately 2,160 square feet and the other approximately 3,290
square feet. These two garage -type structures will be used by the
City's Water and Electric Departments for heavy equipment and
service vehicle storage.
Please refer to the original application booklet, drawings and
amended drawings and text. Note that the original application and
drawings refer to a roadway realignment to serve the proposed
storage buildings. The new road has since been eliminated from the
application because of the need to explore the alignment and its
impacts in greater detail. This will likely be reviewed as an
1
administrative amendment prior to construction of the storage
buildings.
Process: The Planning Commission shall make a determination on
the Special Reviews required for the Public zone, 8040 Greenline
Review, and Conditional Use for affordable housing in the Public
Zone. The Commission shall forward a recommendation to Council
for the Final SPA Plan, Subdivision, and GMQS Exemptions for
essential public facilities and affordable housing.
Background: The Water Plant SPA (Lot 4, City Thomas Property) was
originally created in 1984 and amended later that year for certain
additions such as the East Treatment Plant and storage/shop
building up by the plant. The City Water and Electric Departments
have found it necessary to construct garage storage for several
pieces of expensive and critical equipment. When these cranes and
trucks stay outside all of the time they deteriorate quickly,
causing additional expense for the City.
The City has also come to realize that ability to staff essential
personnel is becoming increasingly difficult. Whether they might
be for emergency response staff such as Water, Electric, or Police,
or management level staff, affordable housing options in the upper
valley are virtually non-existent. The City Manager has been
working with Council in developing a philosophy which will be
supportive of housing for critical City staff.
Referral Comments: Extensive referral comments were submitted.
Complete referral memos are attached as Exhibit "A". Summaries are
as follows:
Engineering:
The curve on Doolittle Drive does not meet the requirements
of the Subdivision, Section 7-1004. Specific variations must
be identified and approved through the Final SPA process
(Section 7-804.D.)
- A final storm run-off plan must be approved prior to the
issuance of any development permits.
- Curb and gutter is required by code.
- The applicant shall sign Doolittle Drive as 20 MPH (two
signs) .
- The private road areas will not be maintained or plowed by the
City.
- Many of the driveways do not meet code requirements of Section
19-101. Variations must be specified and approved through the
Final SPA process (Section 7-804.D.)
The cul-de-sac does not meet the Fire Marshal and Subdivision
requirement of 100' radius.
The final plat must provide signature blocks for utilities.
The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements in adjacent and neighborhood public rights -
oil
2
of -way.
The final SPA Plan must show, dimension, and number all
parking on the development.
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.
- Street light fixtures and locations must be approved by City
Staff and shown on the Final SPA Plan.
Native vegetation shall be protected to the maximum extent
practical, including the establishment of building envelopes
outside of the scrub oak. Construction fencing must be
erected around all protected vegetation adjacent to
structures, trails or roads prior to the issuance of any
excavation, grading, or building. permits.
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.
- Fencing is recommended between the Water Department shop
building and residence number 11, and between the water plant
road and duplex number 1/2.
- Trash/recycle areas must be shown on private property on the
final development plan.
Mud shall not be tracked onto City streets during
construction.
Prior to the acceptance of financial assurances for the
project, the cost estimates of improvements must be approved
by appropriate City departments.
Homeowners covenants must provide for snow removal - on any
sidewalks and trails approved through this development review.
Sanitation District:
- There are downstream constraints in the Highlands Trunk line,
requiring a proportionate impact fee from this development.
- A line extension request and collection system agreement are
required per District regulations.
- Estimated connection charges are $42,000.00, not including
downstream constraint charges, construction observation fees,
televising costs and line extension costs.
Street Addressing:
- The proposed name of "Water Place" is too similar to Waters
Ave. and Waterview. This could cause potential confusion for
emergency response personnel and should be avoided by choosing
another name.
Housing Authority: The Housing Board met on April 19 and approved
the following aspects of this application:
The single family home size variance for net livable area less
than 1,400 s.f., provided that the units would be larger than
the minimums for 2 and 3 bedroom townhomes, and the smaller
3
size would permit a lower sales price; and
The proposed deed restriction of 9 Resident Occupied units and
7 Category Four units. The Housing Board does not have the
jurisdiction to waive the minimum residency requirements for
the R.O. units. The Housing Guidelines would have to be
formally amended to allow such variance; and
The provision of housing by an employer for use by employees,
including the requirement to leave the unit if employment is
severed. Two reasons for this support are: the City has in
place a personnel policy and procedure to protect employees,
and the City shall provide enough time for the sale of a unit
when an employee leaves. If terminated, this period shall be
180 days.
Parks:
Scrub oak are valuable mature vegetation that must be
protected during construction.
The trail alignment discussed at the site visit and shown on
subsequent plans must avoid as much existing vegetation as
possible. The trail shall be concrete, preferably eight feet
wide. Snow removal on the trail will be the responsibility
of the homeowner's association.
The proposed park area would be a neighborhood asset -
residents from adjacent residential areas should be included
in planning this park area. An easement or encroachment onto
the Castle Ridge property for park development should be
pursued to get a larger park space. The park shall be fenced
from the road and driveways to keep children from straying.
The issue of park dedication in lieu of fee payment has not
been resolved. It is suggested at this point that a fee
waiver could be considered if certain park development
activities (grading, drainage, top soil, and seeding) would
be accomplished by the applicant while these activities were
taking place for the adjacent fourplex. (refer to Exhibit
Environmental Health: (Additional information regarding traffic
generations and compliance with Aspen's SIP was submitted by the
applicant on April 25, after referral comments were received from
Environmental Health (Exhibit "B"). Additional referral comments
will be presented when available).
A condition of approval will be ASCD's written confirmation
of their intent to serve this project.
- As no fireplaces are indicated in the application, this will
be a condition of approval for the project.
A fugitive dust plan shall be approved by Environmental Health
prior to the issuance of any grading, excavation, utility,
demolition, or building permits.
The Phase II Environmental Audit must be received and approved
by Environmental Health prior to final City Council approval
of the project.
The project shall comply with OSHA standards for storage and
n
t�,
handling of chlorine. An Evacuation Plan must be approved by
City Council and appropriate City departments prior to the
issuance of any grading, excavation, utility, demolition, or
building permits. (Please refer to Exhibit "C" for a map of
the chlorine building location, and information provided by
applicant regarding chlorine impacts.)
Streets:
- The existing road widths and sight distances are inadequate
for current use and should be upgraded.
A sidewalk on the downhill side of the road would be "plowed
over" and covered all winter without additional snow removal.
Planning Staff Comments: This review is being conducted as a
consolidated SPA review which allows a two step review rather than
a four step review per section 7-804.A. During the review, the
Commission or Council may determine "that the application should
be subject to both conceptual and final review, in which case
consolidated review shall not occur."
Staff has made every effort to provide all application information
to the Commission. Please note that several plan revisions and
addenda have been submitted and attached to this memo.
There are multiple reviews occurring within this development
review. Specific review standards and staff responses are as
follows:
SPECIALLY PLANNED AREA (SPA): 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: Staff believes that this project meets this criteria in
terms of density, height, bulk, architecture, landscaping and open
space. There is lingering concern about the chlorine storage
hazard at the water plant and the lack of a definitive mitigation
and evacuation plans at this time. Evidently there are options
being discussed by water plant personnel regarding the chlorine
storage issue. These might include reducing the amount of chlorine
stored on site (would require more frequent deliveries), an
advanced spill retrieval/containment system, an on -demand chlorine
manufacturing unit (would eliminate trucking the chlorine into the
plant), and certification of residents on the site for chlorine
response training. Whatever is determined to be the most effective
and safe for a residential development (including the workers
during construction) must be in place prior to the commencement of
0
any construction activity on the site.
The proposed park is much needed in this neighborhood and hopefully
will become a joint effort with the adjacent Castle Ridge
development.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response: Doolittle Drive is substandard for the current use as
access to the water plant. The project engineers have submitted
details for widening the road to 24 feet of pavement with drainage
shoulders. The City Engineering staff recommend signing the road
to 20 MPH because of the mix of industrial and residential uses.
There are problems currently experienced with drivers accelerating
to get up the 10% grade, especially in the winter. The project
engineer suggests in the application that the project could
participate in improvements to Castle Creek Road on a pro -rated
basis. That dollar amount is stated as $3,891.00. At the time of
this memo, the engineering could not be reached to clarify if this
amount is appropriate for the entire subdivision or would be
assessed to each dwelling unit.
Winter maintenance and plowing would have to be upgraded because
of the additional residential use of the site. This is a concern
to the Fire Marshal because if vehicles become stuck on the
roadway, delays in emergency response could be disastrous. For
this reason, Ed Van Walraven is suggesting that all of the
residences on the hill be sprinklered for fire suppression.
The County has been sent a copy of the application for input on
lower Doolittle Drive, Castle Creek Road, and Maroon Creek Road.
County Engineer Bud Eylar will be submitting comments to Planning
prior to the P&Z meeting.
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: Geologically speaking, the site is stable. Initial soil
tests reveal that the portion of the site where electric
transformers were stored does contain PCBs. This is the area of
the proposed single family homes. We do not have written
confirmation, but a call from the testing service indicates that
the Phase II environmental study is not showing PCB contamination.
When completed, this report will indicate the extent of the
contamination and will provide further information on clean up
needs. Also being studied is any potential leakage where some fuel
tanks were kept.
4. Whether the proposed development creatively employs land
6
planning techniques to. preserve significant view planes, avoid
adverse environmental impacts and provide open space, trails
and similar amenities for the users of the project and the
public at large.
Response: The project calls for single family homes along the edge
of the bluff overlooking the Castle Ridge apartments. This is a
prominent location. It is essential to retain all of 'the existing
scrub oak and perhaps require additional plantings of evergreen
trees to provide a visual screen. The maximum height of these
homes is described as 281, with the height in the rear of the
envelopes limited to one story or 181. The project planner has
since clarified that the height is to be 25' as defined in the
code, not 281. Staff is seeking further clarification of the 18'
limit as it is not totally clear from the text what this will
produce on the sites.
Two other units will be located in the area where there is one
existing water plant employee unit. This area is also visible from
distance (lower Castle Creek Road) and would benefit from
additional evergreen plantings along the northern edge.
The application states that lighting will be limited to
architectural lights from the residences, being low level non -
source light at the front and rear entries. Staff would like to
add that in no case shall the buildings be "washed" with light from
the chosen fixtures. Other lighting needs for the trail and
roadway must be specified to meet the requirement to limit light
pollution. This could include shielded fixtures and low level
downcast fixtures.
5. Whether the proposed development is in compliance with the
Aspen Area Community Plan.
Response: The Aspen Area Community Plan Housing Action Plan
policies section states: "Encourage special districts (Schools,
Hospital, Sanitation, etc.) and non -profits to provide housing for
their own employees." This project is an example of the City
trying to provide housing specifically for its employees. It
should be noted that the intent of this effort is to have
individual owners pay for their home's construction if the owner's
are chosen before the units are built. Otherwise, the city will
pay for construction but be reimbursed when the units are
ultimately purchased.
6. Whether the proposed development will require the expenditure
of excessive public funds to provide public facilities for the
parcel, or the surrounding neighborhood.
Response: The costs of upgrading Doolittle Drive, must be
incorporated into the costs of the homes. However, as a direct
beneficiary of the road improvements, the Water Department should
0
1-7
pay a portion of these costs. This issue was touched upon at the
development review committee meeting, but a resolution has not been
reached.
7. Whether proposed development on slopes in excess of twenty
percent (20%) meet the slope reduction and density
requirements of Sec. 7-903 (B) (2) (b) .
Response: According to the April 7 Addendum #1, page 2, no slopes
exceeding 20% are proposed for development.
a. Whether there are sufficient GMQS allotments for the proposed
development.
Response: GMQS exemption is sought for these residences and
storage buildings. The affordable housing component is being
reviewed by the Joint City/County GMQS Commission on May 16, 1995.
SUBDIVISION, SECTION 24-1004:
a. Land suitability. The proposed subdivision shall not be
located on land unsuitable for development because of
flooding, drainage, rock or soil creep, mudflow, rockslide,
avalanche or snowslide, steep topography or any other natural
hazard or other condition that will be harmful to the health,
safety, or welfare of the residents in the proposed sub-
division.
Response: As mentioned earlier, the issues of chlorine hazard and
toxic residue have not been completely answered. Conditions of
approval require final resolution of these issues prior to final
project approval by City Council.
b. Spatial pattern efficient. The proposed subdivision shall not
be designed to Create spatial patterns that cause
inefficiencies, duplication or premature extension of public
facilities and unnecessary public costs.
Response: This criterion has been met by the proposal.
6. Improvements. The code lists 16 required improvements for
subdivisions, including _items such as survey monuments,
paved streets, curbs, gutters, and sidewalks, fire hydrants,
street signs, etc. This application has been reviewed for
these improvements and staff has made specific conditions of
approval where needed.
The applicant and staff are in substantial agreement regarding
the specific designs of the roadway, trail, and internal
access. Final details such as road and trail centerlines, and
surveyed lot lines, etc. will be determined by time the mylars
n
are prepared for recordation.
Staff suggests that the driveway for the fourplex be located
opposite of the entry drive to Twin Ridge subdivision for
three reasons. It would provide a standard four-way
intersection, would reduce the impact on the oak stand along
the road, and would place the driveway many feet further from
the curve of upper Doolittle Drive.
As the slope will be altered uphill and downhill along Doolittle
Drive, staff is concerned about complete retaining and revegetation
of the area. The proposed slopes reach 2:1 which is very steep.
Getting topsoil to remain until vegetation takes hold will be
nearly impossible. Prior to recordation of the plat and
subdivision agreement, the applicant must devise a detailed plan
for retaining and revegetating the road cuts, disturbed areas or
easements, and building envelopes. Such a plan shall be reviewed
and approved by Engineering, Parks and Planning staff.
Right-of-way width.
Street and
alley right-of-way widths, curves
and grades shall meet the following standards.
Minimum
Street
Center Line
Right -of-
Maximum
Classifi-
Curve
Way Width
Per Cent
cation
Radius (ft.)
(ft.)
of Grade (% )
Local
100
60
10
The Engineering Department states that as revised, Doolittle Drive
does not meet the curve standards stated above. This must be
clearly noted on the plats and SPA/Subdivision Agreement as a
variation from subdivision standards.
Cul-de-sacs. Cul-de-sacs shall not exceed four hundred (400' ) feet
in length and shall have a turnaround diameter of one hundred
(1001) feet. A Cul-de-sac of less than two hundred (2001) feet in
length in a single-family detached residential area does not
require a turnaround if the City Engineer determines a "T", "Y" or
other design is adequate turnaround for the vehicles expected to
use the Cul-de-sac.
The Fire Marshal and the applicant are still considering
alternative designs for a cul-de-sac or similar "T" or "Y"
turnaround. This must be resolved before final Council approval.
Street names and numbers. Streets which do not fit into an
established street -naming pattern shall be named in a manner which
will not duplicate or be confused with existing street names within
the City or its environs.
As mentioned in referral comments, the name Water Place needs to
be changed to the satisfaction of the Building Department staff
responsible for street names and addresses.
9
Sidewalks. Staff and the applicant have discussed many options for
pedestrian travel to and through the site. We have considered
sidewalks on either side of the roadway. These options fail
because of roadway snow plowing and potential pedestrian/vehicular
conflicts. We have come to believe that the best option is to
construct an easy to maintain, 8' wide concrete sidewalk down
through the open space as shown on the plans stamped April 25.
Maintenance and plowing of the sidewalk will be the responsibility
of the homeowner's association.
Subdivision Agreement. Prior to or Concurrent with the recordation
of a Plat for a subdivision, the applicant and City Council shall
enter into a Subdivision Agreement binding the subdivision to any
conditions placed on the development order.
Landscape Guarantee. In order to ensure implementation and
maintenance of the landscape plan, the City Council may require the
applicant to provide a guarantee for no less than one hundred
twenty-five percent (125%) of the current estimated cost of the
landscaping improvements in the approved landscape plan, as
estimated by the City Engineer, to ensure the installation of all
landscaping shown and the continued maintenance and replacement of
the landscaping for a period of two (2) years after installation.
This is a critical issue given the amount of revegetation and new
screen plantings being required for this subdivision.
Public Facilities Guarantee. In order to ensure installation of
necessary public facilities planned to accommodate the subdivision,
the City Council shall require the applicant to provide a guarantee
for no less than one hundred percent (100%) of the current
estimated cost of such public improvements, as estimated by the
City Engineer.
8040 GREENLINE REVIEW, SECTION 24-7-503: No development may occur
on parcels within 150' below the 8040' elevation line unless
approved by the Planning and Zoning Commission:
1. The parcel on which the proposed development is to be located
is suitable for development considering its slope, ground
stability characteristics, including mine subsidence and the
possibility of mud flow, rock falls and avalanche dangers.
If the parcel is found to contain hazardous or toxic soils,
the applicant shall stabilize and revegetate the soils, or,
where necessary, cause them to be removed from the site to a
location acceptable to the City.
Response: The complete Phase 2 environmental report will indicate
if toxic soils must be removed from this site as earlier discussed.
Otherwise, the site is free from geological concerns.
10
1<0
2. The proposed development does not have a significant adverse
affect on the natural watershed, runoff, drainage, soil
erosion or have consequent effects on water pollution.
Response: The final drainage plan must be reviewed by Engineering
prior to recordation with the SPA documents. To this point, the
submitted plan appears to accomplish the above protection measures.
As suggested in Engineering's referral comment, staff has included
a condition of approval which prohibits mud from being tracked off
of the site during construction.
3. The proposed development does not have a significant adverse
affect on the air quality,in the City.
Response: The Environmental Health Department is reviewing the
information submitted on April 25 regarding compliance with Aspen's
SIP for air quality control. Since the housing will be deed
restricted for City workers, many families will not have to commute
on the highway every day. Also, the project will not have any
fireplaces, per the application.
4. The design and location of any proposed development, road, or
trail is compatible with the terrain on the parcel on which
the proposed development is to be located.
Response: The existing road cuts through the slope and will need
to be widened several feet. This will require substantial
revegetation and perhaps retaining walls to accommodate the new
road platform.
5. Any grading will minimize, to the extent practicable,
disturbance to the terrain, vegetation and natural land
features.
Response: Staff has included several conditions of approval
regarding protection of existing vegetation and revegetation of the
property after road, trail and residential construction.
6. The placement and clustering -of structures will.minimize the
need for roads, limit cutting and grading, maintain open
space, and preserve the mountain as a scenic resource.
Response: Staff has requested that the applicant provide aerial
photos showing the layout of the roads and structures in
relationship to the substantial scrub oak stands. It is critical
to leave these small but well established trees as a visual screen
for the new homes. Additional evergreen trees along the north
sides of lots 7,8,9,10,and 12 are recommended as a condition of
approval.
7. Building height and bulk will be minimized and the structure
will be designed to blend into the open character of the
11
mountain.
Response: The design of the homes maximizes heights at 25' as
defined by the code. Staff believes that this is a poor effort to
limit the visual impacts of the homes on the hill above Castle
Ridge apartments. The Planning Office has received many complaints
since the Castle Ridge apartments were built because of the
destruction of the vegetation on the slope behind the buildings.
Citizens are very sensitive to the visual impacts of development
in this area. The statement in the application that in the rear
portions of the building envelopes structures will be limited to
an 18' height is vague. This limit accomplishes little if a row
of 25' structures is butted up against the edge of the line of oak
trees. The existing scrub oaks along this ridge are only 10-15'
tall, so natural screening is limited.
The project architects have been directed by staff to accurately
project the new subdivision and building footprints onto an aerial
photograph which clearly shows existing vegetation. Staff believes
that the layout of the cul-de-sac can be shifted to the south so
that the buildings could be at least 15' further from the top of
slope and tree line. We also strongly recommend that specific
building envelopes be established on an individual lot by lot basis
during individual 8040 Greenline reviews. Many times in the past,
the P&Z and staff have been frustrated when 8040 reviews are
brought before them for lots which have had building envelopes
- established through subdivision review with little regard for site
specific conditions. Also, at this point the land use code is
being amended to include a new definition of "building envelope".
This definition is very specific as to how an envelope should be
defined regarding all aspects of development: excavation areas,
overhangs, driveways, patios and landscaping areas, etc. The
applicant is advised to review this new language before
establishing envelopes on these lots.
Staff believes that the home designs are premature to the overall
discussion of the subdivision and SPA. As proposed, many features
of these residences to not comply with the General Guidelines as
stated in the Neighborhood Character Guidelines (NCG). The NCG
have been in use since July of 1994. The City is currently
studying FAR and bulk/massing issues with an interim overlay review
process. If these buildings are to be approved at this time with
the subdivision/SPA, they need to be presented to the Overlay
Committee via a separate application. If applications are not
submitted for Overlay review before May 9, the designs will be
subject to any new regulations that the P&Z might enact on May 9.
In summary, staff does not recommend approval of the home designs
and building envelope layout because they fail to meet this 8040
Greenline criterion.
8. Sufficient water pressure and other utilities are available
12
to service the proposed development.
response: The water system will be served off of two lines. The
project engineer is working closely with Water Department staff and
the Fire to insure the needs of the subdivision. The Sanitation
District indicates that the project will need to financially
contribute to improvements on the Highlands Trunk line.
9. Adequate roads are available to serve the proposed
development, and said roads can be properly maintained.
response: The road issue has already been presented.
10. Adequate ingress and egress is available to the proposed
development so as to ensure adequate access for fire
protection and snow removal equipment.
response: The road design is being monitored by the Fire Marshal
and Streets Department.
11. Any trail on the parcel designated on the Aspen Area
Comprehensive Plan: Parks/Recreation/Open Space/Trails Plan
map is dedicated for public use.
response: There are no trails from this Plan identified on this
parcel.
GMOS EXEMPTION FOR AFFORDABLE HOUSING AND ESSENTIAL PUBLIC
FACILITIES: Pursuant to Section 8-104 C.1(c) the Council shall
exempt deed restricted housing that is provided in accordance with
the housing guidelines. The Commission shall review and make a
recommendation to Council regarding the housing package. According
to the Code, the review of any request for exemption of housing
pursuant to this section shall include a determination of the
city's need for such housing, considering the proposed
development's compliance with an adopted housing plan, the number
of dwelling units proposed and their location, the type of dwelling
units proposed, specifically regarding the number of bedrooms in
each unit, the size of the dwelling unit, the rental/sale mix of
the proposed development, and the proposed price categories to
which the dwelling units are to be deed restricted.
Response: The Housing Board reviewed this proposal and supports
it, as explained in the referral comments above.
CONDITIONAL USE FOR HOUSING IN THE PUBLIC ZONE, Section 24-7-304:
A. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
13
of the parcel proposed for development.
Response: The residential proposal is compatible with the
surrounding multi -family and single family development. Staff
still has reservations about the proximity of the proposed homes
to the chlorine storage area 1,000 feet away in the water plant
complex.
B. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties; and
Response: Staff has presented much information regarding the
visual impacts and roadway improvements necessary for this project.
We are awaiting comments from Environmental Health and County
Engineering on the traffic impacts as they will relate to air
quality and volumes on Castle Creek. Road. There are no anticipated
impacts of odor, trash or noise. The Water Department will,be
adding a service road to the southern portion of the plant
in the near future. The layout of this road will be considered as
a separate application for SPA amendment and 8040 Greenline review.
C. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools; and
Response: These items have been discussed previously.
D. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Response: This is the City's effort to provide housing for its
essential personnel.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Community Plan and
by all other applicable requirements of this chapter.
Response: This project is being reviewed under all applicable
section of the Aspen Municipal Code.
SPECIAL REVIEW FOR PARKING, OPEN SPACE, AND DIMENSIONAL
REQUIREMENTS IN THE PUBLIC ZONE, SECTION 24-7-404: Parking in the
Public zone shall be approved by special review, only if the
following conditions are met:
14
1. In zone districts where the off street parking requirements
are subject to establishment or reduction by special review,
the applicant shall demonstrate that the parking needs of the
residents, guests and employees of the project have been met,
taking into account potential uses of the parcel, its
proximity to mass transit routes and the downtown area, and
any special services, such as vans, provided for residents,
guests and employees.
Response: The parking plan proposes a minimum of two spaces per
unit plus guest parking, for a total of 58 spaces. This averages
to 3.6 spaces per unit. This appears adequate to limit parking in
the roadway. The site is approximately 1,000 feet from the RFTA
stop at Doolittle Drive and Castle Creek Road. This distance might
deter some residents from using the bus.
Open Space and Dimensional Requirements in the Public zone shall
be approved by special review, only if the following conditions are
met:
1. The mass, height, density, configuration, amount of open
space, landscaping and setbacks of the proposed development
are designed in a manner which is compatible with or enhances
the character of surrounding land uses and is consistent with
the purposes of the underlying zone District.
Response: The project is adjacent to industrial and residential
land uses. The proposal is compatible with either of these, as
long as hazard mitigation for the water plant can be resolved. The
internal open space and area to be dedicated as a park is
successful for a development of this size. As earlier presented,
staff is uncomfortable with the heights and locations of the
structures which will be visible below the hill.
2. The applicant demonstrates that the proposed development will
not have adverse impacts on surrounding uses or will mitigate
those impacts, including but not limited to the effects of
shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated viewplane.
Response: Impacts to Castle Creek Road are discussed as a
proportional cost participation in the application. This is being
studied by County staff. Parking impacts outside of the
subdivision will be negligible. The visual impacts have been
discussed in detail in the 8040 Greenline portion of this memo.
Project Issues: The major issues as seen by staff are recapped as
follows:
15
IN
1) Marginal roadway access to a new housing development
2) Chlorine hazard mitigation
3) Potential mitigation requirements for toxic substances
4) Visual impacts along the top of the hillside
a. heights of buildings
b. proximity of buildings and envelopes to the top of the
slope
C. additional vegetative screening along the north sides of
homes
5) Park development for this subdivision and surrounding
neighborhood
6) Trail alignment, construction, and maintenance
THREE COMMISSION OPTIONS:
1) The P&Z may forward this project as a final P&Z approval with
the list of conditions as presented below by staff.
2) The Commission may choose to table this item to May 9 to
continue the public hearing. This would allow additional time for
the applicant to respond to any issues or concerns of P&Z before
they forward the case to Council.
3 ) The Commission could vote to require four step review for this
project. This would essentially establish this present review as
a conceptual review. The project would proceed to Council and
conditions of approval would direct the applicant in their
formulation of a Final SPA Development application for submittal
this summer.
Regardless of the Commission's determination on the above options,
the Planning office suggests the following conditions:
1. The curve on Doolittle Drive does not meet the requirements
of the Subdivision, Section 7-1004. Specific variations must
be presented to City Council and identified in the SPA
Agreement.
2. A final storm run-off plan must be approved prior to the
issuance of any development permits.
3. The applicant shall sign Doolittle Drive as 20 MPH (two
signs) .
4. The driveways which do not meet code requirements of Section
19-101 must be presented to City Council and identified as
variances in the SPA Agreement.
5. The cul-de-sac design shall meet the Fire Marshal approval.
6. The final plat must provide signature blocks for utilities.
7. The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements in adjacent and neighborhood public rights -
of -way.
8. The final SPA Plan must show, dimension, and number all
parking on the development.
9. 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.
10. Street light fixtures and locations must be approved by City
Staff and shown on the Final SPA Plan.
11. Native vegetation to be retained shall be protected to the
maximum extent practical, including the establishment of
building envelopes outside of the scrub oak. Construction
fencing must be erected at the dripline around all protected
vegetation adjacent to structures, trails or roads prior to
the issuance of any excavation, grading, or building permits.
Any exposed roots must be protected during construction per
Parks staff direction.
12. 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.
13. Screen fencing shall be designed and installed between the
Water Department shop building and residence number 11, and
between the water plant.road and duplex number 1/2.
14. Trash/recycle areas must be shown on private property on the
Final SPA Plan.
15 Mud shall not be tracked onto City streets during
construction.
16. Prior to the acceptance of financial assurances for the
project, the cost estimates of improvements must be approved
by appropriate City departments.
11W
17. Homeowners covenants must provide for snow removal on any
sidewalks and trails approved through this development review.
18. Downstream constraints in the Highlands Trunk sewer line
require a proportionate impact fee from this development.
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.
19. A line extension request and collection system agreement are
required per Sanitation District regulations.
20. A new street name shall be chosen which meets the approval of
staff overseeing addressing of new subdivisions.
21. The single family home size variance is allowed for net
livable area less than 1,400 s.f., provided that the units
would be larger than the minimums for 2 and 3 bedroom
townhomes, and the smaller size would permit a lower sales
price.
22. The deed restrictions shall be 9 Resident Occupied units and
7 Category Four units. The Housing Board does not have the
jurisdiction to waive the minimum residency requirements for
the R.O. units.
23. The deed restriction shall provide enough time for the sale
of a unit when an employee leaves the City. If terminated by
the City, the employee shall have 180 days in which to sell
his/her home to a qualified buyer. If the employee resigns,
this period shall be 90 days.
24. The trail alignment must avoid as much existing vegetation as
possible. The trail shall be concrete, preferably eight feet
wide. Snow removal on the trail will be the responsibility
of the homeowner's association.
25. Residents from adjacent residential areas should be included
in planning the park area. An easement or encroachment onto
the Castle Ridge property for park development shall be
pursued to get a larger park space.
26. The park shall be adequately fenced from the road and
driveways to keep children from straying.
27. A park development impact fee waiver will be granted in
exchange for the applicant's commitment to accomplish certain
park development activities (grading, drainage, top soil, and
seeding) while these same activities are taking place for the
adjacent fourplex.
all
28. No fireplaces are approved for this development.
29. A fugitive dust plan shall be approved by Environmental Health
prior to the issuance of any grading, excavation, utility,
demolition, or building permits.
30. The Phase II Environmental Audit must be received and approved
by appropriate City departments prior to final City Council
approval of the project.
31. The project shall comply with OSHA standards for storage and
handling of chlorine. An Evacuation Plan must be approved by
City Council and appropriate City departments prior to the
issuance of any grading, excavation, utility, demolition, or
building permits.
32. In no case shall the new buildings be washed with light from
the residential light fixtures. Other lighting needs for the
trail and roadway must be specific to limit light pollution.
This could include shielded fixtures and low level downcast
fixtures.
33. Additional plantings of evergreen trees shall be included on
the SPA landscaping plan for a better visual screen of the
residences on the hill.
34. Prior to recordation of the plat and subdivision agreement,
the applicant must devise a detailed plan for retaining and
revegetating the road cuts, disturbed areas or easements, and
building envelopes. Such a plan shall be reviewed and
approved by Engineering, Parks and Planning staff.
35. The driveway for the fourplex shall be located opposite of the
entry drive to Twin Ridge Subdivision.
36. Prior to recordation of the plat and subdivision agreement,
the applicant must devise a detailed plan for retaining and
revegetating the road cuts, disturbed areas or easements, and
building envelopes. The plan shall be reviewed and approved
by Engineering, Parks and Planning staff.
37. The design of the cul-de-sac or alternative turnaround must
be resolved before final Council approval.
38. Financial guarantees for landscaping, revegetation, and public
facilities improvements required by Section 24-7-1005 must be
reviewed and approved by the City Engineer and City Attorney
prior to the issuance of any development permits for the
project.
39. Additional evergreen trees shall be specified on the landscape
plan along the north sides of the homes on lots 7,8,9,10,and
M],
12 to provide screening of the homes from below.
40. Prior to the issuance of any building permits for the
individual residential structures, an 8040 Greenline review
must be approved for each by the Planning and Zoning
Commission.
41. 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.
42. 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.
Exhibits:
Project Application Booklet and Blueprints
"A" Complete Referral Comment Memos
"B" April 18 Addenda, Traffic Generations/SIP
"C" Chlorine Storage Information
"D" Park Mitigation Fee In -Lieu Request
W
120
City Council Exhibit
A roved , 19
PP
By ordinance
MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, Engineering Department C,4
Date: April 19, 1995
Re: Water Place Affordable Housing SPA Amendment, Subdivision, GMQS Exemption,
Conditional Use Review & Special Review
(Lot 4, City Thomas Property Subdivision)
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Referral Agencies - It is recommended that the application also be referred to Pitkin County.
The County refers county applications to the City when the proposed development may have
impacts on the City. This application should be referred to the County for possible comments
relating to traffic impacts on Castle Creek Road and the intersection of Maroon Creek and Highway
82.
2. Site Drainage - The storm runoff plan submitted in the application appears satisfactory. As
discussed at the Design Review Committee (DRC) meeting, the lower 250' of road drainage must
be intercepted with inlets and conveyed to the detention pond. If the project is approved, a final
storm runoff plan must be prepared by a registered engineer prior to issuance of a building permit.
The plan must provide for no more than historic flows to leave the site. The plan must include
design as needed for storm runoff during construction to be maintained on site with no disturbance
to existing slopes and native vegetation.
3. Sidewalks - The revised site plan showed sidewalk on one side of Doolittle Road in lieu of the
trail shown in the original application. The sidewalk design did not meet "Pedestrian Walkway and
Bikeway System Plan" by not providing a five foot buffer space between the curb and gutter and
the sidewalk. As discussed at the DRC meeting, the sidewalk design also presented the problem of
being on the side of the street to which the snow is plowed by the streets department. During the
site visit, staff discussed installing the sidewalk on the uphill side of Doolittle Drive. It appears
that more native vegetation would be lost with the pedestrian facility adjacent to the street than with
the trail.
1
If the trial is approved in lieu of the sidewalk, there should be conditions of approval relating
to maintaining a maximum grade similar to the street (10%) and disturbing minimum amounts of
vegetation. Construction fencing should be required to be placed to prevent disturbance of existing
vegetation. The final proposed trail alignment should be staked for staff approval prior to
construction.
The trail would respond to pedestrian needs for the upper units. The lower units should
include sidewalk along Doolittle Drive with a five foot buffer between the curb and the sidewalk.
In the typical development case, the upper units should be served by public right-of-way
with City streets, with sidewalk, curb and gutter. This is established in the Land Use Code in
Section 7-1004. A new code amendment allows for variations from the subdivision requirements
by the process of special review. Therefore the design details of this project should be reviewed on
that basis. If community and character guidelines supersede right-of-way width and sidewalk curb
and gutter requirements in the Land Use Code, then that must be stated during the review process.
As part of any discussions of variations to the Land Use Code, staff, P & Z, and Council
should consider restricting the use of driveway for storage and overnight parldng in order to
preserve neighborhood character. The applicant has offered some "off -site" guest parking which
might also be usable for the storage of vehicles and recreational equipment.
Snow Removal - The improvements and declarations or covenants must provide for the
homeowners association of Units 1-12 to be responsible for snow removal on the sidewalk
or trail to the lower units and for Units 13-16 to be responsible for snow removal and
maintenance on sidewalks downhill to their property boundary.
4. Curb and Gutter - The City Code requires construction of curb and gutter as well as sidewalk
for new construction (Sec. 19-98). Curb and gutter should be required unless the Community
Character Guidelines dictate otherwise considering the location and neighborhood of the project.
5. Road Improvements - The 24' wide road section is acceptable. The applicant should be
required to install two 20 MPH speed limits signs on Doolittle Drive.
6. Right -of -wad - As in item 3 above, special review should address whether the access to Units 1-
10 is via public right-of-way or private road. If the access is a private road, the City will not be
obligated to provide maintenance and snow removal, but then the community character of private
little enclaves in the City is promoted.
7. Traffic - The applicant reported trip generation rates based on Pitkin County standards with an
available transit option. We have requested the applicant to provide additional information
concerning guidelines for qualifying as "available transit option." The development may be located
too far from a bus stop to permit the trip generation rates that were used.
8. Driveways - A number of the driveways of Units 1-10 do not meet the City Code requirements
of Section 19-101. Variations from the Code requirement may be permitted as discussed in item 3
above.
2
9. Emergency Access - City Code requires a turn -around width of 100', which is greater than that
shown in the application. The applicant must work with the Fire Marshall to meet emergency
access requirements.
10. Utilities - Any new surface utility needs for pedestals or other equipment must be installed on
an easement provided by the applicant and not in the public right-of-way. The applicant must
consult with the City Electric Superintendent prior to issuance of a building permit and provide
electric load information in order to determine size and location of transformer easements.
11. Trash & Utility Area - The final development plans must indicate the trash storage areas,
which may not be in the public right-of-way. All trash storage areas should be indicated as trash
and recycle areas.
12. Parking - The final development plan must show, label, number and dimension all parking
spaces.
13. Site Design -
a. The site contains extensive native vegetation which should be preserved where practical.
All phases of construction should be required to install construction fencing at the limits of
permitted construction in order to preserve native vegetation and to contain any excavation
and construction debris.
b. At the site visit we discussed installing fencing for visual reasons and to lessen the
attractive nuisance aspects of the existing Water Department shop building. The fencing
should be of material approved by City staff and installed alongside the road between Unit 1
and the shop and between Unit 11 and the shop. Landscaping may also be used as approved.
c. If necessary to reduce building bulk or to increase space for a park, the applicant should
be required to provide usable sub -grade spaces for the homes.
d. I believe that much of the original landscaping at Castleridge was lost due to lack of
maintenance. The improvements agreement and covenants should provide protection for
maintenance, preservation and replacement of plant materials as need to preserve the
approved landscape plan.
14. Street Lights - The application did not discuss street lights, however during the site visit, the
applicant represented that street lights were included in cost estimates for utilities. The street and
trail lights must be shown on the final development plan. The locations and light standard designs
must be approved by City staff.
15. Other Conditions of Approval -
3
a. No tracking of mud onto City streets shall be permitted during construction.
b. The applicant shall agree to join any improvement districts formed for the purpose of
constructing improvements in adjacent and neighborhood public rights -of -way.
c. The final plat must include certificates for approvals by the utilities.
16. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5088) for design considerations of
development within public rights -of -way, parks department (920-5120) for
vegetation species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from city streets department (920-5130).
17. Improvements Cost Estimates - The estimates should be approved by the appropriate City
departments prior to acceptance by the City for purposes of financial assurances.
cc: Cris Caruso
Scott Smith
M95.93
4
MESSAGE DISPLAY
O Kim Johnson CC Cris Caruso
From: Chuck Roth
Postmark: Apr 21,95 2:11 PM
Status: Previously read
Subject: Water Place
------------------------------------------------------------------------------
Message:
Please accept this CEO as a minor amendment to the Engineering
Department referral memo on the above referenced project. The curve
of Doolittle Drive does not meet the requirements of the Land Use
Code at Section 7-1004.
Thank you.
STREETS DEPARTMENT
TO: Kim Johnson k
From: Jack Reid
a
9
Date: April 13, 1995'"`'
Subject: Water Place
EXHIBIT 6, PAGE 4: INTERNAL ROADS - The intended improvements
discussed are all appropriate and need to be accomplished. The
existing road widths and sight distances are inadequate for current
use and should be upgraded.
REFERENCE MR. STEVENS' LETTER TO YOU OF APRIL 7, 1995, BULLET #3.
A sidewalk immediately adjacent to, and on the low side of
Doolittle Dr., is not appropriate. Because of the hill on the
uphill side, it is necessary to plow all the snow to the "off" side
of the road. Without adequate room for snow storage (8 ') , that new
sidewalk will spent the entire winter covered with snow. The Parks
Department would have to address additional costs in equipment and
labor to keep it open. I suspect that cost would be substantial,
since they do nothing in that area now.
MEMORANDUM APR 1 11
To: Kim Johnson, Planning Office
5 '
From: Betsey Kipp, Environmental Health Department
Through: Lee Cassin, Assistant Environmental Health Officer eh (-1
Date: April 14, 1995
Re: Water Place Affordable Housing SPA Amendment,
Subdivision, GMQS Exemption, Conditional Review,
& Special Review
Parcel ID # 2735-132-00-858
The Aspen/Pitkin Environmental Health Department has reviewed the
Water Place Affordable Housing land use submittal under authority
of the Municipal Code of the City of Aspen, and has the following
comments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1. 7 "it shall be unlawful for
the owner or occupant of any building used for residence or business purposes within the city to construct or
reconstruct an on -site sewage disposal device."
The plans to provide wastewater disposal for this project through
the central collection lines of the Aspen Consolidated Sanitation
District (ACSD) meet the requirements of this department. The
ability of the Aspen Consolidated Sanitation District to handle the
increased flow for the project should be determined by the ACSD.
The applicant needs to provide final documentation that the
applicant and the service agency are mutually bound to the proposal
and that the service agency is capable of serving the development.
A condition of approval will be a letter from ACSD confirming
their intention to provide sewage treatment to the project.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings,
structures, facilities, parks, or the like within the city limits which use water shall be connected to the
municipal water utility system."
The provision of potable water from the City of Aspen system is
consistent with Environmental Health policies ensuring the supply
of safe drinking water. The City of Aspen Water Department shall
determine if adequate water is available for the project. The City
of Aspen's water supply meets all standards of the Colorado
Department of Health for drinking water quality.
Fq
WATER QUALITY IMPACTS: Section 11-1. 3 "For the purpose of maintaining and
protecting its municipal water supply from injury and pollution, the city shall exercise regulatory and
supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources
contributing to municipal water supplies for a distance of five (5) miles above the points from which municipal
water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive
and parking areas will be evaluated by the City Engineer. Based on
the report by Tom Stevens of the Stevens Group, this application
is not expected to impact down stream water quality.
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the
Municipal Code] to achieve the maximum practical degree of air purity possible by requiring the use of all
available practical methods and techniques to control, prevent and reduce air pollution throughout the city..."
The Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as
well as to "provide clean air by protecting the natural air sheds and reducing pollutants".
The major concern of this Department is usually the impact of
increased traffic caused by developments in the nonattainment area.
However, this project is expected to actually decrease traffic,
because people living at this site will be emergency workers who
formerly lived downvalley. Now these same workers will travel a
much shorter distance in the nonattainment area. It is the intent
of this project that Water Place residents will be people who
formerly lived downvalley, and will communte less due to their
proximity to work. Thus, the number of miles driven in the
nonattainment area should decrease.
It is recommended that the applicant ensure that employees living
at the site are encouraged to commute to work without using
automobiles.
FIREPLACE/WOODSTOVE PERMITS The applicant must file a
fireplace/woodstove permit with the Environmental Health Department
before the building permit will be issued. Metropolitan areas of
Pitkin County which includes this site may have two department
certified devices and unlimited numbers of decorative gas fireplace
appliances per building. New homes may NOT have wood burning
fireplaces, nor may any heating device use coal as fuel. Barns and
agricultural buildings may not install any type of fireplace
device.
The plans for the Water Place Housing do not indicate the use of
gas log fireplaces or certified woodstoves. If fireplaces are not
going to be used, the project will have less PM10 emissions than
allowed under the law.
If no fireplaces are to be installed, a condition of approval
will be to deed restrict the project through Planning & Zoning
and the Aspen City Council.
2
FUGITIVE DUST A fugitive dust control plan is required which
includes, but is not limited to fencing, watering of haul roads and
disturbed areas, daily cleaning of adjacent paved roads to remove
mud that has been carried out, speed limits, or other measures
necessary to prevent windblown dust from crossing the property line
or causing a nuisance. Due to the close proximity of many
residences, the applicant should be sure to use aggressive dust
control measures.
A condition of approval will be the receipt and approval
of a fugitive dust plan before final review.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a
significant source of environmental pollution that represents a present and increasing threat to the public
peace and to the health, safety and welfare of the residents of the City of Aspen and it its visitors.
.....Accordingly, it is the policy of council to provide standards for permissible noise levels in various areas
and manners and at various times and to prohibit noise in excess of those levels.,'
During construction, noise can not exceed maximum permissible sound
level standards, and construction cannot be done except between the
hours of 7 a.m. and 10 p.m. The applicant should be aware of this,
and take measures to minimize the noise levels before they become
an issue.
TOXIC SUBSTANCESZAREAS OF POTENTIAL CONTAMINATION:
Three areas of primary concern regarding potential contamination
have been identified by Waste Engineering, Inc.(WEI) who performed
a Phase One Environmental Audit. The three areas are as follows:
1. Transformer storage area where soil samples have tested
positive for polychlorinated biphenyls (PCBs).
2. The above ground storage tank area where diesel and
leaded gas were previously held.
3. The sediment trap which is used to collect sludge from
street -sweeping operations.
It is this Department's understanding that a Phase II Environmental
Audit will be conducted to determine the extent of the
contamination at all three sites.
A condition of approval will be the receipt of the Phase II
report before final approval will be given for this project.
3
Chlorine storage near the site should not be a concern provided
proper standards are followed for its storage and handling.
However, it is also our recommendation that an Evacuation Plan be
developed since the chlorine storage building will be in close
proximity to the proposed development.
A condition of approval will be compliance with OSHA's
standards for storage/handling, and an Evacuation Plan.
... ENV:WP:LAND USE:WATER.PLACE.AFFORDABLE
n
To: Kim Johnson, Community Development Department
From: Dave Tolen, Housing Office
Re: Water Place Affordable Housing
Date: 20 April, 1995
The Housing Board considered the Water Place application at its
regular meeting of April 19, 1995. The Board discussed the
following three issues related to the application:
Units Sizes: Some of the single family units do not meet the
minimum size requirements of 1,400 net livable square feet.
The Housing Board approved these units, as provided in the
guidelines, in that they were larger than the minimum for two
and three bedroom townhomes, and in that the smaller size
would permit the City to sell the units for lower prices.
Proposed Category Mix: The City proposes 9 R.O. units and 7
Category Four units. The Housing Board agreed that this mix
was consistent with the AH zone, in that it was a 100%
restricted project. The Housing Board does not have the
ability to waive the residency requirement for R.O. units,
currently two years and proposed to be three years. That
requirement is not subject to special review. If the City
wishes to sell R.O units to employees who have worked in the
community less than two years, we would need to amend the
Housing Guidelines to provide for this. The Board suggested
that this issue be included in the public hearings on the
Affordable Housing Zone District and R.O. units.
Sale of Units Tied to Employment: The Housing Board
recognized the advantage to the community of having employers
provide housing for their employees in the manner proposed by
the City. The Board recommended approval of this with the
following considerations:
o The City has in place a personnel policy and procedures
that protect employees.
o The City provides a sufficient amount of time for an
employee to sell a home back to the City in the event
that the employee voluntarily leaves City employment.
The Board recommends that, in the event an employee is
terminated, that this time period be 180 days from such
termination.
TO:
Kim Johnson, Planning Office
THRU:
George Robinson, Parks Department
FROM:
Rebecca Baker, Parks Department
DATE:
April 13, 1995
RE:
Water Place Affordable Housing Project
We have reviewed the application for the Water Place Affordable Housing Project and have a few
comments. As discussed in section II-D, the area of the townhomes should preserve as many
scrub oak as possible. Many mature scrub oak do not meet code (ie. under 6" in diameter), but are
often healthy, older trees (50-60 years old) and should be maintained and protected during
construction as feasible. Protection measures should include placing snow fencing or other such
materials around vegetation that is not to be disturbed.
Per our site visit on April 18, the trail should avoid as much vegetation as possible and be aligned
per the discussions of that meeting. The trail should be concrete and eight feet wide. Snow
removal for the trail should be included with the homeowner's association fees as a contracted
service. If the City Parks Department is required to do the snow removal it may require additional
staffing levels to meet this service, particularly due to the remoteness of the area compared to
current snow removal responsibilities.
The proposed park needs to be discussed with the Castle Ridge homeowners and residents to see if
an encroachment onto their property for the purposes of a park and/or playground is agreeable.
The park will need to be fenced (split rail) with a possible mesh netting attached to the lower rails
to secure the park area for children from the surrounding roads. The issue of park dedication fees
needs to be worked out further. It is suggested that as part of the mitigation of these fees that the
area be graded and seeded (at a minimum) when the other excavating and landscaping for the
adjacent townhomes is done. We will work with the applicant to further define the mitigation but
feel the application does not need to be held up on this issue.
The proposed landscape plan is acceptable. The areas such as the turn -around and entrance will
need to be maintained which may be included in homeowners association fees as well.
1� r—spe,t2Go.t2sofia'ralea'r6anilal,t;g,t2Z)tsl.riCI
565 North Mill Street
Aspen, Colorado 81611
Tele. (970) 925-3601 FAX #(970) 925-2537
Sy Kelly - Chairman
Albert Bishop Treas.
Louis Popish • Secy.
Apr i 1 17, 199S
Kim Johnson
Planning Office
I IS* 0 S G- a I e n a
Aspen., CO 81611
Re: Water Place Affordable Housing -
Dear Kim:
V4
9 P 1995
C',
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
The Aspen Consolidated' Sanitation District currently has
sufficient line and, treatment capacity to serve this proposed
project. There are downstream constrai,nts in the Highlands Trunk
line,that will be corrected through a system of proportionate
impact fees. Service is contingent upon compliance with the
District's Rules and Regulations which are, on file at the
Distr'ict office.
The applicant will be required to request a.line extension to the
property and complete a collection system agreement'. Each item
will be reviewed by our Board of Directors at/ 9. reg, 1-1 lar meeting.
The costs of the extension will become part of the developer's
proiect costs. Easements will need to be granted according to
standard District form.
Frior to -final approval of the project, we would request that the
applicant be required to submit a District approved line
extension request and collection system agreement. Funds will
need to be placed in escrow with the District to cover the
ihe
construction observation expenses and the cost of televising T-
system once it is completed. The alignment and plan and pros iie
of the line extension must be approved by the District's
engineer.
Based upon the plans submitted. I have estimated the connection
charges for this development. to be approximat.'el.,57 $42.000.
Additional costs will be in the form of downstream constraint
charges. construction observation fees, televising costs, and the
cost of the line e-xtension.
--
Sincerely,
Bruce Matherl. EPA Awards of Excellence
District 1-1,anager 1976 - 1986 - 1990
Regional and National
MESSAGE DISPLAY
'O CRIS CARUSO CC KIM JOHNSON
%- MARTA STEINMETZ CC GEORGE LILLY
From: George Lilly
Postmark: Apr 18,95 1:57 PM
Subject: STREET NAME
Message:
The suggested name of "Water Place" for the street at the Water Plant
housing project is too similar to Waters Ave and Waterview. How
about water in a different language, like "aqua" or "agua" or
something. Or some other descriptive term derived from the landscape
or historical reference. OR some adjective to describe water in
front of it —like "muddy" or "cold". OR the name of a Water Plant,
like "hyacinth". OR just some other dang name that
suits your fancy. Why don't you come up with several and we can talk!
3 U-
. ,
71
f
Me %FV
U y Council Exhibit
®vr ® 1
y Orci ° ®.
a�.
April 18, 1995
Tom Dunlop
Aspen/Pitkin Environmental Health Department
130 South Galena Street
AIt
Aspen, Colorado 81611
r €�v;
RE: WATER PLACE AFFORDABLE HOUSING DEVELOPMENT
Dear Tom,
Pursuant to our conversation at the Development Review Committee meeting I am providing the
following information regarding traffic generations and compliance with the SIP.
The Water Place Affordable Housing development will consist of the construction and subsequent
sale of sixteen fully deed restricted units at the existing City owned Thomas property otherwise known as
the Water Plant property. A portion of these units will be reserved for emergency response personnel
currently residing downvalley and outside the boundary for adequate response time. The remaining units
will be sold to City of Aspen employees.
The development of this project will result in a net decrease in Vehicle Miles Traveled (VMT).
This will be accomplished in the following manner:
1. By bringing emergency response personnel back up valley to live, the daily commute
and emergency response commute will be eliminated or significantly decreased.
2. A certain number of personnel currently working at the Water Plant will reside in the
proposed units eliminating even short commutes as they will live at the site of employment.
3. A strong transit system currently exists with RFTA service at the corner of Doolittle
Drive and Castle Creek Road approximately 1,000 feet away.
4. Segregated pedestrian/bicycle access is proposed from the project site which links to the
City trails system which bridges across Castle Creek.
5. Adequate parking will be provided for the proposed units. With the introduction of paid
parking in the City of Aspen, the residential spaces provided will be the most convenient free
parking spaces available. This combined with the strong transit service to the immediate area
will force the use of mass transit.
A traffic report prepared by Schmueser, Gordon and Meyer has been included in the application.
This report establishes Vehicle Trips per Day (VPD) based on currently accepted formulas. What has
not been taken into account in this report is the relocation of downvalley employees to this site, the
location of Water Plant employees at this site and paid parking within the City of Aspen.
If you have any questions or comments, or should require any additional information, please do
not hesitate to contact me.
Sincerely,
Thom s . Stevens, Pr sident
The Stevens Group, Inc.
312 E, Aspen Airport Business Center, Aspen, Colorado 81611
(303) 925-6717 FAX: (303) 925-6707
City Council Exhibit C-11-1
Approved , 19 _
By Ordinance
Memorandum
To: Kim Johnson, Community Development Department
From: Cris Caruso, City Engineer
Date: 4/12/95
RE: Water Place Housing: Chlorine Impacts
The attached documents, which you have seen, were provided by the Water Department as
general information related to emergency response. It is evident that these documents do not
provide all -encompassing information for the Water Department's policies and procedures with
regards to chlorine.
I contacted Mark O'Meara, Chief Water Plant Operator, this afternoon to gain further
information on this matter. He noted that it has taken some time to develop an emergency
response plan, and that the plan is not yet complete. The Water Department has been working
closely with Colorado Chlorine Consultants, Inc. to gain information. Mark will ask for their
input on the additional proposed housing, but believes that the final plan will maintain consistent
emergency response procedures for Castle Ridge, Twin Ridge, and Water Place, as each housing
development lies within 1500 feet and beyond 500 feet of the chlorine building.
Among the policies and procedures being developed are measures for educating area residents
on emergency response and evacuation procedures. Once the Water Department has fully
developed the response plan, the residents of Castle Ridge, Twin Ridge, Water Place, and any
others within 1500 feet of the chlorine building will be asked to attend periodic workshops to
become educated on procedures in the event of an emergency. They will also receive emergency
event instructions and updates to be posted in each home.
This is the latest information that I have. Again, I am informed that the Water Department is
working diligently to develop an emergency response plan related to chlorine, and that the Water
Place Housing Project is being considered with their plan. Please contact me if you have any
questions.
Thank You e
cc memo: City Manager
Water Department
Community Development
chlresp Lwpl
MEMORANDUM
TO: DISPATCH
TO: WATER DEPARTMENT
to � ;.,�
FROM. MARK O MEARA
-
DATE: AUGUST 25, 1994
ppR 1 2 1995
SUBJECT: ON -CALL COMMUNICATION PROCEDURES
OFV�.�Et�7'��;�T
ASPEN 10\
The purpose of this memorandum is to outline protocol for after-hours duty and emergency call -
out duty between the Communications Department (Dispatch) and the Water Department
personnel.
AFTER HOURS/WEEKEND ON -CALL PROCEDURE
This procedure is to maintain a safe working condition after hours and on weekends for Water
Department On -Call personnel. The establishment of radio contact with Dispatch shall be
established upon arrival in Aspen. The accomplishment of this can be done by telephoning 920-
5310 or by radio communications on the City channel. During the Call -Out duty, Dispatch will
be able to assist you through radio communications for further support if necessary. It is
essential that we establish communications with Dispatch before arrival to the call -out location
in case an emergency situation occurs. Upon completion of the Call -Out duty, the Call -Out
personnel will again notify Dispatch to inform them of their departure. This will "close out"
any support or monitoring that Dispatch is involved in.
WEEKEND DUTY
During the winter months, it is imperative to contact Dispatch on the City channel before going
into the headgates and also when out on a trouble call. The Dispatcher on duty will check with
the call -out personnel every ten minutes or as instructed by personnel as warranted by
conditions. If communication with the call -out person cannot be established during "status
checks", Dispatch will send a response person to that location. In case of a continued lack of
communications, Dispatch will send a rescue team to that location. (See attached Headgate
Map.) For your safety, please abide by these.
ALARM PROCEDURES j
i
(� I
West Plant Alarm System -- This is the "old box" that remains functional from the West Plant. .-,EIVE�
This alarm does reset after silencing (push button). This alarm is triggered by alarms occurr)% 95
t 119
�ti�fEER
�g
in the West Plant and also from alarms occurring in the East Plant. With the initiation of this
alarm the Communications Department personnel on duty will alert the ON -CALL WATER
DEPARTMENT PERSON and appraise them of the alarm.
East Plant Alarm System -- The Plant Line alarm is triggered when the communication line
between the Water Plant and Dispatch has faulted. With the initiation of this alarm, it is the
duty of Dispatch to alert the Water Department On -Call person and appraise them of the alarm.
The Plant Alarm is triggered when there is an alarm condition at the East Treatment Plant. With
the initiation of this alarm the Communications Department personnel on duty will alert the ON -
CALL WATER DEPARTMENT PERSON and appraise them of the alarm.
Chlorine Alarm -- The Chlorine Alarm goes off when the Chlorine Gas Detector senses
chlorine gas in the Chlorine Building, the East Plant, or the West Plant. The detector has two
alarm points --low and high. At Dispatch, this alarm will come with the plant alarm. The low
level alarm is not to be considered an incident. The low alarm is indicated by the sounding of
an audible horn at the Water Plant (an uninterrupted horn) and the adjacent red light above the
horn on the west wall of the East Water Plant. The high level alarm is to be considered an
incident. The high alarm is set at 10 ppm gas. The high alarm is indicated by the horn at the
East Plant and by a flashing amber beacon and the sounding of a bell on the pole at the Pipeyard
building. When a Chlorine alarm is initiated a police vehicle is to be dispatched to the Water
Plant's lower gate to observe if the beacon is flashing and the bell is sounding on the pole at the
Pipeyard building. Periodic checks of the beacon should be performed until the Water
Department Call -Out person arrives. If a high alarm is initiated, the officer should leave the
scene and report the incident to Dispatch for the initiating of a "Chlorine Incident." With the
initiation of this alarm, it is the duty of Dispatch to alert the Water Department On -Call person
and appraise them of the alarm. With the initiation of this alarm the Communications
Department personnel on duty will alert the ON -CALL WATER DEPARTMENT PERSON and
appraise them of the alarm.
NOTES
The alarm resets itself when the levels are below detectable limits. When the high alarm
activates, it sets off the same annunciation as the low alarm AND it powers a bell and amber
flashing beacon on the light pole at the Pipeyard Building. This is intended to alert any
responding personnel that there is a high level of chlorine gas at the Treatment Plants. The
current system is set up so that the East Plant Alarm System will go to the West Plant Alarm
System. Therefore, the West Plant alarm will typically alarm after the East Plant has been in
alarm state.
WATER DEPARTMENT ON -CALL PERSONNEL
The personnel from the Water Department who are On -Call generally rotate weekends between
three people. The information pertaining to the person "On Call" will be forwarded to Dispatch
on a weekly basis, usually on Monday through the CEO system.
2
a
El
When a call for services or an emergency situation arises, it is the duty of Dispatch to call the
On -Call person, and tell them there is a problem. In the event that the On -Call person cannot
be reached by phone or radio communications, the pager system is to be used. It is advisable
for Dispatch to continue to call the pager if there is no response within 5-10 minutes. As we
all know, there are "dead spots" for radios throughout the Valley. The pagers have been
successfully used to reach people as far as Denver since they are satellite activated. If there is
still no response within 15 minutes, begin to call other personnel via phone and the pager
system. Obviously, if it is a life threatening situation, don't wait at all to start calling other
Water Department personnel.
Water Department personnel will contact Dispatch by radio to notify them of their arrival in
Aspen. This is to establish communications for safety reasons. They will also tell Dispatch
when they are departing town.
CONTACT ORDER FOR WATER DEPARTMENT PERSONNEL
1. Contact On -Call Person FIRST. See Weekly CEO to Dispatch containing name and numbers for this
week's On -Call Person.
2. If no response within 15 minutes contact Water Department Personnel in the following order:
NAME HOME PHONE PAGER NUMBER DIVISION
rry Ballenger
920-1707
928-3503
Administration
Ron Ferguson
963-3180
928-3578
Treatment and Supply
Mark O'Meara
945-8199
928-3543
Treatment and Supply
Phil Overeynder
920-7984
N/A
Charles Bailey
963-3485
928-3549
Treatment and Supply
Jerry Detlefsen
963-3893
928-3904
Distribution
John McDermott
963-1895
928-3503
Distribution
Neal Goldsborough
625-0820
N/A
Distribution
Don Holbeck
963-9646
N/A
Distribution
Lee Ledesma
963-0206
N/A
Administration
Robin Lamm
925-7546
N/A
Administration
Kristin Everhart
925-8288
N/A
Customer Service
Kendra Baldwin
963-3981
N/A
Customer Service
Water Department Cellular Phone -- 379-1527
MO:ll
Dispatch.lis
91
4O
KimjOhnsa L
AspenNiffin Conmumty Development Deputment
130 South Wenn
ftci� CO 81611
V
312 L, Aspen Airport Business Center, Aspen, Colorado 81611
(303) 925-6717 FAX: (303) 9`25-6707
TFF --EI-
4
TO: Planning and Zoning Commission
FROM: Mary Lackner, Planner
RE: Trueman Lot 1 SPA Amendment - Public Hearing
DATE: May 2, 1995
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SUMMARY: The applicant is seeking City approval to vary the uses
permitted on Lot 1 of the Trueman Subdivision SPA which is located
in the NC (Neighborhood Commercial) zone district.
APPLICANT: Trueman Aspen Company, represented by Philip Bloemsma.
LOCATION: Lot 1, Trueman Subdivision.
ZONING: NC - Neighborhood Commercial zone district.
APPLICANT'S REQUEST: The applicant is requesting an SPA use
amendment to allow more locally oriented uses than are presently
permitted in the NC zone district.
Please refer to application information, Exhibit "A".
PROCESS: This project is being reviewed through the Final SPA
review process, since the addition generally complies with the
Conceptual SPA plan that was approved in 1977, as Ipermitted by
Section 24-7-804(E)(2) of the Aspen Municipal Code.
The Planning Commission shall forward a recommendation to City
Council for the proposed SPA amendment.
STAFF COMMENTS: Section 24-7-804 (D) (2 ) , Specially Planned Area
regulations of the Municipal Code, permits use variations from the
underlying zone district if the variations comply with the
standards of Section 7-804 (B) of the Code.
The purpose of the NC zone district follows:
The purpose of the Neighborhood Commercial (NC) zone
district is to allow small con-Terience retail
establishments as part of a neighborhood, that are
designated and planned to be compatible with the
surrounding neighborhood, to reduce traffic generation,
and mitigate traffic circulation and parking problems,
and to serve the daily or frequent trade or service needs
of the neighborhood.
The applicant is seeking to add the following uses as permitted
uses in the Trueman SPA.
1. Travel agency
2. Second hand store
3. Kitchen supply store
4. Optical lab
5. Office supply
6. Lighting store
7. Photo/framing store
8. Furniture store
9. Auto parts shop
10. Children/toy store
11. Bookstore
12. Gift and card shop
13. Take-out food shop
14. Florist
15. Lock shop
16. Sporting goods store
17. Appliance store
18. Pet Store
19. Clothing and shoe store
20. Audio/Video/Computer/Communications store
21. Bed, bath and linen store
22. Arts and crafts
23. All current conditional uses would be considered
permitted uses.
To help the Planning Commission understand the nature of the
applicant's request, the existing permitted by right and
conditional uses of the NC zone district are included in Exhibit
"B". Staff has also included the purpose of the CC, C1, SCI and
O zone in this exhibit to assist the Planning Commission in their
decision.
Staff believes the applicant's request could have substantial
implications on the Trueman SPA. The purpose of the NC zone
district should be considered when reviewing the nature of the
proposed uses.
The Planning Office has provided the following comments about each
of the proposed uses to be added to the Trueman SPA. In
parenthesis are the zone districts in which these uses are
currently allowed by right.
1. Travel agency (CC, C11 O)
A travel agency is considered a professional office. These uses
are permitted in the three primary commercial zone districts in
Aspen. Staff does not support increasing the ability of this type
of professional office to be extended into the NC zone district.
2. Second hand store (CC, Ci)
Second hand stores are popular retail establishments that serve a
2
niche that regular retail does not provide. This is also a retail
use that can be narrowly defined. Staff recommends this as a use
permitted in the NC zone.
3. Kitchen supply store (SCI)
A kitchen supply store can mean many different things, from the
sale of kitchen appliances and cabinets to specialty accessory
kitchen items. Depending on the emphasis this use would be most
appropriate in either the SCI zone or the CC and C1 zones. Staff
does not see a kitchen supply store serving the daily or frequent
trade of the neighborhood.
4. Optical lab (CC, C1, 0)
No explanation is offered in the application as to the nature of
an optical lab. Medical offices are permitted in the CC, C1 and
O zone districts, which seems appropriate for an optical lab.
Unless it is a true lab/manufacture of eyeware, staff believes it
would be appropriate in the SCI zone.
5. Office supply ( CC, Ci )
Office supply may be an appropriate convenience use in this area.
6. Lighting store (SCI)
A lighting store would be a construction related or specialty type
store. Staff does not believe it meets the purpose of the NC zone.
7. Photo/framing store (CC, C1, SCI)
Photo and framing stores have been interpreted to be included in
almost all commercial zone districts. Their scope of business
varies quite significantly from high end stores like the Hill
Gallery to more general photo and framing like Fox' Photo.
Depending on the nature of the business this may be an appropriate
use in this area. Staff recommends that this be a conditional use.
8. Furniture store (CC, Cl)
Furniture stores vary in their orientation to customers. Depending
on the type of business this may be an appropriate use in this
zone. Staff recommends this be a conditional use.
9. Auto parts shop (SCI)
Cap's Auto Supply is located in the Office zone district across the
street from the Trueman center. It is a non -conforming use in the
O zone, but it is a local serving business. An auto parts shop
would be an appropriate use in the NC.zone.
3
10. Children/toy store (CC, Cl)
Although mostly geared to the commercial core area, a children
store or toy store could be oriented to serving the local
population. Again, depending on the orientation of the particular
business, it may or may not be appropriate in the NC zone. Staff
recommends that a children/toy store be a conditional use.
11. Bookstore (CC, Cl)
Bookstores are also a conditional use
landmarks. The grocery store carries
interest to their customers. Depending
of bookstore it may be appropriate
recommends that this be a conditional
12. Gift and card shop (CC)
in the O zone in historic
some magazines and books of
on the orientation and type
in the NC zone. Staff
use.
Staff does not believe a gift shop is appropriate in the NC zone
district. The combination pharmacy, card shop, beauty shop, gift
shop of The Drug Store provided a variety of uses that were
oriented to the local neighborhood. A gift and card section of a
larger local oriented store would be appropriate.
13. Take-out food shop (CC)
A food market is a permitted use in the NC zone. The definition
of a food market is "... a store which primarily sells packaged,
bulk and fresh foods, which may have indoor seating up to ten
seats, and no wait service." Staff believes this definition
provides for the type of food service that's appropriate for the
NC zone. An emphasis of the NC zone is to reduce traffic trips,
therefore staff does not believe a take-out food shop (i.e. fast
food) would be consistent with the purpose of the NC zone.
14. Florist (CC, Cl)
A florist would be a use consistent with the purpose of the NC
zone. Staff recommends that this be a permitted use.
15. Lock shop (SCI)
Staff believes this would be an appropriate use in the NC zone
district, and could be permitted by right. It should be noted
there is a lock shop in the Trueman center at this time.
16. Sporting goods store (CC)
Although Aspen's local population is oriented to outdoor and
sporting activities, this use would be extremely difficult to
enforce in an NC zone district. Staff believes this use is most
appropriate in the main commercial zone districts of town.
4
17. Appliance store (CC, Cl)
An appliance store is most appropriately located in the SCI zone
district, however it does generally serve the local population.
Staff recommends that an appliance be a conditional use as the
orientation of such business can vary significantly.
18. Pet Store (CC, Cl)
Generally it is the local population that would patronize a pet
store. Staff believes this would be consistent with the NC zone
if it was subject to a conditional use review.
19. Clothing and shoe store (CC, Cl)
Although clothing and shoe apparel is needed by the local
population as well as visitors, staff does not believe a clothing
or shoe store is appropriate in the NC zone, as they are permitted
in the other commercial zones in town.
20. Audio/Video/Computer/Communications store (CC, C1, SCI)
Video rental, and T.V. service and repair are permitted uses in the
NC zone. Staff believes that this use represents an updating in
the land use code in recognizing the need for more electronic
communications oriented uses. Due to the wide range of the type
of business that would fall into this category, staff believes this
is should be a conditional use in the NC zone.
21. Bed, bath and linen store (CC, Cl)
Staff believes this would be too specialty oriented and not a use
that would be frequented by the local population on a recurring
basis.
22. Arts and crafts (CC, C1, SCI)
A use such as Aspen Art Supply may be appropriate in this location.
There are other arts and crafts related businesses that staff does
not believe would be appropriate. Depending on the orientation of
the business staff recommends that this use be a conditional use
in the zone.
23. All current conditional uses would be considered
permitted uses.
The current conditional uses of the NC zone district are: service
station, laundromat, garden shop, hardware store, paint and
wallpaper store, carpet, flooring and drapery shop, business and
professional office, free market dwelling units which are accessory
to other permitted uses, home occupation, and satellite dish
X
antennae.
Staff believes that the following existing conditional uses should
be permitted by right: laundromat, garden shop, hardware store, and
paint and wallpaper store.
The remaining uses should be maintained as conditional uses as they
be have an orientation or impacts that should be reviewed in the
public hearing context of a conditional use review.
Staff believes that a catalog store would be an appropriate use in
the NC zone and recommends that this be added to the permitted use
in the Trueman SPA.
Specially Planned Area Criteria: 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 proposed SPA amendment will expand the range of
commercial uses permitted in the Trueman SPA. No increase in
square footage is proposed. Staff has made comments on each of the
23 proposed uses in the preceding section.
2. Whether sufficient public facilities and roads exist
to service the proposed development.
Response: The City Engineer submitted comments on the Pitkin
County Bank satellite branch office conditional use application.
These referral comments identified a need for a sidewalk to be
constructed on the south side of Puppy Smith Street. The Planning
Office and Planning Commission did not believe the construction of
a sidewalk was appropriate for mitigation in the bank's conditional
use application, however staff would like to reconsider this
requirement with this SPA amendment. Although the applicant is not
increasing the square footage of the structure, the proposed
increase in types of commercial uses at the shopping center may
warrant the installation of a sidewalk on the parcel.
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: This provision does not apply for the proposed use
amendments.
M.
4. Whether the proposed development creatively employs
land planning techniques to preserve significant
view planes, avoid adverse environmental impacts
and provide open space, trails and similar amenities
for the users of the project and the public at
largq.
Response: The applicant is only asking for an increase in
commercial uses allowed by right in the SPA. No public amenities
are proposed..
S. Whether the proposed development is in compliance
with the Aspen Area Community Plan.
Response: One of the goals of the AACP is to revise the permitted
and conditional uses of the NC zone district so that only local
serving uses are permitted. The purpose of the NC zone also
emphasizes providing daily and frequent neighborhood services and
the reduction of traffic. Staff has closely reviewed the proposed
list of uses and has made comments relative to their
appropriateness in the NC zone district, as recommended by the
AACP.
6. Whether the proposed development will require the
expenditure of excessive public funds to provide
public facilities for the parcel, or the surrounding
neighborhood.
Response: . The City has been working on improvements to Puppy Smith
Street and has suggested that the applicant provide a sidewalk
along the south side of this street. The proposed amendment should
not require the expenditure of public funds to provide public
facilities.
7. Whether the proposed development on slopes in excess of
twenty percent ( 2 0%) meet the slope reduction and density
requirements of Section 7-903 (B) (2) (b) .
Response: No new development is proposed, therefore this provision
does not apply.
8. Whether there are sufficient GMQS allotments for the
proposed development.
Response: The applicant is not seeking to increase the floor area
of the project. The request to add supplementary uses to those
presently allowed does not trigger the need for GMQS allotments.
STAFF RECOMMENDATION: Planning staff recommends partial approval
of the applicant's request to expand the permitted uses on Lot 1
of the Trueman SPA. For reasons noted in the memorandum, many of
the uses proposed do not meet the purpose of the underlying NC zone
7
district. Staf f recommends that the following uses be added to the
uses currently permitted by right on Lot 1 of the Trueman SPA:
1.
Second hand store
2.
Office supply
3.
Auto parts store
4.
Florist ,
5.
Lock shop
6.
Catalog store
Staff further recommends that the following uses be added as
conditional uses to Lot 1 of the Trueman SPA:
1. Photo/framing shop
2. Furniture shop
3. Children/toy store
4. Bookstore
5. Appliance store
6. Pet store
7. Audio/Video/Computer/Communications store
8. Arts and craft store
The following uses are presently conditional uses in the NC zone
district. Staff recommends that these uses become permitted by
right for Lot 1 of the Trueman SPA:
1. Laundromat
2. Garden shop
3. Hardware store
4. Paint and wallpaper store.
The following condition is recommended for this SPA Amendment:
1. The applicant shall file a new SPA agreement with the City of
Aspen within 180 days from the date of approval by City
Council. Failure on the part of the applicant to record the
final development plan and SPA agreement within a period of
.180 days following its approval by city council shall render
the plan invalid.
RECOMMENDED MOTION: "I move to recommend to City Council a use
amendment to the Trueman Lot 1 Final SPA, as recommended in the
Planning Office memorandum dated May 2, 1995."
Exhibits:
"A" - Application Information
"B" - List of Existing NC permitted and conditional uses
Purpose sections of CC, C1, SCI and O zone districts
q
bT �
Trueman Aspen Company
``300 Puppy Smith
Aspen,,p 81611
cf
March 28, 1995.
i
City of Aspen
Planning and Zoning Commission
130 South Galena StreP,t
Aspen, CO 81611
Exhibit A
Re: Garden Center conditional use and Trueman-SPA variance
Dear Commission Members:
Trueman Aspen Company is submitting an application package
to the Planning and Zoning office to seek an approval of a
conditional use in the Neighborhood Commercial zone district
(sec. 5-212) as well -as a variance to the Trueman SPA.
The conditional use we are seeking is a "Garden Shop
Trueman Aspen Company -is requesting to use this permit for a
garden center located in the courtyard -of the shopping
center.
The variance to the Trueman SPA is intended to allow more
locally oriented uses than are currently permitted under the
N/C zone guidelines (see attached). Following are -the
attachments and information needed to begin the permit
process:
I. The street address of the proposed site, located at
lot #l, is:
North Mill Station
300 Puppy Smith
Aspen, CO 81611
Tel. #303-925-8603
2. The applicant is Trueman Aspen Company
3. The authorized representative of the applicant is
Philip Bloemsma; Agent and Property Manager.
4. Attached are the following:
a. A disclosure of ownership by way of 1993
real estate tax notice
b. A vicinity map locating the property
c. A description of the proposed uses with an
explanation of how the uses comply with the
standards of the Planning and Zoning office.
Thank you for your consideration in this matter.
ISerely,
Philip Bloemsma, Agent
Trueman Aspen Company
P.O. Box 5081
Aspen, CO 81611
March 28, 1995
City of Aspen
Planning and Zoning Commission
130 South Galy2na St.
Aspen, CO 181611
Re: Trueman Center SPA Variance
Dear Commission Members:
The Trueman Center currently lies in the neighborhood
commercial zone district. With this application, Trueman
Aspen Company is seeking a SPA variance to allow the
following uses as permitted uses:
I. Travel Agency
2. Second Hand Store
3. Kitchen Supply Store
4. Optical Lab
5. Office Supply
6. Lighting Store
7. Photo/Framing Store
8. Furniture Store
9. Auto Parts Shop
10. Children/Toy Store
11. Book Store
12. Gift and Card Shop
14. Florist
15. Lock Shop
16. Sporting Goods Store
17. Appliance Store
18. Pet Store Store
19. Clothing and Shoe Store.
20. Audio/Video/Computer/Communications Store
21. Bed Bath and Linen Store
22. Arts and Crafts
23. We would also ask that all existing conditional uses
be considered permited uses.
Trueman Aspen Company feels that all of the requested uses
conform with the intent of the zone district -and the
original intent of the City Council in designating the
parcel Specially Planned Area.
1Tr ours,
flip Bloemsma, Agent
Trueman Aspen Company
300' Puppy Smith
Aspen, CO 81611
March 29, 1995
City of Aspen
Planning and Zoning Commission
130 South Galena St.
Aspen, CO 81611
Re: Trueman SPA Variance and Conditional Use response to
review standards.
Dear Commission Members:
_Following is a response to the review standards of the P&Z
per attachment 4 of the conditional use and SPA development
application. Trueman Aspen Company feels that the .
Conditional Use and SPA Variance are consistent with the
intent of the commission and council. Also the requests
are consistent and compatible with the character of the
immediate vicinity and enhances the mixture of the existing
uses.
The impact will be minimal. There will be virtually no
visual impacts and the proposed uses will require no
additional services or public f acilities in order to
operate. The Trueman Center has mitigated its employee
housing quota with 17 on site employee housing units. The
shopping center has 110 parking spaces which is more than
adequate to handle any proposed use.
The Conditional Use and SPA Variance proposed by Trueman
Aspen. Company are consistent with all standards and
objectives of the Aspen Area Comprehensive Plan (AACP). In
particular, the AACP suggests that the NC.zones permitted
and conditional uses be revised. The uses will be a
convenience�to the local community. They. will enhance the
objectives of the zone district by serving the needs of the
local who requires convenience and ease with daily errands.
With this in mind, Trueman Aspen Company feels that the
proposed uses are appropriate for the Neighborhood Zone
District. Thank you for your consideration.
Sin rely,
. _'
Phili loemsma, Agent and Property Manager
EXHIBIT B
The following uses of the Neighborhood Commercial (NC) zone
district are permitted as of right:
1. Drug --,tore
2. Food market
3. Liquor store
4. Dry cleaning and laundry pick-up .station
5. Barber shop
6. Beauty shop
7. Post office branch
8. Record store
9. T.V. sales and service shop
10. Shoe repair shop
11. Video rental and sale shop
12. Accessory residential dwellings restricted to
affordable housing guidelines
13. Accessory buildings and uses
The following uses are permitted as conditional uses in
the Neighborhood Commercial (NC):
1. Service station
2. Laundromat
3. Garden shop
4. Hardware store
5. Paint and wallpaper store
6. Carpet, flooring and drapery shop
7. Business and professional office
8. Free market dwelling units which are accessory to
other permitted uses
9. Home occupation
10. Satellite dish antennae
The purpose of the CC (Commercial Core) zone district is:
The purpose of the Commercial Core (CC) zone district is
to allow the use of land for retail and service
commercial, recreation and institutional purposes with
customary accessory uses to enhance the business and
service character in the central business core of the
city. ,Hotel and principal long-term residential uses may
be appropriate as conditional uses, while residential
uses are permitted or may be appropriate as conditional
uses.
The purpose of the Commercial (Cl) zone district is:
The purpose of the Commercial (Cl) zone district is to
12
provide for the establishment of commercial uses which
are not primarily oriented towards serving the tourist
population.
The purpose of the Service/Commercial/Industrial (S/C/I) zone
district is:
The purpose of the Service/Commercial/Industrial (S/C/I)
zone district is to allow for the use of land for the
preservation or development of limited commercial. and
industrial uses which do not require or generate high
customer traffic volumes, and to permit customary
accessory uses, including residential dwellings.
The purpose of the Office (0) zone district is:
The purpose of the Office (0) zone district is to provide
for the establishment of offices and associated
commercial uses in such a way as to preserve the visual
scale and character of former residential areas that now
are adjacent to commercial and business area, and
commercial uses along Main Street and other high volume
thoroughfares.
i3
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Mary Lackner, Planner
RE: Trueman Lot 1 Conditional Use Review for a Garden Shop -
Public Hearing
DATE: May 2, 1995
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SUMMARY: The Planning Office recommends approval of the
conditional use review to allow a garden shop on Lot 1 of the
Trueman Subdivision, if the use does not -encroach in the courtyard
seating area.
APPLICANT: Trueman Aspen Company, represented by Philip Bloemsma.
LOCATION: Lot 1, Trueman Subdivision.
ZONING: NC - Neighborhood Commercial zone district.
APPLICANT'S REQUEST: The applicant requests Conditional Use
approval to place a garden shop in the courtyard of the shopping
center from Memorial Day for a period of up to three months. The
garden shop will be operated by the business Sashae and items for
sale will consist of potted plants, carts with bedding plants, and
tables with plants. A sales clerk from Sashae will work in this
area however, sales will take place in the store Sashae, as no cash
register is proposed in the outdoor area.
Please refer to application information, Exhibit "A".
PROCESS: The Planning and Zoning Commission will make the final
determination on this application.
STAFF COMMENTS: A garden shop is called out in the NC zone
district as a conditional -use.
The purpose of the NC zone district has been included in this memo
to provide the Commission with some background.
The purpose of the Neighborhood Commercial (NC) zone
district is to allow small convenience retail
establishments as part of a neighborhood, that are
designed and planned to be compatible with the
surrounding neighborhood, to reduce traffic generation,
and mitigate traffic circulation and parking problems,
and to serve the daily or frequent trade or service needs
of the neighborhood.
The Commission has the authority to review and approve development
applications for conditional uses pursuant to the standards of
Section 7-304:
A. The conditional use is consistent with the purposes,
goals, objectives and standards of the Aspen Area
Comprehensive Plan, and with the intent of the zone
district in which it is proposed to be located; and
Response: One of the goals of the AACP is to revise the permitted
and conditional uses of the NC zone district so that only local
serving uses are permitted. The purpose of the NC zone also
emphasizes neighborhood services and the reduction of traffic.
Staff believes the proposed garden shop conditional use meets this
standard as the local community would be the primary customer of
a garden shop and that traffic trips would most likely be combined
to the post office and grocery store.
B. The conditional use is consistent and compatible
with the character of the immediate vicinity of the
parcel proposed for development and surrounding land
uses, or enhances the mixture of complimentary uses
and activities in the immediate vicinity of the
parcel proposed for development; and
Response: The garden shop will be compatible with the uses and
character of the immediate vicinity as the existing businesses in
this area.are necessity and convenience oriented.
C. The location, size, design and operating
characteristics of the proposed conditional use
minimizes adverse effects, including visual impacts,
impacts on pedestrian and vehicular circulation,
parking, trash, service delivery, noise, vibrations
and odor on surrounding properties; and
Response: The outdoor garden shop is proposed to accommodate an
approximately 600 sq. ft. space within the courtyard of the shopping
center.
The Zoning Enforcement Officer has indicated that the proposed
garden shop is located within approved open space of the Trueman
SPA (Exhibit "B"). The application materials do not provide the
level of detail to determine whether this will encroach into the
25% open space requirement for this lot. Lot 1 is 2.552 acres in
size and requires 27,791 square feet of open space. The applicant
will need to provide open space calculations for Lot 1 to the
Planning and Zoning Commission meeting to determine if the garden
shop can encroach into this area.
Staff recognizes the courtyard area as a desireable highly used
open space area during the summer months. Staff would prefer that
the garden shop arrange the carts and tables on the perimeter of
the courtyard under the existing building overhangs so that none
2
of the usable open space is impacted. By locating the commercial
use under existing overhangs, the use does not violate the open
space requirements of the zone district. The applicant should
explore the large covered area on the northern side of Bagel Bites.
Staff would also consider the possibility of removing two or three
parking spaces for the outdoor garden shop use.
The applicant obtained a conditional use approval on February 21,
1995 from the Planning Commission for a satellite branch of Pitkin
County Bank. This use has not commenced and the space is currently
for lease. Staff .is recommending that the same conditions
regarding the handicapped parking location, removal of the night
depository, and enforcement of vehicles parking in the fire lane
be made conditions of approval for this application.
D. There are adequate public facilities and services
to serve the. conditional use including but not
limited to roads, potable water, sever, solid waste,
parks, police, fire protection, emergency medical
services, hospital and medical services, drainage
systems, and schools; and
Response: All public utilities and services are in place at the
site.
E. The applicant commits to supply affordable housing
to meet the incremental need for increased employees
generated by the conditional use; and
Response: The entire Trueman project was required to provide
affordable housing when it was developed. Although the garden shop
is proposed for up to three months a year, the application does
state that one employee will be operating the outdoor area. The
Housing Office does not see a need for employee mitigation at this
time, however, if FTE's are added to Sashae as a result of this
use, employee mitigation can be readdressed.
F. The proposed conditional use complies with all
additional standards imposed on it by the As .Area
Community Plan and by all other applicable
requirements of this chapter.
Response: This use complies with the Aspen Area Community Plan
and all other applicable standards.
STAFF RECOMMENDATION: Planning staff recommends approval of the
Trueman Aspen Company Conditional Use review for a 600 sq.ft.
outdoor garden shop to be located,"under the overhangs of the
shopping center, subject to the fbllowing conditions:
1. Prior to commencement of the garden shop, the applicant will
3
provide a 12 foot wide handicapped parking space adjacent to
the fire lane and improve enforcement of parking in.the fire
lane.
2. Prior to commencement of the garden shop, the applicant shall
remove or disguise the existing night -drop depository.
3. The Housing Office has the ability to readdress employee
mitigation should FTE's be added to Sashae as a result of the
outdoor garden shop.
4. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
RECOMMENDED MOTION: "I move to approve the. Conditional Use for a
600 sq.ft. outdoor garden shop to be located under the overhangs
of the shopping center, on Lot 1 of the Trueman Subdivision,
subject to the conditions noted in the Planning Office memorandum
dated May 2, 1995."
Exhibits:
"A" - Application Information
"B" - Zoning Enforcement Officer referral comments
4
Exhibit A No
- V-rIl •i' I b
FA
V
I ' • s •r. • • • • i� • • - • a
U . • 'IS kw,
4) lot Size
Now
6) Representative's s Name, Address & Pbon e# Philip R 1 o e m s m a -Ramp-- _
7) Type of Application (please check all that apply)
X_ Conditional Use Canceptual SPA Cory xqp 1. Historic Dev.
Special Review
Stream Margin
Mein View Plane
�1•;• •,r." • ill o;•
X_ Final SPA
ocinceptial PUD
Final POD
Subdivision
Text/Map A rr�mPrYi-
Fi real Historic Dev.
Minor Historic Dev.
• / :r11 • •,
Historic Designation
Lot Split/Lot. Lire GK�S Option
8) Description of Exi-,ti m Uses (number and' type of eod 'i nQ s nictures;
appradmate sq. ft• ; number of -arty previ m approvals granted to the
r„nmmPrr-i a l gpar-p,z
9) Description of Development Application
is a two part application. Part one is a request for a
variance to the Trueman SPA and part two is request to
allow. the conditional * us.e of "Garden shop" as a permited use.
10) Have you attached the following?
Response to Attachment 2, Minim1m Sub issicn C mtents
Respcnse to Attac tmient 3, Specific submissicn lomtents
to Attach®ent 4 , Review Stagy ',.yards for Your Application
Trueman Aspen Company
300 Puppy Smith
Aspen, CO 81611
March 28, 1995
City of Aspen
Planning and Zoning Commission
130 South Galena Street
Aspen, CO 81611
Re: Garden Center conditional use and Trueman SPA variance
Dear Commission Members:
Trueman Aspen. Company is submitting an -application package
to the Planning and Zoning office to seek an approval of a
conditional use in the Neighborhood Commercial zone district
(sec. 5-212) as well as a variance to the Trueman SPA.
The conditional use we are seeking is a "Garden Shop".
Trueman Aspen Company is requesting to use this permit for a
garden center located in the courtyard of the shopping
center.
The variance to the Trueman SPA is intended to allow more
locally oriented uses than are currently permitted under the
N/C zone guidelines (see attached). Following are -the
attachments and information needed to begin the permit
process:
1. The street address of the proposed site, located at
lot #1., is:
North Mill Station
300 Puppy Smith
Aspen, CO 81611
Tel. #303-925-8603
2. The applicant is Trueman Aspen Company
3. The authorized representative of the applicant is
Philip Bloemsma; Agent and Property Manager.
4. Attached are the following:
a. A disclosure of ownership by way of 1993
real estate tax notice
b. A vicinity map locating the property
c. A description of the proposed uses with -an
explanation of how the uses comply with the
standards of the Planning and Zoning office.
Thank you for -your consideration in this matter.
IS erely,
Philip Bloemsma, Agent
"
f
r.
t'1 YYv- d
7
Sashae Floral Arts & Gifts Aspen
300 Puppy Smith
Aspen, CO 81611 1
303�920�6838
March 30, 1995
Trueman Aspen Company
300 Puppy Smith
Aspen, CO 81611
Dear Sirs:
We at Sashae Floral Arts & Gifts propose a small garden center in the courtyard area of the
Trueman Center.
Rather than provide a traditional retail area and since this is outside and an open air retail area -
we will have old fashion flower carts pre -planted pots of flowers and plants, and hanging baskets
to create a garden atmosphere, complete with tables & chairs.
We will have one employee operating the outside area�through our existing storeito run this
extension of Sashae, located less than ten feet away. This extension of Sashae will be open
approximately June 1 through July 31, depending on the weather.
If you have any further questions, please contact me.
Shae Singer at 920-6838
Thank you,
Shae Singer
i
Trueman Aspen Company
300 Puppy Smith
Aspen, CO 81611
March 29, 1995
City of Aspen
Planning and Zoning Commission
130 South Galena St.
Aspen, CO 81611
Re: Trueman SPA Variance and Conditional Use response to
review standards.
Dear Commission Members:
Following is a response to the review standards of the P&Z
per attachment 4 of the conditional use and SPA development
application. Trueman Aspen Company feels that the
Conditional Use and SPA Variance are consistent with the
intent of the commission and council. Also the requests
are consistent and compatible with the character of the
immediate vicinity and enhances the mixture of the existing
uses.
The impact will be minimal. There will be virtually no
visual- impacts and the proposed uses will require no
additional services or public facilities in order to
operate. The Trueman Center has mitigated its employee
housing quota with 17 on -site employee housing units. The -
shopping center has 110 parking spaces which is more than
adequate to handle any proposed use.
The Conditional Use and SPA Variance proposed by Trueman
Aspen Company are consistent with all standards and
objectives of the Aspen Area Comprehensive Plan (AACP). In
particular-, the AACP suggests that the -NC -zones permitted
and conditional uses be revised. The uses will be a
convenience,to the local community.. They will enhance the
objectives of the zone district by serving the needs of the
local who requires convenience and ease with daily errands.
With this in mind, Trueman Aspen Company feels that the
proposed uses are appropriate for the Neighborhood Zone
District. Thank you for your consideration.
Sin _rely,
Philip loemsma, Agent and Property Manager
�I\, Illlfllllllllllll�
i
TO: Kim Johnson
FROM: Bill DruedingLk/
RE: Trueman Aspen Company Garden Center
DATE: April 12, 1995
This proposed garden center is a commercial activity which appears
to occupy the major portion of this property's open space. Section
3-101, Open Space definition, paragraph- I, prohibits commercial
activity, display and merchandising of goods in required open
space.
The N/C zone district's open space requirement is 25%. We need to
determine if they meet this requirement.
In the past I have exercised zoning enforcement in this area as
required open space. Christmas trees were allowed to be sold in
the area as a result of a City Council decree, which provides an
exception to our codes with regard to short-term seasonal Christmas
tree sales around town.
l2
Attachment 8
County of Pitkin }
}
State of Colorado }
I,
AFFIDAVIT OF NOTICE PURSUANT
SS. TO ASPEN LAND USE REGULATIONS
SECTION 6-205.E.
0
being or representing an Applicant to the City of Aspen, personally
certify that I have complied with the public notice requirements
pursuant to Section 6-205.E. of the Aspen Land Use Regulations in
the following manner:
1. By mailing of notice, a copy of which is attached hereto,
by first-class postage prepaid U.S. Mail to all owners
of property within three hundred (3 0 0) feet of the
subject property, as indicated on the attached list, on
-�J R
the / day of , 199 1� (which is L days
prior to the public hearing date of -� )•
2. By posting a sign in a conspicuous place on the subject
property (as it could be seen from the nearest public
way) and that the said sign was posted and visible
rom the day of , 199
4-5
199(Must be
t _ day of , _.
east ten 10 full days before the hearing
~ ; pit.
TRESPASSING tograph of the posted sign is attached
ign ure
Si d before me this f��� day of
r__" - 19 9,1 by
..x. .. }LACE _: _ • •-f p .n/
rri.+s' PURPOSE
WITNESS MY HAND AND OFFICIAL SEAL
i
M g; missio e it s : �J
Notar Public
April21, 1995
WATERPLACE HOUSING: MAILING AFFIDAVIT
DAV I D
GIBSON,
AIA
AUGUST
RENO,
AIA
SCOTT
SMITH,
AIA
I, Scott Smith, on the twentieth day of April, 1995, mailed the . ► ' .
Waterplace Housing letters to residents and owners within a
300 foot radius of the project as recommended by the Aspen ►
Title Co. To the best of my ability each person has been
contacted from my list which the title search provided. GIBSON - RENO
• A R C II I T E C T S
The notification is for the public City Council meeting to be
held May 2, 1995.
210 E. HYMAN
NO 202
ASPEN
COLORADO
Scott Smith 81611
303.925.5968
FACSIMILE
303.925.5993
P.O. BOX 278
117 N. WILLOW
az /xt- NO 2
TELLURIDE
COLORADO
Iy COMMISSION EXPIRE,`81435
,dune 24, 19%`
303.728.6607
FACSIMILE
303.728.6658
ASPEN/PITKIN ENVIRONMENTAL HEALTH DEPARTMENT
TO:
FROM:
DATE:
RE:
Kim Johnson, Planning Office
Lee Cassin, Aspen/Pitkin Environmental Health Department
May 2,1995
Water Plant Housing, SIP Compliance
I have reviewed the letter from Tom Stevens about Water Place Housing and traffic
generation.
The proposed Water Plant Housing project is in conformance with, and consistent with, the
Aspen/Pitkin PM10 SIP. Further, it goes beyond complying with the SIP and actually is
expected to improve local air quality.
By bringing employees who now drive to Aspen from downvalley every day, to right near
their place of work, daily vehicle miles of traffic will be reduced. Therefore, PM10 emissions will
be reduced. With most residential development, these statements cannot be made, but in this
case, all of the units represent employees who will now live at or close to their place of work,
who previously commuted from farther away. We would not make these statements based on
an applicant's telling us that they know locals will live in a particular house, because that
typically changes depending on who buys the house. However, in this case, the project is being
built solely for emergency workers and commuting employees, and their current daily trip
distances (and PM10 emissions) are thus being reduced.
The proximity of RFTA service and bike paths are beneficial, but would not bring about a
reduction in traffic from the before -project levels. However, in this case, traffic is already being
reduced by the project, so it is not necessary to assume a certain amount of RFTA ridership or
bike usage to achieve a traffic reduction.
From an air quality point of view, this project would be a benefit to the community.
MAY. -01' 95 (MON) 16:55 WRIGHT WATER
TEL:303 480 1020
P. 002
CONFIDENTIAL
MEEMORANDUM
TO: Cris Caruso
City of Aspen - Engineering Department
FROM: Paul Avant
RE: Update of Phase 11 Site Assessment Results
Pate: May 1, 1995
This memorandum summarizes the field investigations and analytical results to date for
the City of Aspen property at the Castle Creek Water Treatment Plant.
Waste Engineering, Inc. (WEI) performed the Limited Authorized Phase H field
investigations at the site on April 14, 1995. Three areas were the focus of this
investigation:
1. The electrical transformer storage area,
2. The water/sediment pit used for disposal by City street -
sweeping vehicles, and
3. The location of two historic above -ground storage tanks
(ASTs) which have been removed from the site.
ELECTRICAL TRANSFORMER STORAGE AREA
The electrical transformer storage area is situated northeast of the maintenance shop and
is within the area for proposed housing development. Numerous electrical transformers
are scattered throughout this area. The transformers' estimated ages range from 20 years
to very new (i.e, 1 to 2 years old).
WEI collected ten surficial soil samples within the electrical transformer storage area.
Field test kits were used to screen for possible polychlorinated biphenyl (PCB) soil
contamination from leaking transformers. Three "positive" test kit soil samples and one
"negative" sampeo were sent to Phoenix Analytical Labs in Broomfield, Colorado for
confirmatory analysis. All four samples were below detection limit for PCB contents.
The positive readings from the field test kits may have been caused by chlorinated
compounds other than PCBs. Phoenix Labs is currently reviewing the lab reports to
determine if any other regulated chlorinated compounds such as solvents were present in
these samples.
T
Z
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2
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3
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MAY. 41.' 95 (MON) 16:55 WRIGHT WATER TEL:303 480 1020 P. 003
Cris Caruso
Page 2
The PCB contents of the individual transformer units were not investigated by WEI. In
the event of transformer disposal, each transformer is required to be tested for PCB
contents. The PCB contents will dictate the proper disposal method. WEI recommends
that any transformers which have not been tested for PCB contents be tested to determine
their regulatory status.
WATEWSEDIMENT PIT
The water/sediment pit is used by City of Aspen street -sweeping vehicles for disposal of
stormwater and sediment. The pit is approximately 800 squue feet in dimension. The
water within the pit is estimated to be three to four feet deep, with six-foot banks to top
of ground,
WEI drilled two boreholes at the upgradient and downgradient end of the pit. Soil
samples were tested in the Meld for organic vapors. The soil sample with the highest
OVM reading was sent to the lab for analysis of fuel -related compounds and metals. All
metals were found to be below detection limits, with the exception of barium which was
found at a level far below the regulatory limit. Fuel -related compounds were also
primarily below detection limits. Those compounds which were detected were in
compliance with remedial action category (RAC) level 1 limits. This is the most stringent
category the Colorado Departcncnt of Public Health and Environment uses when the soils
are in contact with groundwater that can be used for municipal water supply.
A sediment sample for the bottom of the pit was also analyzed for fuel -related compounds
and metals. The analytical results were very similar to those for the borehole sample.
No hazardous levels were identified.
HISTORIC ABOVE -GROUND STORAGE TANKS
Two above -ground storage tanks were used at this site from approximately 1985 to 1990.
The tanks were used to store fuel. One borehole was drilled during WEI's investigation
to check for possible soil staining. No fuel readings above background levels were
observed at this one location_ 'Therefore, no soil samples were sent to the lab for
confirmatory analysis.
Due to the presence of approximately two feet of snow and not having the knowledge of
the exact location of the two ASTs, WEI can not confirm that no soil contamination
occurred in this area. WEI recommends that a follow-up visit be performed after
snowmelt to investigate possible soil staining and subsequent contamination.
MAY. -01' 95(MON) 16:56
WRIGHT WATER
TEL:303 480 1020
P. 004
Cris Caruso
Page 3
1TF,MS TO COMPLETE THE WFA-RECOMMENDED PHASE U
ASSESSMENT
Items yet to be completed as a part of WEI's presently -authorized Phase II limited
investigation include final analysis of soil samples for chlorinated hydrocarbons and
interpretation of these analyses.
In addition to the limited authorized work, WEI recommends going forward with the
remainder of the Phase II work originally recommended by WEI. WEI also recommends
testing of all transformers at the site that have not previously been tested for PCB content.
This last item is outside the original recommend scope presented by WEI. A cost
estimate can be completed for this additional work after an accurate accounting is supplied
to WEI of which transformers have recently been tested.
PRA: THA/pralal
NffiMOS\M-Cftmo.PRA
952-034.0I 0
From: Craig M. Angus, PhD. To: KIM JOHNSON: P&Z Date: 512195 Time: 14:53:37
Page 1 of 1
11 11'' 11 � � 111�111111 11
FROM: Craig Angus, Ph.D.
Aspen Psychological Services
Voice: 970-925-4580
Fax: 970-925-5018
RE: Water Place Project
DATE: May 2,1995
I'm sorry I can't make the meeting this evening concerning the Water Place Project. I did
want to express a cot c= about the lower units of -die project (units 13-16). There isalot
of mixed traffic at the junction of Twin Ridge Drive, Doolittle Circle and the Water Plant
road. Twin Ridge is essentially a blind entrance with cars frequently blocking the
entrance view. The Water Plant road is very steep and has limited view also. Irni
concerned that, without considerable widening in this general area, there will be a safety
hazard,, especially for children, pedestrians and bicyclists. The structures appear to Iftnit
the view even more and present excessive congestion in this area. There is no room for
parking here and, with the certain result of cars parked all over this area (as per Marolt,
Twin Ridge, etc.) there will be safety problems as well as an eyesore. Please consider
moving ibese units to the top of the ridge, improving the road(s) and helping this little
comer be safer and more enjoyable for all.
Also, please ad -vise me of ftiture meeting dates.
CMA:ksA',vTi/waterp1
ASPEN / SNOWMASS
NORDIC COUNCIL
Mr. Bruce Kerr, Chairman May 1, 1995
Aspen Planning and Zoning Commission
130 S. Galena St.
Aspen, CO 81611
BOARD OF DIRECTORS
Craig Ward, President
Ruth Wade, Vice President
Dear Mr. Chairman,
Kate Moga, Secretary
Peter Looram, Treasurer
I am writing you to request the approval of the City
Tom Anderson
of Aspen Parks and Golf Department application for the
Don Fleisher
Mick Ireland
expansion of maintenance and storage facilities at their
Tom Moore
present location on Cemetery Lane. It is my understanding
Mike Kerber
that the request is for an additional 9,000 square feet of
Peter King
Terry Paulson
storage space and 1,000 square feet of office space.
Craig Peterson
As a board member of the Nordic Council for over ten
JffTiptt
years, I have continually requested the City to provide
John Wilkinson
better storage for their equipment, in particular the
Raoul Wille
overnight, wintertime storage of the snowcats that perform
the daily grooming. These machines cost close to
$100,000.00 each, and must have heated storage to ensure
TRUSTEES
proper functioning and vehicle longevity. The current
storage for these machines, as well as for the summer
Frederic Benedict
Jim Chaffin
equipment (I must assume) , is severely inadequate. I
Ruth Humphreys Brown
personally shoveled the entire roof of the snowcat shed
Elizabeth Fergus
Jack Frishman
this winter, since failure to do so may have resulted In
C.M. Kittrell
complete roof collapse.
Charles Marquesee
The location of these facilities is very appropriate
Barry Mink
Ken Moore
for both the winter and summer City operations, since it is
Tom Moore
central to the nordic winter system and the parks and golf
Robert Oden
Tage Pedersen
summer operations. The facilities can be well hidden, and
Arthor Pfister
the new building and berm would improve the existing views
Marjorie Stein
from the golf course for year round users.
I think it is imperative that the Planning and Zoning
Commission permit the expansion of the maintenance and
ADVISORY BOARD
storage facility so that the staff people can work
effectively and that the equipment is maintained for
Bob Beattie
Bill Koch
function and longevity.
Thank you for your review and consideration of the
application.
Sincerely,
Craig C. Ward
President
P.O. BOX 10815 ASPEN, COLORADO 81612
71 3L G
PUBLIC NOTICE
RE: ASPEN THEATRZ ZY THE PA.RX FINAL SPA
-r^v I
A"ER=1* 1GIVEN that a pub-11-1ic, hearing will be held on
I
9 9 q me" 'nT tO !Degin at- 4 30
.4esday
.ii M-V '7 M. before the
Aspen "Planning and z"Jonin
141g COMmission, grid F100r Meeting Room, City
St. Aspen, to consider an . application
TubnLt, I-- by Aspen 4-1. - In e a t -1 _-- ea
.Y V I.. the Park, requesting Final SPA
tDW,'-roval -170 el a rhea-tre tent annually from May 135 to Sept ember
1 -1 --A- �
20. The propperty is located at the Art Park on the Rio Grande
Parcel. For further information, contact Kim Johnson at the
Aspen/ -Pit COMMUPI t-V Development Depart"Ment 13 0 S. Galena St.
aspen CO 920-5100
9IS-ruce Ker_r_, Cha4rman
Aspen Pjan'ning and zoning Co fission
Published in the Aspen Times on April 15, 1995
City of Aspen Account
r
PUBLIC NOTICE
RE: ASPEN THEATRE IN THE PARK TEMPORARY USE REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 8, 1995, at a meeting to begin at 5:00 pm before the
Aspen City Council, City Council Chambers, 130 S. Galena St.,
Aspen, CO to consider an application submitted by the Aspen Theater
in the Park, P.O. Box 8677, Aspen, CO requesting Temporary Use
approval. The applicant proposes to set up a summer theater tent
in the Art Park on the Rio Grande property. The applicant is
requesting approval from May 15 through September 20, 1995. For
further information, contact Kim Johnson at the Aspen/Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920-5100.
s/John Bennett, Mayor
Aspen City Council
Published in the Aspen Times on April 22, 1995.
City of Aspen Account
ASPEN THEATRE IN THE PARK CERTIFIES THAT THE ATTACHED PUBLIC NOTICE
WAS SENT TO THE ADJOINING PROPERTY OWNERS AS LISTED ON
APRIL 20, 1995.
Karmen Forke, Communications Coordinator/House Manager
R Post Office Box 8677 Aspen Colorado 81612 Tel 970 925 9313 Fax 970 925 2503
'rAFF
ul Loewenstern, Producing Director
nes Bohnen, Artistic Consultant
Karen Connington, Director of Public Relations
Karmen Forke, Communications Coordinator
BOARD OF TRUSTEES
Michael Fuller, President
Darlynn Fellman, Vice -President
Dara Coder, Treasurer
Janet Grenda, Secretary
Sally Barnett
Newton Bartley
Carol Bayley
Victor Coopersmith
AnneAdare Denkins
Carolyn Diffenbaugh
Sherri Draper
Pat Fallin
Frances Ginsburg
Jane Jenkins
Sharon Snook
SPECIAL ADVISORS
Phil Desmond
Robert Grueter
Mary Kent
Michael Ramseur
Harry Teague
Tracy Keenan Wynn
Millard Zimet
NATIONAL COUNCIL
Harley Baldwin
Frances Dittmer
Merrill Ford
Julia Hansen
Julie Harris
Memrie Lewis
Ellen Randall
Pixie Reiss
AP R - 1- 9 - S, -0
p . C-1 1
PUBLIC" NOTICE
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DENICE REICH, INC.
ATTENTION: LESLIE LANONTE
BRUCE KERR
April 26, 1995
To Whom It May Concern:
Regarding case #95-2 Gary Moore, Spring Street:
As a property owner directly across the street, at 230 N. Spring, I would
strongly object to the home being built on that property to encroach seven and
a half (7 112) feet closer to the street.
It is a very large home and would have an impact on that end of the street. I
would question also the impact on the entire area of Oklahoma Flats. Within the
last year the area has become homes looking as if they are taking steroids,
instead of the quaint smaller homes that gave the area such charm. Bigger is
certainly not better, as closer to the street with such a large home is certainly
not an improvement.
Concerning the additional 700 feet being added to the home by an accessory
dwelling unit would also negate the charm and have a definite impact. I would
object to any additional square footage.
Sincerely,
Denice C. Reich
RE/MAX Central
1400 So. Colorado Blvd., #500
Denver, CO 80222
(303) 759-6644 direct
FAX (303) 691-6829
One of Denver's Top Ten Realtors Since 1980
�, A\P1�CAT'°NI PUBLIC NOTICE
r7OU AlNGDATE_--
TIME---
= PLACE------
4Jv� -
�'�'' PURPOSE__ --
TYPE OF VARIANCE — _
pATE� Ap�l_ICATI(1N —� iL
(>F IIEARINu A)
Ns oilTO TNENI:ITY l7.ER11
ItEFERRm .
OF.Y NALL. DURING NUR11A1_
cc 1011R5.
PUBLIC NOTICE
DATE_ --
TIME ---
PLACE
pURpOSE---4
AFFIDAVIT OF NOTICE BY POSTING OF A
County of Pitkin } BEFORE THE CITY OF
} ss. ASPEN (Pursuant
State of Colorado } to Section 6-205 (E) (b) of the
Muni- cipal Code)
Z oti1 V
The undersigned, being first duly sworn, deposes and says as
follows:0�}
I, 4ZZ ZZ20 being nor
representing an Applicant before the Aspen
personally certify that the attached photograph fairly and
PU Al o 7� J 04M�.-
accurately represents the sign posted ads Nm.-= e J— 1!he _ ce
hearing on this matter in a conspicuous place on the subject
property (as it could be seen from the nearest public way) and that
the said sign was posted and visible continuously from the
day of%&- , 199 , to the day of 199Yl
..
(Must be posted for at least ten (10) full days before the hearing
date) .
Appli ant's ignature
(Attach photograph here)
Subscribed and sworn to before me
this of day of
199 , by
WITNESS MY HAND AND OFFICIAL SEAL.
My Commission expires: 7
No any public's Signature
Address
AFFIDAVIT OF PROOF OF MAILING
I, swear that I have mailed
notice to proprty owners within 300 feet of the proposed
property (Lot 1 & 2 and Gouth 1/2 of Lot 3 Block 1 Oklahoma
Flats Addition, Aspen, CO.). This notice went out two weeks
prior to the date of this hearing.
Subscribed and sworn to before me
thi day c-f ,
19 , by ^
WITNESG MY HAND AND OFFICIAL SEAL.
) .
' My Commission Expires:
My COMMISSION EXPIRES: May NOTARY ruB�C�GE�CY~
^^«^mmw
Address
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ary'`
PUBLIC NOTICE
DATE 12Q '-) "'
TIME 4 3D Tm
C� DOW cvwm '
PLACE im'2c�aierr,
PURPOSE
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PUBLIC NOTICE
.�� ' • ` •.e.. DATE
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