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Home My WebLink Aboutagenda.apz.19930316 ! . AGENDA =-=;;:;:= ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING March 16, 1993, Tuesday 4:30 P.M. 2nd Floor Meeting Room city Hall I. COMMENTS " Commissioners ~lanning Staff Public II . MINUTES III. PUBLIC HEARING -.............A. Transierra Conditional Use Review for an Accessory Dwelling Unit, Kim Johnson cz ':1, \ "-/f.".:, D. '~ ~'Q Gordon/callahan Resubdivision Substanti~l PUD Amendment and Lot Line Adjustment, Leslie La~ont (To be tabled) C. East Cooper Affordable Housing Final PUD, Subdivision, Rezoning to Affordable Housing Zone District, GMQS Exemptions, and Special Reviews, Kim Johnson (continued from March 2, 1993) IV. NEW BUSINESS A. Rio Grande Conceptual SPA Master Plan Adoption, Leslie Lamont B. Schermer Hallam Lake ~luff ESA Review, Kim Johnson V. ADJOURN ~ r_ A11141 TO: Aspen Planning and Zoning Commission FROM: Suzanne Wolff, Administrative Assistant RE: Upcoming Agendas DATE: March 16, 1993 Regular Meeting - April 6 Superblock Study Worksession (LL) Benedict Building SPA Map Amendment, SPA Plan and GMQS Exemption, Kim Johnson a.nex I March 3, 1993 Ms. Kim Johnson Aspen/Pitkin County Planning 130 S. Galena Aspen, CO 81611 RE: Affidavit of Public Notice East Cooper Affordable Housing Residential Development Final Submission Dear Kim, As representative of C & G Mustard Seed, Ltd., applicant of the above referenced project, I hereby certify that a Notice of Public Hearing, attached, was mailed to property owners within a three hundred foot radius (300') of the project on March 3, 1993, and that signage was posted on the property notifying the public as to the time and date of the Public Hearing. Said notice was placed on site on March 3, 1993. A photo is included verifying said posting of the property. Attached is the certified mailing list of owners within the required three hundred foot radius of the project with a copy of the public notice mailed to those owners. Sincerely, Thomas G. Stevens President SUBSCRIBED, CERTIFIED AND SWORN TO ME in the City of Aspen and Pitkin County, State of Colorado, this �,M day of March, 1993, by Yvonne Gassman. My commission expires: IV1y Commission expires 9/27/96 Notary/ ublic Red Onion Offices, 418 E. Cooper Ave., Suite 205, Aspen, Colorado 81611 (303) 925-6717 FAX: (303) 925-6707 PUBLIC NOTICE RE: EAST COOPER AFFORDABLE HOUSING NOTICE IS HEREBY GIVEN that a public hearing will, be held on Tuesday, March 16, 1993 at a meeting to begin at 4:30 pm before the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, City Hall, 130 S. Galena, Aspen, CO to consider an application submitted by the C & G Mustard Seed, Ltd., 300 E. Hyman, Suite E, Aspen, CO, requesting Final Submission approval of Final Planned Unit Development, Map. Amendment to rezone the parcel to Affordable Housing zone district (AH), Subdivision, GMQS Exemption for six free market units and thirteen deed restricted units, Condominiumization of the affordable housing townhomes, Exemption from the Park Development Impact Fee, Vested Property Rights, and Special Review for Open Space and parking `-'And waiver �of the water line extension moratorium. The applicant proposes six free market lots, one deed restricted lot and twelve deed restricted condominiums, on Parcels A and B of the Riverside Addition. For further information, contact Kim Johnson at the Aspen/Pitkin Planning Office, 130 S. Galena, Aspen, -CO 920-5100 s Jasmine Tygre, Chairman Planning and Zoning Commission - 1195 East Cooper Ove Aspen, CO 81611 Betty A. Johnson 2414 Hidden Valley Drive #2 Grand Junction, CO 81503 Terry F. Goodrich 2249 North Burling Chicago, IL 60614 James Crown P.O..Box 11842 Aspen, CO 81612 James J. Costley 80 Summerhill Place Newman, GA 30263 Lantz Welch City Center Square P.O. Box 26250 Kansas City, NO 64196 Joan Lea therbury P.O. Box 1420 Aspen, CO 81612 Nahum Amiran P.O. Box 1114 Aspen, CO 81612 William P. Lucchesi P.O. Box 11412 Aspen, CO 81612 Con Sullivan Estate C/O Mrs. Su 1 l i va n 12486 Viewcrest Road Studio City, CA 91604 Elyse Elliott 717 Cemetary Lane Aspen, CO 81611 CIO Au rey M. Lee 450 South Riverside Dr. Aspen, CO 81611 Robert L. Orr 500 Paterson Road Grand Junction, CO 81506 Roberta Goodrich P.O. Box 11842 Aspen, CO 81611,, Diana L. Bauer 7 Oak Hill Drive - Newmmonte Springs, FL 32714 Michael Alan and Gail M. Craig 1195 East Cooper Ave. P.O. Box 26250 Kansas City, MO 64196 Crestahaus Limted Partnership 5150 Overland Ave. Culver City, CA 90230 Y John Prosser Box 2539 Aspen, CO 81612 Selma Feldman P.O. Box 4550 Aspen, CO 81612 Rocky Mountain Natural Gas 113 Atlantic Ave. Aspen, CO 81611 The Alan S. Englander Revocable Tr 190 Taconic Road Greenwich, CT 06831 Jeanie A. Rechard Box 9296 Aspen, CO 81612 0 EXHIBIT "B ►► r Terry M. and Molly Swanton Box 1403 Helen Ann Kl anderud Aspen, CO 81612 Box 1558 Aspen, CO 81612 Lizabeth Kerr Duson 9030 Greenville Ave. Music Associates 0)f Aspen, Inc. Dallas, TX 75243 600 East Hopkins Aspen, CO 81612 Jay D. Lussan Rt. 1, Box 199E Richard and Joan -Osur. . Al die, VA 22001 17 Tobey Brook Pittsford, NY 14534 Fowler P. Stone, III 611 Fred Ln Judith G. Jones Aspen, Co 81611 1230 Riverside Drive Aspen, CO 81611 Russell Trust of 1980 U.D. T. Box 327 Magillicutty Corporation Provo, UT- 84603 1280 Riverside Drive Aspen, CO 81611 Cherie G. Oates 1205 Riverside Drive Dorothy Kelleher Aspen. CO .81611 P.O. Box 1 z Aspen, CO 81612 Bette J. Kallstrom 1225 Riverside Dr. Robert E. Cadger, Jr. Aspen, CO 81611 Box 4 712 Aspen, CO 81612 Elliott Robinson 0025 Blue Bonnet Trail Aspen, CO 81611 Donald M. and Judith P. Morris 4016 Picardy Northbrook, IL 60062 Robert Murray 439 Carnation Douglas G. Michalowski Corna Del Mar, CA 92625 1240 E. Cooper Ave. Aspen, CO 81611 Lorna Alta Corporation 6210 North Central Expressway Ellen Sandler Dallas, TX 75206 100 Midland Ave. Dal 1 a s, TX 75206 Jack A. Robinson 1589 Kirkway Albert W. Anderson Bloomfield Hills, MI 48013 1825 Crest Williston, North, MI 48013 Riverside Joint Venture C/O Ted Enloe Russell B. Penning P.O. Box 655644 1201 Riverside Drive Dallas, TX 75265 Aspen. CO 81611 Joseph M. Samalion 540 Solado Prado Karin C. Speck Coral Gables, FL 33156 Box 9912 Aspen, CO 81612 Kent Stephens Donald L. Lee 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 3031925-4755 FACSIMILE 3031920-2950 I certify that on February 23, 1993, 1 mailed a Public Notice regarding this hearing, to the homewoners with in a 300 foot radius (see attached list). Signed this 16th day of March, 1993. pd*A10-- Mary � L-�) Martin Keller Florence E. Keller 13880 Wide Acres Road Golden, Colorado 80401 Zoe Murphy Compton 531 East Cooper Street Aspen, Colorado 81611 Charles Worth Ann G. Worth P.O. Box 930 Aspen, Colorado 81612 Penny Evans P.O. Box 4774 Aspen, Colorado 81612 Courtney & Karen Lord Ralph E. Heyman 3031 O. Street N.W. Washington, D.C. 20007 Jacquelyn R. Wynne Cochran Parts Meredith P.O. Box 35688 Dallas, Texas 75235 Shirley G. Cleveland 1445 Red Butte Drive Aspen, Colorado 81611 Timothy J. Fortier Lisa A. Fortier #7, 160 North Park Avenue Aspen, Colorado 81611 Lot 5, Red Butte Subdivision 001430 Red Butte Drive 2735-013-02-006 Lot 6, Red Butte Subdivision 001420 Red Butte Drive 2735-013-02-007 Lot 8, Red Butte Subdivision 001380 Red Butte Drive 2735-013-02-011 Lot 9, Red Butte Subdivision 001395 Red Butte Drive 2735-013-02-012 Lot 10, Red Butte Subdivision 001405 Red Butte Drive 2735-013-02-010 Lot 11, Red Butte Subdivision 001425 Red Butte Drive 2735-013-30-001 Lot 12, Red Butte Subdivision 001445 Red Butte Drive 2735-013-30-002 2735-013-30-003 Joy M. Gross Marvin Gross 10880 Wilshire Blvd. Los Angeles, California 90024 Victor E. Goodhard Estate of Eileen V. Goodhard P.O. Box 539 Aspen, Colorado 81612 Marjorie B. Stein Stein and Zulfer Trustees P.O. Box 1047 Aspen, Colorado 81612 001360 Red Butte Drive 2735-013-00-008 001098 Red Butte Drive 2735-013-00-007 2643-354-00-001 PUBLIC NOTICE RE: TRANSIERRA CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 16, 1993 at a meeting to begin at 4:30 pm before the Aspen Planning & Zoning Commission, 2nd Floor Meeting Room, City Hall, 130 S. Galena, Aspen to consider an application submitted by Transierra Corporation, c/o Graham & James, 525 University, 14th Floor, Palo Alto, CA requesting approval of a Conditional Use Review for a 500 square foot accessory dwelling unit located in the area of the present garage. The property is located at 1410 Red Butte Drive, Lot 7, Block 1, Red Butte Subdivision. For further information, contact Kim Johnson at the Aspen/Pitkin Planning Office, 130 S. Galena St., Aspen, CO 920- 5100. sliasmine Tygre, chairman Planning and Zoning commission R '1 7D Ac.'PLEII�, COLOF'i�,!-J-0 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 3031925-4755 FACSIMILE 3031920-2950 I certify that on March 4, 1993, 1 placed a Public Notice on Lot 7, Block 1 of Red Butte Subdivision. Signed this 16th day of March, 1993. Kim Weil KENORANDUM TO: Planning and Zoning Commission FROM: Kim Johnson, Planner RE: Transierra Conditional Use for an Attached Accessory Dwelling Unit - Public Hearing DATE: March 16, 1993 SUMMARY: The Planning Office recommends approval of the Transierra Conditional Use for a 500 s.f. above -grade attached studio accessory dwelling unit with conditions. APPLICANT: Transierra Corporation, represented by Kim Weil LOCATION: 1410 Red Butte Dr. (Lot 7, Block 1, Red Butte Subdivision) . The lot is 37, 8i2 s. f. , bordered on the north by the Roaring Fork River. ZONING: R-30 APPLICANT'S REQUEST: The applicant requests Conditional Use for the voluntar�7 construction of an accessory dwelling unit where the garage currently is located. A new garage will be included in a subsequent phase of development. Because the ADU is 100% above grade the applicant is eligible for an FAR bonus of 250 s.f. for the principal structure. .However, no FAR bonus is being requested at this time. The applicant has submitted plan and elevation drawings. See Attachment`"A". Also requested is exemption from stream margin review in order to install a foundation wall for phase two construction during phase one work. This is currently being processed by the Planning Office and will be final prior to issuance of any building permits. PROCESS: The Planning Commission shall make a determination on the Conditional Use for the accessory dwelling unit. REFERRAL COMMENTS: Complete referral memos are attached as Exhibit "Bn Housing: The proposed unit must meet the requirements of Section 24-5-510 of the Aspen Municipal Code. It shall be between 300 and --TKO --square feet of net livable---er-ea, ---deed -restricted to -resident occupancy, and have minimum lease periods of 6 months. The deed restriction shall be approved by the -Housing Office, recorded with the County Clerk, and proof of recordation forwarded to the Housing Office prior to issuance of any building permits for the site. Engineering: 1. The site plan for building permit shall notate all required parking on the parcel. 2. The final site plan for building permit shall clarify that the not regarding the "area of conflict" relates to the adjacent property owners. If this problem relates s to setbacks, a final lot line' location must be established prior to issuance of any ,building permit. 3. The applicant must work out any issues regarding the private water well with the Water Dej-'artment prior to issuance of any building permit. 4. The site plan included in the building permit shall be approved by the City Engineer prior to issuance. of any building permit. 5. Prior to any site grading, the applicant shall install hay bales or other mechanisms to insure construction run-off does not go down the slope to the river. 6. Residential run-off shall not drain to the river. 7. The applicant shall agree -to join any future improvements districts which may be formed for the purpose of constructing improvements in the public right-of-way. STAFF COMMENTS: 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. RESPONSE: This proposed unit will be deed restricted to allow the property tc, house a local employees in a residential area,, which complies with the zoning and Aspen Area Comprehensive Plan. 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: The accessory dwelling use is compatible with the other residential uses in the surrounding neighborhood. The unit will not be visible as a distinct unit from the exterior of the residence. C. The location, size, design and operating characteristics -of -the proposed conditional use minimizes adverse --affects, fects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. 2 RESPONSE: The accessory unit will be completely contained within the existing structure. The total bedroom count once the remodel is finished will be 5, including the ADU. The site will contain a three car garage and at least two exterior spaces within the auto court. The parcel is located about 300 yards from the Snowbunny bus stop. Staff believes that a designated space for ADU parking is not necessary. The unit will. have an exterior access via a patio to the driveway. Interior access is provided to a mudroom area. As per past P&Z concerns, a recommended condition of approval requires that the unit be identified on building permit plans as a separate dwelling unit requiring compliance with U.B.C. Chapter 35 for sound attenuation. No other significant impacts are anticipated. 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: All public facilities are all ready in place for the duplex home and neighborhood. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. RESPONSE: The proposed deed restricted unit is be provided voluntarily. The applicant must file appropriate deed restrictions for resident occupancy, including 6 month minimum leases. Proof of recordation must be forwarded to the Planning Office and dousing Office prior to issuance of any building permits. 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: This use complies with the Aspen Area Comprehensive Plan and any other applicable conditional use standards. Please Note: As this accessory dwelling unit is loot above grade, the main structure is eligible for floor area bonus not to exceed one half of the floor area of the ADU as allowed by Ordinance 1. ---------------------------- STAFF RECOMENDATION: Planning recommends approval of the Transierra Conditional Use for an above -grade 500's.f. studio accessory dwelling unit with the following conditions: 3 1. The owner shall submit the appropriate deed restriction to the Aspen/Pitkin County. Housing Office for approval. The accessory dwelling unit shall be deed restricted to resident occupancy with ?minimum 6 month leases. Upon approval by the Housing Office, the Owner shall record the deed restriction with the Pitkin County Clerk and Recorder's Office. 2. Prior to issuance of any building permits, a copy of the recorded deed restriction for the accessory dwelling unit must be forwarded to the Planning Office. 3. 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. 4. The site plan 'for building permit shall notate all required parking on the parcel. 5. The final site plan for building permit shall clarify that the not regarding the "area of conflict" relates to the adjacent property owners. If this problem relates to setbacks, a final lot line location must be established prior to issuance of any building permit. 6. The applicant must work out any issues regarding the private water well with the Water Department prior to issuance of any building permit. 7. The site plan included in the building permit shall be approved by the City Engineer prior to issuance of any building permit. a 8. Prior to any site grading, the applicant shall install hay bales or other mechanisms to insure construction run-off does not go down the slope to the river. 9. Residential run-off shall not drain to the river._. 10. The applicant shall agree to join any future improvements districts which may be formed for the purpose of constructing improvements in the public right-of-way. 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 NOTION: "I move approve a Conditional ' Use for a 500 s.f. above -grade accessory dwelling unit for the Transierra Residence at 1410 Red Butte Drive with the conditions recommended in the Planning Office memo dated 3/16/93." 2 Exhibits: "A" - Proposed Site Plan, Floorplans, and Elevations "B" - Referral Memos 5 .� P O P ING ONING G m SSTO'F r E HIT M APPR VED r ` 1 BY RESFOLUTION z IL d s Ir • • N sc co:A ' 0 - - \ _ LP - 4#, - rI�{^p) 7 y ' '•° v •� ..f., a �'o ,,, Yid !r •� `' '` .,''--; ` '�r� `�` a:� Z,� i RpARiNb FOB AVER - r C cam• ^ O�a"� W-M t 6H p11�"� S� =_ . �~ �00 t ,' R t389�', L r MS. T T, N \ j� �'Af nil 7 1- KV ROOM •xr ON r, o� KntA!h trrroo Kxx 0xho EY - - - - - - J PLANNING & ZONING COMMISSION 19 BY RESOLUTION • MEMORANDUM TO: Kim Johnson, City Planner . FROM: Cindy Christensen, Housing Office DATE: March 1, 1993 RE: TRANSIERRA CONDITIONAL USE REVIEW FOR AN ACCESSORY DWELLING UNIT; 1410 RED BUTTE DRIVE After reviewing the above -referenced application, the Housing Office approves the proposed attached accessory dwelling unit pursuant to Chapter 24, Section 5-510, of the City- of Aspen Municipal Code: Accessory dwelling units shalt contain not less than three hundred (300) square feet of allowable floor area and not more than seven hundred (700) square feet of allowable floor area. The unit shall be deed restricted, meeting the housing authority's guidelines for resident occupied units and shall be limited to rental periods of not less than.six (6) months in d_�er on. Owners of the principal residence shall have the right to place a qualified employee or employees of his or her choosing in the accessory dwelling unit. The floor area requirement is for net liveable square feet as defined by the Hous-ir-7 Office below: Net Liveable Square Footage is calculated on interior Living area and is measured interior watt to interior wall, including all interior partitions including, but not limited to, habitable basements and interior storage areas, closets and laundry area. Exclusions include, but are not limited to, uninhabitable basements, mechanical areas; exterior storage, stairwells, garages (either attached or detached), patios, decks and porches. i Prior to building permit approval, a signed and recorded Deed Restriction must be completed. Floor plans showing the exact net liveable square footage and footprint of the accessory dwelling unit will have to be submitted. Recording of the deed restriction could take from three to four days. The Housing Office must have the recorded book and page number prior to building permit approval. \word\referral\transier.ref To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer 64)e— Date: Mara; 3. 199; Re: Transierra Conditional Use Review for Accessory Dwelling Unit Having reviewed the above referenced application, and ha�-ing made a site inspection, the engineering department has the following comments: I. Parking - There appears to be more than adequate space on site for off-street parking, however the final development plan must indicate all parking spaces and dimensions. The minimum code requirement is 8 1/2' x 18' x 7' high. 2. Stream Margin Exemption - The final development plan must indicate the 100-year floodplain line. The floodplain maps indicate that the line is coincident with the mean high water line. Since no construction is proposed within the 100-year floodplain, the Engineering Department recommends granting an exemption from the stream margin review process with the condition of approval that the applicant ensure that no storm runoff from earth exposed during construction reaches the Roaring Fork River ,and that no storm runoff from the residence drains to the river. 14 3. "Sidewalk" -The recently adopted Pedestrian Plan has reinforced the public right-of- way design guideline of providing pedestrians a space for walking outside of street surfaces. This neighborhood does not have sidewalks, does not have high traffic volumes, and i� -rn, indicated in the Ped Plan as a pedestrian commuter area. However, no development of the right-of-way shall be undertaken which precludes pedestrians the ability to move off of the pavement, out of the way of vehicular traffic. 4. Trash - The site plan does not indicate a trash storage area. The final development must indicate a trash storage area in order to preclude such use of the public right-of- way. 5. Utilities - If new utility pedestals are required for the project, they must -be located on the applicant's property and not in the public right-of-way. 6. Development in the Public R &t-of-way - Given the continuous problems of unapproved work and development in public rights -of -way, we would advise the applicant as follows: The applicant shall consult city engineering (920-5080) 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-,� a) from city streets department (920-5130). 7. "Area of Conflict" - The final development plan shall clarify that this note relates to a disagreement between adjacent property owners concerning the precise location of the lot line. If this disagreement relates to setback issues, a final lot line location must be established prior to issuance of a building permit. 8. Domestic Water Supply - The application indicates that domestic water supply is from a well. The applicant shall contact the Water Department about the possible need to provide City water in conjunction with obtaining a building permit. Recommended Conditions of Approval 1. Prior to issuance of a building permit, the applicant shall submit a revised development plan to be approved by the Engineering Department. 2. The applicant shall ensure that no storm runoff from earth exposed during construction reaches the Roaring Fork Rl�er and that no storm runoff fr6n, the residence drains to the river. 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. cc: Bob Gish, Public Works Director Larry Ballenger, Water Superintendent Judy McKenzie, Utilities Department N93.57 �csxoRANDUX TO: Aspen Planning and Zoning Commission FROM: Kim Johnson, Planner RE: East Cooper Affordable Housing Project - Rezoning to AH (Affordable- Housing), Final PUD Development Plan, Subdivision, GMQS Exemption for Affordable and Free Market Housing, and Special Review for Open Space and Parking (public hearing) DATE: March 16, 1993 SUMMARY: This item was first presented on March 2, 1993. The public hearing was put off until March 16 due to a notification error. At the March 2 meeting, Planning staff and the Applicant gave brief introductions to the project. The Commission also heard comments from many members of the audience which included neighbors of the property and prospective owners of the property. Staff reminds the Commission to bring their original staff memo and application booklet to the March 16 meeting.' Full size prints will be available at the meeting. The Commission also asked staff to invite Housing Director Tom Baker to attend the public hearing. He has confirmed that he will be there to explain the Housing Board's policy on deed restriction categories for private sector development of affordable housing. Also, Tom will discuss the 67:33 ratio of deed restricted $�o free market units, and give background on the 70:30 ratio established by the AH zone district. Commission comments'from"the last meeting included praise for the Extra size of the affordable units, the need for a homeowner's association for the townhomes including covenants emphasizing good maintenance and cleanliness of the complex, support for the increased setbacks to buffer this project from its neighbors, and the need to make sure the landscaping at the corner of the highway does not block sight distances. The public comments ranged from the need to limit FAR on the East Cooper free market lots, not enough.impact reductions benefitting the Riverside Dr. neighbors, lowering free market density, and ---restrictions on landscaping, dogs, and accessory buildings ran -the East Cooper property. Since March 2, staff has added two new conditions of approval to the list of twenty conditions in your packet: 1 21. Building heights for the townhomes shall be measured from the "natural grade" as presented in the CTL Thompson, Inc. report, as supported by the Acting Building Official. 22. In the case of opportunities to underground existing primary and/or secondary aerial utilities where new trenches are to be dug for new utilities work, the applicant shall work with adjacent property owners and with the subject utility companies to accomplish such utility undergrounding. 3 i f`. _ s ui R' r w ac L E C 5 s 2 �[BI+iOjt�l�tDUK TO: Planning and Zoning Commission FROM: Kim Johnson, Planning office RE: Schermer Ha l l ar Lake Bluff ESA Review DATE: March 16, 1993 summary: The Planning Office recommends approval of this request with conditions. The applicant seeks to add onto an existing 2,200 single family residence and create a duplex totaling 4,150 s.f. FAR. Applicant: Lloyd and Betty Schermer, represented by Doug Graybeal Location: 210 Lake Ave. (Lot 19, Block 103, Hallam's Addition) Zoning: R-6, with Hallam Lake Bluff Environmentally Sensitive Area (ESA) overlay. The parcel is 10,760 s.f. Please see Exhibit "A" for vicinity map and Exhibit "B" for proposed site plan and site section. Referral Comments: See Exhibit "C" for complete memos. Parks Department: Rebecca Baker stated that any trees slated for relocation (broken or healthy) must receive tree removal/relocation permits from the Parks Department prior to issuance of a building permit. Prior to issuance of any building permits, tree protection barricades must be erected at the drip lines of the twq large spruces in the rear year. The barricades shall be construbted to prevent soil compaction, material storage, and' spillage of deleterious substances under the trees. Housing Office: The addition of another dwelling unit requires compliance with Ordinance 1 requirements. 'The cash -in -lieu payment in effect at the time must be paid prior to issuance of any building permits. The current rate is $8.33.00 per square foot of new construction (1,978 s.f.). A.C.E.S. - In a phone conversation with staff, Tom Cardamone expressed that a more complete landscape plan is necessary to determine the vegetation screening between the residence and the nature sanctuary. Tom also expressed concern about the "emergency - li-ght ng"- which _is mentioned as --an- -excerption to the lighting --criteria. Low level, low voltage -righting is acceptable,- -but wall mounted floodlights are not acceptable. Engineerinct: Chuck Roth submits the following comments: 1) Provision of four new spaces with variance to one space (HPC) is acceptable. If the driveway is shared with the neighbor per the original site plan in the application, a signed access agreement must accompany the building permit application. If the driveway is fully contained'on the Schermer property, final design details must be included on the BuPermit ilding site plan for approval by the City Engineer prior to issuance of the Building Permit. The curb cut cannot exceed 10' in width. 2) A drainage plan for improvements from 1981 forward must be prepared by a registered engineer prior to issuance of a building permit. Construction certification by the engineer must be provided prior to issuance of C.O. 3) The site plan for building permit shall indicate a usable, five foot wide pedestrian space. 4) The fence which encroaches into the right-of-way must either be removed or receive an encroachment license from the Engineering Department prior to the issuance of any building permits. Staff Comments: Hallam Lake Bluff E.S.A. Review: The intent of the Hallam Lake overlay area is to provide a minimal level of protection from development impacts on the A.C.E.S. nature preserve below this hillside. Various human impacts to the nature preserve that concern A.C.E.S. include visual, noise, and light intrusion as well as damage to the slope and vegetation which may increase runoff and erosion. The review standards contained in the ordinance are as follows: 1. No development, excavation or fill, other than native vegetation planting, shall take place below the top of slope. Response: None of these activities will take place below the top of slope per the application. 2. All development within the 15' setback from the top of slope shall be at grade. Any proposed development not at grade within the 15' setback must be approved by special review pursuant to Section 7-404D of this Article 7. Response: An existing shed along the rear property line must be ,removed as part of the reconstruction/addition to the residence. The landscape plan does not show any other development (terraces, decks, spas, or patios) between the house and the top of slope. Therefore, any contemplated development of this type must be submitted for review as an amendment to this E.S.A. review. 3. All development outside the 15' setback from the top of slope shall not exceed a height delineated by a line drawn at a 45 siegree 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. Response: The 3/9/93 revised section drawing shows that the 2 proposed structure to complies with this height limit. 4. A landscape plan shall be submitted with all development applications. Such plan shall include native vegetative screening of no less than 50 percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be replaced with the same or comparable material should it die. Response: The landscaping plan indicates two huge spruce trees which block from view a fair amount of the structure from the rear. However, the tree -line sketch taken off of a photograph does not adequately show if 50% screening is accomplished as viewed squarely from the rear of the parcel. More information must be provided to staff and ACES to make the final determination. It is recommended that a supplemental landscape plan can be reviewed by staff and Tom Cardamone prior to issuance of a building permit.. The plan also shows that three chokecherry trees and three russian olives will be relocated to the rear property line. The russian olive is not a native species to this hillside area. Any tree relocations must receive City's tree removal permits. 5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature preserve or located down the slope. Response: The application states that all exterior lighting will be designed in accordance with this requirement except for emergency lighting. This exception concerns both staff and Tom Cardamone from ACES. Wall -mounted motion activated lighting would be a disturbance to the, nature sanctuary below this property. Staff recommends a condition prohibiting wall -mounted motion activated lighting. Only low-level (3' high max.) low voltage pathway lighting should be used for emergency lighting. 6. No fill material or debris shall be placed on the face of the slope. Historic drainage patterns and rates must be maintained. Pools or hot tubs cannot be drained down the slope. Response: The application states that this requirement will be -met. No hot tub is indicated on the plans. A drainage plan is being required by Engineering prior to issuance of a building permit. 7. Site sections drawn by a registered architect, landscape _ arcchitect, or engineer -shall. be __submitted showing all existing _ and proposed site elements, -the top--of-slop-e, and -pertinent elevations above sea level. Response: The 3/9/93 revised sketch shows the slope and proposed structure. 3 RECOMMENDATIONS: Staff recommends approval of the Schermer Hallam Lake Bluff ESA Review with the following conditions: 1. Any trees slated for relocation (broken or healthy) must ,receive, tree removal/relocation permits from the Parks Department prior to issuance of a building permit. 2. Prior to issuance of any building permits, tree protection barricades must be erected at the drip lines of the two large spruces in the rear year. The barricades shall be constructed to prevent soil compaction, material storage, and spillage of deleterious substances under the trees. They shall remain in place throughout exterior construction and grading. 3. Compliance with Ordinance 1 is required. The cash -in -lieu payment based on new construction (1,978 s.f.) in effect at the time must be paid prior to issuance of any building permits. 4. If the driveway is shared with the neighbor per the original site plan in the application, a signed access agreement must accompany the building permit application. If the driveway is fully contained on the' subject property, final design details must be included on the Building Permit site plan for approval by the City Engineer prior to issuance of the Building Permit. The curb cut cannot exceed 10' in width. 5. A drainage plan for improvements from 1981 forward must be prepared by a registered engineer prior to issuance of a building permit. Construction certification by the engineer must be provided prior to issuance of C.O. • 6. The site plan for building permit shall indicate a usable, five foot wide pedestrian space. 7. The fence which. encroaches into the right-of-way must either be removed or receive an encroachment license from the Engineering Department prior to the issuance of any building permits. 8. A landscape plan and rear view landscape sketches shall be submitted and approved by ACES and Planning staff prior to issuance of any building permit. only native vegetation may be installed in the rear yard. 9. Any future landscape development -t i.nciuding but not Limited to decks, spa, -terrace, fencing) must be submitted for review as an amendment to this E.S.A. review. 10. Only low-level (3' high max.) low voltage pathway lighting should be used for emergency lighting. 4 11. All material representations made by the applicant in the applic=4 on and during public meetings with the Historic Preservation Committee and the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Exhibits: "A" - Vicinity Map "B" - Site Plan, Section, and Landscape Plan "C" - Referral Memos schermer.esa.memo 9 s 0 •o .. •p o r� i . q 1 t li 1 � «�•. 7 W7-7. w z W P�ZpG rxONZpGCO)041SS'Iolq IT APPROVED 'Mal LUTION Tam INV" awn ExigUA4 spruc* SL-TBAC,K UNE 210 LAKE AVE =Cm I LOCATION 0%0 Gff&qnt ASA r -A- v t�� 4 ti �' �wy wr S 1-1 itor - A -AN. "ilk 47 7- Iris CIB, " 'Z � PROPoSBD ADD1TIpN PROPOSED ` NORTH ELE VATIpIV C�RJ PLANNING i ZONING COMMISSION EXHIBIT , APPROVED , 19 BY RESOLUTION ►�1 u•�y� Ju To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer C- Date: March 10, 1993 Re: Schermer Hallam Lake Review - Additional Information Parking; & Driveway - Section '19-101 of the . Municipal Code specifies that there be 25' between driveways/curb cuts, , "except common driveways may be used on adjoining properties." The land use review process is not intended to provide final approvals for development in the public right-of-way, which approval is obtained when excavation permits are applied for. However it is desirable to identify as many issues as possible. The xerox copy of the map that you dropped off only shows two parking spaces. The other two still must be indicated on the final development plan. The 19'-20.5' is acceptable for the turning radius into the garage. I would prefer for the driveway width in the public right-of-way to be 10' with the widening for parking spaces to be on private property. The 19' does provide adequate width for tlhc pLrallc, parking maneuver. 4 Section 19-101(a) of the code requires that the driveway apron between the valley pan ai the pavement edge and the property line be paved for the full width of the driveway. cc: Bob Gish. Public Works Director M93.0 MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer Date: February 27, 1993 Re: Schermer Hallam Lake Review Having reviewed the above referenced application, and having made a site inspection. the Engineering Department has the following comments: 1. Parldna - Reference is made in the application to providing on -site parking. This should be documented on a development plan. The applicant requests a 'variance" in parking requirements from five spaces to four. Is this a variance that is granted by the HPC given the designation of the property? Since the project is providing an excellent improvement by adding four on -site parking spaces, the Engineering Department would not object to permitting one less space than required by code. We do however need to have a plan showing the spaces in order to be able to certify their size and vehicle turning . movements. Dri eway The application discusses an agreement to use the adjacent,property owners driveway. Having one less curb cut and driveway is a benefit to the neighborhood as well as to the applicant and the project. Perhaps the applicant should obtain a written easement for the driveway use. 2. Storm Runoff - The history of additions to the structure is not clear as regards storm runoff considerations. The 1981 subdivision approvals for this property included compliance with Section 24-7-1004.C.4.f of the Municipal Code. The site visit did not reveal an obvious drainage problem either onto Lake Street or over the hillside into Hallam Lake. However, a drainage plan for improvements since 1981 and for currently proposed improvements, including any new impermeable surfaces such as a concrete patio, must be prepared by a registered engineer prior to issuance of a building permit. Any drainage mitigation measures designed by the engineer shall be certified as constructed prior to issuance of a Certificate of Occupancy. --- - Mitigation of storm run-off during project construction should be provided as needed to keep any storm runoff from exposed earth on site. 3. Given the continuous problems of unapproved work and development in public rights - of -way, we would advise the applicant as follows: The applicant shall consult City Engineering (920-5080) 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 Streets Department (920-5130). This requirement relates to referenced proposed landscaping improvements and any other work contemplated for the public right-of-way adjacent to the applicant's property. The Eng;�,c`r:ng Department is particularly concerned about possible landscaping proposals for the public right-of-way. The site improvement survey makes reference to a site plan for proposed landscaping revisions, but we did not receive a copy of landscaping proposals. "Sidewalk" -The recently adopted Pedestrian Plan has reinforced the public right-of-way design guideline of West End area residences maintaining a space of the public right-of- way to be usable for pedestrians. The construction of concrete sidewalks is not required and is in fact prohibited in the West End, but the final project site plan must indicate a usable, five foot wide pedestrian space, preferably with a five foot buffer area between the edge of the concrete drainage pan and the pedestrian use area. The site visit did not reveal landscaping underneath the snow, but there was no existing vegetation visible that would compromise pedestrian use. Encroachment - There is a fence that encroaches into the public right-of-way about four feet. It would be typica, to require such an encroachment to be relocated at a time when redevelopment of a property is being undertaken. The proposed redevelopment should include relocating the fence onto the applicant's property, however the applicant does have the right to apply for an encroachment license from the Engineering Department. Recommended Conditions of Approval 1. Prior to issuance of a building permit, a development plan shall be submitted to and approved by the Engineering Department. 2. Prior to issuance of a building permit, a drainage plan prepared by a registered engineer must be submitted which addresses new construction and meets the requirements of Section 24-7-1004.C.4.f of the Municipal Code. Prior to issuance of a C.O., the engineer must certify the construction of any drainage improvements. 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. cc: Bob Gish, Public Works Director M93.52 MEMORANDUM TO: Kim -Johnson, Planning Office FROM: Tom Baker., Housing Offic DATE: February 16, 1993 RE: Referral Comment: Schermer Hallam Lake Review REFERRAL COMMENT: Article 5 Division 7 Affordable.Housing Impact Fee (aka Ordinance 1, 1990) applies to this application. Based upon the information in the application package, it appears that the applicant will be required to mitigate for 1,978 square feet of new constructic-:'.. �-,:rrentjy, the cash -in -lieu payment for this type of development is $8.33/square foot of new construction. However, the cash -in -lieu payment shall be determined at the time of building permit and is based upon the existing cash -in -lieu requirement for a moderate income employee. ref.schermer 1 TO: FROM: DATE RE: . VZKORANDUK Aspen Planning and Zoning Commission Leslie Lamont, Senior March 16, 1993 Rio Grande Conceptual Planner E SPA Master Plan - all Attached for you review is the Rio Grande conceptual SPA Master Plan. Please review the plan making recommendations to staff regarding missing pieces or changes that the Commission would propose for the text or land use maps. Adoption of a conceptual SPA plan is a two step review process. The Commission shall review the plan and make a recommendation to Council. The City Council will review the plan at a public hearing and adopt by Resolution. Staff recommends approval of the conceptual SPA plan for the Rio Grande property. LOCATION: Rio Grande property located between Rio Grande Drive and the Roaring Fork River, Aspen, Colorado. ZONING: Public with Specially Planned Area overlay. STAFF COMMENTS: Staff has been worYing with a citizen committee, the Rio Grande Group, to,formulate the conceptual Rio Grande SPA plan. The Group has recommended several land use actions ,:nd has developed three land use development scenarios. Those three scenarios are represented by the land use maps provided in Appendix A of the plan. The maps are intended to serve as guides for site _;Specific development. Once the conceptual SPA plan is adopted, site specific development proposals may be reviewed based upon a final SPA development plan. -The final SPA plan should be created as very specific development is proposed for the property. However, final SPA development plans must be consistent with the conceptual SPA plan unless that plan has been amended by the Commission and Council. Pursuant to Section 24-7-804.C.3, a development application for a final development plan shall be submitted within two years of the _- Wate of approval of a conceptual development plan.--Unle$s an - extension is granted, by the City Council prior to expiration, failure to file such an application within this time period shall render null and void the approval of a conceptual development plan. Staff recommends that both the Commission and Council grant a permanent extension of this conceptual SPA plan until a final SPA z plan is approved or either the Commission or Council wishes to amend the conceptual plan. Staff has worked over a year to develop this conceptual plan. Many citizen hours are represented in this document. Many future land uses being considered for this large property are more than two years from fruition. Because the property is publically owned and the variety of uses and players many and complex, Council's Resolution (with the Commission's recommendation) should include a provision enabling the extension of the conceptual SPA plan for the Rio Grande property beyond two years until such time that a final SPA plan is adopted or the conceptual plan is amended. RECOMMMMATION: Staff recommends that the Commission recommend to Council adoption of the Rio Grande conceptual SPA Master Plan with the following condition: 1. The conceptual SPA Master Plan for the Rio Grande property shall remain in effect until a final SPA plan for the entire property is approved or the conceptual plan is amended.. 2 r CITY OF ASPEN RIO GRANDE CONCEPTUAL MASTER PLAN 1993 f Prepared by: Aspen/Pitkin Planning Office achnical assistance provided by: Rick McGill CREDITS The Planning Department would like to thank those individuals who donated their valuable time to this plan: Kirk Baker, Rebecca Baker, Sally Barnett, Fritz Benedict, Alan Bloomqu.ist, Tom Bracewell, Jon Busch, Chris Churchill, Hal Clark, Ed Cross, Patrick Duffield, Jim Duke, Suzanne Farver, Andy Freeman, Chris Hall, Roger Hunt, Julia Marshall, Carol Lowenstern, Lance Luckett, Ramona Markalunas, Bruce Matherly, Jack Reid, George Robinson, and Chuck Roth. TABLE OF CONTENTS Title Purpose of the Master Plan Location Map Process Summarized History Assumptions Site A * Existing Conditions * Map * Goals * Recommended Land Uses/Activities * Recommended Action Plan Summary Site B * Existing Conditions * Map * Goals * Recommended Land Uses/Activities * Recommended Action Plan Summary Appendix A - Land Use baps !Appendix B - History of Parcel i Page 1 1 2 3 4 5 6 7 8 • 4 Y 12 13 14 14 18 19 ILI Oj a W: II.,W t4v�j V The Aspen City Council direc11--ed staff to create a Specially Planned Area (SPA) master plan to guide future development of the remaining "undeveloped" portion of the Rio Grande property. Council's intent for a new plan was to identify appropriate activities and land use patterns for the Rio Grande property. Council emphasized that all public interests should be considered in this new planning effort. The Rio Grande property is zoned Public with a Specially Planned Area (SPA) overlay. The purpose of a SPA overlay is to provide design flexibility for land which requires innovative consideration. The SPA allows for the development of mixed land uses through the encouragement of innovative design practices and establishment of a procedure whereby land that contains multiple land uses, which are considered appropriate, can be planned and redeveloped in a holistic manner providing for the greatest public benefit. The property is bordered by Rio Grande Drive on the south, the Roaring Fork River on the,north, Mill Street on the west, and the Eagles Club/Patsy Newbury Park on the east. MM r � .r err N rll.d w� ��iPa �f .IrwRa .ems �wd� NT M poor v consir &M" Aspen Rio Grande SPA Master Plan Site $I The Rio Grande master plan was developed as a conceptual SPA Plan. Following it's adoption, new development or significant alterations must 'be consistent with this conceptual SPA plan and shall be reviewed pursuant to the final SPA development review process. A similar process was conducted. in .zoo wrier, Lne Parking Garage, Library, and Youth Center were all planned and developed in accordenc_-e with conceptual and final SPA plans. In addition to characterizing .the Rio Grande parcel as two separate but, interactive pieces, this document summarizes the history of the entire -parcel, outlines existing conditions, identifies goals for each piece, proposes land uses/activities, and makes recommendations for future use. The document provides three land use plans/maps for the entire study area depicting how the uses may be integrated, Appendix A. The three land use maps are intended to serve as guides for specific development scenarios. Timing and particular needs of future programs will dictate which land use scenario is best to utilize. Staff formed the Rio Grande Group (a citizens review group) and began the planning process in November of 1991. The charge to the Group was to work with staff to develop the conceptual SPA plan. The Group was expected to identify critical features of the property that should be enhanced and/or preserved, resolve land use issues pertaining to the site and make recommendations regarding appropriate land use development. However, it was not the purpose of the .Group to decide whether community -wide issues such as the valley -wide rail or a crops -town trolley system should be pursued. There are other decision -making arenas that will decide the fate of those projects. Some of those alternatives were considered when making recommendations. The Rio Grande Group met approximately 16 times over an eight month period. One of the first tasks of the Rio Grande Group was to review existing and proposed land uses for this vital piece of community property. Initial meetings were devoted to a presentation and discussion of particular land uses on each section of property. The property was divided into two manageable discussion sites for which primary land use goals and recommendations for --de=velopment were made: - - Site A: the area between the river and bike path next to the snow welter (page 6); and 2 Site B: the recycle site (Old Impound lot) and the playing field (page 13). This is a brief summary of the planning review history of the property. For a more thorough history refer to Appendix B. In 1967, the Denver Rid Grande Western Railroad began discussions with the City and County regarding redevelopment of their property and right-of-way. Since those initial discussions there have been many plans regarding this is acre parcel: * 1973 - The City used 7th penny transportation funds to purchase a majority of. the Rio Grande property. * 1975 - A Performing Arts Center for the property was 1978 studied. * 1981 - A non -specified 1.5 acre site was set aside for a future Performing Arts /Conference Center and the City moved the snow dump for the Sanitation District property to the Rio Grande property. * 1982 - The City and County exchanged the Aspen One, Oden and stable properties. * 1988 - A conceptual SPA master plan was adopted by Council identifying a parking garage, the library, the Spring Street extension,.a snow melt facility and an arts usage area. , * 1989 - A final SPA plan was approved by Council for the parking garage and the Pitkin County library. * 1990 - A final SPA plan was approved by Council for the Youth Center. * 1991 - Council denied conceptual SPA approval for the trolley, Theatre in the Park, recycle facility and snow melt operation and instead directed staff to prepare a conceptual SPA master plan for the entire site. 3 ASSUMMONS The Group identified several assumptions with regard to the property. From the basis of these assumptions the Group began their review of existing land uses and proposed land uses. The first assumption vas past planning efforts. As indicated by the summarized history of the site, there have been many Rio Grande plans. Rather than completely replan the parcel, the Group began their review of the property from the perspective of existing uses and past plans. Secondly, the Group considered why and how the differentpieces of property were purchased. Some of -Site A and all of Site B were purchased with transportation funds and most of the river frontage was purchased with open space funds. Third, the extensive work on the whitewater course and initial regrading of Site A, has required adjustments to the traditional method of dumping snow on Site A. In 1991, the City Council directed the Public Works Department to find an alternative to dumping snow on the parcel. -In response, the Department is attempting to purchase land adjacent to the County Maintenance Facility for snow storage.. The -site will not be ready for approximately two years so the snow welter is still needed for that period. The Group is confident that the operation of the - snow melter, if adjusted, can continue in the near future without compromising the use of the property as a passive recreation park. Fourth, the Group realized that there were other decision making processes which could affect development of the two sites. The Group knew that a valley"Twide rail system terminating on the Rio Grande, ultimately a tri-county decision, could use a signlf icant portion of the property. The possibility of the Trolley System affecting the property is also beyond the Group's control and is now in the hands of the Transportation Implementation Committee. However, the Group reviewed the two proposed land uses and made specific recommendations if the train and trolley were developed on the property. Finally, additional SPA review will be required for site specific development and dimensional requirements and development details will be considered at that time. Depending upon how the land was originally purchased future permanent development may require voter approval which is also out of the Group's purview. -with the considerations sentioned -above --the Group reviewed and potential land uses of each site. 4 SITE A Z. Existino Conditions Site A is generally described as the land between the bike path and row of large cottonwoods that edge the playing field, and the river. However, it also encompasses the existing snow melter and the drainage pond closest to Mill Street. Please refer to Map 1. The property is 2.213 acres. Site A consists of the snow sedimentation pond necessary for the site has also been used as a or dumping into the snow melter. melter, and sand filter and this operation. Traditionally, "snow dump" for melting on site For seven years, the Aspen Theatre in the Park has set up its theatre tent on this site for live performances June through September. For the summer of 1992, the theatre received a temporary use permit to set up a larger tent with increased back stage capacity. The Art Park group has been very active and generous in its efforts to reverse a trend of neglect towards this portion of the Rio Grande property. The group has rejuvenated the westerly portion of Site A near the Ron Karagian bridge and the berm adjacent to the theatre tent. The Art Park has evolved into a beautiful garden showcasing local artist's work. The Art Park and Theatre groups have been the catalyst for the City to reconsider their stewardship of this community property. They first rallied the community to enhance the riverbank emphoLsizing the river. and park interaction. As a result, City council allocated approximately $60, 000 to excavate the high water channel, adjacent to the main river channel, for a whitewater course. As part of the development of the course, the City created a pedestrian path along the river and revegetated the river bank and slope of the property down to the whitewater course. The walking path is intended to enhance the river experience and meander along the river's edge changing elevation as it follows the white water course. The path will not be paved because the existing paved bike path at the edge of the park is intended to serve multi -users. Finally, Site downtown, the neighborhood. was not until a strong link A is an important pedestrian connection between Art Museum, Herron Park and the dense Hunter Creek The Karagian bridge has long been in place but it the Art Park revitalization that the bridge became to the ,Museum . 5 Map 1 Site A Muse= cf"LANE I� CONDOS �• —`•SI. V •� i — — — — — — ` - ' ,-- ART PARK j i \ •` buffer zone 5 B \ • ation / Transportation \ \ �• '� 410 nver ITE PUMC 6th *memo 00wome —�-.� ~ ♦THEATRE `♦` ' \ ` ' ♦ FACKJTY •� `�` 1,-2 handicapped ,�� • - buffer • • y to , 0 �41k II. Goals The basis of the goals identified for this Site were the funding sources for the initial purchase and the unique characteristics of the Site. The majority of the Site is comprised of the Aspen One Property (acquired with Sixth Penny Open Space Funds in 1978) and the parcel the City traded vith Pitkin County in 1982. A smaller piece of the parcel was purchased with'7tih Penny Transportation Funds. The parcel contains prime Public river frontage and was 'Identified as a key piece in the 1973 Roaring Fork Greenway Plan. The Greenway Plan promotes preservation of indigenous species and maintenance of the riparian environment along the Roaring Fork River and its tributaries. The Greenway Plan also supports an extensive trail system throughout the "Greenway" for "maximum possible recreational and educational potential." The site is also an important hub in the bikeway/pedestrian trail system and is consistent with future plans to extend the pedestrian and bike paths upriver. From this point, one can go up or down river, into downtown, to the Art Museum or over to the post office retail center all on pedestrian/bike paths. The following Goals were established for redevelopment of Site A: a. Develop a passive park offering a quiet open space for the community. b. Visually and physically connect the river with the park. C. Support the Art Theme connecting various art oriented elements such as the art park, Theatre in the Pa*rk and Aspen Art Museum. d. Discourage permanent development except for structures which support the Art ThemE or enhance the edge of the river as a people place. e. Discourage employee housing as an inappropriate use for this site. f. Provide a venue for local artists in support of the Art Theme. 9. Limit vehicular access except for theatre ..delivery/service and —parking -for the -disabled -at -the --theatre. h. Coordinate park activities with the Art Museum. i. Maintain pedestrian/bike paths throughout the site. 7 III. Recommended Land Uses/Activities for Site A This site is divided into several elements for discussion purposes: 1. Site Enhancement - The.whitewater course is almost. completed. The river bank has been regraded and recontoured to create more of a visual and physical connection to the river's edge. The banks of the channel have been revegetated and stabilized. A river walk has been established at a lower elevation from the park with the intent of being more remote from activities of the City and more restive for the pedestrian. A small bowl -shaped sitting area has been carved into the bank above the river walk to afford viewing of the new whitewater course. The sitting area remains unfinished. More dirt should be removed from that area to sculpt the curve of the bowl and reduce the steepness of slope so. people can sit comfortably. However, further regrading of the rest of the site is unnecessary because it will eliminate the flat surface and inhibit park use. Irrigation should be considered along the slope for growth and as well as a water feature. Some revegetation and channel work have yet to be finalized, including the land surrounding the pond near Mill Street. Native wildflower mix and irrigation ditches will be integrated into the landscape.- Other footpaths may be needed in the future and should be considered as park use evolves. Revegetation of the park shall include the theatre tent. The landscaping should help screen the tent's stored trusses, storage shed and wood floor in the off season. It is important to note that the regrading and recontouring of the site does not impact the temporary use of the snowmelter or sedimentation pond. It does, however, require an alternative site for the dumping of snow. The city has begun to accommodate snow dumping in other locations and is --attempting to -purchas.e-iLnother _ site for dumping snow. _ -- ---- -- -- -- The Group has concluded -that snow melt activity is inappropriate in the long-term view of the park. The snow dump should be relocated immediately and the snow 8 melter relocated from Site A as soon as possible. An alternative location may be considered on the recycle site integrated with the expanded recycle facility and/or Trolley Barn. As long as the snow melter remains in the current location, the existing sand filter is necessary but should be reshaped into a water feature for the summer. The edges of the sedimentation pond will be reworked to give a more landscaped finish. Both the inside and outside of the pond should be sloped to provide a more gentle finish and reduce the water depth. 2. Art Park Theme A strong Art Theme should be promoted as an important use for the Rio Grande parcel. The Art Theme is already supported by a variety of existing uses: the Theatre in the Park, on -site sculpture and flower gardens introduced by the Art Park group and direct access to the Art Museum. Continued support for the Art Park group's efforts will provide local artists a venue for their work. Art will be located in the park on a revolving basis and maximum flexibility can be'achieved by variety of spaces. This is important to accommodate different works. The Art Park group also proposes to continue to maintain the flower gardens, sponsor and encourage outdoor sculpture, and expand irrigation and lighting systems. To ensure maintenance and management of program responsibi1itiEZ the Art Park group must work with the City to'define policies or agree on a contract. . Aspen Theatre in.the Park is a key component of the Art Theme. The theatre recently installed a new wood floor with an improved drainage system. The company also received a temporary use permit to put up a larger tent. The tent is approximately 60 feet x 80 feet and 26 feet high and seats approximately 100 patrons. This permit will be reviewed on an annual basis unless the company receives final SPA approval. Aspen Theatre in the Park runs from June through August performing four nights a week. At the close of each season the theatre will take down the tent and store the support beams on -site. The wood floor and a small (12.9' X 12.91) shed for equipment storage will remain on site. The shed will -also provide locked storage during the summer. E At this point, Aspen Theatre in the Park is not considering a year round facility. If the need for a year round facility is supported by the community, then future development at this site should be reviewed at that time. Review should consider the proposed improvements, infrastructure needs and impacts on the passive park use. The theatre has often :considered on -site housing for personnel. The Rio Grande Group does not support housing for theatre personnel finding the use inappropriate on this site. Housing Would conflict with the "passive park" use identified for the site. In addition, housing in the park sets a bad precedent for other City and County parks. 3. Level of Activity - Other land uses pertaining to food or commercial uses have been discussed for this area. The anticipated argument for locating these uses on the river's edge is the creation of more activity_ along the river within the urban setting of the City. Food booths along the paths could encourage a more festive gathering place in the park. However, careful evaluation must be given to future vending along the river. The character of the Rio Grande parcel, although not void of structured activity or development i.e. the Theatre in the Park, should focus primarily on the river. The visual and physical connection to the river is the fundamental goal for land use on this site. The Art Theme and other improvements are to support and compliment the river as the primary amenity. Any commercial venture must not detract from that goal. Thus, small vending booths or food stands cannot block visual access to the river. Physical access to and through the parcel or use of the footpath cannot be diminished by vending operations. Potential impacts generated by these types of uses: vehicle related deliveries, trash, fumes, noise, power lines, must also be contained and kept at a minimum at best. Given the above constraints, the Art Museum appears to be a more suitable I ation for these types of_proposed -uses. In addition, the Museum side receives more sun than the Rio Grande side, a retail venture is more consistent vith the commercial orientation of the Art Museum, and the Museum has the water and sewer services for food oriented activities.' 10 f 4. Access to the Site - There is a service drive that currently accesses the site (Art Park Way ). The road will be eliminated and replaced with a 12-14 foot wide concrete pedestrain/bike path. The path may be used by theatre service/delivery and park maintenance vehicles one. The access may also be used by the disabled when attending the theatre. Two handicapped parking spaces, that will double as delivery space, will be provided at the tent. To alleviate the impact of only one access point to the park and to encourage less trzffie oi, the access road, another point of access for pedestrians has been identified. Access frill be upgraded, to include a sidewalk and gutter, between the Eagles Club and the recycle site. A pull-out area will be provided at that portion of Rio Grande Drive for drop-off. IV. Recommended Action Plan Summary for Site A To achieve the goals and proposed land uses for this site, the Rio Grande Group recommends the following actions for Site A: 1. The regraded site should be revegetated and ditches should be added throughout the park area adding water features and park irrigation. 2. Pedestrian paths may be developed in the future if warranted. 3. Pond and irrigation ditch le.};age should be corrected. v 4. The snow melter should be relocated out of Site Avwithin two years frolr the purchase of an alternative snow dump site. 5. The sand filter should be reshaped for use as a summer water feature and more efficient operation unless the eventual relocation of the snow melter no longer requires the filter in which case it should be eliminated. 6. The pond closest to the snow melter (sedimentation pond) should be recontoured to compliment the surrounding park landscape and revamped to improve its function as a settling pond for the snow melter. 7. A small turn around for service/delivery combined with two disabled parking spaces should -be designed next to the theatre tent at the end of new pedestrian/bike path. 081 S. The small bowl -shaped seating area should be finished. 9. Access frill be upgraded at the path between the Eagles Club and the recycle site. Drop-off will be provided for access to Patsy Newbury park and Rio Grande. 10. A 20 foot buffer has been delineated on the site maps. This buffer is the boundary between Site A and Site B. The buffer lends protection for Site A from encroachments and .inappropriate uses -from Site B yet provides site development flexibility for Site B. SITE B Site B encompasses the existing recycle site on the eastern portion of the parcel, the access road down to Site A, the small triangle of open space between the access road and bike/pedestrian path, and the playing field. This piece of the master plan is bordered by Rio Grande Drive, Mill Street, and a row of Cottonwoods and a pedestrian/bike path to the north (please see Map 2). I. Existing Conditions The community's recycling drop-off center has temporarily occupied the eastern portion of Site B for several years. The facility. accepts the widest variety of materials, and because of its central location, is one of the most accessible drop points within Pi in County. The materials accepted at the site are: aluminum, tin, glass, plastic, newsprint, cardboard, low grade paper, high grade paper, green bar computer paper, and used dry cell batteries. There is a 20 yard roll off dumpster for glass, a 100 yard trailer for cardboard, twenty-five 90 gallon containers for a 1 um i nuID, tin, plastic and all grades of paper and a. small container for batteries. An employee;of Pitkin County Public Resources monitors collection of materials at the site. Recently, the berms surrounding this area have been increased in order to shield the recycle activity from view, to prevent blowing trash and to reduce haul costs during the construction of the white water course. The access road (snow dump road) used for the snow welter and the theatre is approximately 40 feet wide. The playing field, which occupies the majority of this parcel, was established as a temporary use until such time that the field is converted for transportation uses. -Other -than the -goal posts end tw0- r'ary-r'ecyc3-e--cont-a-iners tie parcel is void of any structural development. 12 an Im CAK AUTO 7 VR ,� ,•• ��*�r�i�lul t tam ` _ - - , _ _ - \\�.►� r `L.r • `�' ' Aar PARK - - Nb � • '� THEATRE ! \ - FACL rY ♦ 1 ♦ R �%E B `' \ ` `J 2 handicapped s .S♦{, e Reei'eation / Transportation •�, -\, , - PARXWG i smile ♦i♦',� - Yom La"RY ♦6 , •�V r I�tlt / 1■ total Ee pos riscycle/snowme/ter .t • BASS / OBERMEYER B Courm JAL ya rec yc, 0 coulrMOUSE r--7 � 13 II. Goals Because the site was purchased Frith 7th Penny Transportation funds the basis of future development goals is transportation, oriented. The parcel is also across the. street from multiple land uses including the Bass/Obermeyer building, which is zoned Service/Commercial/Industrial (SCI). Because of the close proximity to the SCI zone district and to downtown, a variety of land uses, including light industrial, are considered appropriate for this site. The Rio Grande Group has identified the following Goals for the redevelopment of Site B: a. Locate light industrial -oriented uses which are considered essential community services in the eastern portion of Site B. b. Maintain existing land uses on the accessible eastern portion of the site. Because of this area's location and visibility, ensure that existing and future uses are compatible with surrounding land uses. C. Satisfy transportation related needs first'when considering use of the site. d. Retain and optimize park/recreational uses in this area and replace the active park and playfield only with a regional rail facility. e. Preserve view planes to the river and Independence Pass with low -profile development. III. Recommended Land Uses/Activities for Parcel B This parcel can be divided into several different elements for discussion purposes: 1. Recycle Site The recycling center is in critical need of an enclosed space for collection of material. Blowing trash has been a problem and inclement weather reduces the site to mud. Pitkin County Public Resources proposes to construct a facility that is partially below grade and will make collection, bailing, and hauling of material more efficient.The proposed facility is approximately 5,200 square feet. This option eliminates several bins and moves part of the floor plan below grade for increased efficiency. 14 The enclosed bins and below grade bailing will eliminate unsightly conditions and blowing trash. Enlarged collection areas and more storage for material will reduce the number of trips made to haul the material off - site. Efficient drop-off will encourage residents to continue to use the site. Customer access to the recycle site should be directly off of Rio Grand Drive. Haulers should access off of snow dump road on the west side of the site. If the trolley barn is located on the site the cuts into the embankment, necessary for trolley access to the trolley barn, can also provide truck access to the recycle facility. The upgrade of the recycle facility -should, consider relocation possibilities to City land across the street on the corner of Spring and East Bleeker Streets. 2. Trolley Barn - The Trolley Group proposes to develop a trolley rail system. The system includes a car barn facility, tracks and poles, and several trolley cars. This review will focus on the proposed operation and routing which is suggested to occur on the Rio Grande parcel. According to the plans, a trolley will leave the barn, cross the pedestrian/bike trail and Rio Grande Drive and travel in between the Youth Center and Jail to Main and Galena Streets. The Trolley Group proposes to run track along the north side of the ball' field providinj stops at the Art Park then Mill Street. The .Trolley would continue across Mill Street and utilize Puppy Smith right-of-way for a stop at the post office. The Group proposes to develop a car barn approximately 7,000 square feet which includes 1,000 square feet for accessory office, storage, and related uses. The barn will house the trolleys and provide a garage for light maintenance. Depending upon the location of the barn it can be incorporated with the proposed expansion and enclosure of the recycle facility or integrated with a future rail terminal on the playing field. The structure is proposed to be one story in height. This is consistent with _the recommendation for low - profile development on the parcel to avoid blocking views to the river if the barn is developed near the playing 15 0 field or Independence Pass. If the barn is developed on the eastern portion of the site. The building could also be designed to enable 5,700 square feet of affordable housing on a second level. The Trolley Group cannot fund the : cost of the housing but is willing to make the structure available for future housing development. Impacts to the river and IndEron3ence Pass view planes would have to be considered. Although the Group believes that housing associated with the theatre was an inappropriate land use, housing on top of the trolley barn may be more suitable if developed on the eastern portion of the site. The site's proximity to the street, S/C/I zone district and location on the edge of the park lend a more urban feel for a multi -use development. 3. Access Road The access road to the snow melter and theatre (snow dump road) is 40 feet wide. Vehicular access into the park should be eliminated. A new pedestrian/bike path should replace the existing pedestrian/bike path and access road. It should be 12-14 feet wide and located either next to the playing field or recycle site. The new'path is intended for pedestrian and bikes but the width can accommodate theatre service/delivery and park maintenance vehicles. Two accessible parking spaces will also be provided at the tent for the disabled attending a production at the tent. 4. New Walking Trail - A new walking trail has been roughed -in above the snow melter. The trail is approximately halfway up the berm surrounding the recycling lot. The trail should be graded and improved as a walking path connecting .to Patsy Newbury Park. The trail should not encroach into the recycle site. 5. Snow Melter - The snow melter will be removed from Site A. The current recycle site should be considered as a relocation ,alternative for the _-aaaw =se Lt;ir.--_-_Xn#sgration vi-th -fie expanded recycle operation and/or Trolley barn should be considered. 16 6. Additional Activities - In the event either the Trolley Barn, recycling center or the snowmelter are not built on the eastern portion of the site, other light service/industrial oriented land uses may be located on site. However, a final SPA review would be required. Because transportation funds were used to purchase this piece of property transportation related services should be given priority. 7. Active Park - Although the eventual development of a valley -wide rail system will require the use of the majority of Site B as a rail terminal, it may be years before a rail system is implemented in the Roaring Fork Valley. Therefore, the Group identified interim uses which are considered appropriate for Site B. Increased recreational activities should be installed on Site B. A full -court basketball court (52' x 901) can be located in the open space between the recycle center and playing field. A half -pipe skateboard ramp (42' x 241) can be located next to the basketball court in the open space. Location of these activities in this area requires trolley access to the barn to be moved down to the 20 foot buffer separating Site A from Site B or eventual relocation to the field if the barn is integrated with the rail terminal. The rugby field (390' x 2251) should be squared off to enhance the playing area. Park and recreational uses should exist on this site only to be replaced by a regional rail facility. , The valley -wide Rail Task Force has been actively pursuing a valley -wide rail that will terminate at Site B. This master plan did not address the rail question in detail because the decision -making involves a broader forum. Initially commuter rail would not require the loss of the playing field. Recreational activity can still be accommodated if the commuter and trolley_ tracks are installed at the northern edge of the playing field. A ticket kiosk, located next to the new pedestrian;L�ke could service -both the trolley and -commuter-rai3 - --- passengers. 17 If rail develops from commuter to regional rail service, the rail terminal may be developed at the far end of the field thus preserving some open space for park purposes. The .trolley barn could also be incorporated into the rail terminal to preserve space. However, the majority 'of the playing field will be lost when the rail becomes fully developed. A terminal, passenger platforms, and possibly three sets of tracks would be necessary for regional rail. The existing transportation center, under the parking garage, could be used for ticketing, baggage, and.passenger services. The trolley tracks on the north side of the field will remain and a trolley stop will be tied into the rail terminal. IV. Recommended Action Plan Summary for Site B To achieve the goals and proposed land uses for this site, the Rio Grande Group recommends the following actions for Site B: 1. The City of Aspen should decide whether a City-wide trolley system is appropriate in Aspen. If the Trolley is approved as proposed, the eastern portion of Site B is the recommended site for the Trolley barn. However, the barn may be integrated with a regional rail facility when that land use is developed. 2. A height limit of one story should accompany any development on Site B unless housing is approved. for the Trolley barn on the eastern portion of the site. 3. Development on the eastern portion of Site B shoul� be screened from the playing field and Site A. 4. The slope and berms on the eastern portion of Site B should be revegetated to blend into the park on the rest of Site B and Site A. 5. Any development on the eastern portion of Site B should not intrude into the Independence Pass view plane. 6. The City and County should review the recommendations of the Roaring Fork Forum study relating to a regional -wide recycling program and other remedies that are being considered for the County recycling program. If the __.ribcycl.ing operation--#s considered necessary at _-this location then the recycling site - should be cover-e---or contained and may be expanded up to 5,200 square feet. The recycling facility should be incorporated into the Trolley barn structure and/or snow melt facility, and 18 should front the street for easy public access. 7. The access road (snow dump road) should be eliminated. The pedestrian/bike path connecting Rio Grande Drive to Site A should be 12-14 feet wide and may accommodate theatre service/delivery and park maintenance vehicles only. The path may also be used by the disabled to park at the theatre during a performance. 8. The walking path should be improved at the higher elevation along the slope that forms the edge of the recycle site. 9. The City should work with the Youth Center to develop more recreational activities on Site B. 10. The City should consider extending recreational activities onto Patsy Newbury 11. The temporary active. park and playfield should be maintained on Site B only to be replaced by a regional rail facility. 12. If a transportation use is developed on the playing field, then an equivalent parcel, in the City, should replace the playing field. 13. A rail terminal and accessory facilities, if developed on the Rio Grande property, should be developed only on Site B. 14. Development of rail facilities should not block -off access, both visually and physically, to Site A.• 15. The Youth Center and the City should build a full -court basketball court in the open space between the recycle facility and the playing field. 16. The Youth Center and the City should install a half -pipe skateboard ramp in the open space between the recycle facility and the playing field. 17. The City should realign the playing field. 19 APPENDIX A CONCEFFUAL LAND USE MAPS PUBLIC NOTICE DATE • TIME !s _ PLACE � -" ��L PURPOSE =+ram 4k i _J • � i,/ II y SCENARIO # 1 COMMUTER RAIL & LOCAL TROLLEY • View corridors from Mill Street to Independence Pass unobstrui:ted " Ticket kiosk/sheker serves both trolley and commuter rail • Playing field is preserved * Temporary trolley barn can be moved " Youth recreational area maintained " Lower site remains open * Pedestrian/Bike trails remain connected and unimpaired Disadvantages • Ticket kiosk/shelter is a possible visual obstruction • Access to lower site may require underpass • Would loose first stand of cottonwoods and some of second stand • At -grade crossing of MAI Street blocks vehicular traffic LEGEND 0000�� combined pedestrian/service path r vehicular circulation r... Q Qoa O Youth recreational use RIO GRANDE CONCEPTUAL MASTER PLAN 0 25 50 106 200 Graphics: Rick Mao SCENARIO #2 REGIONAL RAIL & LOCAL TROLLEY (COMBINED FACILITY) • Two sites are not consumed by transportation related uses • Site B is open for other uses • Youth recreational use is preserved • Lower Site remains Open • Efficient combination of services • PedestrianlMe trails remain connected and unimpaired • More of playing field is consumed by combined building • Access to terminal is very impactive to open space • At -grade crossing of Mill Street blocks vehicular traffic • Access to lower site may require underpass • Possible visual obstruction LEGEND �oo� combined pedestrian/service path D0000 vehicular circulation 0 Qom, D Youth recreational use RIO GRANDE CONCEPTUAL MASTER PLAN 0 25 50 100 200 Graphics: Maic Magill . e er . Q Aspen Art ti Museum Gibapq AAvonue s�•� � . 'D"5v Sr �� fifl�i l�ii lot I laoloil"cFAR CONDOS NE •, - - - - - - �� --�_KOYak ` ` • ♦j.,.I . ` - ; - .river ` m ART PARK` A� Plublic Pa ` DARKS . o MARKET - . (. •�.�...5�I 6th � buffer zone � V �en_K..� I----� THEATRE ♦ ` • \ FACILITY j •♦� dr t e.1 ecreat%on / Transportatl' �• � . , _ , park/active recreation • . , , _ - - - c jbuffer regional dery 1 •` j aia rail �. _ `• •� � • PARKING ` facility Yy ° •�'. �� - ''� •��,. PARKING ��o' �,�// �Y•QV � � / ° O � � ' � OAPs - lA/e'recyc%/sfiowmeker faci/ity AUTO •� '? _ youth r tuina u4F i �RTAtjON blot �\ YouTN LIBRARY '�,� V s �; CENTS .. � �l�r ` •� \ ` '�`-ram_. BASS / OBERMEYER BU) total o1 �r�r \ �.,y rl Ii1�1 1• — n � �... .t � COUNTY JAIL (', st, recycle facility COURTHOUSE y o ff SCENARIO #3 REGIONAL RAIL & LOCAL TROLLEY Advantages • Majority of playing field is preserved • Access to terminal is less impactive • End of terminal is close to parking garage • Lower site remains open • Pedestrian/Bike trails remain connected and unimpaired Disadvanta_ Aw • Possible visual obstruction • Trolley barn and terminal on two separate parcels • Access to lower site may require underpass • At -grade crossing blocks vehicular traffic LEGEND 0000�� ' combined pedestrian/service path Od000� vehicular circulation o�o Qoo� youth recreational use RIO GRANDE CONCEPTUAL MASTER PLAN 0 25 50 100' 200 • l Grooles: Rick MagIM