HomeMy WebLinkAboutagenda.apz.19881206
,
AGENDA
ASPEN PLANNING AND ZONING COMMISSION
December 6, 1988 - Tuesday
4:30 P.M.
01d City Counci1 Chambers
2nd F100r
City Han
REGULAR MEETING
I.
COMMENTS
II.
Commissioners
P1anning Staff
MINUTES 11z.s-....... I~
PUBLIC HEARINGS
~~~~~toric Designation of 320 West Main Street~
---
III.
B. 7 Mountain House Lodge: R~zoning, Conditional Use,
Specia1 Review to 1ncrease FAR and GMQS
Exemption/Parking Reduction for Employee Housing
C. ::::Mountain House Lodge GMQS Scoring
IV. ADJOURN MEETING
a.cov
rd
v
v
FJ
4-)
O
O O
4-)
•�+
�: Q4
-
v -P-I
41
U) •H
4-)
sr
ro
(�
.O
S�
O
I~
N
4-j fo
fil
�r
-O
U ro
Q
�I
O
ro
.C! 4J
�-I
5::
O
Q4.
H
�
H
• U
Ui
�
� O
a
v -H
v
0
�L4
,Q U)
`1
rd
ro 4 �A
P4
u+
r-L+
--)
v
v b-) v
5C
>-I Q4
U)
U)
U .H 4"
!�
!
U
E-+ W
Q4� b)
O
rd
v v>
H
O -r-4 ro
a
4-I 4-J
U) P4
;3; O
4�-!
O O
Q4 O a
O
O
�4 v
P4 a
.-I
w
LH
O
LH 134
4-1 W
4-I P-I v
4-)
v 0 0
�.
O
O �
-P
O W
0
ro
r—I
O �-I 10+
Z E-E Q
U) O
�>
(15
,Q v
:
H
�4 N ;
v
O
(d dJ U)
E-+
o
0
� 4-) �
O
R�
O (d -H
Z
-�
O Q
3 H
I
44
la4
4� �4 �4
U
H O
O v(d
Ra
Q
-4-) M O
H
l
E-{ a
U) 4
10
U,
U
E-+ W
v 44 ;:I
U)
O
W U)
r 04 O
4-)
:Z)
v
Pa
4L1
O Z
-H -(H
rl � v
�
O
-�
4-I
U) O v
O
�
v I ,
> -I-►
IX
SAL
a
ON rU-
O
a)O
V
H
ro O
�0A)
i i
-
r—i
Q4 rO
�Y
t l 4-4
•H
-P
ro 4-I
44 -H U)
P
0 O
I:i
-H
Pry
•H O
raj U) a-►
I1�------��
11r n
O
::1 �4
1+ O
,� Ra
W
?O
�O/
p0�
.0
v
1 1
�-II
� v
ro
o o
4
4-)
P4
�A ri
E-+
~'
--N �4
z
rd
U) O
H
-
Z , Q
rl
N
ro ro
ro v
pa
010
Nd d
ro
Tk
ro
a)
v
4
4-J
0
•H
0 0
04
ow
�4
U) -H
-oftwo
4-)
r
0 ra
U)
0
ra
m•
ri
U)
0
r.
a)
4-)
U)
r-I
}4
(d
�4 r,
4-)
() ro
n
0 0
m
rq 0
>
4J
�
r-I 0
4P%L
*41,
4-3
�4
0
0
044
f
m
0
04 S4
AN
�
r-i
(d 0
I,
J
:J
0
�4
(d
rO 4 �
>41 04
U)
U)
�4
0 0
a) tn
rd
�4
�4
la4 0 t))
0
rt
u
Q) a) >1
0 ro
0
44 4 4J
104 0 a0
0
�4 Q)
r-I
4-)
4-4
0
4-4 124
4-4 r-i a)
4-)
000
0 0 En
�4
4-4 �J
4-)
(d
r-4
ova'
�404
U) 0
�
>
rd
4 a)
�
(1)
0
>
4-J U)
104
�4
0
0
04
�4
z
�4
la4
0 (1) (d
PL4
F::4
04
4J (d
U) 4J
<
4 40
4-4
(1) 104 ::J
-4 .1,
U)
t;
0 U)
0 C14 0
4J
�D
a) r,
ti) 0 >,�
H -rA
.r-i
4-4
> 9
(d
(n a) a)
0
(1) �4
> 4-J
�4 tY) 4
9 (Ij
0 rl 0
a) rTJ 4-)
ty)
0
P4
�4 a) 0
rc$ 0
-r-i
r-4
04 rO
0 1-1 4-4
4-)
(TJ 4-4
04
0 0
-r-A
r-i 0,
U) 4J
(1)
0
ro
u
cn U)
N
0
(1)
04 0
104
0 Q)
u
-r-I
4-J
4-)
�l 0
E0
ri
ro
>1 0
rd (1)
a)
0 0
pq
4J 4
9
�4 f�
HO
mom
4J
4-J �4
Z
rcl
U) 0
- �!
(1) rl
9
C�
(Y) fd
ro (1)
rHA4
�j
I
ro `
rd
� v •F
O o o
'),�
$•'�
$:14 I
•�
O�
;
0) U)
�
ro
ro
ro
z
O
•H U
i 4 9
•rA
•a-)
co
�
ro
U rd
Q
��
►- +
O O
ro
..
HQ
•H
>
4J
�
r� O
FC,
.C.' 4-)
�4
rl
O
a 4
�)
►-i
U
U)
�
rO
ro p
a
04
a
+J
a)
(DtY) Q)
ti
rA
t
��
O
H
�4
bl
O
Q)•N 0
Y 1
H
z
v to a)
rc$
E-+
W
a r
O
ro
U
v v>
w
43o
a
4-4
ca
H
v4J �
o
0 0
•'-'
v O o4
U)
>1
r-i
WW
O Q
•P
ro
r-1
O r
a
z
U)
`
;C�
H
�4 () x
a)
O
�
ro -N bi
H
CS
°S-a
z
z
U
��
O
pa
N b -H
O
3
�4
04
ID4
lc� k�-4
U
H
o
O(1)ro
a
a
4Jro0
H
W,
H
a
rd O �
(1)
E-+
W
(D ID4 rJ
•0.
U)
O b�
w
cn
r� Ra O
•N
�D
a) l7i
r-i •H
Q+
�D
bD O
•H •r-I
r-� cd (1)
z
(1) rd 4J
tr
O
a
�4 (1) O
H
rd O
•,]
r-i
R4 rd
�i a c 4
• r l
•N
ro 4-4
Ra • H In
_
H
O
G
• r i
• H O
(d (n •-J
z
a)
O
rd
U
() U
C
i�
Q) U) U)
N
O
::1 �4
(1)
O
04 O
.- 04
W
-
�
z
�o
U)
a
.,d
ro
�
a
°
,
,
�
H
--
�-P
o �
. '�
a �
A
r-i
N
M ro
rd w
Pa
07
A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
December 6, 1988 - Tuesday
4:30 P.M.
Old City Council Chambers
2nd Floor
City Hall
REGULAR MEETING
I. COMMENTS
Commissioners
Planning Staff
II . MINUTES
III. PUBLIC HEARINGS
A. `-,Historic Designation of 320 West ,, g Main Street ._
B. Mountain House Lodge: Rezoning, Conditional Use,
Special Review to increase FAR and GMQS
Exemption/Parking Reduction for Employee Housing
C.%Mountain House Lodge GMQS Scoring
IV. ADJOURN MEETING
a.cov
TO: Aspen Planning and Zoning Commission
FROM: Debbie Skehan, Planning Office
RE: Upcoming Meetings
DATE: December 2, 1988
This is a list of your Upcoming meetings.
Special Meeting - December 13th
Rio Grande Parking Facility & Library Precise SPA (TB & CH)
Regular Meeting - December 20th
Brand Building Conditional Use Re -review (CH)
Special Meeting - December 27th
Rio Grand Parking Facility & Library Precise SPA (TB & CH)
Regular Meeting - January 3rd
Code Correction Ordinance - PH (AR)
Bucher Conditonal Use - PH (RE)
Regular Meeting - January 17th
Annexation Area Zonings for Lone Pine, Williams Addition'.
and Block 19 - PH (CH)
A. NEXT
MEMORANDUM
To: Aspen Planning and Zoning Commission
From: Roxanne Eflin, Planning Office
Re: Historic Designation: 320 West Main, the Smith-Elisha
House and Carriage House - Public Hearing
Date: December 6, 1988
LOCATION: 320 West Main Street, Lots N. O, and P. Block 44,
City and Townsite of Aspen, Colorado.
APPLICANT: Alan J. Shada
APPLICANT'S REQUEST: The applicant is requesting historic
landmark designation of the subject property.
HISTORIC EVALUATION RATING: "Exceptional", the highest rating
SUMMARY: The Smith-Elisha House, c. 1890, is the last remaining
"Exceptional" structure to be landmark designated in the Main
Street Historic District. The property has been determined
eligible for listing on the National Register of Historic Places.
The new owner, Alan Shada, intends to restore the main house and
renovate the carriage house, developing office space in both
structures and a living unit for himself in the second floor of
the carriage house.
PROCEDURE FOR PROJECT REVIEW: Landmark Designation is a three -
step process, requiring recommendations from both HPC and P&Z in
public hearings, then first and second reading of the
designation ordinance by Council. An application for Exemption
from GMQS for the change in use from single family residential to
office has been submitted to the Planning Office, and will be
reviewed by P&Z following second reading of the designation
ordinance by Council, probably in January. Conceptual
development review by the HPC for exterior changes proposed for
the Carriage House will take place in a public hearing scheduled
for December 20.
HISTORIC LANDMARK DESIGNATION STANDARDS: Any structure or site
that meets one (1) or more of the following standards may be
designated as H, Historic Overlay District and/or Historic
Landmark:
1. Standard: Historical Importance: The structure or site is a
principal or secondary structure or site commonly identified or
associated with a person or an event of historical significance
to the cultural, social or political history of Aspen, the State
of Colorado, or the United States.
I
Response: The first owner of the house, Eben Smith, was one of
the most prominent mining men in Colorado, with an association in
Leadville as the manager of three mines. With some forty years
experience, Smith was among the most successful mining operators
in the state. He did much to promote safety and productivity of
Colorado mining's industry. It is believed that Smith had this
house built when he came to Aspen c. 1889 or 1890 as the manager
of the Franklin Mine and the Deep Shaft Company. Smith returned
to Leadville in 1892. One of Smith's later and lasting
contributions to the mining industry was the founding of the Mine
Smelter and Supply Company in April, 1896. The company sold
large, heavy mining equipment world wide, including the Wilfley
Concentrating Table and the Marcy Ball Mill which revolutionized
the ore refining process.
The second owners of consequence were Laurence Mansor Elisha and
his wife Svea. Elisha's father, Mansor S. Elisha, came to Aspen
C. 1888 as a merchant, owning a cigar, stationery and
confectionery business until 1911 when he bought the Hotel
Jerome. Mansor Elisha owned and managed the hotel until his
death in 1935 and Mansor's son, Laurence, assumed the management
of the hotel. In 1946, the hotel was leased to the new Aspen
Company founded by Walter Paepcke. Laurence stayed on as
assistant manager until 1960, when he became manager. Elisha
died in September, 1961.
2. Standard: Architectural Importance: The structure or site
reflects an architectural style that is unique, distinct or of
traditional Aspen character.
Response: The Smith-Elisha House is significant for its
exuberant Queen Anne and Shingle styles characterized by a
shingled second story, a multi -gable roof and an ornate Victorian
porch. It was one of the large wood frame residences built
during the height of Aspen's silver mining period. Its materials
are most likely to be local from the lumber mills near Aspen and
constructed by local craftsmen.
The house is a marvel of Victorian -era design with two main roof
gables of unequal height with a third smaller gable dormer. The
gables are faced in diamond cut shingles. The front -most gable
has a large round opening. The wrap porch has a second story
hipped roof porch above the gabled entry. The wooden porch
elements consist of a beaded spindle frieze at the entry, turned
posts, sawn brackets and railing with plain balusters. At the
roof line there is a molded cornice and paneled frieze. The
windows, one -over -one double hung wood sash, vary in width and
are arranged singly and grouped in twos and threes.
3. Standard: Architectural Importance: The structure or site
embodies the distinguishing characteristics of a significant or
E
unique architectural type or specimen.
Response: The large, two -and -one-half story Smith-Elisha House
is one of Aspen's best Queen Anne style residences. It has an
irregular plan, a multi -gable front elevation, a wrap -around
porch and a massive two story side bay topped by a gabled roof
dormer. The wood frame structure is faced with narrow -clapboards
on the first story and shingles on the second introducing the
Shingle Style to the building. The house, on an elevated site
at the west end of the three lots, has a large, sloping terraced
side yard were the large, two story wood frame and clapboard
carriage house (barn) is located. The carriage house is
considered to be contributing to the historic significance of the
site. It is accessed off the alley, and is extremely visible
from Main Street, the principal facade. Its interior and
exterior conditionis in remarkably original condition, a unique
specimen for the historic district and Aspen.
The lawn setting is found to be significant to the site, and is
featured in the National Register Nomination form. The rolling
terraces are unique in the Main Street Historic District, and in
the immediate neighborhood. There is no evidence of an original
formal landscape plan. There are foundation plantings around the
house, a large spruce tree in front and a low stone wall at the
front edge of the property along the sidewalk. An old water pump
remains in the front yard near the wall.
4. Standard: Architectural Importance: The structure is a
significant work of an architect whose individual work has
influenced -the character of Aspen.
Response: The records in the Planning Office do not indicate the
name of the architect, nor the general contractor.
5. Standard: Neighborhood Character. The structure or site is
a significant component of an historically significant
neighborhood and the preservation of the structure or site is
important for the maintenance of that neighborhood character.
Response: The Smith-Elisha House is located in the heart of the
Main Street Historic District well known for its collection of
fine Queen Anne and Shingle style residences. Its has been
revered for decades as one of Aspen's most prestigious and
flamboyant Victorian -era residences, lending integrity to its
prominent Main Street location.
6. Standard: Community Character: The structure or site is
critical to the preservation of the character of the Aspen
community because of its relationship in terms of size, location
and architectural similarity to other structures or sites of
historical or architectural importance.
01
Response: The Planning Office feels that the preservation of the
Smith-Elisha House is critical to the integrity of the Main
Street Historic District and the Victorian character of Aspen.
Its central location, size and extraordinary architectural
elements symbolize Aspen's heritage at the height of the silver
mining boom. Its first century as an Aspen landmark will be
celebrated with the restoration and renovation -activities
proposed, to carry it well into its second 100 years.
RECOMMENDATION: The Planning Office recommends that the Planning
and Zoning Commission recommend historic landmark designation for
the Smith-Elisha House and carriage House.
hpc.memo.elisha.designation
4
IL
i
pit z---.. •. ,�. V �.�t` _-
.°
` m
1.�.•�sr ',�.�,w � L ray �?' _
� tr �{ - 7" l- ° -�` � �„ ram.' � •, �r .�' a r ,�bti'�' x e � � �= / �(� { ram~ • ';_•;•t
4
•It
1. f`--�•'�ll �: .... .�[� A ,. �* .....-...: .--�L•`��•�'C �� �� � N\ 'may �`
i ,� f•�c s° �,c. � ` _, "i _ ��,. `t '�ii„T :,3 � ;Yr� `Vy • j�, rj `� j�'�'
.r
. 4
M.`
ss.
- -
AP
�TURAL RESOURCE SURVEY
'COLOR_ADO Od Colorado Preservation Office
1300 Broadway, Denver, CO 50203
ARCHITEC"URAL/HISTORICAL COMPONENT FORM
z IMPORTANT: USE IN CONJUNCTION WITH THE GREEN INVENTORY RECORD FORM FOR
.,
FOR RECORDING HISTORIC STRUCTURES AND DISTRICTS. USE SEPARATELY FOR
r RECORDING STRUCTURES LOCATED WITHIN DISTRICT BOUNDARIES.
5PT-114 2 Temp No. 395
) 3) Name Eben Smith Residence/Elisha House
Resource o•
4 SZ District Name Main Street Ni t r' District
320 1-lest Main Street
4) Address, S o 1
I. INTEGRI s 6) Condition: Good * Fair Deteriorated
7) original tlam Residential 8) Present Use Residential
* Date Cs /
9) Original S i'Ce ____ 'Moved __ ) of Move: N/A
10) Unaltered Altered * _ Explain.- Rear additions 9dates unknown)
II. DESCRXI'� 111 Building Materials Wood
121 ,Construction Date circa 1k%)"90 13) Architect/Builder unknown
14) Archite%'t%lr, l Style (s).. een Anne Victorian
15) Special r0Atures/Suzround0,';S: Original site with xnansive ea�tPrn side ouard and _
archi tc`�!�'�i11 Y conpati �arri age hOu�P/ham ►, i tit
16) Archao,',Z,`Oi:31 Potential: Yes No _ Unknown * Explain:
TIVITIES: � the
resource type Ue: house, barn, shed, school, church, etc)
tzthe cultural activity theme and sub -theme category associated
W„- it.
17) THEME
Residential
� 6
i
t
18) sus-'rN,Z,` ' Urban
Single -fa
19) TYPES m �
A
4�
V
7
1
R
� l
ti
i
� I
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Cindy Houben, Planning Office
RE: Public Hearing/Mountain House Lodge Project
DATE: December 6, 1988
REQUEST: Approval of GMQS Allotment (LP Zone District)/Rezoning/
Special Review (FAR Increase and Parking Reduction)/GMP Exemption
for Employee Housing/ Conditional Use for a Restaurant.
APPLICANT: Mountain House Lodge/John Werning and Ralph Melville
APPLICANT'S REPRESENTATIVE: Welton Anderson
LOCATION: 905 East Hopkins; Lots A B C and D Block 32, East Aspen
Addition.
ZONING: LP and RMF
HISTORY: In 1986/87 the Mountain House Lodge went through a
major renovation enlarging rooms, adding private baths and
increasing- the FAR to 1:1 by a prior special review (for
providing on site employee housing). The existing Mountain House
sits on a 4,500 square foot lot. The surrounding developed lots
are of similar massing and scale, composed of multi family and
duplex structures. The immediate neighborhood contains five (5)
single family homes.
The existing lodge includes 11 guest rooms, and houses 3.3
employees. Currently no off street parking exists on the site.
DESCRIPTION OF THE PROPOSAL: The applicants propose to purchase
the adjacent lots ( A, B and the west 1/2 of C) from Emma Strong
in order to expand the lodge. The proposal is to rezone the
Strong property from RMF to LP. The existing log house on the
property would either be demolished or relocated.
The proposal entails building a 18 guest room addition and
accommodations for 7 additional employees. The proposed site
plan offers an open space area between the wings of the lodge
which opens out onto Hopkins Street. This gives the lodge user a
private courtyard area as well as serves to break up the mass of
the building as seen from a direct front view off of Hopkins
Street. The following is a summary of the existing and proposed
uses and dimensional requirements.
. a
NOV 8 188 15:35 NO.COUNTY SHIPPING: PAGE.02
110 Escondido
Vista, CA 92084
November 4, 1988
Ms. Roxanne Eflin
Historic Preservat!Qn Coordinator
City of Aspen
130 S. Galena Street
Aspcn, CO 81611
Dear Ms, Eflin,
Re: 320 W. Main Street
Aspen, CO 81611
AKA Lots N, 0 and P, Block 44, -
City and T4wnsite of Aspen.
We are tha owners of the above described property, which is known locally as
the Smith-Elisha house, an Exceptional caregory structure try. the Aspen
Inventory of Historic Strtic:tures. The Smith-Elisha Housa is one of Aspen's
best Queen Anne ecyle residences with a multi -gable front e2avation, a
wrap -around porch and a massive two story side bay topped by a gabled roof
dormer. The carriage house remains in its original condition.
In reviewing the Standards for Landmark Designation, we find the Smith- Elisha
house meets Standards A, B, C, E and F, and we request designation of the
house and carriage house. We also wiah to apply for th® necessary fortes to
have the houso placed on the National Register of Historic Placesf and we wish
to apply for the. designation grant in the amount of $2,000.
My authorized representative is; Ramona Markslunas
601 E., Hyman Avg. #101
Aspcn, CO 8161 303-920-1234
I am attaching hereto a copy of the Warranty Deed by which I received title
to subject property and will forward a copy of the Title Insurance Policy
as soon as I receive it; we closed on this property October 14, 198S, and I
have not yet received all documents.
Also enclosed is a vicinity map on which we have outlined the property.
Please let us know if you require additional documentation.
Yours very truly,
W
A
a. Shacia
Warmland HI lands
TABULATED DATA: DIMENSIONAL & USE REQUIREMENTS
Current Lodge
Proposed Lodge Addition
Total
Zoning
LP
LP (Rezone for RMF)
LP
Uses
Lodge
Lodge & restaurant
Lodge &
restaurant
Lot size
4500 s.f.
7500 s.f.
12000 s.f.
Front
setback
10 ft.
10 ft.
10 ft.
Side
setback
5 ft.
6 ft. 8 in.
--
Rear
setback
18 ft.
18 ft.
18 ft.
Open Space
required
--
--
4200 (35% )
Open Space
provided
--
__
4345
External
FAR
1:1
0.99.1
0.99.1
Square
footage
4500 s.f.
7353
11953
Internal
FAR
See Appendix 6
Off street
parking
0
14
14
Guest
rooms
11
18
29
Employees
housed
3.3
7
10.3
K
SITE DESCRIPTION: The east end neighborhood has recently
experienced a substantial redevelopment phase. Within the last
two years, Hopkins Street between Original and the Roaring Fork
River has experienced the redevelopment of five sites and has
three additional sites which are currently contemplating
redevelopments. This has substantial implications for the
character of the East Hopkins neighborhood and has produced
negative local feelings that the community is changing too
rapidly. It is the Mountain House's east end neighborhood which
has raised our I consciousness regarding neighborhoods in
transition (ghost town/second home sections of town). The east
end of town is one of the few remaining areas within the City
limits which is primarily composed of locally owned and occupied
multi family projects.
The .Mountain House proposal furthers the goals of the community
by expanding on a small, locally based lodge. However, there is
an inherent conflict when a small, low key lodge expands into its
residential neighborhood. This conflict is basically a conflict
between a commercial enterprise and a residential setting. Both
activities have specific elements which are not necessarily
compatible. A lodge creates a space for vacationing visitors who
have different agendas than a permanent resident. Vacationers
are here to see the town and ski the slopes, and may also stay up
late and make noise outside. While locals also partake of these
activities they must balance these activities with holding down
full time jobs and raising families. Permanent resident
neighborhoods desire amenities such as quiet nights, light local
traffic, parking spaces and a pleasant residential atmosphere.
The Mountain House Lodge has co -existed with the East Hopkins
neighborhood since 19631 expanding into what is today an 11
,guest room lodge with small simple amenities and facilities.
The enlargement of the Mountain House will no doubt produce an
additional shock for the evolving East Hopkins neighborhood. The
lodge* use will become a dominant rather than a subordinate
activity in the neighborhood between Highway 82 and the Roaring
Fork River. This dominance, howev . er, will be competing with the
condominium/duplex conversion of the east end lots. We must
question/ however, if the expansion of the lodge will further
force a local neighborhood to become a second home neighborhood.
All of the existing developed properties in this area are
substantial in size, ranging from a .75 to a 1:1 FAR. Therefore,
the bulk of the lodge :structure will not be significantly
different than the surrounding area. However, when considered
with these other structures and potential multi family and duplex
structures, the neighborhood begins to feel maximized leaving no
sense of a mixed residential area. Only four single family homes
will remain in the area if the Strong house is removed.
3
�j
.aAW
- - � -
- - -.-
- i
- - - - y --
- - - ---
♦ .
--� --- - �--- -�- _ ---
�
__ _. _. _ __ _ _ �._��
�L
r
_��.�..__�__ � _ _ _._. �.
_�
._ _._ - -____�
December 1, 1988
Planning and Zoning Board RE: MOUNTAIN HOUSE LODGE DEVELOPMENT
= Aspen, Colorado 81611
Attention: Mr. Welton Anderson
Chairman, Aspen Planning and Zoning Commission
Honorable Planning and Zoning Commissioners:
On behalf of the ten owners of Larkspur Condominium units located at 800 East
Hopkins Avenue, Aspen, Colorado, (Larkspur is owner occupied and if rented is
under restriction of not less than six months rental with no short-term rentals,
therefore no short term tourist rentals); we hereby protest the granting of
any rezoning of the above -referenced lots for 18 new lodge units with accessory
common meeting areas, dining and recreational facilities and especially the
conditional use approval for a restaurant; and, further the reduction of parking
requirements and the increase internal FAR.
We further request that the Planning and Zoning Commission deny the approval for
a restaurant with the accompanying increase in traffic (delivery trucks and
patrons) and parking problems which are already critical in the neighborhood. We
have all -day employee parking all along Hopkins Avenue during the day and all-night
parking of vehicles of owners occupying residences on Hopkins Avenue. We alsto
have vehicles stored on Hopkins Avenue in front of Larkspur units. Therefore, we
further request that the Planning and Zoning Board not grant variances for reduc-
tion of parking requirements and/or increase the interior FAR.
We have no objections to building of residential units that are in keeping with
the present building code and present surroundings maintining quality control
that makes Aspen, "ASPEN".
As the building or buildings will be of a permanent structure it should be an
attractive building in keeping with the proper elevation and present FAR require-
ments and PROVIDE THE MUCH NEEDED FACILITIES FOR OFF-STREET PARKING SPACE FOR
EACH AND EVERY UNIT.
Please require the developer to build according to the present building codes, FAR
requirements and the much needed and necessary off-street parking and deny the
restaurant.
Respectfully submitted,
LARKSPUR CONDOMINIUM ASSOCIATION, INC.
Marie J. Ti{nms
Acting Manager
800 East Hopkins Avenue, Larkspur A-2
Aspen, Colorado 81611
(303) 925-8335
Nov. 23, 1988
Nor. Welton Anderson, Chairman
Aspen Planning and Zoning Commission
130 S. Galena St.
Apsen, CO 81611
Dear Welton:
I am writing to encourage you and the other members of
the P & Z not to approve the application for rezoning and
expansion of the Mountain House Lodge. This use is already
inconsistent with the neighborhood, and I believe it to be a
non -conforming use. Even in its non -conformity, it has
somehow "grown like Topsy" over the years, with an additior)
from time to time and a recent general remodeling. As a
neighboring property owner, I believe the rezoning would
facilitate the I,odge's grown-► into something that would be
totally out of chara_ct.er for tTie a.d�oining area.
As to a speci a i review .for the reduction of parking
requirerrierits, this area i s e`t_rerr�ell' C:oncE`sted already. Ir+
fact, the Mountain House now only provides about_ 4 parking
aces, which is not nearly enough for its current
(.onfi our ation
A s a near loy I)r oper t y Owner , I art;t ota 1 iy oppu'SE'd i C� a l l
part s of t hi s ��ppl ication, and I urge you to disapprove it in
its entirety.
Sincerely,
Jim Martin
Owner --Unit #9, Gavilon Condominiums
935 E. Hopkins
NOV 2 81
(303)925-8310 ® 215 S. Monarch 0 P.O. Box 10502 0 Aspen, Colorado 81611
04y JJ . W004r&
INDI ES WEST APT. I - 1
2234 GULF SHORE BLVD., N.
NAPLES, FLORIDA 33940
DEC - 51
November 29, 1988
Aspen Planning and Zoning Commission
Attention: C. Welton Ander.son, Chairman
130 South Galena Street
Aspen, Colorado 81611
Subject: Mountain House Lodge Development Application
(Location: 905 East Hopkins)
Public Hearing, December 6, 1988 - 4:30 P.M.
Mrs. woods and I are owners of Unit 102 of Centennial
Park Condominiums located at 830 East Hopkins; within clear
view of and less than a block distant from Mountain House Lodge.
We are in Aspen four to five months per year during all
seasons.
The proposed application constitutes a complete
change of the character of the neighborhood which is presently
residential. Additional lodge units, increased internal
FAR, reduced parking requirements, added common meeting, din-
ing and recreational areas plus operating a restaurant are
each by themselves strongly adverse neighborhood influences.
Collectively, they constitute such a degrading neighborhood
influence that their approval would be a breach of faith with
those, such as ourselves, who rely on zoning to protect the
character of our community.
We urge full denial of this application.
George B. oods
1
Elizab-,th A. Woods
December 5, 1988
Aspen Planning & Zoning Commission
130 S. Galena Street
Aspen, Colorado 81611
Re: Mountain House Lodge Development
Application
Dear Members:
We are property owners at the Queen Victoria Condominiums,
916 East Hopkins Avenue. We urge this commission to deny the
change in zoning requested by Mountain House Lodge for Dots
A,B and. 2 of C, in Block 32 of East Aspen Addition.
In the past year there has been an abundance of new
construction on the east side of Aspen that has resulted in
an upgrading of property values. Since parking has always
been at a premium in and around this area, all the new
residences now have garages. This is an area that has
historically, with the exception of the Mountain House
property, been a residential area with many single and multi
family homes. It is absurd for. Mountain House to request a.
reduction in parking requirements while residents are now
forced at times to double park. Also, Mountain House prices
their rooms at the lower end of the lodge market and
therefore have a higher percentage of guests who arrive by
automobile making on street parking all the more difficult.
Requesting to build eighteen (18) lodge rooms that will
accommodate at least thirty-six (36) persons on a property
that developed typical to the present zoning would house a
maximum of twelve (12) persons is not in line with good
zoning practice. Why increase floor area ratio in what is
already a crowded neighborhood? We do not have parks or open
spaces to offset the high density as do many of the other
neighborhoods in Aspen.
There are many residential uses for this corner property
within the present zoning that will enhance the neighborhood
and make a very profitable project for the owner or the
developer. We strongly oppose this zoning request. Please
help us maintain the quality of life that we enjoy and
cherish in Aspen by denying any rezoning on this property.
Ver yo rs,
MR. and MRS. TED GROSSMAN
pcg/
December 6, 1988
Aspen Planning and Zoning Commission
130 South Galena
Aspen, Colorado 81611
RE: Mountain House Lodge Development Application
Dear Members of the P & Z:
I will not be able to attend your meeting today, but want to
go on record opposing the referenced application. My reasons
are twofold:
1. The area is already densely populated and becoming more
so as larger homes and townhouses are replacing the few
single family residences on East Hopkins. Expansion of the
Mountain House would contribute to this crowded feeling.
2. There is currently insufficient parking for the density
of the neighborhood, and this application would only make
that problem worse.
Thank you for your consideration.
Cordially,
Tom Oken
President
Queen Victoria Condominium Association.,
916 East Hopkins (Box 8068)
Aspen, Co 81612 - ----
STANLEY R, SHAFFRAN
Aspen/Pitkin. Planning Office
130 S. Galena Street
Aspen, Colorado 81611
0164 Lupine Drive
Aspen, Colorado 81611
303/925-4473
December 1, 1988
Re: Mountain House Lodge development
review.
Dear Sir,
I am a property owner at 916 E. Hopkins, a member of
the Board of Directors of the Queen Victoria Condominium
Association, and Building Manager for the association. I lived
there from 1973 until. 1981 and am very familiar with the
neighborhood. I recoirunend the Planning and Zoning Commission
reject the applicant on all grounds.
Rezoning from multi --family to lodge preservation would not
be in keeping with the needs or character of the neighborhood.
This part of Hopkins Ave- consists of small multi -family units,
and some single family homes. It is a quiet street, convenient
to the core area, but very residential in character. Changing
the small. neighborh000d feeling of this block would adversely
affect all the surrounding property owners.
There are no oversized buildings on the block, allowing an
increase in FAR could start a detrimental. precedent. There is
already a serious lack of available parking for residents on this
block. Service vehicles necessary to supply a restaurant as well
as necessary parking for potential employees and patrons would
further compound the problem- Increased density and reduced
parking requirements would negatively impact the existing parking
problems on the 900 block of Hopkins.
S a 4sinc
nl ey f an
i
tFFA
1
� ` • / 1 t �,� /� fl
iAp
I -
a
12)
Nov. 23, 1988
Mr. Welton Anderson, Chairmar►
Aspen Plarai ii)o and Zord riq Con'1rr1i ss.i on
130 S. Galma St.
Apsen, CO 8161.1
Dear VJe 7 t on :
I are. 4jI i t i ria t G encourage you ar!d the of her meI1 bel s of
the F & Z not, to approve the application for re-onir)a and
expansion of the Mountain house Lodge. This use is already
i r,consi ster;t with the neighborhood, and I believe it to be a
non -conforming use. Even in its non-conf_oindl y, it. has
son-ehow "arowr) like Topsy" over the years, with ar addi.ti c;II
f I Cori 1. r11E' 1 U 1 3 I11e &I)d as recent gel,,ez a l re-D-i0de-1 lr)g . As a
nei ghibori na property owner. , I be 1 i eve 1 1-►e rE'E��r?i I 4. C 1 i C'
faC.i 1i1 &d e I'C"C leis o'rC%wtb =i-r?te sor►'ethinc, that 4'-C-uld be
t of a l j y out of ctiar act.er f ui 1 �'►E' �jd i C>:i I1:i IIC� a.I ecl
J J
1.0 I -e V i E'w f(%I" 1.1"1E' I E'dl C:t i (AI d,f 1,.liYki I1
I (T: ', y (:('11 JCs1 E'C' c, 1.1 C' .dy . Ir1
Fact" t h'e rvlou'.r1t a.3 I1 Fc%LJs e I1C.w oI►iy T%I ov:i.des c
L Ct ( E' r1 _i C 1-, J 11 C 11 11 E c1 I i y :i
('(1I)f_1 (:t.r c;l -1 of
J
L.•1'E>r 1 y ('`."I!cI �. �'r ► (� ` C.i , �: (;j";y `'E:, cl, J 1 1
i (t i or, and I urge you to disapprove it in
its entirety.
Sincerely,
Ji_m Martin
Owner --Unit #9, Gavilon Condominiums
935 F . hopki ns
NOV 2 g
(303)925-8310 a 215 S. Monarch 0 P.O. Box 10502 0 Aspen, Colorado 81611
e`yPmye X . WCOW4
INDIES WEST APT. I - 1
2234 GULF SHORE BLVD., N.
NAPLES, FLORIDA 33940
November 29, 1988
Aspen Planning and Zoning Commission
Attention: C. Welton Ander.son, Chairman
130 South Galena Street
Aspen, Colorado 81611
C ; -- 5
Subject: Mountain House Lodge Development Application
(Location: 905 East Hopkins)
Public Hearing, December 6, 1988 - 4:30 P.M.
Mrs. Woods and I are owners of Unit 102 of Centennial
Park Condominiums located at 830 East Hopkins; within clear
view of and less than a block distant from Mountain House Lodge.
We are in Aspen four to five months per year during all
seasons.
The proposed application constitutes a complete
change of the character of the neighborhood which is presently
residential. Additional lodge units, increased internal
FAR, reduced parking requirements, added common meeting, din-
ing and recreational areas plus operating a restaurant are
each by themselves strongly adverse neighborhood influences.
Collectively, they constitute such a degrading neighborhood
influence that their approval would be a breach of faith with
those, such as ourselves, who rely on zoning to protect the
character of our community.
We urge full denial of this application.
J - . W��
George B. oods
Elizab 'h A. Woods
December 5, 1988
Aspen Planning & Zoning Commission
130 S. Galena Street
Aspen, Colorado 81611
Re: Mountain House Lodge Development
Application
Dear Members:
DEC -
We are property owners at the Queen Victoria Condominiums,
916 East Hopkins Avenue. We urge this commission to deny the
change in zoning requested by Mountain House Lodge for Lots
A,B and 2 of C, in Block 32 of East Aspen Addition.
In the past year there has been an abundance of new
construction on the east side of Aspen that has resulted in
an upgrading of property values. Since parking has always
been at a premium in and around this area, all the new
residences now have garages. This is an area that has
historically, with the exception of 'the Mountain House
property, been a residential area with many single and multi
family homes. It is absurd for Mountain House to request a
reduction in parking requirements while residents are now
forced at times to double park. Also, Mountain House prices
their rooms at the lower end of the lodge market and
therefore have a higher percentage of guests who arrive by
automobile making on street parking all the more difficult.
Requesting to build eighteen (18) lodge rooms that will
accommodate at least thirty-six (36) perscns on a property
that developed typical to the present zoning would house a
maximum of twelve (12) persons is not in line with good
zoning practice. Why increase floor area ratio in what is
already a crowded neighborhood? We do not have parks or open
spaces to offset the high density as do many of the other
neighborhoods in Aspen.
There are many residential uses for this corner property
within the present zoning that will enhance the neighborhood
and make a very profitable project for the owner or the
developer. We strongly oppose this zoning request. Please
help us maintain the quality of life that we enjoy and
cherish in Aspen by denying any rezoning on this property.
Ver - yo rs,
MR. and MRS. TED GROSSMAN
pcg/
December 6, 1988
Aspen Planning and Zoning Commission
130 South Galena
Aspen, Colorado 81611
RE: Mountain House Lodge Development Application
Dear Members of the P & Z:
I will not be able to attend your meeting today, but want to
go on record opposing the referenced application. My reasons
are twofold:
1. The area is already densely populated and becoming more
so as larger homes and townhouses are replacing the few
single family residences on East Hopkins. Expansion of the
Mountain House would contribute to this crowded feeling.
2. There is currently insufficient parking for the density
of the neighborhood, and this application would only make
that problem worse.
Thank you for your consideration.
Cordially,
Tom Oken
President
Queen Victoria Condominium Association
916 East Hopkins (Box 8068)
Aspen, Co 81612
A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
December 13, 1988 - Tuesday
4:30 P.M.
Old City Council Chambers
2nd Floor
City Mall
SPECIAL MEETING
I. COMMENTS
Commissioners
Planning Staff
II. PUBLIC HEARINGS
A. Rio Grande Parking Facility & Library Final SPA
III. ADJOURN MEETING
a.cov
PLANNING AND ZONING COMMISSION DECEMBER 13, 1988
Chairman Welton Anderson called the meeting to order at 4:30 p.m.
with members Means, Herron, Peyton, Kerr, Hunt, Colombo and Tygre
present.
COMMISSIONERS COMMENTS
1. Ms. Tygre said the residents of the Calderwood subdivision
went to Council about the 1010 Ute project. Alan Richman, planning
director, told Council the allegations of the neighbors did not
prove out. Richman said the trail along the river is not part of
the subdivision process but there is a trail along city property.
The city can put the trail in if they so chose.
2. Alan Richman reminded the Board they had asked for a meeting
with Council about the housing code amendments. Richman told
P & Z the first public hearing on these amendments is December
19th. Richman will request Council schedule a meeting with P & Z.
The Board is also welcome to show up on the code amendments. The
Council is going to table these amendments to January 4 1989, at
5 p.m.
RIO GRANDE PARKING FACILITY AND LIBRARY
FINAL SPA
Deputy City Manager Ron Mitchell told the Board the decision made
by Council last night regarding the alignment of Spring street was
precipitated by the preliminary cost estimates received from RNL,
which showed the city is facing a $250,000 cost problem. Mitchell
reminded the Board the ballot question had a limit for the bond
authorization of $6,500,000. Mitchell said staff met with RNL to
go over cost savings for the entire project. Mitchell said a lot
of these had to do with the aesthetics of the parking structure.
Mitchell told P & Z he asked RNL to look at the change in the
Spring street alignment, which was $250,000. This was presented
to Council to get their preference on dealing with the cost
estimates. Mitchell said Council's preference is to look at
changing the alignment so the ball field does not have to be moved
and the $250,000 expense incurred.
Tom Baker, planning office, told the Board he will make notes and
come back at the next meeting with a resolution. Baker said this
is two applications, the parking facility and the library. Both
are asking for final SPA approval and exemption from growth
management as an essential public facility. Baker said the first
two steps of this four step process have been completed. The
adopted conceptual plan is present to refer to. This is a public
hearing before the P & Z.
Baker said this is a 420 space parking facility with a 4,000 square
foot transportation center, which will have the ability to handle
1
PLANNING AND ZONINGCOMMISSION DECEMBER 13. 1988
the airline service and Greyhound. Baker said there will be a
landscaped plaza on top of the parking facility with improved
surface parking and a new roadway to allow access to the site.
Baker said the library will be 22,000 square feet with an expansion
potential of 4,000 square feet in the future.
Baker said the first condition deals with the land exchange
agreement with a suggested amendment to allow the Oden parcel and
the stable parcel to be turned over to the city. The city will
allow the library to be constructed on the Oden site. The part
that has not been settled is who is going to pick up the note on
the Oden parcel for the rest of its term. Baker told the P & Z
both Council and the Commissioners are committed to making this
site work for community services.
A condition to be addressed at the precise plan stage deals with
the landscape, site and building design plans. Baker said the site
plan is generally acceptable. Hunt said he would rather have the
P & Z's approval have both locations for Spring street in them.
Baker said Council was opposed to having RFTA use the corridor;
Council did not say this precluded trolleys. Steve Newman, RNL,
showed the Board that the curbed island in the parking lot has been
moved 12 feet to the east, which uncovers Cap's building so there
is room for loading and unloading. The trade off with this move
is 3 parking spaces were lost.
Baker said the shuttle corridor is 12 feet; RFTA has indicated some
concern about this width, pedestrians and bicyclists all there at
the same time. Baker said Council indicated they prefer rubber
wheel vehicles to take the alley to Mill and down the corridor.
P & Z had concern about the impacts of the Spring street extension
on the Oklahoma flats area. Newman presented a drawing showing how
this area will be bermed to cut down on noise. There is also an
evergreen planting for sound dampening. This will also kill the
sight line.
Baker said staff was concerned about the maintenance of the
landscaping. Newman said the precise plan does call for one
additional parks personnel to take care of this entire area.
Newman said they have shown trees and ground cover with very low
maintenance. There is an automatic drip irrigation system
throughout.
Baker said P & Z was comfortable with the way the building stepped
back into the hillside. There were concerns regarding the
transportation center roof. The roof has a long north facing slope
that will shed snow and ice. Newman said they have kept the basic
part of the shed but have added dormers that will give light into
the transportation center. Newman said the edges are carved back
to relieve the hard profile. Newman pointed out there is a
PLANNING AND ZONING COMMISSION DECEMBER 13. 1988
sheltered sidewalk from one end of the transportation center to the
other. Newman said there are two rows of snow fences; one at the
eaves and another above the dormer. There is an internalized
gutter dropped down below the slide line of the roof. Hunt said
the landscaping on the ends of the building should be designed so
that snow is not being dumped in it.
Chuck Roth, engineering department, asked if there are any snow
melt in the sidewalks around the transportation center. Newman
said his experience with snow melt has not been very good. Newman
told the P & Z the area where one has to slow down within the
garage has been protected. Newman said he would rather use
infrared heaters than burying something in the slab, which when it
breaks is very difficult to fix. Anderson said he has not seen
many gutters in this area that work. Anderson asked if the design
team has looked into using something like a snow skirt. Roth
agreed the steps should be snow melted. It represents a reduced
liability as well as much easier maintenance. Newman said the
design team will look at keeping snow on the roof as well as make
a place for the snow to end up if it does slide.
Baker told the P & Z one of the concerns brought up by the library
consultants was the location of the ventilation system up against
the facade of the library. Baker said the suggestion is to put
this vent into the landscape more. Newman said the shaft the air
exhaust comes up through is concrete. There is no sheet metal and
it is covered by a heavy steel grate. Gary Ross, library ar-
chitect, said blowing this up into the middle of a landscaped area
seems to remove it. Newman said this is a reasonable request and
he will look at this and work with the library. It could be made
into an intake thing.
Baker said another concern that has surfaced is access into the
library. The consultants were concerned that the access was
circuitous and that the plaza might suffer. Newman said the park
will not be maintained into the winter and will be snowed over.
A sidewalk will be introduced to connect to the secondary entrance
to the library. Hunt said he feels the library elevator should
also function as access to the parking structure. The library has
to mitigate their parking problem and the present location of the
elevator does not do that. Ross said the floor of the parking
structure and that of the library only meet for brief instances.
Ross said they are working with the library board to see if there
can be common access.
Baker told the Board the library's designers have attempted to take
1/4 to 1/3 of the site and keep it as open space for relief and
for entry concerns. Baker pointed out there is a lot of open space
on the Rio Grande and staff felt it would be more advantageous for
the library to utilize the entire site, allowing the building to
PLANNING AND ZONING COMMISSION DECEMBER 13, 1988
come out the entire length of Mill street, which would help achieve
one of Council's goals, to create an interesting pedestrian
environment along Mill street.
Ms. Tygre said the open space to the east and north of the site is
very much removed from what is happening on Mill street. Ms. Tygre
said the Board has expressed concern about the Mill street canyon
effect. Ms. Tygre said the Board has indicated early to the
library that they did not want to see a lot of building on Mill
street. Hunt said he would like to see the site plan rotated to
the right. Ms. Peyton said the open space should be the south
facing open space to have the sun.
Ross said Council felt the library should be a major public
building with major entries. The entry of the library is dictated
by the elevation. Ross said the library has been told there is to
be a strong interconnection between the plaza and the library main
floor level. Ross pointed out that the library has to come in on
the highest place on the site in order to make the connection to
the parking plaza. This dictates making an entry off the corner.
Hunt said he has a problem with the north facing facade and its
appearance as one is coming up Mill street.
Ross said it is important that the alley be flattened out where it
meets Mill street. Ross said the library is not intending to use
the alley. Anderson said he feels opening up the open space to the
south and breaking up the canyon effect on Mill street is good.
Ms. Peyton said a small plaza or open space in front gives a
building more grandeur. Means said he likes the library the way
it is. Means said the corner at Mill and Main needs relief. Means
said he is concerned about the size of the library; it might be too
big for the town. Ross said the recommended size is 27,000 square
feet not on one level. Ross said they designed a 12,000 square
foot upper floor and a 15,000 square foot footprint because of the
stepped back design. Ross said if the library is split any other
way than what is proposed, it starts affecting staff needs.
Hunt asked where the expansion space for the library is located.
Ross said the building is designed to accommodate a mezzanine
around the perimeter. This is an internal expansion and will not
increase the size of the building. Ross said there is also the
opportunity to expand the basement to the size of the upper
footprint without affecting the apparent mass of the building.
Ross said the library has submitted a 12,000 square foot upper foot
print; 6,000 square feet on the lower level and 4,000 square feet
of shelf space in the basement that could become future expansion.
Sunny Vann told P & Z with library building, even with all the
expansion, is below 1:1 FAR.
4
PLANNING_ AND ZONING COMMISSION DECEMBER 13. 1988
Colombo said he would like to see the mass of the building at the
corner lessened. Ms. Tygre agreed and stated she does not have a
problem with the design. Kerr said he does not have a problem with
the design; however, if there is a way to mitigate the corner and
move a portion of the building into the open space would be a good
idea. Jon Busch said he would not like to see the library's
ability to expand compromised at all by changing the design. Ms.
Tygre agreed the library needs all the space they can get in the
building. Anderson said the north elevation is very large.
Baker said the next conditions are from the environmental health
department and are fairly standard. One concern is air pollution
resulting from the starting of automobiles. Baker said both
projects haver handled these concerns and he wants a written sign
off from the environmental health department.
Condition #3 is that the city shall maintain the alley for fire
protection purposes. Condition #4 is that the parking structure
shall be sprinkled. which will be done. Baker noted condition #5
is that any downtown shuttle should service the Rio Grande site.
Baker told the Board that RFTA has agreed to service this area with
their downtown shuttle. The sixth condition deals with engineering
requirements, which the applicants have addressed but more detail
is needed. Conditions #7 regards the utilities plan and will be
complied with before final approval.
Baker said condition #8 outlines suggestions from P & Z like
increased enforcement of on -street parking requirements in the
downtown. Baker said built into the employee impact cash -in -lieu
fee is money for two traffic control officers. Another suggestion
is review the existing time zone requirement for parking in the
downtown. Baker said RNL has done a preliminary study and has come
up with numbers on the reduction of making the 60 minutes spaces
90 minute parking spaces. P & Z has consistently been pursuing
implementation of the Roaring Fork Greenway plan as well as
relocation of the snow dump and impound lot.
Baker told P & Z Council is meeting next week to discuss pedestrian
improvements and auto free zones in the downtown. Baker said P &
Z is invited to this. Baker said condition #9 addresses the fee
structure for the parking facility which is inexpensive for the use
and also discourages the use of the automobile. Baker said Council
is inclined to have the fee structure free. The finance department
has not worked out the number to see if the 1/4 cent sales tax can
cover debt service, maintenance and operation. Ms. Peyton said she
feels P & Z should have some input on the operations plan. Hunt
said RFTA should have input on this also.
Baker said condition #10 is the applicant shall indicate how many
employees will be generated and how the employee housing require-
s
PLANNING AND ZONING COMMISSION
DECEMBER 13, 1988
ments will be addressed. Baker said there are 2.4 persons required
as ticket attendants, leisure services has requested an additional
employee, as well as the extra traffic personnel downtown. Herron
asked if the employee generation fees could be waived rather than
having the city pay the city. Newman said it is $138,000. Baker
said this can be requested of Council; however, staff did not
recommend it because of what is going on with housing in the
community. Newman said the project also has to pay $67,000 worth
of tap fees back to the city.
Anderson continued the public hearing to December 27. The Board
left the meeting at 6:35 p.m.
Kathryn S. Koch, City Clerk
6
A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
December 13, 1988 - Tuesday
4:30 P.M.
Old City Council Chambers
2nd Floor
City Hall
SPECIAL MEETING
I. COMMENTS
Commissioners
Planning Staff
II. PUBLIC HEARINGS
A. Rio Grande Parking Facility & Library Final SPA
III. ADJOURN MEETING
a.cov
i •'
TO: Aspen Planning and Zoning Commission
FROM: Tom Baker, Planning Office -,Jjjj�
RE: Rio Grande Final SPA and GMQS Exemption for Parking
Facility and Library
DATE: December 13, 1988
PURPOSE: The purpose of this item is to begin Final SPA for the
south portion of the Rio Grande site. As the P&Z is aware the
entire Rio Grande site has received Conceptual SPA approval,
(attachment 1). Conceptual SPA approval for the Rio Grande was a
very extensive process and included addressing many issues
normally included in Final SPA. These issues, such as traffic
impacts of the overall plan, were dealt with at the Conceptual
stage because the Final stage was envisioned to occur in
increments. The timin- of these increments depended on the
funding and construction needs of the various community
facilities to be located on the site.
The entire SPA process is a four step review process with two
public hearings. The community facilities which are currently
requesting Final SPA approval are the parking facility and the
Library. Final SPA is a two step process with P&Z and City
Council, the first step with P&Z is a public hearing.
APPLICANT'S REQUEST: Technically, the P&Z has two applications
to review, the City sponsored parking facility and the Library
Board sponsored Pitkin County Library. These applications were
submitted separately so as to avoid delay in processing one if
the other was submitted at a much later date. Both applications
were submitted at the same time, however, and staff agrees with
P&Z's desire for concurrent review of t�e parking and library so
that any problems can be resolved prior to construction.
Therefore, staff is combining review of both applications into
one review. Both applicant's are requesting Final Development
Plan approval and Exemption from the Growth Management Quota
System as an Essential Community Facility.
INTRODUCTION: The developments being proposed for this SPA area
are a parking facility and library. The parking facility
development includes a 420 space parking facility built into the
hillside on the south portion of the Rio Grande, a 4,000 sq ft
transportation center for early ticket and baggage check -in for
the airlines, and arrival and departure of regional bus service
(Greyhound); a Civic Plaza on top of the parking facility; a
transit shuttle route for either bus or trolley; improved surface
parking north of the parking facility; a new access read
connecting Mill and Spring Streets; and landscaping throughout
the area being developed. The Library development includes a
22,000 sq ft library structure with landscaping.
City Council granted Conceptual SPA approval with the adoption of
Resolution 37, Series of 1988, (attachment 2). This memorandum
will focus on the conditions identified in this resolution and
the review standards in the code for Specially Planned Areas and
GMQS Exemption. Please refer to your Conceptual SPA review
packet if general information regarding zoning, ownership or
conceptual description on the Rio Grande is needed. Staff will
bring a copy of the review packet for Conceptual SPA to the
meeting.
REFERRAL COMMENTS: The following referral comments are combined
as attachment 3.
Housing Authority - No issues with either application.
RFTA - General Manager, Bruce Abel is concerned that the shuttle
route along the east side of the parking facility is too steep
and has a turn radius which is too tight. Additionally, Bruce
feels there is inadequate distance between the Bleeker alley/new
access road intersection and the shuL:tle route/new access road
intersection. No issues with the Library.
Leisure Services - Director Bill Efting indicates that the
original employee generation of .5 full time equivalent (FTE) for
maintenance of the Plaza and surrounding area was understated.
After further review of maintenance requirements the Parks
Department will need 1 FTE employee. Bill also indicated that
the street trees between the new access road and the playing
field were unnecessary. No issues with the Library.
Fire Marshall - All fire issues are addressed for both projects.
Water Department - Water Superintendent, Jim Markalunas had the
following comments:
Parking Facility -
Replace the 8" cast iron pipe with ductile iron pipe and relocate
it within the new Spring Street alignment so that if it ever
ruptures it is not under the new parking facility.
We as:;ume that the sprinkler system will be supplied by a 4" or
6" fire line lateral into the parking facility.
A utility plan be submitted to the Water Department for review
and approval prior to approval of Final SPA.
2
Library -
It is assumed that a 4" or 6" fire line is being installed for
the sprinkler system.
It may be advantageous to tap into the 6" main on Mill Street at
a location other than at the alley.
Aspen Consolidated Sanitation District - District Manager, Bruce
Matherly had the following comments:
Parking Facility -
Need more information to approve the project to sanitation.
Need to see utility cut sheets to see how collection lines will
be raised or lowered.
All manholes must be raised and lowered according to district
specifications.
A five foot cover must be kept over collection lines.
We would not recommend connecting the inside floor drains to the
proposed storm water retention area due to potential impact on
the Roaring Fork River. If they are tied into District's system,
then approved oil and sand interceptors will be required. We
will need to know the total fire sprinkler flow rate and how
applicant will handle ice and snow pack within the parking
structure. If the floor drains within the structure are tied
into the District's system, then the openings for access to the
facility must -be designed so that any form or source of surface
runoff or groundwater cannot enter the facility.
Library
Roof downspouts, exterior foundation drains, areaway drains, or
any other source of surface runoff or groundwater cannot be
directly or indirectly connected to the sanitary sewer.
Engineering Department - Elyse Elliott made the following
comments:
Parking Facility -
New street should be called Hallam.
Sidewalks or improvements on the right-of-way must comply with
Streetscape Guidelines.
All utilities should have a sign off block on the utility plat.
3
Alley width should be 201, the steep grade should be removed and
the alley should remain open for two-way traffic.
Informational and directional signage will be needed for the
parking facility.
If possible parking and circulation should be maintained during
construction. Perhaps the playing field can be used for
temporary parking.
A drainage plan, survey and utility plan will be needed.
Library -
A utilities plat and sign off blocks for all utilities will be
required.
The alley would be more appropriate for service vehicles than
combining service vehicle access with access to the parking
facility.
The size of the dumpster area should be determined by the
Engineering Department and BFI. Access to this area should be
through the alley.
The Library should provide its own parking on site, perhaps 30
spaces.
The Engineering Department must approve the drainage plan.
Environmental Health - Director Tom Dunlop made the following
comments:
Parking Facility -
A fugitive dust control plan will be required for the parking
facility and the library.
The applicant must apply for an Air Pollutant Emission Notice.
Information should be provided which illustrates that any parking
facility ticket booth attendant will work in a healthy air
quality environment. Tom recommends that information be provided
which demonstrates that potential a'.tendants will be exposed to a
maximum of 31 ppm of carbon monoxide or lower, if possible. The
31 ppm carbon monoxide figure is an adj ust{.- I figure based on the
facility's location at 8,000 feet above sea level.
The designers of both structures should be aware of where exhaust
vents and fresh air intake vents are located so that fresh air
contamination does not occur. Additionally, vents may be the
source of noise and vibration which may adversely effect adjacent
4
non parking spaces.
The Environmental Health Office should be contacted if
contaminated soils are encountered during excavation.
Library -
The applicant shall provide a fugitive dust control plan.
The Environmental Health Office should be contacted if
contaminated soils are encountered during excavation.
STAFF COMMENTS: Staff comments will be based first on the
conditions of Conceptual SPA approval listed in Resolution 37,
Series of 1988 (attachment 2) and then on review standards in
Sec. 7-804 (B) of the Municipal Code.
Conditions to be addressed as part of conceptual approval.
1. The City and County should agree to amend the 1982 Land
Exchange Agreement in order to avoid future confusion
regarding uses on the Rio Grande site. If the library is
not located on the Odc-i area of the site, then the Arts
group requests that the site be retained for a Performing
Arts Center.
Response - Negotiations are in progress. The City will meet on
this issue prior to the P&Z's meeting. Staff will summarize
Council's comments.
Conditions to be addressed at precise plan stage.
Condition
1. The applicant(s) shall submit a site plan, landscaping plan,
building design plan and building design techniques which
illustrate how the development compliments or enhances the
neighborhood. Plans for mitigation of impacts caused by the
Spring Street extension on the surrounding neighborhood
(ie., Oklahoma Flats) should also be presented. All plans
submitted shall comply with the requirements of Article 7.,
Div-sion 8, Specially Planned Area, of the Aspen Land Use
Regulations and shall be consistent with the representations
of the approved Conceptual Plan.
Response for Parking Facility - The site plan is generally
acceptable, however, there are several areas of concern.
One of the advantage: of moving Spring Street to the north
was to create a building site north of the Jail, perhaps for
a courthouse annex. The combination of the Bleeker alley,
shuttle corridor and surface parking lot have compromised
this potential. The architects have indicated that these
5
are all moveable elements and therefore the building site
potential still exists. The P&Z should consider removing
the Bleeker alley.
The turning radius and the grade of the shuttle route on the
east side of the parking structure seems inappropriate for
buses or trolleys.
The shuttle bus turnaround at the north end of Galena Street
is unnecessary.
The applicat2.on fails to mention that the shuttle route will
function for both buses and trolleys.
The delivery vehicle circulation does not work for. Caps, it
will be necessary to redesign the surface parking and curb
location in this area..
The width of the shuttle corridor along the east side of the
parking facility is 121. This width is not adequate for
shuttle traffic, as well as bicycle and pedestrian traffic.
Staff suggests that the corridor bu widened or that a
bicycle/pedestrian path be located adjacent to the shuttle
corridor.
The Oklahoma Flats area will be impacted by traffic noise on
the new access road. The applicant indicates that this road
will be bermed and landscaped to buffer Oklahoma Flats.
Staff suggests more information is needed to determine how
effective this landscaping will be.
In terms of the landscape plan,
neighborhood will benefit.
maintenance associated with the
road and recommends that they be
irrigated.
it is staffs opinion that the
Staff is concerned about. the
plantings along the new access
low maintenance or automatically
In terms of building design plan and building design techniques,
the staff finds that the parking facility is a very unobtrusive
structure, hidden on three sides either by topography or the
library. The critical facade, the north facade, is stepped back
into the hillside so that the one story, pedestrian scale
transportation center effectively masks the parking facility.
The roof of the parking facility has been designed as a civic
plaza which also functions as a future office building site.
Staff does, however, have a number of design related concerns.
The Transportation Center roof has a north slope which will shed
snow and ice onto people using the faci�ity, this must be
resolved. The Transportation Center roof needs to be punctuated
with architectural elements (perhaps dormers) to break-up the
stark horizontal aspect of the design. The open area behind the
Z
Transportation Center roof exposes a portion of the fourth
parking level. In staff's opinion this area should be partially
protected from the elements so that snow removal is not a
problem. Parts of the venti-latic,n system are adjacent to the
Library, in staff's opinion these should be moved away from the
Library and hidden in the landscaping. Pedestrian access across
the Plaza should attract use of the library entrance on the
Plaza.
Response for the Library - In terms of site planning, the Library
is generally located on the Oden parcel. The designers have
attempted to leave 33 percent of the site in open space. It is
staff's opinion that providing this amount of on -site open space
is unnecessary given the fact that the Library is part of the Rio
Grande Plan and this Plan has significant open space areas along
the river and playing field areas. It is staff's opinion that
the Lib-rary should use the entire Oden parcel as effectively as
possible to produce an attractive community building. Further,
by utilizing the entire parcel, the designers can better site the
Library on Mill Street. This will help achieve one of the
Councils goals, that is an active and interesting pedestrian
environment along the east side of Mill Street.
In terms of the landscape plan the staff finds that the
streetscape of Mill Street will be enhanced.
In terms of building design plan and building design techniques,
the staff has several concerns. First, staff is concerned that
the Library's orientation will not help attract people to the
Civic Plaza. The Library should be designed to have attractive
and eq,�ial entries both on Mill Street and the Plaza. Staff is
also concerned that the portion of the library which is adjacent
to Mill Street is also the most imposing in terms of height. In
staff's opinion if the library's proposed open space is used as
part of the building site, then not only will the entire
structure be sited along Mill Street, creating potential
pedestrian interest, but the entire facade may be kept more
pedestrian. Additionally, use of the library's open apace will
allow the library's designers to step back the north facade of
the structure. In staff's opinion the north facade is too
imposing and may have a negative effect on the stepped back
design of the parking facility. In discussing this point with
the designers they argued that Caps effectively provided the step
back to the library. This is g-,ing to be a discussion point at
the meeting, but it is staff's opinion that the visual impact of
north facade and the buildings northwest corner should be
reduced.
Condition
2. The following environmental studies and mitigation plans
shall be prepared to the satisfaction of the Environmental
Health Department:
7
a. Air pollution resulting from the starting of
automobiles in and mechanical ventilation of the
parking facility.
b. Water pollution hazards as a result of runoff from
impervious surfaces and the use of chemical snow
melting substances.
C. The loss of any storm water detention areas.
Response - Environmental Health has requested additional air
quality information for people working in the parking facility,
see referral comments. The parking facility will use the
existing storm drainage system and will size the ponds and
provide the necessary baffles to ensure that pollutants in the
runoff do not enter the river. There will be no loss of storm
water detention areas.
It is not clear how runoff from the library site will be handled.
An approved drainage plan is required by the Engineering
Department.
Condition
3. The City shall maintain the alley for fire protection
purposes.
Response - The alley will be maintained for fire protection.
Condition
4. The parking structure shall be sprinklered.
Response - The parking facility has been designed to be
sprinkled.
Condition
5. Any downtown shuttle should service the Rio Grande site,
Post Office, pedestrian access points to the parking
facility and Rio Grande recreational and cultural areas, as
well as important activity centers in the downtown.
Response - RFTA has agreed to this condition.
Condition
6. The applicants shall provide to the satisfaction of the
Engineering Department the following:
a. A drainage plan.
b. A full survey with title blocks, a list of easements
and encumbrances.
8
C. An overlay of the survey showing utilities (this should
be signed by each utility).
Response - This must be completed prior to final approval.
Condition
7. The applicants shall work with the City and private
utilities to develop an acceptable utilities plan.
Response - This must be completed prior to final approval.
Condition
8. The following actions are encouraged as part of the
development of the Rio Grande site:
a. Increased enforcement of on -street parking requirements
in the downtown.
b. Review the existing time zone requirements for parking
in the downtown.
C. Implement the Roaring Fork Greenway Plan and the
Parks/Recreation/Open Space/Trails Plan.
d. Relocate the snowdump.
e. Relocate impound lot.
Response - The City will pursue these actions over time, however,
actions a and b are important to the success of the City's
parking program. Council has scheduled a meeting on January 16th
to discuss pedestrian improvements/auto free zones in the
downtown. The P&Z is invited.
Condition
9. The Cit1 shall develop a fee structure for the Rio Grande
narking -_acility which is inexpensive for the user and also
discourages use of the automobile.
Response - The City Council will deal with this condition when
the operation plan is complete. The Council has stated that a
free structure is their desire.
Condition
10. The applicants shall indicate how many employees will be
generated by the proposal and how employee housing
requirements will be addressed.
Response - The parking facility will generate either 6 or 8.6
full-time equivalent employees depending on whether the parking
facility is free or pay. The library will generate 1 additional
W
employee. Both applicants will address this issue through cash -
in -lieu payments to the Housing Authority.
Condition
11. Each applicant shall submit information for the Growth
Management Quota Exemption for essential public facilities.
Response - The applicant's have done this and it will be
discussed in a later section of this memorandum.
Condition
12. The City shall develop plans for improving the pedestrian
access between the Mall and the Rio Grande using Galena
Street. A Galena Street pedestrian corridor should be
compatible with the Mall and compatible with the Rio Grande
pedestrian system which extends through the Rio Grande to
the river.
Response - The Transportation Element has developed a plan for
the, Galena Street corridor and the City Council is conducting
work sessions on pedestrian improvements and mall expansions.
Condition
13. The Library shall have the ability to expand to the east 44
feet on top of the parking facility, if their program needs
in the long-term future justify this expansion.
Response - The approved Conceptual SPA Plan identifies this
expansion potential.
Condition
14. The City and Teen Center group shall work together to
develop a Teen Center in conjunction with the parking
facility plaza.
Response - The Teen Center has been located at the northeast
corner of the parking facility. This location must be approved
by the BOCC since it is partially on County land.
Condition
15. The architectural element on top of the parking facility
roof which covers the stairwell and elevator shaft should be
relocated to n area off of the Galena Street access. This
will allow for an uninterrupted pedestrian corridor between
the downtown and the river.
Response - This element has been modified significantly, but
remains in the Galena Street corridor adjacent to the teen center
location.
10
Condition
16. The extension of Spring Street shall be designed so as not
to preclude the possibility of a service/gas station in
conjunction with Cap's auto.
Response - This has been accomplished.
Condition
17. The City and Library should agree on who is responsible for
what percent of general site improvements, these include,
but are not limited to utility improvements, transportation
improvements and landscaping improvements.
Response - This still needs to be clarified.
Conditions
18. The City shall experiment: with a snowmelt machine as a way
of reducing the impact of the snowdump on the property.
19. The City shall reserve the area known as the Snowdump for
future Arts Usage; however, if the Library does not use the
Oden parcel, then the Arts Groups retain the --ight to use
the Oden site instead of the Snowdump area.
Response - Conditions ._8 and 19 do not ,pply to these
applications.
SPA REVIEW STANDARDS: In addition to the conditions developed
during Conceptual SPA the Commission has SPA review standards in
the code. Most of these standards have been addressed
previously and staff will only repeat signif cant points or
elaborate where necessary. Otherwise the text will refer to the
conditions above. Staff will again review both applications
together.
In the review of a development application for a Conceptual
Development Plan and a Final Development Plan the Commission and
City Council shall consider the following.
Standard
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate vicinity of
the parcel in terms of land use, density, height, bulk,
architecture, landscaping and open space.
Response - This standard was addressed in Conceptual SPA (land
use) and in the rasponse to Condition 1. The important point
that staff would like to repeat is that the library's open space
area is not a significant contribution to the overall plan.
Utilizing that open space for the library structur< will allow
the structure to be brought out to Mill Street which will bring
life to the street if handles. properly. Furthor, using the -pen
11
space will allow the designers to step back the north facade and
the northwest corner of the structure so that the perceived
height and bulk are reduced.
Standard
2. Whether sufficient public facilities ^nd roads exist to
service the proposed developm(-.nt.
Response - Existing and proposed public facilities and roads
exist to service the development. As part of Conceptual SPA
Leigh, Scott and Cleary conducted a traffic study and determined
that with the new access road the street system was adeq:�ate to
handle the uses proposed for Conceptual SPA.
Standard
3. Whether the parcel proposed for development is generally
suitable for development, considering the slope, ground
instability and the possibility of mud fl,)w,.rock falls,
avalanche dangers and flood hazards.
Response - The parcel is an urban parcel and suitable for
development.
Standard
4. Whether the proposed development creatively employs land
`planning techniques to preserve significant view planes,
avoid adverse environmental impacts and provide open space,
trail:- and similar amenities for the users of the project
and the public at large.
Response - This standard was thoroughly addressed during
Conceptual review.
Standard
5. Whether the proposed development is in compliance with the
Aspen Area Comprehensive Plan.
Response - This development implements the Aspen Area
Comprehensive Plan: Transportation Element, in part.
Standard
6. Whether the proposed development will require the
expenditure of excessive public funds to provide public
facilities for the parcel, or the surrounding neighborhood.
Response - These are public projects using public funds.
Standard
7. Whether proposed development on slopes in excess of twenty
percent ( 2 0 0 ) meet the slope reduction and density
requirements of Sec. 7-903 (B) (2) -)) .
12
Response - This standard does not apply to this urban site.
Standard
8. Whether there are sufficient GMQS allotments for the
proposed development.
Response - Both projects are public facilities and are requesting
Growth Management Quota System Exemptions.
GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR THE CONSTRUCTION OF
ESSENTIAL PUBLIC FACILITIES: Section 8-101 (C) (1) (b) states
that
"...Development shall be considered an essential public
facility if it serves an essential public purpose,
provides facilities in response to the demands of
growth, is not itself a growth generator, is available
for use by the general public, and serves the needs of
the City. It shall also be taken into consideration
whether the development is a not for profit venture.
This exemption shall not be applied to commercial or
lodge development.
The applicant shall demonstrate that the impacts of the
essential public facility will be mitigated, including
those associated with the generation of additional
employees, the demand for parking, road and transit
services, and the need for basic services including but
not limited to water supply, sewage treatment, drainage
control, fire and police protection, and solid waste
disposal. It shall also be demonstrated that the
proposed development has a negligible adverse impact on
the City's air, water, land and energy resources, and
is visually compatible with the surrounding area."
Staff Response - Staff will not address all of the points of this
section of the code because it would be redundant. The
applications and this review indicates that these developments
are essential public facilities which will be required to
mitigate the development's impacts. There are, however, two
areas of concern; the Transportation Center and parking for the
library.
Transportation Center: The question is whether the
Transportation Center should be exempt from GMQS even though
it can be viewed as a commercial entity. In staff's opinion
the Transportation Center should be exempt from GMQS because
it is an asset to the community's transportation system,
particularly the Airport. The function of the
Transportation Center is to provide the community's
residents and visitors with a place for advanced ticket and
baggage check -in, thereby helping to relieve one of the
Airlines most serious problems; that is passengers who
13
arrive at their destination prior to their baggage.
Additionally, late arriving baggage will have an in -town
facility so residents and visitors do not need to travel to
the Airport to pick up late luggage. `.'he other function of
the Transportation Center is to provide Greyhound with an
in -town location which connects to the RFTA system.
While these functions can be viewed as commercial, the end
product is essentially better servi%ce for the air traveller
and the bus traveller. It is not likely that this facility
will increase air travel, but it may increase bus travel.
Employee generation f,�,r this facility is unknown because the
airlines may only be moving employees from the airport to
the Transportation Center. T11,erefore, staff recommends that
as a condition of approval the City mitigate employee
impacts at a rate of 1.5 employees per 1,000 square feet and
require the Housing Authority to do an employee audit two
years after operations begin.
LIBRARY PARKING: This issue revolves around how and Chere the
library will mitigate its parking impact. It is staff'_; opinion
that because of the unique circumstances surrounding this
development, the Library Board should concentrate its funding
resources on developing a library design which r;leets the
standards of the P&Z and City Council, even if that means
significant redesign, and allow the Community parking facility
to mitigate :he library's parking demand. Staff supports this
opinion with 'he following points:
o Both the library and parking facility are public projects
using publ.c funds.
o Staff assumes that a library in an urban location such as
the Rio Grande will generate a significant amount of
walking, transit and multi -destination automobile trips
during the work day. During the weekend and especially the
evening, the library may generate primarily destination
trips, however, the weekends and evenings are off-peak times
when the parking facility has excess capacity.
o Library (public) funds used for parking may compete directly
with funding for other valuable community services offered
by the library or may compete directly with desired design
changes suggested by the P&Z or Council.
o The Transportation Plar. found that restricted parking
spaces, i.e., "Library Parking Only", reduced the effective
utilization rate of that space by 25 percent. A condition
of approval would be that the Library Board not request
exclusive parking for library patrons in the parking
facility.
14
o The Library Board is required to fully mitigate all other
impa ;ts .
o The Library Board can offer free bus passes or other
incentives to induce employees to walk, bike or ride
transit.
It is the staff's opinion that the Compiuni.ty's interests can best
be served by allowing the Library Board to focus its funding
resources on the library and for the City to focus its resources
on the parking facility. Staff would like to make it very clear
that this opinion is based on this very unique situation and
should not be construed as a policy releasing other public uses
from mitigating impacts.
RECOMMENDATION: Staff recommends Final SPA approval and Growth
Management Quota System Exemption for the Construction of
Essential Public Facilities for both the City's Parking Facility
application and the Library Board's Pitkin County Library
application with the following conditions:
Conditions for the Library
1. Prior --o Council review the Applicant shall provide to the
satisfaction of the Engineering Departm.�nt the following:
a. An amended drainage plan with adequate detail to
address the concerns of the Sanitation District.
b. A full survey with title blocks, a list of easements
and encumbrances.
c. An overlay of the survey (survey plat) showing
utilities (this must be signed by each utility).
2. Any sidewalk or right-of-way improvements must comply with
the City's Streetscape Guidelines.
3. Prior to Council review the Applicant shall demonstrate to
the satisfaction of the Engineering Office that the trash
area will function and be appropriately designed.
4. Prior to issuance of a Building Permit the Applicant shall
develop a Fugitive Dust Control Program, to the satisfaction
of the Environmental Health Office.
5. The Applicant shall contact the Environmental Health Office
in the event that cont�.minated soils are discovered during
excavation.
6. The Applicant's open space area is not a significant
contribution to the overall plan. Utilizing that open space
15
for the library structure will allow the structure to be
brought out to Mill Street which will bring life to the
street if handled properly. Further, using the open space
will allow the designers to step back the north facade and
,the northwest corner of the structure so that the perceived
height and bulk are reduced. As part of P&Z's review the
Applicant shall investigate designs which achieve these
desires.
7. As part of P&Z's review the applicant shall investigate
designs which help to attract people to and through the
Plaza area.
8. The Applicant shall agree to purchase bus passes for its
employees as a method of reducing its parking impact on the
new parking facility.
Conditions for the Parking Facility
1. As part of P&Z's review the Applicant shall redesign ,the
shuttle route to the satisfaction of RFTA.
2. As part of P&Z's review the Employee Generation figure shall
be adjusted to reflect an additional .5 FTE for the Parks
.Department and an additional 6 FTE for the Transportation
Center. The Housing Authority shall conduct an employee
audit two years after this facility is operating and make
any necessary adjustments.
3. Prior to Council review the App]icant shall provide to the
satisfaction of the Engineering E-2partment the following:
a. An amended drainage plan with adequate detail to
address the concerns of the Sanitation District.
b. A full survey with title blocks, a list of easements
and encumbrances.
C. An overlay of the survey (survey plat) showing
utilities (this must be signed by each utility).
4. Any sidewalk or right-of-way improvements must comply with
the City's Streetscape Guidelines.
5. As part of P&*'s review the Applicant shall demonstrate to
the satisfaction of the Engineering Office that the trash
area will function and be appropriately designed.
6. Prior to the issuance of a Building Permit the Applicant
shall develop a Fu;-i.tive Dust Control Program, to the
satisfaction of the Environmental Health Office.
16
7. Prior to the issuance of a Building Permit the Applicant
shall apply for an Air Pollution Emissions Notice.
8. The Applicant shall contact the Environmental Health Office
in the event that contaminated soils are discovered dv>-ing
excavation.
9. As part of P&Z's review the Applicant shall demonstrate to
the satisfaction of the Environmental Health Office that the
air quality standards for ticket booth attendants is
acceptable.
10. As part of P&Z's review the Applicant shall move the air
handling vents away from the Library facade.
11. As part of P&Z's review the Applicant shall ensure to the
satisfaction of the P&Z that the County has an acceptable
building site north of the Jail.
12. As part of P&Z's review the shuttle turn around at the north
end of Galena Street should be removed.
13. Prior to Council review the text of the final application
shall identify trolleys and buses as adequate transit
vehicles for the downtown shuttle route.
14. As part of P&Z's review the Applicant shall redesign the
area north of Caps so that it functions for delivery
vehicles which service Caps.
15. As part of P&Z's review the Applicant shall provide the P&Z
with more detailed information regarding the screening of
the Oklahoma Flats area from traffic noise on the new access
road.
16. As part of P&Z's review the Transportation Center roof
shall be redesigned so that snow and ice does not fall on
users of the facility.
17. As part of P&Z's review the Transportation Center roof
shall be redesigned to eliminate its stark appearance.
18. As part of P&Z's review the Applicant and Library shall
investigate ways to enhance access to the Library through
the Plaza area.
19. The P&Z recommends that Council undertake the following:
a. The implementation of an informational and directional
sign program for the parking facility.
b. Increased enforcement of on -street narking requirements
17
in the downtown.
C. Review the existing time zone requirements for parking
in the downtown.
d. Add pedestrian amenities to the downtown, especially in
the Galena Street corridor.
20. The City and Caps shall implement the land exchange with
Caps which the voters approved in the Summer of 1988, as
part of this review.
rio.final.spa.pz
ATTACHMENT 2
RESOLUTION NO. 37
(Series of 1988)
A RESOLUTION OF THE CITY COUNCIL OF ASPEN, COLORADO
APPROVING THE CONCEPTUAL SPA PLAN FOR THE RIO GRANDE PARCEL
WHEREAS, the City Council of Aspen, Colorado (hereinafter
"Council") has reviewed the Conceptual SPA Plan for the Rio
Grande (hereinafter "Plan") at publ_c hearings held on September
26, October 10 and October 17, 1988; and
WHEREAS, the Aspen Planning and Zoning Commission
recommended approval of the Conceptual SPA Plan for the Rio
Grande through its Resolution No. 88-6; and
WHEREAS, in September of 1987, the Council endorsed and the
Planning and Zoning Commission adopted the Aspen Area
Comprehensive Plan: Transportation Element (hereinafter
"Transportation Plan") which identified appropriate concepts for
the Rio Grande property;* and
WHEREAS, in the Spring of 1988, RFTA and the Council
retained the services of a consulting team headed by RNL Design
of Denver to develop appropriate physical and financial
alternatives for a parking facility on the Rio Grande property;
and
WHEREAS, based on their review of the Conceptual SPA Plan
for the Rio Grande property, the Council makes the following
findings:
Parking - The City Council concurs with P&Z that the
parking facility should be hidden from view and allow the
potential for other transportation related uses.
Library/Other Public Buildings - The City Council supports
the conceptual location of the library. The idea of hiding
development or minimizing the visual impact of development
may not be an appropriate concept for important public
buildings, such as the Library or the Arts buildings. These
buildings should be attractive and designed in a manner
which indicates the buildings' importance to the community.
Additionally, setting back the Library from Mill Street to
avoid the "canyon effect" which could occur because of the
location and height of the Jerome is an idea which may be
overstated. The Council finds that creating activity on the
Mill Street streetscape by setting the library close to the
sidewalk is important.
The Council finds that Galena Street will become an
important pedestrian connection between the Rio Grande
(Library, Arts, River) and the Mall/downtown area.
Therefore, pedestrian access should be improved between the
downtown and the river using Galena Street and continuing
the pedestrian treatment through the Rio Grande to the
river. In order to ensure this pedestrian flow the
architectural element on top of the parking facility roof
which covers the stairwell and elevator shaft should be
located off the Galena Street corridor.
E
Plaza - The roof of the parking facility should be a people
place with landscaping and not considered for parking. It
is important that this area: be designed so that it does not
become a dead space.
Teen Center - The City Council finds that the Teen Center is
an important community function and directs staff to develop
building designs associated with the parking facility plaza.
Transit Shuttle - The Council believes that a shuttle
corridor which continues north on Galena Street along the
east side of the parking facility can avoid some of the
traffic congestion associated with Mill Street.
Circulation - The Council finds that, if possible, Spring
Street should be located to allow for the possibility of a
gas station associated with the Cap's property. The
location of Spring Street should not negatively effect Cap's
business.
Snowdump/Snowmelt - The Council finds the land use impact of
a snowdump unacceptable and in an effort to reduce that
impact will install a snow -melt machine(s) in the northwest
embankment of the impound lot area.
c
Impound Lot - The Council f inds that the impound lot is an
unacceptable use of the Rio Grande property and will
relocate it as soon as possible.
Revegetation - The snowdump and impound lot areas should be
revegetated to enhanc> the park aspects of the Rio Grande
site. This should be done as soon as the snowdump and
impound lot uses are eliminated.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ASPEN, COLORADO:
Section 1
That the Council does hereby approve the Conceptual SPA Plan
for the Rio Grande with the following conditions:
Conditions to be addressed as part of conceptual approval
1. The City and County should agree to amend the 1982 Land
Exchange Agreement in order to avoid future confusion
regarding uses on the Rio Grande site. If the library is
not located on the Oden area of the site, then the Arts
group requests that the site be retained for a Performing
Arts Center.
Conditions to be addressed a" precise plan stage
1. The applicant(s) shall submit a site plan, landscaping plan,
building design plan and building design techniques which
illustrate how the development compliments or enhances the
neighborhood. Plans for mitigation of impacts caused by the
Spring Street extension on the surrounding neighborhood
(ie.,Oklahoma Flats) should also be presented. All plans
submitted shall comply with the requirements of Article 7.,
Division 8, Specially Planned Area, of the Aspen Land Use
Regulations and shall be consistent with the representations
of the ap:roved Conceptual Plan.
4
2. The following environmental studies and mitigation plans
shall be prepared to the satisfaction of the Environmental
Health Department:
a. Air pollution resulting from the starting of
automobiles in and mechanical ventilation of the
par'Ling facility.
b. Water pollution hazards as a result of runoff from
impervious surfaces and the use of chemical snow
melting substances.
C. The loss of any storm water detention areas.
3. The City shall maintain the alley for fire protection
purposes.
4. The parking structure shall be sprinklered.
5. Any downtown shuttle should service the Rio Grande site,
Post Office, pedestrian access points to the parking
facility and Rio Grande recreational and cultural areas, as
well as important activity centers in the downtown.
6. The applicants shall provide to the satisfaction of the
Engineering Department the following:
a. A drainage plan.
b. A full survey with title blocks, a list of easements
and encumbrances.
C. An overlay of the survey showing utilities (this should
be signed by each utility).
7. The applicants shall work with the City and private
utilities to develop an acceptable utilities plan.
8. The following actions are encouraged as part of the
development of the Rio Grande site:
a. Increased enforcement of on -street parking requirements
in the downtown.
b. Review the existing time zone requirements for parking
in the downtown.
C. Implement the Roaring Fork Greenway Plan and the
Parks/Recreation/Open Space/Trails Plan.
d. Relocate the snowdump.
5
e. Relocate impound lot.
9. The City shall develop a fee structure for the Rio Grande
parking facility which is inexpensive for the user and also
discourages use of the automobile.
10. The applicants shall indicate how many employees will be
generated by the proposal and how employee housing
requirements will be addressed.
11. Each applicant shall submit information for the Growth
Management Quota Exemption for essential public facilities.
12. The City shall develop plans for improving the pedestrian
access between the Mall and the Rio Grande using Galena
Street. A Galena Street pedestrian corridor should be
compatible with the Mall and compatible with the Rio Grande
pedestrian system which extends through the Rio Grande to
the river.
13. The Library shall have the ability to expand to the east 44
feet on top of the parking facility, if their program needs
in the long-term future justify this expansion.
14. The City and Teen Center group shall work together to
develop a Teen Center in conjunction with the parking
facility plaza.
15. The architectural element on top of the parking facility
roof which covers the stairwell and elevator shaft should be
relocated to an area off of the Galena Street access. This
will allow for an uninterrupted pedestrian corridor between
the downtown and the river.
16. The extension of Spring Street shall be designed so as not
to preclude the possibility of a service/gas station in
conjunction with Cap's auto.
17. The City and Library should agree on who is responsible for
what percent of general site improvements, these include,
but are not limited to utility improvements, transportation
improvements and landscaping improvements.
18. The City shall experiment with a snowmelt machine as a way
of reducing the impact of the snowdump on the property.
19. The City shall reserve the area known as the Snowdump for
future Arts Usage; however, if the Library does not use the
Oden parcel, then the Arts Groups retain the right to use
the Oden site instead of the Snowdump area.
6
M
Dated:
2aPI-0MO
William L. Stirling, Mayor
T. Kathryn S. Koch, duly appointed and acting City Clerk do
certify that the foregoing is a true and accurate copy of that
resolution adopted by the City Council of the City of Aspen,
Colorado, at a meeting held
RGRCC
7
Kathryn S. Koch, City Clerk
ATTACHEMENT 3
REFERRAL COMMENTS
1
TO: Aspen Consolidated Sanital-.ion District
City Attorney
City Engineer
Environmental Health
Fire Marshall
Leisure Services
Roaring Fork Transit Agency
Water Department
Housing Director
FROM: Tom Baker, Planning office
RE: Rio Grande: Final SPA, Pitkin County Library
Parcel ID # 2737-073-22-001
DATE: November 10, 1988
Attached for your review and comments is an application suk-,mitted
by Sunny Vann for the Pitkin County Library Board requesting
Final SPA approval for a library on the Rio Grande property.
Please review this material and return it to the Planning Office
no latter than December 2, 1988 so that I have time to prepare a
memo foi- the P&Z .
Thank You.
i
17
TO:
FROM:
RE:
DATE:
0 )�
Aspen Consolidated Sanitation District
City Attorney
City Engineer
f "
Environmental Health
Fire Marshall
Leisure Services
Roaring Fork Transit Agency r-
Water Department - 7r
Tom Baker, Planning Office '
Rio Grande: Final SPA, Parking Facility
November 3, 1988
Attached for your review and comments is an application submitted
by RNL for the City requesting Final SPA approval for a parking
facility, transportation center, improved surface parking and new
access street on the Rio Grande property.
Please review this material and return it to the Planning Office
no latter than December 2, 1988 so that I have time to prepare a
memo for the P&Z.
NOTE: The following are changes to the application:
p. 23 - Top of the page.
The entire 15.5 Ac. Rio Grande parcel is zoned Public (SPA). The
adjacent 4,500 sq ft Caps parcel is zoned Office.
p. 25 - Bottom of the page.
The resolution being referred to is City Council Resolution 137,
Series of 1988, not 88-6.
p. 32 - Middle of the page.
New condition 8. e. Relocate the Impound Lot. This condition is
beyond the scope of this submission.
p. 35 - Revise condition 14 to read... The City and Teen Center
group shall work together to develop a teen center in conjunction
with the parking facility plaza. Teen Center designs will be
presented to the P&Z.
p. 35a - New conditions:
18. The City shall experiment with a snowmelt machine as a way
of reducing the impact of the snowdump on the property. This
condition is beyond the scope of this application.
19. The City shall reserve the area known as the Snowdump for
future Arts Usage: however, if the Library does not use the Oden
parcel, then the Arts Groups retain the right to use the Oden
site instead of the Snowdump area. This condition is beyond the
scope of the application.
Thank You.
RIO.REFERRAL
E
MEMORANDUM
TO: Aspen Consolidated Sanitation District
City Attorney
City Engineer
Environmental Health
Fire Marshal
Leisure Services
Roaring Fork Transit Agency
Water Department
Housing Director
FROM: Tom Baker, Planning Office
RE: Rio Grande: Final SPA, Pitkin County Library
Parcel ID # 2737-073-22-001
DATE: November 10, 1988
Attached for your review and comments is an application submitted
by Sunny Vann for the Pitkin County Library Board requesting
Final SPA approval for a library on the Rio Grande property.
Please review this material and return it to the Planning Office
no latter than December 2, 1988 so that I have time to prepare a
memo for the P&Z.
Thank You.
LIBRARY.REFERRAL
1
ASPEN WATER DEPARTMENT
TO: Tom Baker
FROM: Jim Markalunas, Water Superintendent
SUBJECT: Rio Grande: Fi al SPA, Pitkin Co. Library
DATE: 11-30-88
---------------------------_�,....' ---- -- ----- --------------------------
We have reviewed the application for the library SPA, as submitted as it
relates to water supply, and we have noted the applicants reference on
page 5 to an existing tap. We will check our construction records to
determine if this tap exists, and can be located. However, it might be more
advantageous to tap the 6" main on Mill St. at an new location, particularly
if the existing tap cannot be located. Reference is made to a fire sprinkler
system. Therefore, it is assumed a 4" or 6" fire line will be needed. There
is sufficient capacity in the existing distribution system to provide water
service for this proposed usP. The Water Dept. will work with the
applicant in locating any exisLing utilities, and in developing an acceptable
utility plan for the property to be served.
ASPEN WATER DEPARTMENT
TO: Tom Baker
FROM: Jim Markalunas, Water Superintendent
SUBJECT: Rio Grande: Final SPA, Parking Facility
DATE: 1 1-30-88
------------------- -- 6----- - ----------------------------------
The Water Dept. reviewed the application as it pertains to water
service, ref. pg. 24, 31, 35a, & 37. Due to the smallness of the drawing
submitted by the applicant, it is difficult to determine what, if any, water
improvements are involved in the SPA plan.
We wish to note, there is an existing water line of 8" cast iron pipe, as
shown on the utility plan. In view of the fact that there will be extensive
development in the area of the existing water line for the outdoor parking,
it is the recommendation of the Water Dept. that this cast iron water main
be replaced with ductile iron pipe, and relocated within the new Spring
Street alignment, so as to remove the possibility of having this main
rupture under expensive new parking facilities.
It is the recommendation of the Water Dept. concurrent with this
development that a new fire hydrant be installed in a designated spot as
deemed appropriate by the Fire Marshall's office.
Reference is made in the application to a fire sprinkler system. We assume
that the sprinkler system will be supplied by either a 4" or 6" fire line
lateral into the interior parking structure.
In respect to the domestic water supply, there is sufficient existing
capacity to provide service. The Water Dept. recommends, prior to any
final development pl..}ns, that the applicant submit a utility plan for our
review and approval as suggested under item 7, page 31.
cc: David Gibson, RNL Design
Judy McKenzie
Aspen Consolidated Sanitation Astrict
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Tom Baker
Planning Office
130 S. Galena Street
Aspen, CO 81611
RE: Rio Grande - Final SPA, Pitkin County Library
Dear Tom:
Tele. (303) 925-2537
November 30, 1988
The District has sufficient line and treatment capacity to
service this project at this time.
Tie only concern I have at this point, is that the potential
for any clear water connections to our system be eliminated. Roof
downspouts, exterior foundation drains, areaway drains, or any
other sources of surface runoff or groundwater cannot be directly
or indirectly connected to the sanitary sewer.
Sincerely,
Bruce MatherlY J
District Manager
.aspen (Ponsolidated Sanitation (District
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Tom Baker
Plannirg Office
130 South Galena
Aspen, Co 81611
RE: Rio Grande: Final SPA, Parking Facility
Dear Tom:
Tele. (303) 925-2537
November 29, 1988
The District has sufficient line and treatment capacity to service this
project at this time. We will need more information from the applicant in
order to approve the project to sanitation. We will need to see utility
cut sheets to see how our collection lines will be raised or lowered.
All manholes must be raised and lowered according to District specifications
(ie.less than 1 foot by risers and greater than 1 foot by barrel sections).
A five foot cover must be maintained over our collection lines or the
lines we need to be relayed. This could effect our lines in Galena St.,
the alley behind Central Bank, Mill St., the parking area south of the
project, and lines in the Spring .St./Eagles club area.
We would not recommend connecting the inside floor drains to the proposed
storm water retention area due to the potential impact on the Roaring Fork
River. If the applicant decides to tie these into the Districts system,
then District approved oil and sand interceptors will be required. We
will also need to know the total; fire sprinkler flow rate and information
describing how the applicant will control ice and snowpack within the
parking structure. Finally,.if the floor drains within the structure are
tied into the Districts system, then the openings for access to the facility
must be designed so that any form or source of surface runoff or groundwater,
cannot enter into the facility.
Sincerely
Bruce Matherly
District Manager
BM/ld
DEG - 2
MEMORANDUM
To: Tom Baker, Planning Office 1
From: Elyse Elliott, Engineering Department
Date: December 1, 1988
Re: Rio Grande Parking Facility
After reviewing the above application, the Engineering Department
has the following comments:
Spring Street extension - Will the street and sidewalk be built
with the 1/4% tax a,Jailable for the parking facility? Can there
be parallel parking along both sides of Spring Street, especially
in front of the Obermeyer Building? If this were being proposed
by a private developer, we would require that all right-of-way
improvements be bonded, should we consider this? This street
should probably be renamed Hallam.
Sidewalks - Any new sidewalks or improvements on the right-of-way
must comply with our Streetscape Guidelines. It would be nice to
have a sidewalk along the transit route from Spring Street to
Galena Street.
Utilities - It appears that all necessary utilities are close to
this project. We would like to see a sign off block by all the
utilities on the utility plat to verify the location of their
utilities.
Transit route - Presently, this is to accommodate RFTA buses or
trolleys only, but shout we construct this with a greater width
to accommodate cars in she future if the congestion becomes too
great at Spring and Mill streets? Will this route be one-way?
Alley - We're pleased that the alley will remain two-way. We
would not support one-waying of this alley, as there will
continue to be alot of truck and banking traffic in the alley.
The steep grade in the alley should be leveled and the width
should be 20'.
Signage - The application should address the signage needs that
this project will need. We will have to direct vehicles down
Mill and Main streets to the garage and instruct them on ingress
and egress. The "loop" in the alley should be signed to minimize
the ccnfusion.
Downtown Parking - The application states that it will be
necessary to review existing time zone requirements for downtown
parking. The Engineering Department will work with the Police
Department to re -assess the downtown needs in light of the new
parking garage. However, we must bear in mind that this parking
garage will not be the panacea to all of Aspen's parking
problems. I'm sure that downtown parking will still be congested
at times.
Snowdump - A snowmelter is already being constructed in the
northwest embankment of the impound lot area that should be
functional this winter. This is in agreement with the
requirements of the application.
Galena Street pedestrian corridor - Will this plan also receive
funding from the tax increase? Any plans across Main Street must
be approved by the Department of Highways.
Drainage - The plans for this look good so far. We must maintain
the historic flows in the area and make sure that no water seeps
into or stays in the garage.
Municipal Structure - The parking facility should be constructed
to accept this structure in the future. Heavy supports should be
put in place at this stage.
Funding - We should be clear on what aspects of this project will
be paid for by the tax increase.
Construction Logistics - We would like to see parking and
circulation maintained while the garage -is being built. Would it
be possible to use the ballfield for parking during -this time?
Engineering Requirements - We concur with the application that we
will need a drainage plan, survey, and utility plan. The
Engineering Department would also like to offer our services on
any pertinent issues such as utilities, lighting, road work,
bidding and construction coordination.
MEMORANDUM
To: Tom Baker, Planning Office
From: Elyse Elliott, Engineering Department.
Date: December 2. 1988
Re: Pitkin County Library, Rio Grande Final SPA
The Engineering Department has the following comments on the
above application:
Utilities - All utilities needed to serve this project appear to
be in close proximity to this: project. TY-2 Library should work
with the Parking Garage to coordinate the cxtension of utilities
and share the costs. As noted in the application, the
Engineering Department will require a plat of all utilities, with
a sign off block for each.
Serrice Vehicles - Why does the Library have a separate entrance
and exit for service vehicles? This conflicts with other
vehicles entering the Parking Garage. It seems that the service
vehicles for the Library could use the adjacent alley, since this
is the function of alleys. The alley in back of the Library
should be regraded.
Solid Waste - The size of the dumpster area should be determined
and approved by the Engineering Department and BFI. Access to
this area should be through the alley.
Parking - We don't believe that the parking need for the Library
should be provided by the Parking Garage. It has not yet been
determined whether the Parking Garage will charge for parking or
not, and parking for the Library should be free. We don't see
why the Library couldn't provide at least half, thirty, of their
required spaces on site. At their present site, parking for the
Library is v-ry tight and it is in a area that has low parking
demand. We feel that the Parking Garage will be heavily used,
and therefore, the Library should provide it's own parking.
Drainage - The application states that the drainage system will
be design to meet historic runoff levels, and that the
Engineering Department will be -provided with an approved drainage
plan. This meets our requirements for this category.
Survey - As the application states, the Engineering Department
will be provided with a full survey of this project.
The Aspen/Pitkin Environmental Health Department has reviewed the:
above -mentioned 'land use submittal for .-the following concerns
The authority for this -'review. is granted !to this . office by the
Aspen/Pitkin Planning Office.',
SEWAGE TREATMENT AND COLLECTION: --
The applicant has implied : in:*-utility.:plans that,:.the'-.-proje:^t - will
be served with -.•public sewer. as :.provided'by .the %.Aspen ::Consolidated
Sanitation ;.District. :This: conforms with=;Section ,,l 2:3'.: of °ahe ,
'itkin' County Regulations -.On Individual Sewagci *Di-spos&l,,f",Systems.:
policy ----_:to "require: =the =use of -public°r= sewer ?systems, wherever tand
whenever :'feasible, and.:; to limit;: f.tie installation of+individual :t
sewage ::disposal :.syst.ems ,only :to areas ithat dare not ,feasible or
public sewers." ;
Y' '
ADEQUATE PROVISIONS 'FOR WATEF NEEDS: tifs?';,J;''�t�t( f `{ ' a '' ,ty4` ♦, i
The applicant has:;implied din;_ utility :::plans (;:that .the,, projectr:will
be served with ;.water:`.. rovided.,b the`s°,As eri Water.:De artment`
P Y P P
distribution .system.:': This: :conforms with- Section :n23-55._ of: the _
,..Aspen Municipal: Code--. requiring.i;auch projects ",.which,°.,;use
,r , wtta
-shall be .connected to the munic.lpa,ter
AIR QUALITY:—,
- ,', ♦ .,, .{ v;.. ?♦'{�.` 1 5 .fix k 3(r , k, ri t� t, r ,,
Construction: This ;pro3ectr in`;Ztself,, doet-I-V trequire -the Y,
development' of -`a fugitive ,dust, plan since,., .the. amountf�of :disturbed
l and.; is- less . , tin . acres. 0:than:,.::, t, �:requirin'g� such a rp1an.
However, since (.this :project r;-is ` e -Iingt"toY,b tldone��•;in :,conjunction ,t<s
with the new Pitkin :County "' ibr . ry; ;; the} combined projects": wi 11 E s
y�T'. .
r,� hich exceemaa mm.,,
requires,:` a' ' an;_ ���` :Therefore Mahe :a 'l'icant. 'alh� :-develo 'f a.x;
q P.
P PP .
fugitive",.dust. plant.,whicbe }availablto"{this' office:7�
y l
Control. measures;in'.the plan can include`:}��� mud�3:and,tdir.t;`carryout',>
removalf rom=.'city .st:reets r-and ,:State `Highways :82;prompt:t
revegetation'...of '.�..disturbed. °area:s; `�chemicalf< atabiliiatirn" :and .
130 South Galena Street : Aapen,rColorado 816't'1r �tii v� r��w , 303/925 2020
n T � iS it
-. i ,� .. .. ... s .. .t!t.. „J: tel: , t'., o r.. Lc .•, , ._ t • • C. �..., r t 'yt.. ,. .t
ASPEN4PITKIN
ENVIV-43NMENTAL HEALTH DEPARTMENT.-.
Rio Grande, Final SPA, Parking Facility
Novemter 22, 1988
Page 2
fencing of work areas.
The submittal indicates the construction schedule for the parking
facility will be in excess of 6 months, This will require the
applicant to apply for an Air Pollutant ."mission_Notice. from the
Colorado Air Pollution Control Division, Colorado Health
Department. The above two requirements can be found in the
Colorado Air_Qua"_!-, y ontrol Regulations and Ambient Air Quality
.:andards,_ RegulaZion_- 1 -and 3.
Contact '.this office for appropriate forms and regulation
requirements.
Parking Garage Ventilation: The applicant has devoted much time
and narrative to addressing the accumulation and dispersion of
air contaminants generatc' by vehicle traffic within the parking
structure. The calculations concerning the numbers of vehicles
d r iv.-".ng within the structure at any given time appear to be
valid. This office has no reference of measurement to compare to
the applicants data
The submittal also states the Federal carbon monoxide standard.as
50 parts' -,.per- million., .:(ppm) , for an 8 ;hour: exposure Some
clarification ,.is necessary with this 'number..: .::.The �`applicant
should continue ;ao-explain",;that `this ' .exposure limits :is ,;,for an : 8
- hour.:':work ing :.environment: `',A ;parking structure, w_,uld:'`be pan
unlikely -arena ;:to: compare' .with a working environment : beca'use
users .are -:,.,not ,likely.:.to.--retain`• within :`the !,.facility t.for ;long ,'
periods of time: One exception 'to this would ., be,.th6 ..tparking
attendants on duty: at ,the exit gates.:':: Special``. attention should
be given =to : those -',:persons ;and : the:' design of: the ,,ticket booths ,to;
make sure': the:: employees are %`offered ; the ;.best protection.,possible
against vehic.'.e generated . pollution.
In concert '; •,,ith �. the above observation ,'';.this`•,office -'would
recommend designers.,of the'_ facility '.be aware. of > the :location.` of
exhaust ducts . to air - intake'�,ducts. The obvious concern !is
that fouled ,air:` can , be l drawn ,> intof resh airr': ducts :, and ,:create '
difficulties;:in.:work. areas within'.the structure. ,
In conclusion, .`.the,;.carbon-.monoxide -value .''of:,50 ppm.,noted above :is , s
the number ;'-that ;must be -referenced,.,;, since .that�'.,is'.a ,Federal
standard. Hoever, that: value, is normally.,'applied,: at ;sea'.•level:
The number that'.'..this office t:recommends :;.be used ; as :,the maximum
exposure ;is 31 ,. pgm: At .8 000, feet,,above-sea'` level the Rocky
Mountain::'Poison: ;ontrol,�':'Center ,"and .',.the'.: -National :Institute :of
Occupational'; Health and , Safety conf irmed`,that the lower.;.. number r at
altitude is similar:`to 50.ppm at sea level.
�
130 South Galena Street':' " + . 'Aspen, Colorado 81611 ' ';4 ,, t , ;Fn ,= , r' 303/925-2020 ,r
This project will be a focus for transportation and vehicle
movement in the area, it will be a very active area at . va: iolus
times of the day and night. Since the immediate neighborhood is
already used as a parking lot there is . a similar impact being
felt now that will be realized when the parking structure is
completed. Therefore, long term neighborhood impacts are not
anticipated that are not currently existing.
Short term noise impacts in the immediate area of the project
will.be generated during construction.
Should complaints be received by this office, response will be
governed by Chapter 16, Aspen Municipal Code,. titled Noise
Abatement,
ASPENoOPITKI
NN
ENVIRONMETAL HEALTH OEPARTMENT
To: Tom Baker, Planner
Planning Office
From: Thomas S. Dunlop, Director7_3D
Environmental Health Department
Date: November 14, 1988
Rio Grande: 'Final SPA, Pitkin County Library
Parcel ID# 2737-073-22-001
The Aspen/Pitkin Environmental Health Department has reviewed the
above -mentioned land use submittal for th(follo-,7ing concerns.
The authority for this review is granted to this office by the
Aspen/Pitkin Planning Office. J
SEWAGE TREATMENT AND COLLECTION:
The applicant, has agreed to serve the project with public sewer
-provided by, the This
as * -provi Aspen Consolidated Sanitation District
conforms_- with':; Section , 1-2.3 of the -Pitk n-- County' Regul Cti*ons On
Individual"Sewage-Disposal.Systems ,policy'.to',"require the u-se of, 'public sewer systems wherever, and whenever feasible, and to
limi- the installation of individual sewage disposal systems only*�.
to areas .that �.are .*not feasible for' public .sewers" ..
ADEQUATE PROVISIONS FOR WATER I FEDS:
The applicant: has' agreed to serve the project with water provided
by the Aspen Water *Department distribution system. This
conforms with.Section 23-55 of the Aspen Municipal Code requiring.
such projects "which use water shall be connected to the munici-
pal water -utility system".
'AIR QUALITY:
Construction: The appl i can t'..'should - become familiar with
pertinent sections of the. Colorado Air Quality Control
Requ�ations and -Ambient Air Quality Standards relative to - fugitive dust_ c itrol measures. ..Since the project does not
involve a site _arger than :5, acres,, absolute compliance with
developing ':'a fugitive dust -,-.control plan is not required....;,...
However, the ,applicant should contact this .office for information
concerning appropri re dust control measure's that can be used
d urin this g.the.',construc..Lon phase of. project.
130 South Galena Street '','Aspen, Colorado E31611 303/925-2C .0-
NOISE:
Long term noise impacts on the neighborhood are not expected to
be generated by this,land use. However, short term noise impacts
generated by construction activities may be created. Should
complaints be received by this office Chapter 161 Aspen Municipal
Code - Noise Abatement, will be the governing document.
CONFORMANCE WITH OTHER LAWS:
None that are applicable.
MEMORANDUM
DATE: December 9, 1988
TO: Tom Baker, City/County Planning Office
FROM: Bruce A. Abel, General Manage
RE: Rio Grande Parking Facility
Rio Grande Pitkin County Library
We have reviewed the above -referenced development applications
which have been submitted as part of the Final SPA process for the
Rio Grande property. ,Our comments tend to pertain primarily to
the proposed parking structure as the proposed library has very
little, if any, impact on RFTA's operation.
The areas of RFTA concern regarding the proposed development ap-
plications are as follows:
1. We are concerned that the grade of the proposed shuttle/ped-
estrian/bike path be manageable given winter street/driving
conditions. We would hope that -the grade would be no more
than 7% maximum and would prefer no more than 5%. In ad-
dition, the issue of maintenance, i.e.: snowplowing of this
shuttle path, is not addressed in the application. This path
needs to be wide enough to be easily and adequately maintain-
ed as well as wide enough to operate an eight (8) foot wide
vehicle with a 6-8 inch wide ski rack in a safe fashion given
the other proposed uses of this path. We would prefer a
dedicated right-of-way.;
2. The turning radius of the traffic circle at the end of Galena
and the intersection of this circle and the shuttle path
needs to be sufficient to insure maneuverability of RFTA
shuttle vehicles. 'The turning radius should be no less than
thirty-five (35) feet for design purposes;
3. The distance between the intersection of the Spring Street
extension and Bleeker alley and the Spring Street extension
and the shuttle path needs to be sufficient to avoid con-
flicts;
4. The application makes reference in several places to the
opinion that if there are no parking fees charged at the Rio
Grande facility then it would not be necessary to undertake a
vigorous and expanded parking enforcement program relative to
on -street parking. We disagree with this assessment and
believe that vigorous and expanded on -street parking enforce-
ment is a key to achieving a balanced parking program regard-
less of whether or not fees are charged at the Rio Grande
ptJ .-king facility. This affects the employee generation fig-
ures listed on pg. 33, which, by the way, should read "3.5"
instead of "3/5 . "
As you know, RFTA has been in support of the proposed Rio Grande
parking facility since the issue was addressed during the trans-
portation planning activities undertaken in 1986/87 and has gone
on record in this regard. We hope that the issues raised above
can be addressed in an appropriate fashion so that we can move
along towards implementation and a balanced transportation system
that addresses our community's needs.
pak