HomeMy WebLinkAboutagenda.apz.19910702A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
July 21 1991, Tuesday
4:30 P.M.
2nd Floor Meeting Room
City Hall
I. COMMENTS
Commissioners
Planning Staff
Public
II. MINUTES
III. PUBLIC HEARINGS
A. Bellina Conditional Use Review for an Accessory
Dwelling Unit
B. 645 North Mill Street Conditional Use Review for a
Satellite Dish (tabled to July 16)
IV. PLANNING ITEM
A. Red Brick School Site
V. ADJOURN
a.cov
UAKTU032A --Nk I NO yT
TO: Aspen Planning and Zoning Commission
FROM: Cindy Christensen, Planning Office
RE: Upcoming Meetings
DATE: June 27, 1991
This is a list of your scheduled upcoming meetings.
Regular Meeting, July 16th
Aspen Villas PUD Amendment for Trash Enclosure (KJ) (PH)
Early Learning Center Conditional Use (DM) (PH)
Taylor Change in Use (KJ)
Regular Meeting, August 6th
100 Park Avenue Subdivision/PUD GMQS Exemption and
Condomiunization (KJ) (PH)
Wolftone Corporation Presentation (ES)
a. nex
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Planning
RE: Bellina Conditional Use Review for a Voluntary Attached
Accessory Dwelling Unit
DATE: July 21 1991
SUMMARY: The applicant proposes to remodel a single family home
and provide a voluntary attached accessory dwelling unit. Staff
recommends approval of conditional use for an accessory dwelling
unit.
BACKGROUND/PROCESS: The renovation of this Historically Designated
structure was granted final development approval from the Historic
Preservation Committee at their June 26, 1991 meeting. The HPC
granted a variance for combined side yard setback and a variance
for the combined rear and front yard setback.
An accessory dwelling unit is a one-step conditional use review by
the Planning and Zoning Commission at a public hearing. The
Commission shall consider whether the standards outlined in Section
7-304 of the Land Use Code are met when considering this
- applications for a conditional use.
APPLICANT: Joseph and Delia Bellina as represented by Charles
Cunniffe and Associates
LOCATION: 716 West Francis Street, Original Aspen Townsite
ZONING: R-6
APPLICANT'S REQUEST: To provide a 360 square foot accessory
dwelling unit 100% above grade.
REFERRAL COMMENTS:
Having reviewed the application and having made a site inspection,
the Engineering Department has the following comments:
1. It is preferable that no runoff from the buildings, driveways
or parking areas go onto any public right-of-way. Per Section
24.7.1004.C.4.f of the municipal code, all but historical drainage
must be maintained on site.
2. The applicant shall consult City Engineering for design
considerations of development within public rights-of-way,and shall
obtain permits for any work or development within public rights -
of -way from City Streets Department. A five foot wide pedestrian
usable space must remain unobstructed between the property line and
the edge of pavement.
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. With reference to the adopted pedestrian walkway and bikeway
system, curb and gutter is required for all new construction by
City Code, Section 19-98. Rolled curb is to be used at the edge
of street paving in the West End.
5. The site plan should indicate a site for dumpsters or trash
containers which is located on the applicant's property and not in
the alley right-of-way.
6. There are existing lilac bushes which may be in the alley
right-of-way. The applicant may want to consider removing the
lilacs for improving the alley function.
STAFF COMMENTS:
Proposal - The applicant proposes to remodel an existing 4 bedroom,
approximately 2878 square foot home. The remodel will decrease the
number of bedrooms from four to two, add a two car garage, and
provide a 360 square foot attached accessory dwelling unit. *
Conditional Use Review - Pursuant to Section 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 in;
and
RESPONSE: The proposed attached accessory dwelling unit will be
approximately 360 square feet. Although the dwelling unit is 1000
above grade it is unnecessary for the applicant to request a floor
area bonus. The unit will comply with the provisions of the
Housing Guidelines. The unit will be deed restricted as a resident
occupied unit for residents of Pitkin County.
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 proposed renovation and addition to the original
residence is done in a traditional historic style reinforcing the
original architectural character of the area.
C. The location, size, design and operating characteristics of
2
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 adu is attached to the main house by a mud room.
The adu is designed to reflect the historic charm of the main house
as well as creating a natural boundary for the south facing
Victorian garden. The above grade adu should not have a negative
impact upon the church located to the west of the parcel. The rear
yard setback was increased due to neighborhood concern.
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 protec-
tion, emergency medical services, hospital and medical
services, drainage systems, and schools; and
RESPONSE: There are adequate facilities for this proposal.
E. The applicant commits to"supply affordable housing to meet
the incremental need for increased employees generated by the
conditional use; and
RESPONSE: ' ,. �.:�
un
The proposal includes an affordable it for employees~
of Pitkin County'. An increase in employees is not expected by the
provision of an accessory dwelling unit.
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 conditional use meets the requirements of the Aspen
Area Comprehensive Plan and other requirements of this chapter.
The proposal is well within floor area requirements and does not
seek a floor area bonus. The applicant requested and was granted,
by the HPC, a side yard setback variance and combined front and
rear yard setback variance.
RECOMMENDATION: Staff recommends approval of the conditional use
for the attached accessory dwelling unit with the following
conditions that prior to the issuance of any building permits:
a. a deed restriction shall be reviewed and approved by the
Housing Authority, the applicant shall record the deed restriction
with the Pitkin County Clerk, Recorders Office and Planning
Department. The 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.
b. all representations that are made in the application and those
3
reviewed and approved by the Historic Preservation Committee and
Planning and Zoning Commission shall be complied with.
c. the applicant shall demonstrate to the Engineering Department
that the historic drainage patterns shall be maintained on -site.
d. the applicant shall consult City Engineering for design
considerations of development within public rights -of -way and shall
obtain permits for any work or development within public rights -
of -way from City Streets Department.
e. a five foot wide pedestrian usable space must remain
unobstructed between the property line and the edge of pavement.
e. 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.
f. rolled curb shall be installed at the edge of street paving.
g. the site plan shall indicate a place for dumpsters or trash
containers which is located on the applicant's property and not in
the alley right-of-way. ?".w
AAA.
A--: 1011111il"11,144--_
In -Town School Sites Advisory Committee
THRU: Amy Margerum, Planning Director
FROM: Diane Moore, Deputy Director of City Planni
RE: In -Town School Sites Planning Process
DATE: June 17, 1991
At the April 23, 1991 Committee meeting, the Committee agreed'to
review six alternatives for the use of the Red Brick School site.
Staff has provided the committee with a list of the six
alternatives along with the pros and cons of each of the
alternatives. In addition, staff has proposed a "seventh"
alternative that it would like the Committee to consider.
Staff has also prepared conceptual site layouts for each of the
proposed alternatives and they will be discussed at the meeting.
RED BRICK SITE - PRELIMINARY ALTERNATIVES
Alternative 1. Community Facilities Uses in portion of existing
building and Park Use.
PROS - Provides for community uses
- Maintains historic building
- Addresses needs of non-profit organizations
- Less traffic
CONS - Renovation costs for building may be high
- May not address financial need of school district
- Does not address issue of affordable housing
Alternative 2. Free Market Housing Development and Park Use
ss ingle family lots)
PROS - Less traffic than current use
- Neighborhood compatibility
- Park use for neighbors and community
- Financial benefit to School District
CONS - No affordable housing
- Loss of historic building
- Must compete under GMQS
Alternative 3. 100% Affordable Housing and Park Use.
-(single family lot
- UL)
PROS - Provides affordable housing
- Lower density than 100% housing
- Park use for neighborhood and community
- Less traffic than current use
- Exempt from GMQS
CONS - Less affordable housing
- Loss of historic building
- Less financial benefit to Sphool District
Alternative 4. Mix of Free Market, Affordable Housing, and Park
Use. (single family lots)
PROS - Less traffic than current use
- Financial benefit to School District
- Exempt from GMQS
- Lower density overall
- Park use for neighborhood
CONS - Less affordable housing
- Loss of historic building
Alternative 5. Colorado Mountain College utilizing-- the existing
building.
PROS - Maintains historic building
- In town location for CMC
- Community use of building
CONS - No affordable housing
- Parking problems
- Renovation costs for building may be high
- Traffic concerns
- Less park use
Alternative 6. 100% Affordable Housing with Community Uses in
Portion of Existing Building ---(single family lots).
PROS - Provides for community uses
- Provides affordable housing
- Less traffic
- Maintains historic building
CONS - No park use.
- May not address financial need of School District
Staff would recommend another alternative:
Alternative 7. Mix of Affordable Housing, Free Market, Community
Facilities and Park Use (single family lots)
PROS - Provides for community uses
- Provides affordable housing and limited free market
- Maintains historic building
- Some park use
- Exempt from GMQS
CONS - May not address financial need of School District
- Less affordable housing
- Renovation cost for building may be high
- Limited park use
EXISTING CONDITIONS
RED BRICK SCHOOL SITE
The Red Brick building was originally built as an elementary school
in 1945.'y1Over time, additions to the building converted the use
to gh school, middle school and administrative offices. The
school is currently used as an elementary school, however, the gym
is used by the community and the Music Associates of Aspen. Some
Administrative offices remain.
The Red Brick school is situated on 90,691 square feet of land.
The building itself is approximately 34,800 gross square feet,
which is distributed as follows:
Original Building
= 14,000
square
feet
Classroom Addition
= 11,300
square
feet
Gym/Stage/Basement
= 9,500
square
feet
Surrounding land uses are primarily residential, although
commercial development exists to the north and east of the site.
A public trail is located on the northeast boundary of the
property. The property quickly drops off toward Hallam Lake.
The site is zoned for medium density residential uses (R-6) which
permits single family homes and duplexes. Conditional uses
include: open use recreation, public or private academic school,
day care center, museum, church, and group home.
There are three hazardous materials on site which may need to be
contained should the building- be renovated. Asbestos, the
potential for underground storage tanks and radon levels were
identified in a recent inspection of the property.
OTHER ISSUES
There are numerous issues that should be explored in conjunction
with the various alternatives and they include:
- Financial need of School District
- Financial feasibility and cost associated with each alternative
which includes the funding or revenue source for the
acquisition of the site, maintenance, capital improvements
and cash flow analysis.
- Affordable housing needs
- Need for park use
- Need for community facility
- Use by non -profits
- Retention of historic building
- Colorado Mountain College need for classes in Aspen
ATTACHMENTS
Advisory committee Goals
Art Groups Questionnaire
Inventory of Aspen Area Parks
Inventory of Aspen Area Public/Private Open Space
Inventory of Aspen Area Special Open Space/Recreation Facilities
Summary of Aspen Area Recreational Facilities by Jurisdiction
Major Public/Private Facilities and Institional Uses
Map - Community Facilities in the City of Aspen
Map - Community Facilities in Pitkin County/Aspen Area
The Advisory Committee set the following goals for the planning
process:
GOAL #1: 'The Plan should be mutually beneficial to the School
District, the City of Aspen and Pitkin County.
GOAL #2: The Plan should be compatible with the surrounding
neighborhood and impacts mitigated to the maximum
extent feasible.
GOAL 13: The Plan should provide some level of affordable
housing for the School District and the community.
GOAL #4: The Plan should take into consideration the needs of
the School District and the community for early
1
childhood education and day-care needs.
GOAL 15: The Plan should contribute to the financial needs of
the School District.
3
IN -TOWN SCHOOL SITES PLANNING PROCESS
ARTS GROUPS QUESTIONNAIRE -
SUMMARY:
The attached questionnaire
was sent
to all 22
members of the
Aspen/Snowmass Council for the Arts.
11 surveys were returned.
i
Ten groups indicated an interest in
leasing space at one of the
downtown school
locations.
A summary of the questionnaires is
shown below;
GROUP
Sq ft
$/Sqft
Total $
Comments
Aspen Ballet Co.
2,.000
$5
$10,000
Aspen Theatre Co
250+
$5
$ 1,250
Perfor. Space
Aspen writers
400?
$ .38
$ 150
2wks conference
Aspen Filmiest
3-400
$1.18
$ 472
Screening Space
DanceAspen
?
Rehearsal Space
Arts Council
600
?
Meeting Space
ACIC
200?
$ .50
$ 100
Grassroots.
10,000
$13.25
$13,250
121 Ceilings
Wheeler
6,,000
Gymnasium
• Aspen Comm. Theatre 200?
100?
Storage
The actual surveys are attached for your information.
N L1R4VaUCIRY OF ASPEN AM RJBUC/PRrv7�= OPEN SPA]
Date of
Name of Propyt Owner sition
East Aspen Townsite Parcel City 1961
Water Plant (ad] . property) City 1966
Sunny Park Subdiv. Parcels
City
1967
Koch
City
1985
Garrish Park
City
1969
Rubey Park
City
1970
Ute Cemetery
City
1971
Sunny Park Subd.iv. Parcel
City
1972
Jenny Adair Park
City
1971
This Property
City
1971
Bayer Property
County
1974
Red Butte
City
Hospital
County
1974
Midland Right -of -Way
City
1975
High School
S.D.
Red Butte Cemetery
Private
Little Nell
County
1976
Little Cloud Park
City
1977
Rubey Subdivision (Lot 6)
County
1977
Randall Park
County
1977
Aspen Grove Cemetery
Private
Patsy Newbury Park
City
1978
Aspen Art Museum Park
City
1978
Meadvwood
Private
North Star Nature Preserve
County
1978
ASPan One
City
1978
Marolt Property
City
1983
Shapery Property
City
1983
Molly Gibson Property
County
1983
Maroon Creek Park
City
1971
Plumtree Ballfield
City
1971
Bugsy Barnard Park
City
Freddie Fisher Park
Park Trust Rldg.
Henry Stein (Fisherman's)
Park Trust Hdlg.
Extension ion of Herron Park
City
Clapper park
City
Ute 1010 (Ajax Park)
City
1989
City/County Dung
City
1967
Inns of Court
County
1975
Aspen One
County
1976
Aspen Village
County
1977'
Airport Ranch
County
1989
Rio Grande Right -of -Tay
.City/
1968
County
S.D. = School District
Area
acres Location
0.1
9.18' of Lot 4, Block 25, Gibson
and Fisherman's Access
3.2
Adjacent to Water Plant
0.1
Near Garrish Park
1.5
Base of Aspen Mountain
0.5
King Street
0.9
Wagner Park/Durant
1.2
Adjacent to Children's Park
0.1
Bureaun Addition
1.1
Puppy Smith /Rio Grande Trailhead
47.0
Between Castle Bridge and Turnoff
10.4
Smuggler Mountain
100.0
Northwest Aspen
9.0
SW of Aspep/Castle Creek Road
6.25
Thomas/Marolt Properties
5.0
Maroon Creek Road
20.0
Cemetery Lane
11.5
Mining Claim
2.2
Third & Hopkins
N of Aspen near Hunter Creek
12.5
Smuggler Mountain
12.0
East Aspen
1.9
Adjacent Rio Grande Property
2.0
Mill & Gibson
25.0
Meadowood Subdivision
175.0
South on State Highway 82
2.2
Rio Grande
35.0
Between 82 & Castle Creek Road,
1.2
Adjacent to Jenny Adair Park
9.0
Centennial Site
6.0
Unde..rneath/N of Maroon Crk Bridge
2.5
Highway 82/Maroon Bridge
2.0
SH82/Cemetery Ln Improvmnts List
0.1
Riverside/Cooper
1.4
Cemetery/Slaughterhouse
0.8
Adjacent Herron Park
.2
Btwn Firehouse -Thrift Shop on
Hopkins
2.0
Base of Aspen Mountain
9 miles NW of Aspen on Highway 82
3.69
5.99 On State Highway 82
300.0 Adjacent to Airport
87.0 Along Roaring Fork River from
Post Office to Woody Creek
"Lem
Date of
Acqui-
Area
Name of Property
owner
sition
acres
Location
Park TNIDe
Pitkin County Courthouse
County
1890
.2
Adjacent Courthouse
Mini
Iselin Park & Moore Pool
City
1892,070,
21.4
Maroon Creek -Road
Community
'77
Wagner Park
County
1907
2.5
Central Aspen
Neighborhood
Glory Hole Parkl
City
1952
1.5
•Original & Ute
Mini
Paepcke Park
City
1954,166
2.0
Btwn Main & Hopkins
Neighborhood
bounded by Garmisch
and Aspen
Ute Children's Parkl
City
1958,171,
3.0
Ute Avenue East;
Neighborhood
171,172
East of Aspen
Herron Park
City
1964
3.0
Neale Avenue
Neighborhood
Conner Memorial Park
City
1965
.2
Adj. to City Hall
Mini
Hillyard Park (leased)
City
1969
.3
W Bleeker / 4th&5th
Mini -
Rio Grande Park
City
1973
11.5*
E of Mill, S of
Neighborhood
Roaring Fork River
Tot Lot Park
City
1976
2.0
W Aspen Sub/Alta
Neighborhood
Vista & Bonita Dr.
Shaw Triangle Parkl
City
1977
1.7
Corner Smuggler,
Neighborhood
2nd and Lake
Plumtree Ballfield
City
1971
2.5
SH82/Maroon Bridge
Neighborhood
Bass Park (leased)
City
.4
Hopkins/Monarch
mini
Willoughby Park
City
N/A
.8
Aspen St/S of Durant Mini
Clapper Park
City
.2
Btwn Firehouse &
Mini
'Drift Shop/Hopkins
Koch Lumber Park
City
1985
1.5
Base of Aspen Mtn.
Neighborhood
Ajax Park
City
1989
2.0
Base of Aspen Mtn.
Mini
Patsy Newbury Park
City
1978
1.9
Behind Eagles Club
1Purcha_se initiated by, or park designed by Pitkin County Parks Association.
*Only three acres of this property is used for park purposes.
194
'
TAME
A
i
INVEN= OF
ASPEN AREA
I
SPECIAL
Q PEN
SPACFVR8CFo=ag
FACIA
C
Date of
Name of Erpperty
Owner
Acqui-
sition
Area
acres
Lixation
Iselin Park and Moore Pool
City
1892,170
21.4
Maroon Creek goad
'77
City Golf Cam
City
1971
120.0
State Highway 82/Camtery ram
North Star NablM Preserve
County
1978
175.0
South on State Highway 82
Hallam Za}ce
ACC
22.0
Near Past office
Aspen Pedestrian Mall
City
Mi11/Cooper/Hymap/Galena
Aspen Ice Garden
City
West Hyman
it
4,
4
195
A
T-A—ME A-10
SC144ARY OF ASPEN AFM
FAMMMIES BY JURISDICIICK
School
Facility
Ci
District RE-1
Private*
Softball / Baseball Fields
5
Multi -Purpose Fields
4
—
-qk tball courts
1
7
Camunity, Courts
1
—
Golf Course
1
—
Gym-osiums
—
4
Picnic Area
13
—
Playgrounds
5
3
Swimming Pools
1
—
7
Tennis Courts
4
43
Tracks
—
1
Soccer Field
—
1
Ski Areas
3
Nordic Ski Areasl
1
1
Indoor Ice Skating Facility
1
Volleyball Courts
4
—
1See attached trails inventory.
*Includes cmme=ial, non -lodge facilities.
196
I
TABLE 10
MAJOR PUBLIC/PRIVATE FACILITIES AND INSTITUTIONAL, USES
City of Aspen
1. City Hall
2. Wheeler Opera House
3. Aspen Ice Garden
4. Fire Barn
5. Water Plant/Water
Tanks/Pumping Station
6. City Shops
7. City Power Plant
8. Electric Department
9. Parking Garage
Pitkin Count
10. County Courthouse
11. County Jail
12. Aspen/Pitkin County Airport
13. Pitkin County Library
14. Community Center
15. Pitkin County Maintenance
Facility
16. Proposed Health & Human
Services Building
Special District Facilities
17. Assisted Living Facility
18. RFTA Bus Maintenance Facility
19. Rubey Park Transit Center
20. Holy Cross Electric Power
Plant
21. Rocky Mountain Natural Gas
Company
22. ACSD Water Treatment Plant-
AABC
23.
ACSD Water Plant Offices
24.
Aspen
High School
25.
Aspen
Middle School
26.
Aspen
Elementary School-
110 E.
Hallam
27.
Aspen
Elementary School-
215 N.
Garmisch
28.
New Elementary School Site
29.
Aspen
Valley Hospital
Private Schools
30.. Aspen Country Day School
31. Wildwood School
32. Montessori School
Federal/State
33. U. S. Forest Service Offi--=-
34. U. S. Post Office
35. State Highway Department
Maintenance.Facility
Cultural Facilities
36. Aspen Historical Society
37. Aspen Center for Environ-
mental Studies
38. The Aspen Institute
39. Music Associates of Aspen
40. Given Institute of
Pathobiology
41. Aspen Youth Center
Note: Facility locations are keyed by number on Maps 7A and 7B.
Source: Aspen/Pitkin Planning Office; January, 1991
133
• • W N
0
. o V
i33: 539 1
F 3<ri3c� o�u [ 3« »«< u<r<
P .rn►re►�ww�: ��=«.erHwwwww�sr V47
c
a
L
LL V
_ o
u'
H r w
t �
� J
% b
n
/ w
i
i
u
s r
ZA
La
In -Town School Sites Advisory Committee
THRU: Amy Margerum, Planning Director
FROM: Diane Moore, Deputy Director of City Planni
RE: In -Town School Sites Planning Process
DATE: June 17, 1991
At the April 23, 1991 Committee meeting, the Committee agreed to
review six alternatives for the use of the Red Brick School site.
Staff has provided the committee with a list of the six
alternatives along with the pros and cons of each of the
alternatives. In addition, staff has proposed a "seventh"
alternative that it would like the Committee to consider.
Staff has also prepared conceptual site layouts for each of the
proposed alternatives and they will be discussed at the meeting.
RED BRICK SITE - PRELIMINARY ALTERNATIVES
Alternative 1. Community Facilities Uses in portion of existing
building and Park Use.
PROS - Provides for community uses
- Maintains historic building
- Addresses needs of non-profit organizations
- Less traffic
CONS - Renovation costs for building may be high
- May not address financial need of school district
- Does not address issue of affordable housing
Alternative 2. Free Market Housing Development and Park Use
(-single family lots,
PROS - Less traffic than current use
- Neighborhood compatibility
- Park use for neighbors and community
- Financial benefit to School District
CONS - No affordable housing
- Loss of historic building
- Must compete under GMQS
Alternative 3. 100% Affordable Housing and Park Use.
-(single family lots)
PROS - Provides affordable housing
- Lower density than 100% housing
- Park use for neighborhood and community
- Less traffic than current use
- Exempt from GMQS
CONS - Less affordable housing
- Loss of historic building
- Less financial benefit to School District
Alternative 4. Mix of Free Market Affordable Housing, and Park
Use. (single family lots)
PROS - Less traffic than current use
- Financial benefit to School District
- Exempt from GMQS
- Lower density overall
- Park use for neighborhood
CONS - Less affordable housing
- Loss of historic building
Alternative 5. Colorado Mountain College utilizing the existing
building.
PROS - Maintains historic building
In town location for CMC
Community use of building
CONS - No affordable housing
- Parking problems
- Renovation costs for building may be high
- Traffic concerns
- Less park use
Alternative 6. 100% Affordable Housing with Community Uses in
Portion of Existing Building (single family lots
PROS - Provides for community uses
- Provides affordable housing
- Less traffic
- Maintains historic building
CONS - No park use.
- May not address financial need of School District
Staff would recommend another alternative:
Alternative 7. Mix of Affordable Housing, Free Market, Community
Facilities and Park Use (single family lots)
PROS - Provides for community uses
- Provides affordable housing and limited free market
- Maintains historic building
- Some park use
- Exempt from GMQS
CONS - May not address financial need of School District
- Less affordable housing
- Renovation cost for building may be high
- Limited park use
EXISTING CONDITIONS
RED BRICK SCHOOL SITE
The Red Brick building was originally built as an elementary school
in 1945.�y Over time, additions to the building converted the use
to gh school, middle school and administrative offices. The
school is currently used as an elementary school, however, the gym
is used by the community and the Music Associates of Aspen. Some
Administrative offices remain.
The Red Brick school is situated on 90,691 square feet of land.
The building itself is approximately 34,800 gross square feet,
which is distributed as follows:
Original Building
= 14,000
square
feet
Classroom Addition
= 11,300
square
feet
Gym/Stage/Basement
= 9,500
square
feet
Surrounding land uses are primarily residential, although
commercial development exists to the north and east of the site.
A public trail is located on the northeast boundary of the
property. The property quickly drops off toward Hallam Lake.
The site is zoned for medium density residential uses (R-6) which
permits single family homes and duplexes. Conditional uses
include: open use recreation, public or private academic school,
day care center, museum, church, and group home.
There are three hazardous materials on site which may need to be
contained should the building be renovated. Asbestos, the
potential for underground storage tanks and radon levels were
identified in a recent inspection of the property.
OTHER ISSUES
There are numerous issues that should be explored in conjunction
with the various alternatives and they include:
- Financial need of School District
- Financial feasibility and cost associated with each alternative
which includes the funding or revenue source for the
acquisition of the site, maintenance, capital improvements
and cash flow analysis.
- Affordable housing needs
- Need for park use
- Need for community facility
- Use by non -profits
- Retention of historic building
- Colorado Mountain College need for classes in Aspen
ATTACHMENTS
Advisory Committee Goals
Art Groups Questionnaire
Inventory of Aspen Area Parks
Inventory of Aspen Area Public/Private Open Space
Inventory of Aspen Area Special Open Space/Recreation Facilities
Summary of Aspen Area Recreational Facilities by Jurisdiction
Major Public/Private Facilities and Institional Uses
Map - Community Facilities in the City of Aspen
Map - Community Facilities in Pitkin County/Aspen Area
GOALS
The Advisory Committee set the following goals for the planning
process:
GOAL #l: The Plan should be mutually beneficial to the School
District, the City of Aspen and Pitkin County.
GOAL #2: The Plan should be compatible with the surrounding
neighborhood and impacts mitigated to the maximum
extent feasible.
GOAL #3:. The Plan should provide some level of affordable
housing for the School District and the community.
GOAL #4: The Plan should take into consideration the needs of
the School District and the community for early
childhood education and day-care needs.
GOAL #5: The Plan should contribute to the financial needs of
the School District.
01
IN -TOWN SCHOOL SITES PLANNING PROCESS
ARTS GROUPS QUESTIONNAIRE -
SUMMARY:
The attached questionnaire
was sent
to all 22
members of the
Aspen/Snowmass Council for the Arts.
11 surveys
were returned.
Ten groups indicated an interest in
leasing space at one* of the
downtown school
locations.
A summary of the questionnaires is
shown below:
GROUP
Sq ft
$/Sgft
Total $
Comments
Aspen -Ballet Co.
2,.000
$5.
$101000
Aspen Theatre Co
250+
$5
$ 1,250
Perfor. Space
Aspen Writers
400?
$ .38
- $ 150
2wks conference
Aspen Filmfest
3-400
$1.18
$ 472
Screening Space
DanceAspen
?
Rehearsal Space
Arts Council
600
?
Meeting Space
ACIC
200?
$ .50
$ 100
Grassroots.
1,000
$13.25
$13,250
12' Ceilings
Wheeler
6,000
?
Gymnasium
• Aspen Comm. Theatre 200?
?
$ 100?
Storage
The actual surveys are attached for your information.
=
L19VENTCORY OF • a APEA PUBrXC/PRIVA= OPEN S• • •r
• 'i • :1 A0•UISITIOUS
Date of
Acqui-
Name of Property Owner sition
East Aspen Townsite Parcel City 1961
Water Plant (adj property) City 1966
Sunny Park Subdiv. Parcels
City
1967
Koch
City
1985
Garrish Park
City
1969
Rubey Park
City
1970
Ute Cemetery
City
1971
Sunny Park Subdiv. Parcel
City
1972
Jenny Adair Park
City
1971
Thomas Property
City
1971
Bayer Property
County
1974
Red Butte
City
Hospital
County
1974
Midland Riot -of -Way
City
1975
Hick School
S.D.
Red Butte Cemetery
Private
Little Nell
County
1976
Little Cloud Park
City
1977
RLlhey Subdivision (Lot 6)
County
1977
Randall Park
County
1977
Aspen Grove Cemetery
Private
Patsy Newbury Park
City
1978
Aspen Art Museum Park
City
1978
Meadowood
Private
North Star Nature Preserve
County
1978
Aspen One
City
1978
Marolt Property
City
1983
Shapery Property
City
1983
Molly Gibson Property
County
1983
Maroon Creek Park
City
1971
Plumtree Ballfield
City
1971
Bugsy Barnard Park
City
Freddie Fisher Park
Park Trust Hldg.
Henry Stein (Fisherman's)
Park TnLst Hdlg.
Extension of Herron Park
City
Clapper Park
City
Ute 1010 (Ajax Park)
City
1989
City/County DLnTp
City
1967
Inns of Court
County
1975
Aspen One
County
1976
Aspen Village
County
1977
Airport Ranch
County
1989
Rio Grande Right -of -Way
,City/
1968
County
S.D. = School District
Area
acres IDcation
0.1
9.18' of Lot 4, Block 25, Gibson
and Fisherman's Access
3.2
Adjacent to Water Plant
0.1
Near Garrish Park
1.5
Base of Aspen Mountain
0.5
King Street
0.9
Wagner Park/Durant
1.2
Adjacent to Children's Park
0.1
Bureaun Addition
1.1
Puppy Smith /Rio Grande Trailhead
47.0
Between Castle Bridge and Turnoff
10.4
Smuggler Mountain
100.0
Northwest Aspen
9.0
SW of Aspen/Castle Creek Road
6.25
Thomas/Marolt Properties
5.0
Maroon Creek Road
20.0
Cemetery Lane
11.5
Mining Claim
2.2
Third & Hopkins
N of Aspen near Hunter Creek
12.5
Smuggler Mountain
12.0
East Aspen
1.9
Adjacent Rio Grande Property
2.0
Mill & Gibson
25.0
Meadowood Subdivision
175.0
South on State Highway 82
2.2
Rio Grande
35.0
Between 82 & Castle Creek Road.
1.2
Adjacent to Jenny Adair Park
9.0
Centennial Site
6.0
Underneath/N of Maroon Crk Bridge
2.5
Highway 82/Maroon Bridge
2.0
SH82/Cemetery In Ir►provmnts List
0.1
Riverside/Cooper
1.4
Cemetery/Slaughterhouse
0.8
Adjacent Herron Park
.2
BtwnZ Firehouse-lbrift Shop on
Hopkins
2.0
Base of Aspen Mountain
9 miles NW of Aspen on Highway 82
3.69
5.99 On State Highway 82
300.0 Adjacent to Airport
87.0 Along Roaring Fork River from
Post Office to Woody Creek
193
Date of
Name of Property
Owner
AccjLi-
sition
Area
acres
Location
Park 'I`ype
Pitkin County Courthouse
County
1890
.2
Adjacent Courthouse
Mini
Iselin Park & Moore Pool
City
1892,'70,
21.4
Maroon Creek -Road
Co cunity
'77
Wagner Park
County
1907
2.5
Central Aspen
Neighborhood
Glory Hole Parkl
City
1952
1.5
Original & Ute
Mini
Paepcke Park
City
1954,166
2.0
Btwn Main & Hopkins
Neighborhood
bounded by Garmisch
and Aspen
Ute Children's Parkl
City
1958,171,
3.0
Ute Avenue East;
Neighborhood
'71,172
East of Aspen
Herron Park
City
1964
3.0
Neale Avenue
Neighborhood
Conner Memorial Park
City
1965
.2
Adj. to City Hall
Mini
Hillyard Park (leased)
City
1969
.3
W Bleeker / 4th&5th
Mini
Rio Grande Park
City
1973
11.5*
E of Mill, S of
Neighborhood
Roaring Fork River
Tot Lot Park
City
1976
2.0
W Aspen Sub/Alta
Neighborhood
Vista & Bonita Dr.
Shaw Triangle Parkl
City
1977
1.7
Corner Smuggler,
Neighborhood
2nd and Lake
Pltmitree Ballfield
City
1971
2.5
SH82/Maroon Bridge
Neighborhood
Bass Park (leased)
City
.4
Hopkins/Monarch
mini
Willoughby Park
City
N/A
.8
Aspen St/S of Durant Mini
Clapper Park
City
.2
Btwn Firehouse &
Mini
Thrift Shop/Hopkins
Koch Lumber Park
City
1985
1.5
Base of Aspen Mtn.
Neighborhood
Ajax Park
City
1989
2.0
Base of Aspen Mtn.
Mini
Patsy Newbury Park
City
1978
1.9
Behind Eagles Club
la=chase initiated by, or park designed by Pitkin County Parks Association.
*Only three acres of this property is used for park purposes.
194
b @
'
TABLE
A-9
I
INVENTORY OF
ASPEN AFTA
SPEY
AL CEM
SFPAZFVRMM=C1ff
I
.
Date of
i
Name of
Owner
Acqui-
sition
Area
acres
Location .
Iselin Park and Moore Fool
City
18920,170
21.4
Maroon Creek Road
'77
t
i
City Golf Course
City
1971
120.0
State Highway 82/Cmmtery lane
I
North Star Nature Pave
County
1978
175.0
South on State Highway 82
Hallam rake
ACES
22.0
Near Post Office
Aspen Pedestrian Mall
City
Mill/Cooper/HynaWGalena
Aspen Ice Garden
City
West Hyman
It
1.r
4
4,
!1
195
A
92—ME A-10
SUMMARY OF ASPEN AREA
�ICN F'�►c''rT.7*r*nE� BY JUPtI.SDICTICN
School
Facility
Ci
District RE-1
Private*
Softball / Baseball Fields
5
--
--
M l.ti-Purpose Fields
4
--
--
Bas}cetball Courts
1
7
—
Community Courts
1
—
—
Golf Course
1
--
—
Gy masitmzs
--
4
--
Picnic Area
13
--
--
Playgrounds
5
3
--
Swimuing Pools
1
--
7
Tennis Courts
4
—
43
Tracks
—
1
—
Soccer Field
—
--
1
Ski Areas
—
--
3
Nordic Ski Areasl
1
—
1
Indoor Ice Skating Facility
1
--
--
Volleyball Courts
4
—
—
1See attached trails inventory. .
*Includes commercial, ncn-lodge facilities.
196
TABLE 10
MAJOR PUBLIC/PRIVATE FACILITIES AND INSTITUTIONAL USES
City of Aspen
1. City Hall
2. Wheeler Opera House
3. Aspen Ice Garden
4. Fire Barn
5. Water Plant/Water
Tanks/Pumping Station
6. City Shops
7. City Power Plant
8. Electric Department
9. Parking Garage
Pitkin County
10. County Courthouse
11. County Jail
12. Aspen/Pitkin County Airport
13. Pitkin County Library
14. Community Center
15. Pitkin County Maintenance
Facility
16. Proposed Health & Human
Services Building
Special District Facilities
17. Assisted Living Facility
18. RFTA Bus Maintenance Facility
19. Rubey Park Transit Center
20. Holy Cross Electric Power
Plant
21. Rocky Mountain Natural Gas
Company
22. ACSD Water Treatment Plant-
AABC
23. ACSD Water.Plant Offices
24. Aspen High School
25. Aspen Middle School
26. Aspen Elementary School-
110 E. Hallam
27. Aspen Elementary School-
215 N. Garmisch
28. New Elementary School Site
29. Aspen Valley Hospital
Private Schools
30. Aspen Country Day School
31. Wildwood School
32. Montessori School
Federal/State
33. U. S. Forest Service Officee
34. U. S. Post Office
35. State Highway Department
Maintenance_Facility
Cultural_. Facilities
36. Aspen Historical Society
37. Aspen Center for Environ-
mental Studies
38. The Aspen Institute
39. Music Associates of Aspen
40. Given Institute of
Pathobiology
41. Aspen Youth Center
Note: Facility locations are keyed by number on Maps 7A and 7B.
Source: Aspen/Pitkin Planning Office; January, 1991
133
r o �
t _
O
o
0 La
V
C s ~O� Ftt C�
•itt. ec g gqgggqqqqFq
V _
A O�e1Y•1H»hNe9Y �DN»O Net ��
J .•Ne7YIOOf�»�►•-•-s-.-^NN NMrfAAAr►Y Y' YY
C _
.. cl
n � � Q
E a o
a =" m o
O O
N .w—
w.
J
N
n
r
!' ! mw aw ! mp mm mv. !' v' ow ! mw