HomeMy WebLinkAboutcoa.lu.gm.ACES.12A-88
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CASELOAD SUMMARY SHEET
PITKIN COUNTY
DATE
DATE
RECEIVED: ..z//7/Y?
COMPLETE :
FK
WCE~ In ~ CASE NO.
:2 ~/J -/JO- .~/,,21~ ~
STAFF MEMB . . ~=z~
"",,!E'" NAKE, OctfJ Guwlh{fi[jPt ;faJItA t /5,tfX(iftAt.
ProJect Address:
APPLICANT: e/Z;
Applicant Addre s:
-
PAID: @ NO AMOUNT:
1) TYPE OF APPLICATION:
5-b95?
tJd.tJO
1 STEP:
2 STEP: ~
-. no'" \c.-. \ 1'"\ 'P~,;-r
;- <;e-rv/. -ro l"rol* '''1'1CZS
PUBLIC HEARING DATE:
2)
IF 1 STEP APPLICATION GOES TO: PH. <-\.100:--<-
~P&Z'
BOCC
3)
R
PUBLIC HEARING IS BEFORE:
P&Z ~C
DATE REFERRED:) odj-ff
NjA
INITIALS ';/II ('
STAFF LEVEL: 1041 HAZARD REVIEW: DATE OF APPROVAL
REFE~:
~ty Atty
---=:::::'~imty Engr
____ Housing Dir.
____ Aspen Water
____ ~ty Electric
____-----1!:nvir. Hlth.
County Mqr.
Div. Wildlife
Trails Dir.
____ Aspen Consol S.D.
Mtn. Bell
Envir. Coordin.
____ Holy Cross Electric
Fire Marshall
Snowmass viII.
FAA
State Plan. Off.
Other:
School District
____ Rocky Mtn Gas
State Hwy Dept
(Glwd) (GrJtn)
____ Bldg Zonjlnspt.
____ Colo Geo Survey
USFS
Div. Water Res.
Other:
DATE ROUTED: 1-1- XL INITIAL:Lf/lC--
County Engineer ~ Building Dept.
Envir. Health
FINAL ROUTING:
{ County Atty
Housing Dir.
____ Other:
FILE STATUS AND LOCATION:
aV1/YI/W!l ff 6(# CU
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75
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Recorded at ,t.- o'c~ck-=7Mc,
R~::eption No ;?C> I . (<ry ,
SILVIA DAVIS PITKIN COUNTY RECORDER
OF TilE BOARD OF COUNTY COMMISSIONERS
0~S~
RESOLUTION
OF PITKIN COUNTY, COLORADO, GRANTING AN EXEMPTION
FROM GROWTH MANAGEMENT FOR ESSE:TIAL COMMUNITY FACILITIES
TO THE ASPEN CENTER FOR Eh~IRONMENTAL STUDIES
Resolution No. 88-&3
WHEREAS, the Aspen Center for Envirollmental Studies (ACES)
has applied to Pitkin County for an Exemption from Growth
Management for Essential Community Facilities pursuant to Section
S-S10.2(f) of the Pitkin County Land Use Code to replace ACES'
existing 2,400 square foot education "barn" with a new facility
of approximately 4,000 square feet on a parcel of land containing
approximately 23 acres (as described in Exhibit "A"); and
WHEREAS, the pitkin County Planning and Zoning commission
revie,-..ed this application at public meetings on April Sand 19,
1988, and recommended approval of this application; and
WHEREAS, the Board of county Commissioners of pitkin County,
Colorado (hereinafter "Board") reviewed this application at a
regularly scheduled and duly noticed public hearing on June 14,
1988,
at which time evidence and testimony was
I
presented with
respect to this application; and
WHEREAS, the Board finds that ACES represents an Essential
Community Facility because of the educationa~ programs and
opportunities which they provide to the community; and
WHEREAS, the Board finds that the impacts of this project
are negligible and can be mitigated.
NOW, THEREFORE, BE IT RESOLVED by the Board that it hereby
grants an Exemption from Growth Management for Essential
"
Resolution No. 88-t"~
Page 2
cm~
558 PAGE 76
Community Facilities subject to the following conditions:
1)
The
~lrs.
site
applicant shall endeavor to secure an agreement with
Paepc}:e to provide the parking area as shmm on the
plan.
2) The new "barn" shall be limited to one certified clean
burning woodstove. Prior to the issuance of a certificate
of Occ~par.cy for the "barn", the existing woodstoves on the
property shall be removed or converted to certified clean
burning woodstoves.
3) Prior to the issuance of a building permit, the applicant
shall supply employee verification figures to the
satisfaction of the Housing Authority. Employee numbers
shall be provided for two years after the issuance of a
Certificate of Occupancy for the new facility. If the
Housing Authority .finds that additional employees have been
generated, ACES shall provide an acceptable plan for housing
those employees.
APPROVED by the Board at its regular meeting on June 28,
1988.
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
B:;J~,d C(f:J~~
Fred croWle~airman
APPROVED AS TO FORM:
\F,UA
Thomas F. Smith, County
Attorney
APPROVED AS TO CONTENT:
A<- rjn U
Alan Richman, Planning
Director
FK.ACESRESO
BOOK 5GS p4G: 77
ExhiLit ~A"
Parcel I
A tract of land situated in the La5t 1/1 of Section 12, Township
10 South, Ran~e 85 West and in thp. West 1/2 of Section 7, Tm..rnship
10 South, Range 84 West of the 6th l'.M., I~itkin County, Colorado,
ueinq more fully described as follo~5:
~
Beginning at a point whence the 1/4 corner comRlon t.o said Sections
7 and 12 bears N 22041'18" E 632.67 teet;
thence 5 ]4055'17" F 38.09 feet;
thence 5 82005'40" E 178.19 feet;
thence 5 74018'00" E 25.7] feet:
thence S 62039'00" E 194.52 feet:
thence N 02000.00. W 41.2] feet;
thence 5 74018.00. E 39.70 recto
thence N 02000'00" E 324.00 feet to a point in the centerline of
the Roaring Fork River;
thence following said centerline the following courses & distances:
N &4"27'00' W 115.50 feet;
N 05"27'00' W &3.32 feet;
N 40'30'00' E 144.50 feet;
N 20'25'00' E 1&4.75 feet;
N 14'11'00' W 24.&4 feet;
N 38"13'00' W 123.19 feet;
N 34'0&'00' W 105.54 fe~t;
N 27'30' W 13&.58 fee~;
~ 13'2&'00' W 10&.82 feet;
~ 20000'00. W 56.00 feet;
N 2&'20'00' W 317.00 feet;
N 06"22'00' W 125.65 feet;
thence, departing from said centerline;
N 65'53'20' W 215.51 feet;
thence S 35'15'00' W 55.29 feet;
thence 57.5S feet along the arc of a curve to the riqht having a
radius of 254.94 feet;
thence S 2800S'OOw E SO.S6 fe~t;
thence S &2'48'00' W 45.50 feel;
thence 5 80028'00. W 159.76 feet;
thence S 50"04'00' W 8&.70 feet;
thence S 03"45'00' E 101.&3 feet;
thence S 07"45'00' E 121.8& feet;
thence S 89'11'00' W 37.85 feet;
thence S 29007'OOM E 115.46 feet;
thence S 37"06'00' E 81.60 feet;
thence 5 07000'OO~ E 40.30 feet;
thence 5 19008'00" H 63.50 feet;
thence S 30'50'00' W 116.43 feet;
thence S 05'09'00' W 124.93 feet;
thence S 77'55'00' W 33.89 feet;
thence S. 17'25'00' E 88.84 feet:
thence S 49"55'00. E 127.22 feet;
thence S 44034'00" W 21.54 feet;
thence S 54047'12" E 87.52 feet;
thence N 79005'00" E 46.80 feet;
thence 5 49041'00" E 49.80 feet;
thence S 34025'00- E 70.60 feet;
thence N 55035'00. E 49.93 feet;
thence S 40036'53w E 5.17 (eet;
thence S 09'2&'25' E 210.13 feet;
thence S 34055'17" E 92.50 feet to the point of beqinninq
f.J<CEPT that por-tion dcscr-ibed in d.~(;>rl recorded Hay 27, 1~174 in
Book 177 at Page 609 a~ Reception No. lOl081.
See Cont1mutiofl Page
"
gOJ~ 5GS o~:: 78
F.....rCt.l II:
^ tnu:l. 01 ldnd situated in lhc NWI/Jj SWl/4 of Section 7# Township
10 SrulLh. l<...lIqp IH '~(..st ot the 6l.h PI"in<;:ipal Meridian_ Pitkin
C.,)unl"". C..lo,-=-do. ~."l.i..1 Lract i~~ 1ll'.""C- fully ctc~c:ribC'd il~ fo110\.ls:
lieQiflllinq "IL the North\o1t'f;t c....wller of .5diJ Tract \Jhence the West
1/4 COI,'OP,- (lJ Siti<..l Sf>cLion 7
Dear:; N 1:;O)O'!.2M W ~28.Z0 (ept;
Th-enC'~ S Hf~oOO'O(l" 1:.: 4:1..00 feet;
1bent"e g O~D(IO'OO" W 30.00 f~et;
Thenc... N fl8000'00" W 47..00 feel.;
Thenn: N (1:'''00'00'' W :tCJ.OO feL.t lo the point of bpqinninQ.
l"'a.rct:' I III
1\n und.i v \clt"c1 81] 2 inl.pn"'sL in and 10 ., parcel of J and beinq part
of Lot"5 1. 2. J. \1. 17.. 13 n.od 14. Block J. Ldkevieu Addition
to Lhe eil v of ASJ.t-n. Cu.lol"iulo. opjnq more fully described as
((".\10,,",5:
Deqinrdnq at ttu- SoulhWf"f>t. ('\-.nler of sClid Block J. whence the
W~st 1/4 COf"net of Sf>rt Ion 7. To\.mship 10 South. Ranqe 84 West
of the 6t.l. ....M.. R(:'aro::; N J40~r.'OO" W 730.03 feet;
thence N 07.('00'00" E 7.7.:1.63 feet to the Northwest corner of said
Block J;
lhenr.e S 7qol)'OO" E 7~.90 feet dlonq t.he North line of said
Block .'1;
thenr~ 5 0'000'00" W 7.22.63 feet to a point on the South line of
said l-llor.k. .1;
thence N 7"'01 L'OO" W 75.QO [cpt tC'l the point of heqinninc:r.
Parcel IV
~
A {'"r-cPo" (If 14'tno :.;ituat~d In the NW 1/4 SW 1/4 of Section 7.
Town:;laip HI Suuth. Ranqf" 84 W~st rlf th" 6t.... P.M.. Pitkin
Counlv. Colorado And lJ~irl'f more fUlly described as follows:
Deqirlninq ilt it point whtmce the W 1/4 r.orner of said Section
7 bf"arfi N 11007'~1" W 837..16 [ept:
thenct'! N 10049'00" J-..: 17.0.04 (eet;
theCICt-' ~j 79011'00" E 5~..08 feet:
therlcf-: $ oaooo'ou" F: l26.e2 feet;
thenct: N 7qo II . 00" W 9~. ~8 teet Lo lhe poi.nt of beqinninq.
Parcp 1 tr
Lots J drul 4. Block ~.
LAKEV1EW AIlDl'l'l(IN TO nl~: ClTY AND TOWNSITE OF ASPEN
PARe!:.1. VI
See Continuat.ion Paqe
'"'
.
eOJK 5GS p~G~ 7g
A na(".::~1 ot l<And sJt\&atf:'Q in Lh~ NU l/4 of the SW 1/4 of Section
7. Towrl~l.jJt 10 SCIulli. l-Iantlc 84 West of thf' 6th r.Mq Pitkin C-:;.unty.
Colouu1o. IIf"tnQ more fqtty de::crlhed dS rollo\.ls:
Deqinninq ....L l-t pOlnl t.lhence t.he Wt"st 1/4 COl-n~r of !laid SE"ct1on
" be.:..,.:. N ~7..07'"q" W ~~7.1.18 feet;
then~e 5 7qol1'OO. E 1&7.22 teet;
then~~ S Oho2l'OO. W 720.70 feet;
then(:~ N 79011'O{I" W lSO.16 (pet:
thcnc~ N O~oOO'OO- t 222.63 fppt to the point of beqinninq.
COUfIl.y 01 Pilkin. S\..IL~ of Colori\do
AGENDA ITEM SUMMARY
TO:
Board of County Commissioners
Public Hearing - June 14, 1988
RE:
Aspen Center for Environmental Studies (ACES) - Growth
Management Exemption
Francis Krizmanich, Planning Office G~ ~
FROM:
----------------------------------------------------------------
----------------------------------------------------------------
ISSUE: ACES is applying for a Growth Management Exemption for
Essential Community Facilities to replace the existing education
"barn" with a new facility. The existing "barn" is approximately
2,400 square feet in size. The new replacement building will be
approximately 4,000 square feet in size. The Planning staff and
the Planning commission are recommending approval of this
application subject to conditions relating to employee
generation, woodstoves and parking.
ALTERNATIVES:
1) The Board may deny this application if you find that
the proposal does not represent an Essential Community
Facility or if you find that impacts have not been
mitigated.
2)
The Board may approve this
recommended conditions or with
deem appropriate based on the
meeting.
application with
conditions which
presentation at
the
you
the
3) The Board may continue this application if you require
additional information.
RECOMMENDATION: The Planning Commission and staff recommend
approval of this application subject to the conditions outlined
in the attached memorandum.
FK
".."_.,
MEMORANDUM
TO:
Pitkin County Board of County Commissioners
FROM:
Francis Krizmanich, Planning Office
Growtlo~;Trt
RE:
Aspen Center for Environmental Studies
Management Exemption
DATE:
June 14, 1988
----------------------------------------------------------------
----------------------------------------------------------------
APPLICANT: Aspen Center for Environmental studies (ACES).
REQUEST: The applicant is applying for a Growth
Exemption for Essential Community Facilities to
existing education "barn" with a new structure.
"barn" appears to be approximately 2,400 square
The new building is proposed to be 4,000 square
The application is attached.
Management
replace the
The existing
feet in size.
feet in size.
LOCATION: Hallam Lake.
ZONING: The property is zoned AF-1 and contains approximately 23
acres.
MAJOR ISSUES AND CONCERNS:
I. REFERRAL AGENCY COMMENTS:
1) Environmental Health Department: In a memo dated March
8, 1988, Rick Bossingham submitted the following
comments:
"Sewage Treatment and Collection: Sections 2-7 and 5-
200: A letter (exhibit 3, appendix B) from the Aspen
Consolidated Sanitation District Manager certifies
existing lines are adequate to serve the development
as the applicant proposes.
Adequate provisions for Water Needs: sections 2-6 and
5-205: A letter (exhibit 1, appendix B) from the Aspen
Water Department Director indicates the existing line
is adequate to serve the development, provided it is
not used for irrigation, which the applicant has agreed
to.
Air Quality: Sections 2-17 and 5-106: The applicant
proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal,
only one certified stove and one fireplace per
structure is allowed under County resolution 86-91; the
applicant would have to receive a variance from the
Clean Air Advisory Board to allow the extra certified
stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause
reconsideration of this.
I
Noise: section 2-23: No adverse noise impacts are
anticipated from this proposal.
Conformance with other Laws: section 2-2: This
development is not anticipated to be in violation of
any other laws which fall under this department's
authority."
2) County Land Use Engineer: In a memo dated March 25,
1988, Tom Newland submitted the following comments:
"Parking: The applicant proposes to place 20 parking
spaces as per Code regulations for the facility. It is
hard to quantify parking for such a use; many people
probably visit the center to tour the areas around the
lake' as well as using the proposed structure. The
application also states that the "steadily rising
number of visitors" to the center is apparent.
Ideally, the center should be able to park all of the
vehicles attracted during peak conditions. On the
busiest day of the summer, there should be adequate on-
site parking to handle both visitor and employee
vehicles.
It is recommended that the applicant place the twenty
parking spaces and secure an agreement with Ms. Paepcke
to use that portion of her property described in the
application for overflow and/or future parking. It is
further recommended that the applicant observe the
parking situation this summer and report back to the
County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate the
handicapped.
Effects of Road System: As I read the application, it
appears that all vehicular traffic is routed through
the city of Aspen street system. I am not familiar
with the condition of the City streets or the City
street standards, and am unable to comment on this
subject.
Drainage: An approximate doubling of the building
2
envelope will tend to increase runoff volumes to a
certain extent, but the size of the parcel and
placement of the proposed building should not
significantly impact historic stormwater runoff and
flow patterns."
3)
Aspen/Pitkin
20, 1988,
comments:
Housing Authority: In a memo dated March
Ann Phillips submitted the following
The applicant is requesting exemption from GMP based
on the project being an essential community facility.
The appl icant is replacing an existing 2,000 sq. ft.
barn with a 4,000 sq. ft. building states that there
will be no additional employees generated nor hired and
therefore, is not required to supply employee housing.
The applicant has provided the attached current
employee figures and will submit an affidavit at final
approval to be reviewed in one year against the then
current employee figures and again at the end of two
years from final approval.
This has been an acceptable condition in the past for
operations that need additional space but are not
adding staff members and are considered essential
facilities.
The Housing Authority staff recommends approval of this
application with the condition that the Housing
Authority review the employee figures at the end of the
first and second years of operation.
II" STAFF COMMENTS: This application to expand the ACES
educational/office "barn" has been submitted as a Growth
Management Exemption for Essential Community Facilities. Section
5-510(2) (f) of the Land Use Code states:
"(f) All construction of governmental and community
facilities other than housing, subject to the approval of
the Board of County Commissioners upon the recommendation of
the Planning and Zoning commission. To be eligible for said
exemption, the applicant shall first be required to
demonstrate that the project represents an essential
governmental or community facility. Minimum criteria for
this determination shall include, but not be limited to,
findings that the project provides basic or fundamental
public services upon which the remainder of the community is
dependent for support; is available for use by the general
pUblic and serves primarily the local community. Upon the
demonstration that the project is essential, the applicant
shall also be required to document that the impacts of the
3
,-.,
project will be mitigated, including those associated with
the generation of additional employees; the demand for
parking, road and transit services; and the need for such
basic services as water supply, sewage treatment, drainage
control, fire and police protection, and solid waste
disposal. Applicants shall also be required to demonstrate
that the project has a negligible adverse impact on the
communi ty I S air, water, land and energy resources and is
visually compatible with surrounding areas."
The Planning staff opinion is that the applicant has
demonstrated that this project represents an essential
community facility. Teaching programs provided to local
schools, adult education programs and seminars are open to
the general public and primarily serve the local community.
In regard to the requirement that the project mitigate
impacts, the Planning staff has the following comments:
1) Parking: The staff agrees with Tom Newland, that the
applicant should secure an agreement with Mrs. Paepcke
for additional parking area. Tom Cardomone, of ACES,
commented at the Planning Commission meeting that ACES
is working to secure an agreement for on-site parking
with Mrs. Paepcke. A parking plan has been submitted
which is acceptable to the staff.
2) Employee Housing: The ACES staff consists of eight
fUll/part time staff members, six summer interns and
six visiting professors. No increase in staff is
projected.
The Planning staff agrees with the Housing Office
recommendation that proof of employment numbers be
provided now and for two years after the new facility
1S 1n operation. A condition of approval should
require the applicant to provide additional housing, if
at the end of two years, additional employees have been
generated.
3) Air Quality: The applicant originally proposed to
install two "clean burning" woodstoves in the facility.
The Planning staff recommended that new woodstoves be
prohibited in the new building to minimize air quality
impacts. The Planning commission proposed a compromise
by recommending that the new "barn" be limited to one
clean burning woodstove and that ACES would convert
existing "dirty" woodstoves in residences on the
property to clean burning woodstoves. The Planning
staff supports this compromise because the net effect
will be reduce the air pollution from on-site
woodstoves.
4
'""
RECOMMENDATION: The Planning staff and the Planning Commission
recommend approval of this application to the Board of County
Commissioners subject to the following conditions:
1) The applicant shall endeavor to secure an agreement with
Mrs. Paepcke to provide the parking area as shown on the
site plan.
2) The new "barn" shall be limited to one certified clean
burning woodstove. Prior to the issuance of a Certificate
of Occupancy for the "barn"-, the existing woodstoves on the
property shall be removed or converted to certified clean
burning woodstoves.
3) Pr ior to the issuance of a building permit, the appl icant
shall supply employee verification figures to the
satisfaction of the Housing Authority. Employee numbers
shall be provided for two years after the issuance of a
Certificate of Occupancy for the new facility. If the
Housing Authority finds that additional employees have been
generated, ACES shall provide an acceptable plan for housing
those employees.
FK.ACES
5
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ENVIRONMENTAL HEALTH OEPARTMENT
MEMORANDUM
MAR
o
v
To: Francis Krizmanich, Planning Office
From: Rick Bossingham, Environmental Health Department~
Date: March 8, 1988
Re: Aces Growth Management Exemption, Parcel IDt 2735-124-00-573
----------------------------------------------------------------
----------------------------------.------------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned land use submittal under authority of the Pitkin
Countv Code, Title II, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200:
A letter (exhibit 3, appendix B) from the Aspen Consolidated
Sanitation District Manager certifies existing lines are adequate
to serve the development as the applicant proposes.
ADEOUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205:
A letter (exhibit 1, appendix B) from the Aspen Water Department
Director indicates the existing line is adequate to serve the
development, provided it is not used for irr igation, which the
applicant has agreed to. However, the applicant failed to show
the proposed irrigation water supply well is capable of meeting
the criteria in section 5-205(e) (2) of the code.
AIR QUALITY: Sections 2-17 and 5-106:
The applicant proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal, only one
certified stove and one fireplace per structure is allowed under
County resolution 86-91: the applicant would have to receive a
variance from the Clean Air Advisory Board to allow the extra
certified stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause reconsideration of
this.
NOISE: Section 2-23
No adverse noise impacts are anticipated from this proposal.
CONFORMANCE WITH OTHER LAWS: Section 2-2
This development is not anticipated to be in violation of any
other laws which fall under this department's authority.
130 South Galena Street
Aspen, Colorado 81611
303/925-2020
""-'-.
MEMORANDUM
TO:
Francis Krizmanich. Planning Office
FROM:
Tom Newland. Land Use ~ngineer
HE:
ACES Growth Management Exemption
DATE:
~Ian:h 25. 1988
--------------------------------~---------------------------------
----------_._-------------~---------------------------------------
I have reviewed the
of his client. ACES.
comments to you:
application present by Sunny Vann on behalf
and would like to forward the following
Parking: The applicant proposes to place 20 parking spaces as
per code regulations for the facility. It is hard to quantify
parking for such a use; many people probably visit the center to
tour the areas around the lake as well as using the proposed
structure. The application also states that the "steadily
rising number of visitors" to the center is apparent.
Ideally. the center should be able to park all of the vehicles
attracted during peak conditions. On the busiest day of the
summer. there should be adequate on-site parking to handle both
visitor and employee vehicles.
It is recommended that the applicant place the twenty parking
spaces and secure an agreement with Ms. Paepcke to use that
portion of her property described in the application for overflow
and/or future parking. It is further recommended that the
applicant observe the parking situation this summer and report
back to the County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate for the hand-
icapped.
Internal street and parking space design is not adequately
described within the submission. Any future placement of these
improvements should conform to County and City specifications and
allow for bus movements to and from the proposed facilities.
Effects on Road System: As I read the application. is appears
that all vehicular traffic is routed through the City of Aspen
street system. I am not familiar with the condition of the city
streets or the city .street standards. and am unable to comment on
this subject.
Drainage: An approximate doubling of the building envelope will
tend to increase runoff volumes to a certain extent. but the size
of the parcel and placement of the proposed building should not
significantly impact historic stormwater runoff and flow pat-
terns.
/'"
~
MEMORANDUM
TO:
HOUSING AUTHORITY BOARD OF THE CITY OF ASPEN AND
PITKIN COUNTY, COLORADO
FROM:
ANN PHILLIPS, PROPERTY MANAGER
DATE:
MARCH 20, 1988
RE:
ACES GROWTH MANAGEMENT EXEMPTION PARCEL ID# 2735-
124-00-573
BACKGROUND: The applicant is requesting exemption from GMP
based on the project being an essential community facility. The
applicant is replacing an existing 2000 s.f. barn with a 4000
s.f. building and states that there will be no additional
employees generated nor hired and therefore is not required to
supply employee housing.
The applicant has provided the attached current employee figures
and will submit an affidavit at final approval to be reviewed in
one year against the then current employee figures and again at
the end of two years from final approval.
This has been an acceptable condition in the past for operations
that need additional space but are not adding staff members and
are considered essential community facilities. If this is the
determinatio~ then the following is the staff recommendation.
STAFF RECOMMENDATION: Approval of application with the condition
of review of employee figures at the end of one year and two
years from date of final approval.
ACTION NEEDED: Approval of staff recommendation.
;, ~.j"
/1}'
j,.
-
-
/
~
AN APPLICATION FOR
GROWTH MANAGEMENT EXEMPTION
FOR THE
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
Prepared for
(
Aspen Center For Environmental Studies
P.O. Box 8777
Aspen, Colorado 81612
Prepared by
\
. VANN ASSOCIATES, INC.
Planning Consultants
210 South Galena Street, Suite 24
Aspen, Colorado 81611
(303) 925-6958
(
TABLE OF CONTENTS
Section
Page
APPENDIX
A. Exhibit 1, Ownership and Encumberance
Report
B. Exhibit 1, Letter from ACES to Aspen
Water Department
Exhibit 2, Letter from Aspen Water
Department
Exhibit 3, Letter from Aspen Consolidated
Sanitation District
C. Exhibit 1, Adjacent Property Owners
(
\.
ii
r.~.
^-~Y.""
(
part, or Section IV of the application, addresses the
Code's growth management exemption criteria.
For the
reviewer's convenience, all pertinent supporting documents
relating to the project (e.g., ownership and encumbrance
report, utility commitments, etc.) are provided in the
various appendices to the application. It should be notedu
that the information contained in Section II has been
excerpted from various materials prepared by the ACES
staff.
While the Applicant has attempted to address all
relevant provisions of the Land Use Code, and to provide
sufficient information to enable a thorough evaluation of
(
the application, questions may arise which result in the
staff's request for further information and/or clarifica-
tion. The Applicant would be pleased to provide such
additional information as may be required in the course of
the application's review.
II. ASPEN CENTER FOR ENVIRONMENTAL STUDIES
The Aspen Center for Environmental Studies is a non-
profit, educational organization dedicated to increasing
human awareness of the environment.
ACES principal focus
is twofold: 1) to provide an educational program for local
primary and secondary schools, and 2) to produce a series
of field courses for children and adults to increase their
,
\
awareness of the environment surrounding the Aspen area.
2
(
ACES to manage the one hundred and seventy-five (175) acre
North Star Preserve. Aces helped to establish specific
guidelines for use of the property which allowed public
access and strengthened management principles. Throughout
the year, and particularly in the fall and winter, access
to certain areas of the preserve which are frequented by
elk herds is permitted only in small groups accompanied by
an ACES naturalist.
(
During the next two years, ACES continued to
develop its educational and land management philosophies.
By 1986, the Board of Trustees felt confident that ACES
could expand its activities further, and explore other
avenues of land management. That summer, ACES worked with
the u.s. Forest Service to develOp and test a pilot
educational program designed for tourists visiting the
gateway to the Maroon Bells/Snowmass Wilderness area, the
most heavily used wilderness area in the Country.
Because of cut-backs in federal spending, the
Forest Service was no longer able to conduct interpretive
tours. However, the ACES pilot program provided profes-
sional naturalists who gave tours which applied the ACES
educational philosophy to the flora, fauna, geology and
human history of the area. The success of this initial
program recently led the Forest Service to contract a
larger, more ambitious project to ACES. During the summer
4
C. Educational Programs
(
ACES offers a variety of programs for both
children and adults in winter and summer. Children's
educational programs, however, are ACES first priority.
In the summer, local and visiting children attend daily
programs on natural history and the environment. In the
fall, winter and spring, the Center provides the natural
science curriculum for local public schools from kinder-
garten through fourth grade. ACES also provides sig-
nificant programs for public school students in grades
five through twelve, and for all students at two (2)
private schools. In addition, more than six (6) pre-
schools rely on ACES to introduce their children to nature
study and simple ecological concepts.
Adult education courses for the general pUblic
have been expanded substantially in recent years. Each
summer, people from allover the Country gather to
participate in field courses taught by outstanding
professors and naturalists, courses carrying college
credit and accredited by the Colorado Board of Education"
Educators and professional naturalists attend courses
which give them teacher training and recertification.
ACES also co-sponsors the National Rural Education As-
sociation's conference held annually at Hallam Lake at
6
Similarly, the already crowded "Barn" facility cannot
handle the steadily rising number of visitors to the
Center. ACES projects that the expanded version of the
Maroon Bells/Snowmass Wilderness educational program will
attract approximately fifteen hundred (1,500) new visitors
to the Hallam Lake facility. At the present time, the
"Barn" simply does not have the capacity to meet the
current and future needs of these visitors.
As ACES plays an increasingly important role in
education and land management, the need for adequate
office space will also become more pronounced. At
present, the Center's office space is being used simul-
taneously as a visitors center and classroom, a situation
which results in a difficult working environment.
To alleviate the problems outlined above, ACES
proposes to build a new structure that will accommodate
the Center's growing needs while still blending in with
the sanctuary's natural surroundings. The new building,
which has been designed by Tim Hagman of Hagman Yaw
Architects, will incorporate natural, locally available
materials and will make efficient use of heat and energy
sources. The new facility will essentially occupy the
same footprint .as the existing "Barn" as this particular
piece of ground remains the best centralized location from
which to conduct the Center's activities.
(
8
-,.~
must also demonstrate that any impacts attributable to the
project will be mitigated. These two exemption criteria
are addressed in detail below.
A. Essential Community Facility
In order to qualify as an essential community
facility, the Code requires that, at a minimum, the
project "provides basic or fundamental public services
upon which the remainder of the community is dependent for
support, is available for use by the general public and
serves primarily the local community." The Applicant
believes that each of these criteria are met by ACES
proposed, educational facility.
(
As discussed in Section II of the application,
ACES provides a basic natural sciences, educational
program which is designed to meet the needs of the
comunnity's public and private schools. The Center also
provides a variety of education courses and programs for
the comunnity's adult population. While ACES facilities
and programs are available to the general public at large,
they serve primarily the local community. In fact, the
community's school system is dependent in large part upon
ACES to provide the basic natural sciences curriculum for
its students. Clearly, ACES role as a non-profit,
educational entity serving the needs of the community and
its visitors is consistent with the Code's criteria for
10
-'"";^-,
2. Parking. The minimum, off-street parking (
requirement for non-residential space within the County's
AF-l zone district is two (2) spaces per four hundred
(400) square feet. While the appropriateness of this
requirement is obviously subject to debate, the proposed
.- four thousand (4, 000) square foot structure will require
twenty (20) off-street parking spaces in order to meet the
requirements of the Land Use Code.
(
At present, ACES off-street parking consists of
two (2) spaces located adjacent to the existing "Barn",
two (2} spaces at the Director's residence, three (3)
spaces at the so-called "Professor's House", approximately
six (6) spaces located just outside the preserve's entry
gate, and an additional three. (3) spaces located adjacent
to the "Staff House". These sixteen (16) spaces are
supplemented by available on-street parking and are
generally adequate to accommodate all but the largest of
ACES educational events. However, the largest events
typically occur in the evening, when adequate parking is
available in the surrounding area.
In order to meet the specific requirements of
the Code, and to adequately provide for the Center's
future needs,. ACES is exploring with Mrs. Paepcke the
possibility of using a portion of her property located
adjacent to the professor's house, and behind the City's
(
12
4. Water/Sewer. ACES existing service line
will be utilized to provide water to the new facility.
The sepecific requirements of the facility are outlined
in Appendix B, Exhibit 1. The Aspen Water Department has
indicated that adequate water is available and that use of
the existing service line is acceptable (see Appendix B,
Exhibit 2). In order to maintain adequate pressure for
domestic use, water for irrigation will be provided from
an existing, shallow well as recommended.
G
Similarly, the new facility will be connected to
the existing sanitary sewer which serves the present
structure. According to the Aspen Consolidated Sanitation
District, anticipated flows attributable to the new
facility can be accommodated with no improvements to
existing sewer lines or to the treatment plant (see
Appendix B, Exhibit 3). Inasmuch as ACES new facility
will utilize existing water and sewer lines, and no
extension of these utilities will be required, the project
is in compliance with the applicable regulations of
Sections 5-200, 5-203 and 5-205 of the Code.
5.' Drainage. As noted in Section III of the
application, the new structure will be constructed in the
same location as ACES existing educational facility. The
building footprint is located outside the 100 year flood-
plain of the Roaring Fork River and outside the high water
14
7. Solid Waste. Solid waste generated by ACES
existing operations is currently collected in individual
trash containers and stored at. the so-called "Staff House"
where it is picked up by BFI Waste Systems on a weekly
basis. This approach to collection and disposal elimina-
tes the need for BFI vehicles to enter the main sanctuary.
No significant generation of additional solid waste is
anticipated as a result of the proposed project.
8.
Air/Water Quality.
No significant impact
upon the community's air quality is anticipated as a
result of the proposed project. Although the new facility
will incorporate two (2) certified, wood burning stoves,
(
they are intended to serve primarily as a backup to the
building's passive solar and electric heating systems. It
"'
should be noted that only one certified stove and one
fireplace per structure is currently permitted within the
County.
The Clean Air Advisory Board, however, has
previously allowed an additional certified stove if no
fireplace is installed.
The Applicant will request
approval for such a substitution upon receipt of a growth
management exemption for the new facility.
As discussed previously, water service to the
project will be provided by the Aspen Water Department.
The building site is located outside of the 100 year
floodplain and no significant regrading will be required.
,
i.
16
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\
EXHIBIT 1
('
CITY OF ASPEN
130 south galena street
aspen, colorado 81611
303-925 -2020
July 21, 1987
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, CO 81612
Dear Tom:
Concerning your inquiry by letter July 10, 1987, (also discussed
over the phone), it appears to us that you could utilize the
existing service line to supply the necessary additional fixtures
referred to in your letter without having to extend the main. We
would suggest you provide a pump for your irrigation in order to
minimize the demand on the existing service, as you might at
times experience a drop in pressure, if all facilities are in use
at the same time. We would also suggest that the Aspen Center
for Environmental Studies give serious consideration to extending
the main into the premises, should you contemplate further
expansion of the facilities.
Let us know if you have any additional questions.
~inC*l~
Jim Markalunas
irector, Aspen Water Department
EXHIBIT 3
(
.Aspen 8onsolidated Sanitation (j)istrict
565 North Mill Street
Aspen. Colorado 81611
Tele. (303) 925-3601
Tele. (303) 925-2537
July 13, 1987
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, Colorado 81611
Dear Mr. Cardamone:
(
This letter is to certify that the Aspen Consolidated Sanitation
District can service any additional fixtures that are added in the
remodeling of the Aspen Center for Environmental studies.
Sincerely
~4-
Heiko Kuhn, Manager
Aspen Consolidated Sanitation District
(
,.
AGENDA ITEM SUMMARY
TO:
Board of County Commissioners
Public Hearing - June 14, 1988
FROM:
Aspen Center for Environmental Studies (ACES) - Growth
Management Exemption
Francis Krizmanich, Planning Office 0~ ~
RE:
----------------------------------------------------------------
----------------------------------------------------------------
ISSUE: ACES is applying for a Growth Management Exemption for
Essential community Facilities to replace the existing education
"barn" with a new facility. The existing "barn" is approximately
2,400 square feet in size. The new replacement building will be
approximately 4,000 square feet in size. The Planning staff and
the Planning commission are recommending approval of this
application subject to conditions relating to employee
generation, woodstoves and parking.
ALTERNATIVES:
1) The Board may deny this application if you find that
the proposal does not represent an Essential Community
Facility or if you find that impacts have not been
mitigated.
2)
The Board may approve this
recommended conditions or with
deem appropriate based on the
meeting.
application with
conditions which
presentation at
the
you
the
3) The Board may continue this application if you require
additional information.
RECOMMENDATION: The Planning commission and staff recommend
approval of this application subject to the conditions outlined
in the attached memorandum.
FK
MEMORANDUM
TO: Pitkin County Board of County Commissioners
FROM:
Francis Krizmanich, Planning Office
Growt~l~
RE:
Aspen Center for Environmental Studies
Management Exemption
DATE:
June 14, 1988
----------------------------------------------------------------
----------------------------------------------------------------
APPLICANT: Aspen Center for Environmental Studies (ACES).
REQUEST: The applicant is applying for a Growth Management
Exemption for Essential Community Facilities to replace the
existing education "barn" with a new structure. The existing
"barn" appears to be approximately 2,400 square feet in size.
The new building is proposed to be 4,000 square feet in size.
The application is attached.
LOCATION: Hallam Lake.
ZONING: The property is zoned AF-1 and contains approximately 23
acres.
MAJOR ISSUES AND CONCERNS:
I. REFERRAL AGENCY COMMENTS:
1) Environmental Health Department: In a memo dated March
8, 1988, Rick Bossingham submitted the following
comments:
"Sewage Treatment and COllection: sections 2-7 and 5-
200: A letter (exhibit 3, appendix B) from the Aspen
Consolidated Sanitation District Manager certifies
existing lines are adequate to serve the development
as the applicant proposes.
Adequate provisions for Water Needs: sections 2-6 and
5-205: A letter (exhibit 1, appendix B) from the Aspen
Water Department Director indicates the existing line
is adequate to serve the development, provided it is
not used for irrigation, which the applicant has agreed
to.
Air Quality: sections 2-17 and 5-106: The applicant
proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal,
only one certified stove and one fireplace per
structure is allowed under County resolution 86-91; the
applicant would have to receive a variance from the
Clean Air Advisory Board to allow the extra certified
stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause
reconsideration of this.
IA
Noise: section 2-23: No adverse noise impacts are
anticipated from this proposal.
Conformance
development
any other
authority."
with other Laws: section 2-2: This
is not anticipated to be in violation of
laws which fall under this department's
2) County Land Use Engineer: In a memo dated March 25,
1988, Tom Newland submitted the following comments:
nparking: The applicant proposes to place 20 parking
spaces as per Code regulations for the facility. It is
hard to quantify parking for such a use; many people
probably visit the center to tour the areas around the
lake as well as using the proposed structure. The
application also states that the "steadily rising
number of visitors" to the center is apparent.
Ideally, the center should be able to park all of the
vehicles attracted during peak conditions. On the
busiest day of the summer, there should be adequate on-
site parking to handle both visitor and employee
vehicles.
It is recommended that the applicant place the twenty
parking spaces and secure an agreement with Ms. Paepcke
to use that portion of her property described in the
application for overflow and/or future parking. It is
further recommended that the applicant observe the
parking situation this summer and report back to the
County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate the
handicapped.
Effects of Road System: As I read the application, it
appears that all vehicular traffic is routed through
the City of Aspen street system. I am not familiar
with the condition of the City streets or the City
street standards, and am unable to comment on this
subject.
Drainage: An approximate doubling of the building
2
-.....
envelope will tend to increase runoff volumes to a
certain extent, but the size of the parcel and
placement of the proposed building should not
significantly impact historic stormwater runoff and
flow patterns."
3)
AspenjPitkin
20, 1988,
comments:
Housing Authority: In a memo dated March
Ann Phillips submitted the following
The applicant is requesting exemption from GMP based
on the project being an essential community facility.
The applicant is replacing an existing 2,000 sq. ft.
barn with a 4,000 sq. ft. building states that there
will be no additional employees generated nor hired and
therefore, is not required to supply employee housing.
The applicant has provided the attached current
employee figures and will submit an affidavit at final
approval to be reviewed in one year against the then
current employee figures and again at the end of two
years from final approval.
This has been an acceptable condition in the past for
operations that need additional space but are not
adding staff members and are considered essential
facilities.
The Housing Authority staff recommends approval of this
application with the condition that the Housing
Authority review the employee figures at the end of the
first and second years of operation.
II. STAFF COMMENTS: This application to expand the ACES
educational/office "barn" has been submitted as a Growth
Management Exemption for Essential Community Facilities. section
5-510(2)(f) of the Land Use Code states:
"(f) All construction of governmental and community
facili ties other than housing, subj ect to the approval of
the Board of County Commissioners upon the recommendation of
the Planning and Zoning commission. To be eligible for said
exemption, the applicant shall first be required to
demonstrate that the project represents an essential
governmental or community facility. Minimum criteria for
this determination shall include, but not be limited to,
findings that the project provides basic or fundamental
public services upon which the remainder of the community is
dependent for support; is available for use by the general
public and serves primarily the local community. Upon the
demonstration that the project is essential, the applicant
shall also be required to document that the impacts of the
3
","""..,
.......,,'"'
....,.-'
.......,,,
project will be mitigated, including those associated with
the generation of additional employees; the demand for
parking, road and transit services; and the need for such
basic services as water supply, sewage treatment, drainage
control, fire and police protection, and solid waste
disposal. Applicants shall also be required to demonstrate
that the project has a negligible adverse impact on the
community's air, water, land and energy resources and is
visually compatible with surrounding areas."
The Planning staff opinion is that the applicant has
demonstrated that this project represents an essential
community facility. Teaching programs provided to local
schools, adult education programs and seminars are open to
the general public and primarily serve the local community.
In regard to the requirement that the project mitigate
impacts, the Planning staff has the following comments:
1) Parking: The staff agrees with Tom Newland, that the
applicant should secure an agreement with Mrs. Paepcke
for additional parking area. Tom Cardomone, of ACES,
commented at the Planning commission meeting that ACES
is working to secure an agreement for on-site parking
with Mrs. Paepcke. A parking plan has been submitted
which is acceptable to the staff.
2) Employee Housing: The ACES staff consists of eight
full/part time staff members, six summer interns and
six visiting professors. No increase in staff is
projected.
The Planning staff agrees with the Housing Office
recommendation that proof of employment numbers be
provided now and for two years after the new facility
is in operation. A condition of approval should
require the applicant to provide additional housing, if
at the end of two years, additional employees have been
generated.
3) Air Quality: The applicant originally proposed to
install two "clean burning" woodstoves in the facility.
The Planning staff recommended that new woodstoves be
prohibited in the new building to minimize air quality
impacts. The Planning commission proposed a compromise
by recommending that the new "barn" be limited to one
clean burning woodstove and that ACES would convert
existing "dirty" woodstoves in residences on the
property to clean burning woodstoves. The Planning
staff supports this compromise because the net effect
will be reduce the air pollution from on-site
woodstoves.
4
....'....
......,.,...
RECOMMENDATION: The Planning staff and the Planning commission
recommend approval of this application to the Board of County
Commissioners subject to the following conditions:
1) The applicant shall endeavor to secure an agreement with
Mrs. Paepcke to provide the parking area as shown on the
site plan.
2) The new "barn" shall be limited to one certified clean
burning woodstove. Prior to the issuance of a certificate
of Occupancy for the "barn", the existing woodstoves on the
property shall be removed or converted to certified clean
burning woodstoves.
3) Prior to the issuance of a building permit, the applicant
shall supply employee verification figures to the
satisfaction of the Housing Authority. Employee numbers
shall be provided for two years after the issuance of a
Certificate of Occupancy for the new facility. If the
Housing Authority finds that additional employees have been
generated, ACES shall provide an acceptable plan for housing
those employees.
FK.ACES
5
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t"" ASPEN.PITKIN """'
ENVI~NMENTAL HEALTH DEPAR~ENT
MEMORANDUM
MAR
o
v
To: Francis Krizmanich, Planning Office
From: Rick Bossingham, Environmental Health Department~
Date: March 8, 1988
Re: Aces Growth Management Exemption, Parcel IDi 2735-124-00-573
----------------------------------------------------------------
---------------------------------_._-----------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned land use submittal under authority of the Pitkin
Countv Code, Title II, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200:
A letter (exhibit 3, appendix B) from the Aspen Consolidated
Sanitation District Manager certifies existing lines are adequate
to serve the development as the applicant proposes.
ADEOUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205:
J~
A letter (exhibit 1, appendix B) from the Aspen Water Department
Director indicates the existing line is adequate to serve the
development, provided it is not used for irrigation, which the
applicant has agreed to. However, the applicant failed to show
the proposed irrigation water supply well is capable of meeting
the criteria in section 5-205(e) (2) of the code.
AIR QUALITY: Sections 2-17 and 5-106:
The applicant proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal, only one
certified stove and one fireplace per structure is allowed under
County resolution 86-91; the applicant would have to receive a
variance from the Clean Air Advisory Board to allow the extra
certified stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause reconsideration of
this.
NOISE: Section 2-23
No adverse noise impacts are anticipated from this proposal.
CONFORMANCE WITH OTHER LAWS: Section 2-2
This development is not anticipated to be in violation of any
other laws which fall under this department's authority.
130 South Galena Street
Aspen, Colorado 8161'
303/925-2020
I""-
"-
..,
,."
MEMORANDUM
TO:
Francis Krizmanich. Planning Office
FROM:
Tom Newland, Land Use Engineer
HE:
ACES Growth Management Exemption
DATE:
March 25. 1988
-----------------------------------------------------------------
--------------------------------------------------------------------
I have reviewed the
of his client. ACES.
comments to you:
application present by Sunny Vann on behalf
and would like to forward the following
Parking: The applicant proposes to place 20 parking spaces as
per code regulations for the facility. It is hard to quantify
parking for such a use; many people probably visit the center to
tour the areas around the lake as well as using the proposed
structure. The application also states that the "steadily
rising number of visitors" to the center is apparent.
Ideally. the center should be able to park all of the vehicles
attracted during peak conditions. On the busiest day of the
summer, there should be adequate on-site parking to handle both
visitor and employee vehicles.
It is recommended that the applicant place the twenty parking
spaces and secure an agreement with Ms. Paepcke to use that
portion of her property described in the application for overflow
and/or future parking. It is further recommended that the
applicant observe the parking situation this summer and report
back to the County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate for the hand-
icapped.
Internal street and parking space design is not adequately
described within the submission. Any future placement of these
improvements should conform to County and City specifications and
allow for bus movements to and from the proposed facilities.
Effects on Road System: As I read the application. is appears
that all vehicular traffic is routed through the City of Aspen
street system. I am not familiar with the condition of the city
streets or the city.street standards, and am unable to comment on
this subject.
Drainage: An approximate doubling of the building envelope will
tend to increase runoff volumes to a certain extent, but the size
of the parcel and placement of the proposed building should not
significantly impact historic stormwater runoff and flow pat-
terns.
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MEMORANDUM
TO:
HOUSING AUTHORITY BOARD OF THE CITY OF ASPEN AND
PITKIN COUNTY, COLORADO
FROM:
ANN PHILLIPS, PROPERTY MANAGER
DATE:
MARCH 20, 1988
RE:
ACES GROWTH MANAGEMENT EXEMPTION PARCEL ID# 2735-
124-00-573
~
BACKGROUND: The applicant is requesting exemption from GMP
based on the project being an essential community facility. The
applicant is replacing an existing 2000 s. f. barn with a 4000
s.f. building and states that there will be no additional
employees generated nor hired and therefore is not required to
supply employee housing.
The applicant has provided the attached current employee figures
and will submit an affidavit at final approval to be reviewed in
one year against the then current employee figures and again at
the end of two years from final approval.
This has been an acceptable condition in the past for operations
that need additional space but are not adding staff members and
are considered essential community facilities. If this is the
determination then the following is the staff recommendation.
STAFF RECOMMENDATION: Approval of application with the condition
of review of employee figures at the end of one year and two
years from date of final approval.
ACTION NEEDED: Approval of staff recommendation.
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AN APPLICATION FOR
GROWTH MANAGEMENT EXEMPTION
FOR THE
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
Prepared for
(
Aspen Center For Environmental studies
P.O. Box 8777
Aspen, Colorado 81612
Prepared by
\
. VARN ASSOCIATES. INC.
Planning Consultants
210 South Galena Street, Suite 24
Aspen, Colorado 81611
(303) 925-6958
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Section
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TABLE OF CONTENTS
Page
I.
II.
..
III.
IV.
l
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INTRODUCTION
1
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
2
A.
Background
3
B.
Organization
5
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C.
Educational ~ograms
6
PROJECT DESCRIPTION
7
GROWTH MANAGEMENT EXEMPTION
9
A.
Essential community Facility
10
11
B.
Impact Mitigation
1. Employee Generation
11
2. Parking
12
13
3. Roads/Transit
4. Water/Sewer
14
5. Drainage
14
6. Fire Protection
15
16
16
7. Solid Waste
8. Air/Water Quality
9. Energy Conservation
17
10. Visual Compatibility
17
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TABLE OF CONTENTS
Section
Page
APPENDIX
A. Exhibit 1, Ownership and Encumberance
Report
B. Exhibit 1, Letter from ACES to Aspen
Water Department
Exhibit 2, Letter from Aspen Water
Department
Exhibit 3, Letter from Aspen Consolidated
Sanitation District
C. Exhibit 1, Adjacent Property Owners
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I.
INTRODUCTION
The following application, submitted pursuant to
Section 5-510.2(f) of the pitkin County Land Use Code,
requests a growth management exemption for the construc-
tion of a new facility to serve the educational and office
requirements of
the Aspen
Center For Environmental
Studies, a Colorado, non-profit corporation hereinafter
referred to as ACES.
The new facility will replace an
existing, similar structure which is located on ACES
approximately twenty-three (23) acre, Hallam Lake property
(see OWnership and Encumbrance, Appendix A, Exhibit 1).
As shown on the accompanying Site Development Plan,
(
the portion of ACES property on which the proposed
facility is to be constructed is located in unincorporated
Pitkin County and is zoned AF-l, Agricultural and Forestry
District. The remainder of the property is located within
the City of Aspen and is zoned R-15, Residential. The
application is submitted on behalf of ACES by Tom Car-
damone, the Center's Director and resident naturalist.
The Applicant's representative is Sunny Vann, AICP of Vann
Associates, Inc., Planning Consultants.
The application has been divided into three (3) basic
parts. The first part, or Section II of the application,
provides a brief overview of ACES while Section III
(
describes the Applicant's proposed project.
1
The third
, ,
(
part, or section IV of the application, addresses the
Code's growth management exemption criteria. For the
reviewer's convenience, all pertinent supporting documents
relating to the project (e.g., ownership and encumbrance
report, utility commitments, etc.) are provided in the
various appendices to the application. It should be noted
that the information contained in Section II has been
excerpted from various materials prepared by the ACES
staff.
(
While the Applicant has attempted to address all
relevant provisions of the Land Use Code, and to provide
sufficient information to enable a thorough evaluation of
the application, questions may arise which result in the
staff's request for further information and/or clarifica-
tion. The Applicant would be pleased to provide such
additional information as may be required in the course of
the application's review.
I
II. ASPEN CENTER FOR ENVIRONMENTAL STUDIES
\
The Aspen Center for Environmental Studies is a non-
profit, educational organization dedicated to increasing
human awareness of the environment. ACES principal focus
is twofold: 1) to provide an educational program for local
primary and secondary schools, and 2) to produce a series
of field courses for children and adults to increase their
awareness of the environment surrounding the Aspen area.
2
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Provided below is a brief overview of the history of ACES,
its organization, and the various educational programs it
offers to the public.
A. Background
In 1968, Elizabeth Paepcke fulfilled her dream
of preserving an approximately twenty-three (23) acre
sanctuary called
Hallam Lake; she created ACES, an
organization designed to protect and manage the lake
habitat.
Located at the end of Puppy Smith Street near
the heart of downtown Aspen, the Lake and adjacent grounds
are inhabited by beaver, muskrat, hawks, owls, waterfowl,
deer, fox, trout, a variety of songbirds and a lone golden
( .i
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eagle.
;
In 1975, an old barn located near the Lake was
renovated to provide office space, a natural history
library and a reception area. ACES hired professional
naturalists Tom and Jody Cardamone to direct the Center's
educational programs
and to manage the Hallam Lake
sanctuary as a outdoor classroom. Protecting the environ-
ment while simultaneously using it as an outdoor classroom
became a unique challenge of ACES.
The ACES philosophy of
education and land
management was so successfully implemented at Hallam Lake
that, in 1984, the Board of County Commissioners asked
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ACES to manage the one hundred and seventy-five (175) acre
North Star Preserve. Aces helped to establish specific
guidelines for use of the property which allowed pUblic
access and strengthened management principles. Throughout
the year, and particularly in the fall and winter, access
to certain areas of the preserve which are frequented by
elk herds is permitted only in small groups accompanied by
an ACES naturalist.
(
During the next two years, ACES continued to
develop its educational and land management philosophies.
By 1986, the Board of Trustees felt confident that ACES
could expand its activities further, and explore other
avenues of land management. That summer, ACES worked with
the u.S. Forest Service to develop and test a pilot
educational program designed for tourists visiting the
gateway to the Maroon Bells/Snowmass Wilderness area, the
most heavily used wilderness area in the Country.
Because of cut-backs in federal spending, the
Forest Service was no longer able to conduct interpretive
tours. However, the ACES pilot program provided profes-
sional naturalists who gave tours which applied the ACES
educational philosophy to the flora, fauna, geology and
human history of the area. The success of this initial
program recently led the Forest Service to contract a
larger, more ambitious project to ACES. During the summer
4
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of 1987, each visitor to the area, which is accessible
only by bus, had the option of buying a bus ticket which
included an interpretive nature walk hosted by an ACES
naturalist.
Although the programs outlined above remain the
backbone of ACES educational purpose, the Center has begun
to assume a more dynamic role in the community. Aces has
been asked to apply its educational philosophy to a number
of new, important projects. For example, several private
landowners have recently approached ACES with parcels of
significant natural value.
Due to lack of funding, ACES
(
has been unable to accept the management responsibility
for such properties. However, a soon to be initiated fund
raising campaign, one aspect of which will be to establish
an endowment fund, should help alleviate this problem.
B. Organization
ACES is governed by a Board of nineteen (19)
Trustees chosen by the Center's membership at an annual
meeting. These Trustees, along with national advisors and
special honorary
Trustees, are
responsible for the
Center's overall policies and financial management. ACES
educational programs are carried out by eight (8) full/
part-time staff members, six (6) summer interns, and six
(6) visiting professors.
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C. Educational Programs
ACES offers a variety of programs for both
children and adults in winter and summer. Children's
educational programs, however, are ACES first priority.
In the summer, local and visiting children attend daily
programs on natural history and the environment.
In the
fall, winter and spring, the Center provides the natural
science curriculum for local public schools from kinder-
gar ten through fourth grade.
ACES also provides sig-
nificant programs for public school students in grades
five through twelve, and for all students at two (2)
private schools. In addition, more than six (6) pre-
(
schools rely on ACES to introduce their children to nature
study and simple ecological concepts.
Adult education courses for the general public
have been expanded substantially in recent years. Each
summer, people from allover the Country gather to
participate in
field courses
taught by outstanding
professors and naturalists, courses
carrying college
credit and accredited by the Colorado Board of Education.
Educators and professional naturalists attend courses
which give them teacher training and recertification.
ACES also co-sponsors the National Rural Education As-
sociation's conference held annually at Hallam Lake at
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which rural educators learn how to use the outdoors for
teaching natural science classes.
ACES also offers other programs for the general
public.
A series of films and lectures called "Potbelly
Perspectives" takes place each week during the winter.
Year-round nature walks are offered through the sanctuary,
the North Star Preserve and the local mountains. Programs
involving wildlife
rehabilitation and birds of prey
stimulate additional public interest.
A significant
percentage of the approximately thirty thousand (30,000)
visitors who enter the Maroon Bells/Snowmass Wilderness
area at Maroon Lake are eventually expected to participate
(
in the ACES educational program.
III. PROJECT DESCRIPTION
In order to keep up with the demands of education,
visitation and
office space, ACES must replace its
existing facility (i. e., the "Barn") with a new structure
designed to meet both existing and projected needs.
Because of the expansion of ACES environmental sciences
programs and special study units in the local school
systems, their is a need for more classroom space. At
present, classroom space in the three (3) room "Barn"
competes with office, visitor and library uses, often
causing a chaotic teaching atmosphere.
(
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Similarly, the already crowded "Barn" facility cannot
handle the steadily rising number of visitors to the
Center.
ACES projects that the expanded version of the
Maroon Bells/Snowmass Wilderness educational program will
attract approximately fifteen hundred (1,500) new visitors
to the Hallam Lake facility.
At the present time, the
"Barn" simply does not have the capacity to meet the
current and future needs of these visitors.
As ACES plays an increasingly important role in
education and land management, the need for adequate
office space will also become more pronounced. At
present, the Center's office space is being used simul-
taneously as a visitors center and classroom, a situation
which results in a difficult working environment.
To alleviate
the problems outlined above, ACES
proposes to build a new structure that will accommodate
the Center's growing needs while still blending in with
the sanctuary's natural surroundings.
The new building,
which has been designed by Tim Hagman of Hagman Yaw
Architects, will incorporate natural, locally available
materials and will make efficient use of heat and energy
sources. The new facility will essentially occupy the
same footprint .as the existing "Barn" as this particular
piece of ground remains the best centralized location from
which to conduct the Center's activities.
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As
the
accompanying architectural drawings il-
lustrate, the new facility will contain approximately four
,
thousand (4,000) square feet on two levels, and will
accommodate ACES expanding educational needs by providing
a large classroom, a field laboratory, lecture and meeting
rooms, and an expanded library.
Visitors will enjoy an
improved exhibit area, a visitor information area and a
small book shop. Much needed naturalist and staff offices
will be located on the building's second floor.
The new facility will be constructed of wood and will
incorporate a stone foundation. The building's roof will
be constructed of either non-reflecting metal or wood
shingles.
Glass will be utilized extensively where
(
appropriate to enhance views of the surrounding sanctuary.
Although the project will require the removal of one (1)
large evergreen,
the site's
mature vegetation will
generally be maintained.
Additional landscaping will be
provided to help screen the new facility and to increase
wildlife habitat.
IV. GROWTH MANAGEMENT EXEMPTION
In order to be eligible for a growth management
exemption, Section
S-SlO.2(f) of the Land Use Code
requires that the Applicant first demonstrate that the
proposed project is an essential community facility. Upon
demonstration that the project is essential, the Applicant
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must also demonstrate that any impacts attributable to the
project will be mitigated.
These two exemption criteria
are addressed in detail below.
A. Essential Conununity Facility
In order to qualify as an essential community
facility, the Code requires that, at a minimum, the
project "provides basic or fundamental public services
upon which the remainder of the community is dependent for
support, is available for use by the general public and
serves primarily the local community."
The Applicant
believes that each of these criteria are met by ACES
proposed, educational facility.
(
As discussed in Section II of the application,
-
ACES provides
a basic natural sciences, educational
program which is designed to meet the needs of the
comunnity's public and private schools. The Center also
provides a variety of education courses and programs for
the comunnity's adult population.
While ACES facilities
and programs are available to the general pUblic at large,
they serve primarily the local community.
In fact, the
community's school system is dependent in large part upon
ACES to provide the basic natural sciences curriculum for
its students.
Clearly, ACES role as a non-profit,
educational entity serving the needs of the community and
its visitors is consistent with the Code's criteria for
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classification
as
an
essential community facility.
Consequently, the first prerequisite for exemption can be
met by ACES.
B. Impact Mitigation
The second
prerequisite for exemption from
growth management requires that all impacts attributabe to
the project be mitigated. The project's various impacts,
the mitigation to be undertaken by the Applicant, and its
compliance with the general regulations of the Land Use
Code are described below.
1.
Employee
Generation.
No
additional
(
employees will be generated as a result of ACES replace-
ment of its existing educational facility.
As discussed
in Section II, the new structure is required primarily to
alleviate the overcrowding which
unduly hampers the
efficient provision of ACES many programs.
The new
structure will provide adequate office space from which to
administer the Center's affairs, while eliminating the
conjestion that presently occurs
from attempting to
utilize the existing facility's limited space for multiple
purposes. As no new employees will be generated, no
mitigation is required.
The project, therefore, is in
compliance with Section 5-300 of the Code.
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2.
Parking. The minimum, off-street parking
(
requirement for non-residential space within the County's
AF-l zone district is two (2) spaces per four hundred
(400) square feet.
While the appropriateness of this
requirement is obviously subject to debate, the proposed
four thousand (4,OOOJ square foot structure will require
twenty (20) off-street parking spaces in order to meet the
requirements of the Land Use Code.
At present, ACES off-street parking consists of
two (2) spaces located adjacent to the existing "Barn",
two (2) spaces at the Director's residence, three (3)
spaces at the so-called "Professor's House", approximately
(
six (6) spaces located just outside the preserve's entry
gate, and an additional three (3) spaces located adjacent
to the "Staff House".
These sixteen (16) spaces are
supplemented by
available on-street parking and are
generally adequate to accommodate all but the largest of
ACES educational events.
However, the largest events
typically occur in the evening, when adequate parking is
available in the surrounding area.
In order to meet the specific requirements of
the Code, and to adequately provide for the Center's
future needs,. ACES is exploring with Mrs. Paepcke the
possibility of using a portion of her property located
adjacent to the professor's house, and behind the City's
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electric sub-station, for additional off-street parking.
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The use of this area is particularly attractive as it can
be conviently accessed by the pUblic and, most important-
ly, is located outside the actual preserve.
Should the
County require the provision of additional parking, this
area offers the most realistic solution, and a condition
that an agreement be reached with Mrs. Paepcke would
appear to be a reasonable requirement of GMP exemption
approval.
3.
Roads/Transit.
Inasmuch as the new
facility is required primarily to handle the existing
level of ACES operations, no significant increase in
(
vehicular traffic is anticipated which would adversely
(
impact the adjacent street system. Consequently, no
Po
physical improvements to the system are believed to be
required.
The proposed project, therefore, is in com-
pliance with Section 5-201 of the Land Use Code.
It should be noted that a substantial percentage
of ACES visitation consists of supervised school children.
These children either arrive at the sanctuary via the
nearby pedestrian trail or are transported to the facility
by bus, therby minimizing vehicular impacts
on the
community's street system.
Similarly, various adult
programs are scheduled for the evenings and many of ACES
activities occur off-site (e.g., Maroon Bells Tours, field
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4.
Water/Sewer.
ACES existing service line
will be utilized to provide water to the new facility.
The sepecific requirements of the facility are
outlined
in Appendix B, Exhibit 1. The Aspen Water Department has
indicated that adequate water is available and that use of
the existing service line is acceptable (see Appendix B,
Exhibit 2).
In order to maintain adequate pressure for
domestic use, water for irrigation will be provided from
an existing, shallow well as recommended.
Similarly, the new facility will be connected to
the existing sanitary sewer which serves the present
structure. According to the Aspen Consolidated Sanitation
(.
District, anticipated flows attributable to the new
facility can be accommodated with no improvements to
i
existing sewer lines or to the treatment plant (see
Appendix B, Exhibit 3).
Inasmuch as ACES new facility
will utilize existing water and sewer lines, and no
extension of these utilities will be required, the project
is in compliance with the applicable regulations of
Sections 5-200, 5-203 and 5-205 of the Code.
5. . Drainage.
As noted in Section III of the
application, the new structure will be constructed in the
same location as ACES existing educational facility. The
building footprint is located outside the 100 year flood-
plain of the Roaring Fork River and outside the high water
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level of Hallam Lake.
As no significant grading of the
building site will be required, no change in the natural
character of the area should occur.
Hence, historical
stormwater runoff and flow patterns will be maintained.
Runoff volumes should not exceed levels at-
tributable to the site in its natural state and no
impediment of natural water courses will occur as a result
of the project.
An appropriate building foundation will
be engineered to accommodate the area's relatively high
water table.
Based on the above, the project is in
compliance with section 5-101 of the Code.
6.
Fire Protection.
Fire protection will be
(
provided by the Aspen Volunteer Fire Department.
The
~
project site is located approximately eight (8) blocks
from the fire station, resulting in a response time of
approximately three (3) to five (5) minutes. The closest
fire hydrant is located near the intersection of Puppy
smith Street and the entrance to the Rio Grande trail.
Should it be determined that additional measures are
necessary to ensure adequate fire protection, the new
facility will be sprinklered and a smoke/heat alarm system
will be connected to a local security system (e.g.,
Westec) .
Building construction will conform to all
applicable fire protection regulations of the Uniform
Building Code.
15
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7. Solid Waste. Solid waste generated by ACES
existing operations is currently collected in individual
trash containers and stored at the so-called "Staff House"
where it is picked up by BFI Waste Systems on a weekly
basis. This approach to collection and disposal elimina-
tes the need for BFr vehicles to enter the main sanctuary.
No significant generation of additional solid waste is
anticipated as a result of the proposed project.
(
8. Air/Water Quality. No significant impact
upon the community's air quality is anticipated as a
result of the proposed project. Although the new facility
will incorporate two (2) certified, wood burning stoves,
they are intended to serve primarily as a backup to the
building's passive solar and electric heating systems. It
should be noted that only one certified stove and one
fireplace per structure is currently permitted within the
County. The Clean Air Advisory Board, however, has
previously allowed an additional certified stove if no
fireplace is installed. The Applicant will request
approval for such a substitution upon receipt of a growth
management exemption for the new facility.
!l!
As discussed previously, water service to the
project will
The building
be provided by the
site is located
Aspen Water Department.
outside of the 100 year
floodplain and no significant regrading will be required.
I.
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Consequentlty, the project will have no adverse impact
upon the quantity, quality or accessibility
of the
County's water resources.
The development and operation
of ACES proposed facility, therefore, is in compliance
with the applicable requirements of both Sections 5-106
and 5-107 of the Code.
9. Energy Conservation. ACES new facility has
been specifically designed to enhance energy conservation.
The structure has been oriented to maximize passive solar
gain for heating purposes and the use of natural daylight-
ing techniques. Building insulation will exceed minimum
requirements and low consumption water fixtures will be
(
utilized throughout. A small, active solar system will be
instaled to supplement domestic hot water heating require-
ments.
No adverse impact upon the County's energy
resources is anticipated as a result of the project.
10. Visual Compatability.
As
noted
in
Section III, the new structure will essentially occupy the
same footprint as the existing "Barn". Extensive site
grading will not be required and additional landscaping
will be installed.
The new structure will not block the
views of any surrounding development nor will it have any
adverse visual impact upon the area's natural characteris-
tics. The project, therefore , is in compliance with the
applicable provisions of Section 5-105 of the Code.
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EXHIBIT 1
CITY OF ASPEN
130 south galena street
aspen, colorado 81611
303-925-2020
July 21, 1987
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, CO 81612
Dear Tom:
Concerning your inquiry by letter July 10, 1987, (also discussed
over the phone), it appears to us that you could utilize the
existing service line to supply the necessary additional fixtures
referred to in your letter without having to extend the main. We
would suggest you provide a pump for your irrigation in order to
minimize the demand on the existing service, as you might at
times experience a drop in pressure, if all facilities are in uSe
at the same time. We would also suggest that the Aspen Center
for Environmental Studies give serious consideration to extending
the main into the premises, should you contemplate further
expansion of the facilities.
Let us know if you have any additional questions.
~inC"il~
im Markalunas
irector, Aspen Water Department
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EXHIBIT 2
Aspen Center for Environmental Studies
Julv 10. 1987
Jim Markalunas
Aspen Water Department
City of Aspen
130 S. Galena
Aspen. CO 81611
Dear Jim,
The Aspen Center for Environmental Studie$ is planning to replace
the Hallam Lake Barn witt, a larger bui lding. Fixtures in the present
b\!ilding include 2 toilets. 2 bathroom sinks. one kitchen sink. one tub-
shower and one hose bib. In the new building floor plan we're plilnning
3 toilets, 3 bathroom sinks and one kitchen sink. What doesn't appear
on the plan is one tub-shower, one sink in the lab and one hose bib.
Regarding irrigation. I do have a shallow Qround water well which I can
pump.
SUMMARY
( FIXTURE PRESENT BUILDING NEW BUILDING
--
, Toi lets 2 3
Sinks 3 5
Tub/Shower 1 1
Hose Bibs 1 1
I would appreciate a letter from you regarding the adequacy of our
water line for these improvements.
Thank you.
Sincerely.
Tom Cardamone
lJirector
(
P.O. Box 8777 . Aspen. Colorado 81612 . Phone 303/925-5756
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EXHIBIT 3
.Aspen C9onsolidated Sanitation (j)istrict
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Tele. (303) 925-2537
July 13, 1987
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, Colorado 81611
Dear Mr. Cardamone:
(
This letter is to certify that the Aspen Consolidated Sanitation
District can service any additional fixtures that are added in the
remodeling of the Aspen Center for Environmental studies.
~
Sincerely
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Heiko Kuhn, Manager
Aspen Consolidated Sanitation District
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RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO, GRANTING AN EXEMPTION
FROM GROWTH MANAGEMENT FOR ESSENTIAL COMMUNITY FACILITIES
TO THE ASPEN CENTER FOR ENVIRONMENTAL STUDIES
Resolution No. 88-____
WHEREAS, the Aspen Center for Environmental Studies (ACES)
has applied to pitkin County for an Exemption from Growth
Management for Essential Community Facilities pursuant to section
5-510.2(f) of the Pitkin County Land Use Code to replace ACES'
existing 2,400 square foot education "barn" with a new facility
of approximately 4,000 square feet on a parcel of land containing
approximately 23 acres (as described in Exhibit "A"); and
WHEREAS, the Pitkin County Planning and Zoning Commission
reviewed this application at public meetings on April 5 and 19,
1988, and recommended approval of this application; and
WHEREAS, the Board of County Commissioners of pitkin County,
Colorado (hereinafter "Board") reviewed this application at a
regularly scheduled and duly noticed public hearing on June 14,
1988, at which time evidence and testimony was presented with
respect to this application; and
WHEREAS, the Board finds that ACES represents an Essential
Community Facility because of the educational programs and
opportunities which they provide to the community; and
WHEREAS, the Board finds that the impacts of this project
are negligible and can be mitigated.
NOW, THEREFORE, BE IT RESOLVED by the Board that it hereby
grants an Exemption from Growth Management for Essential
.......
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Resolution No. 88-____
Page 2
Community Facilities subject to the following conditions:
1) The applicant shall endeavor to secure an agreement with
Mrs. Paepcke to provide the parking area as shown on the
site plan.
2) The new "barn" shall be limited to one certified clean
burning woodstove. Prior to the issuance of a Certificate
of Occupancy for the "barn", the existing woodstoves on the
property shall be removed or converted to certified clean
burning woodstoves.
3) Prior to the issuance of a building permit, the applicant
shall supply employee verification figures to the
satisfaction of the Housing Authority. Employee numbers
shall be provided for two years after the issuance of a
certificate of Occupancy for the new facility. If the
Housing Authority finds that additional employees have been
generated, ACES shall provide an acceptable plan for housing
those employees.
APPROVED by the Board at its regular meeting on June 28,
1988.
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
By
Fred Crowley, Chairman
ATTEST:
Jeanette Jones, Deputy
County Clerk
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
A<-~ U
Alan Richman, Planning
Director
Thomas F. Smith, County
Attorney
FK.ACESRESO
""""-,,,
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,.'
ExhiLit "Au
Parcel I
A tract of land situated in the East 1/2 of Section 12, Township
10 South, Ranqe 85 West and in the West 1/2 of Section 7. Township
10 South. Range 84 West of the 6th P.M., Pitkin County. Colorado.
being more fully described as follow5:
Beginning at a point whence the 1/4 corner common to said Sections
7 and 12 bears N 22"41'16" E &32.67 teet;
thence S 34"55'17" E 36,09 feet;
thence S 62"05'40" E 176.19 feet,
thence S 74"16'00" E 25,73 feet;
thence S &2"39'00" E 194.52 feet;
thence N 02"00'00" W 41.23 feet;
thdnce S 74018'00" E 39.70 feet;
thence N 02000'00" E 324.00 feet to a point in the centerline of
the Roaring Fork River;
thence following said centerline the following courses & distances:
N &4"27'00" W 115.50 feet;
N 05"27'00" W &3.32 feet;
N 40"30'00" E 144.50 feet,
N 20"25'00" E 1&4.75 feet;
N 14"11'00" W 24.64 feet;
N 36"13'00" W 123.19 feet;
N 34"0&'00" W 105.54 feet;
N 27"30' W 13&.56 feet;
N 13'26'00" W 10&.62 feet;
N 20'00'00" W 5&.00 feet;
N 2&'20'00" W 317.00 feet;
N 0&'22'00" W 125.&5 feet;
thence, departing from said centerline;
N &5"53'20" W 215.51 feet;
thence S 35"15'00" W 55.29 feet;
thence 57.58 feet along the arc of a curve to the riqht having a
radius of 254.94 feet;
thence S 26"06'00" E 60.8& feet;
thence S &2"46'00" W 45.50 feet;
thence S 60"28'00" W 159.7& feet;
thence S 50"04'00" W 66.70 feet;
thence S 03"45'00" E 101.&3 feet,
thence S 07"45'00" E 121.6& feet;
thence S 69"11'00" W 37.65 feet;
thence S 29007'00" E 115.46 feet;
thence S 37006'00" E 81.60 feet;
thence S 07"00'00" E 40.30 feet;
thence S 19"06'00" W 63,50 feet;
thence S 30"50'00" W 116.43 feet;
thence S 05'09'00" W 124.93 feet,
thence S 77"55'00" W 33.69 feet;
thence S. 17"25' 00" E 66.64 feet;
thence S 49'55'00" E 127.22 feet;
thence S 44"34'00" W 21.54 feet;
thence S 54"47'12" E 67.52 feet;
thence N 79'05'00" E 4&.60 feet;
thence S 49"41'00" E 49.80 feet,
thence S 34'25'00" E 70.&0 feet;
thence N 55'35'00" E 49.93 feet;
thence S 40'3&'53" E 5.17 feet;
thence S 09'26'25" E 210.13 feet;
thence S 34'55'17" E 92.50 feet to the point of beqinninq
F=<CEPT that portion described in d....l"rl recor-dcd May 27. 1974 1n
Book 177 at Paqe 609 as Reception No. 101064.
See ContinuatIon Page
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........
P.'~xcl'l XI:
A tn\l'l. 01 Id.nd situated in thc NWl/4 SWl/4 of Section 7, Township
10 Selld.h. kc.i.(lqp 84 '~(>st of the 6t.h Principal Meridian. Pitkin
Count"..,.. Culol";;,do. $A1,1 Lt"act i~.i flIQf'"C ful Iv described as follows:
lleqirJ1linq ~IL Lhe Northwt"'...t cm"ner- of sdid Tract whence the West
1/4 cOt.-npr." oJ- ~iliu Sp.cLion 7
Bea"'~j N l:lo:W'~I7." W 1)28.7.0 (eet";
Then~" S BR'OO'OO" I:: 4~.00 feet;
Then,'" S O~'OO'OO" W 10.00 r"et;
Theno.. N ABoOO'OO" W 47..00 feel.:
Tht.mc~ N O:~1I00'OO" W 10.00 feet to the point of bf"qinninq.
Parc~d III
An uncUvidt'd B/]7. .inl.prf"5L in and l-o ."\ parcel of land be1nq part
of Lot::; 1. "l.. :l. 11. 17., 13 nod 14. Block ). Lakeview Addition
to Lhe C'ilv oC ASPf-n, Culorado. bpin<r more fully described as
[ollowa:
Deqinrd nil at tht' SouLh......f'l"t ("co'-ner or said Block 3, whence the
West 1/4 cornet: or Se-C'tlon 7. '1'otlnship 10 South. Ranqe 84 West
of the 6tb P.M.. A~ar. N ]4'~B'00" W 730.03 feet,
t.henl.:t! N 07.000'00" E 7.27..63 feet to the NOt"thwest cot"ner of said
Block J;
then\.p S 7901]'00" E 7~.90 feet dlonq the North line of said
Block .1;
then~" S 07'00'00" W 772.63 feet to a point on the South line of
said ti1oc:k ];
thencE" N 7Goll'OO" W 75.fJO [ept t"Cl the point of heqinninq.
Parcel IV'
A pnrTp.l (If "li1no :..;ituated in the NW 1/4 SW 1/4 of Section 7.
Town~lJip "10 South. Hanqe- 84 W~st of the 6th P.M., Pitkin
Countv. Colorado nnd uf.d.u'f more fully described as follows:
Beqinn.lnq at. il point whfmce t.hE" W 1/4 ~orner of said Section
7 bPnrn N J1007'~J" W 8J~.16 fept;
then...' N 10'49'00" E 170.04 [~et,
therlct" ~) 7tjoll'OO" E 5!..OB (e~t:
the~c" R OS'no'oo" R 126.82 reet,
thencp. N 7qoll'OO" W 95.98 tf"E't La the poi.nt or beqinninq.
Parcpl V
Lots 1 ""'[ 4, Blnck 7,
LAKEVl F.w AIl11lTlON TO TIlE C1TY AND TOWNS1TE OF ASPEN
PARel::J. Vl
See Continuat.ion Paqe
,'"
"
r.....
\,.j
A pal"cel. 0' ldnc1 sjtliat~d in the N~J 1/4 of the SW 1/4 of Section
7. TOWTI~.;tdpJO Rout.h. kantle 84 ~C::it of thf' 6th r.M.. Pitkin County.
Colot.<'\do. },Plnq more ftttJy der:crlhed dS follows:
Beqinn:tnq ttl i'l ~olnL whF.nce t.he Wt:sl; 1/4 COl"nel' of said Section
1 bears N ~~o07'~q" W ~,~l.la reet;
thenr.p. S 7qoll'OO" f: ]&'1.22 l.eet;
thence S Oho~3'OO" W ~20.70 feet;
then(:~ N 79011'00" W 1~O.]6 reet;
thencr. N O;tOOO'OO" F. 7.7.7..63 ff"'Pt to t.he point of beQinninQ.
Count.y 01 P'ilkin. St.uLe of Colora.do
-
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PUBLIC NOTICE
RE: ASPEN CENTER FOR ENVIRONMENTAL STUDIES (ACES) GROWTH
MANAGEMENT EXEMPTION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, June 14, 1988, at a meeting to begin at 5:30 P.M.,
before the Board of County Commissioners, in the Commissioners'
Meeting Room, 506 E. Main street, Aspen, Co, to consider an
application submitted by Aspen Center for Environmental Studies
(ACES), requesting Growth Management Exemption for construction
of a new facility to serve as an educational/office for the Aspen
Center for Environmental Studies. The new facility will replace
an existing structure which is located on Aces approximately 23
acres, Hallam Lake property. The property is zoned AF-1 and R-
15.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena street, Aspen, Co 81611 (303) 925-2020,
ext. 222.
s/Fred Crowley
Chairman, Board of County
Commissioners
----------------------------------------------------------------
----------------------------------------------------------------
Published in the Aspen Times on May 12, 1988.
Pitkin County Invoice No. 40410
""""
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CERTIFICATE OF MAILING
I, he~ebY certity that on this ~ day of "--;l(~
198(, a true and correct copy of the attached Notice of Public
Hearing was deposi ted in the United states mail, first-class
postage prepaid, to the adjacent property owners a;:; indicated on
the attached list of adjacent property owners which was supplied
to th~ Planning Office by the applicant in regard to the case
named on the public notice.
I"'"
.......
"""I
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PUBLIC NOTICE
RE: ASPEN CENTER FOR ENVIRONMENTAL STUDIES (ACES) GROWTH
MANAGEMENT EXEMPTION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, June 14, 1988, at a meeting to begin at 5:30 P.M.,
before the Board of County Commissioners, in the Commissioners'
Meeting Room, 506 E. Main street, Aspen, Co, to consider an
application submitted by Aspen Center for Environmental Studies
(ACES), requesting Growth Management Exemption for construction
of a new facility to serve as an educational/office for the Aspen
Center for Environmental Studies. The new facility will replace
an existing structure which is located on Aces approximately 23
acres, Hallam Lake property. The property is zoned AF-1 and R-
15.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena Street, Aspen, Co 81611 (303) 925-2020,
ext. 222.
s/Fred Crowley
Chairman, Board of County
Commissioners
================================================================
~
Published in the Aspen Times on May 12, 1988.
Pitkin County Invoice No. 40410
,'"'
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MEMORANDUM
TO: Pitkin County Planning and Zoning Commission
FROM:
Francis Krizmanich, Planning OffiCe('~
Aspen Center for Environmental st~ies (ACES) Parking
Lot
RE:
DATE:
April 19, 1988
----------------------------------------------------------------
----------------------------------------------------------------
APPLICANT: ACES.
ISSUE: On April 5, 1988, the Planning Commission reviewed the
ACES application, to replace the education/office "barn". At
that meeting, the Planning commission indicated that you would
like to review a parking plan. The plan has been submitted and
reviewed by staff. Our opinion is that the proposal appears to
provide the additional parking which was discussed at the
meeting. We will present the plan and solicit your comments at
the meeting.
FK.ACESMEMO
""
,-....I
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.....,;
MEMORANDUM
TO:
Pitkin County Planning and Zoning Commission
FROM:
Francis Krizmanich, Planning Office
RE:
Aspen Center for Environmental Studies
Management Exemption
Growth
DATE:
April 5, 1988
----------------------------------------------------------------
----------------------------------------------------------------
APPLICANT: Aspen Center for Environmental Studies (ACES).
REQUEST: The applicant is applying for a Growth
Exemption for Essential Community Facilities to
existing education "barn" with a new structure.
"barn" appears to be approximately 2,400 square
The new building is proposed to be 4,000 square
The application is attached.
Management
replace the
The existing
feet in size.
feet in size.
LOCATION: Hallam Lake.
ZONING: The property is zoned AF-1 and contains approximately 23
acres.
MAJOR ISSUES AND CONCERNS:
I. REFERRAL AGENCY COMMENTS:
1) Environmental Health Department: In a memo dated March
8, 1988, Rick Bossingham submitted the following
comments:
"Sewage Treatment and Collection: sections 2-7 and 5-
200: A letter (exhibit 3, appendix B) from the Aspen
Consolidated Sanitation District Manager certifies
existing lines are adequate to serve the development
as the applicant proposes.
Adequate provisions for Water Needs: sections 2-6 and
5-205: A letter (exhibit 1, appendix B) from the Aspen
Water Department Director indicates the existing line
is adequate to serve the development, provided it is
not used for irrigation, which the applicant has agreed
to. However, the applicant failed to show the proposed
irrigation water supply well is capable of meeting the
criteria in section 5-205(e) (2) of the Code.
Air Quality: sections 2-17 and 5-106: The applicant
~~..
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......
proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal,
only one certified stove and one fireplace per
structure is allowed under County resolution 86-91; the
applicant would have to receive a variance from the
Clean Air Advisory Board to allow the extra certified
stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause
reconsideration of this.
Noise: section 2-23: No adverse noise impacts are
anticipated from this proposal.
Conformance
development
any other
authority."
with other Laws: section 2-2: This
is not anticipated to be in violation of
laws which fall under this department's
2) County Land Use Engineer: In a memo dated March 25,
1988, Tom Newland submitted the following comments:
"Parking: The applicant proposes to place 20 parking
spaces as per Code regulations for the facility. It is
hard to quantify parking for such a use; many people
probably visit the center to tour the areas around the
lake as well as using the proposed structure. The
application also states that the "steadily rising
number of visitors" to the center is apparent.
Ideally, the center should be able to park all of the
vehicles attracted during peak conditions. On the
busiest day of the summer, there should be adequate on-
site parking to handle both visitor and employee
vehicles.
It is recommended that the applicant place the twenty
parking spaces and secure an agreement with Ms. Paepcke
to use that portion of her property described in the
application for overflow and/or future parking. It is
further recommended that the applicant observe the
parking situation this summer and report back to the
County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate for
the handicapped.
Effects of Road System: As I read the application, it
appears that all vehicular traffic is routed through
the city of Aspen street system. I am not familiar
with the condition of the City streets or the City
street standards, and am unable to comment on this
subject.
2
,....
.......
-".........
'-"
Drainage: An approximate doubling of the building
envelope will tend to increase runoff volumes to a
certain extent, but the size of the parcel and
placement of the proposed building should not
significantly impact historic stormwater runoff and
flow patterns."
3)
AspenjPitkin
20, 1988,
comments:
Housing Authority: In a memo dated March
Ann Phillips submitted the following
The applicant is requesting exemption from GMP based
on the proj ect being an essential community facility.
The applicant is replacing an existing 2,000 sq.ft.
barn with a 4,000 sq. ft. building states that there
will be no additional employees generated nor hired and
therefore, is not required to supply employee housing.
The applicant has provided the attached current
employee figures and will submit an affidavit at final
approval to be reviewed in one year against the then
current employee figures and again at the end of two
years from final approval.
This has been an acceptable condition in the past for
operations that need additional space but are not
adding staff members and are considered essential
facilities.
The Housing Authority staff recommends approval of this
application with the condition that the Housing
Authority review the employee figures at the end of the
first and second years of operation.
II. STAFF COMMENTS: This application to expand the ACES
educational/office "barn" has been submitted as a Growth
Management Exemption for Essential Community Facilities. Section
5-510(2) (f) of the Land Use Code states:
"(f) All construction of governmental and community
facil i ties other than housing, subj ect to the approval of
the Board of County Commissioners upon the recommendation of
the Planning and Zoning commission. To be eligible for said
exemption, the applicant shall first be required to
demonstrate that the project represents an essential
governmental or community facility. Minimum criteria for
this determination shall include, but not be limited to,
findings that the project provides basic or fundamental
public services upon which the remainder of the community is
dependent for support; is available for use by the general
public and serves primarily the local community. Upon the
3
,-.
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-'
demonstration that the project is essential, the applicant
shall also be required to document that the impacts of the
project will be mitigated, including those associated with
the generation of additional employees; the demand for
parking, road and transit services; and the need for such
basic services as water supply, sewage treatment, drainage
control, fire and police protection, and solid waste
disposal. Applicants shall also be required to demonstrate
that the project has a negligible adverse impact on the
communi ty I S air, water, land and energy resources and is
visually compatible with surrounding areas."
The Planning staff opinion is that the applicant has
demonstrated that this project represents an essential
communi ty facil i ty. Teaching programs provided to local
schools, adult education programs and seminars are open to
the general public and primarily serve the local community.
In regard to the requirement that the project mitigate
impacts, the Planning staff has the following comments:
1) Water: The staff has considered the concerns raised by
Environmental Health regarding section 5-205 (e) (2) of
the Code which is intended to insure adequate site
irrigation. The Planning staff opinion is that this
Code provision applies primarily to new development
where revegetation of disturbed areas is a concern.
Because this project replaces an existing facility,
site disturbance will be minimized. The Planning staff
opinion is that this project complies with Section 5-
205(e)(2).
2) Parking: The staff agrees with Tom Newland, that the
applicant should secure an agreement with Mrs. Paepcke
for additional parking area. While it is true that
evening parking may be a available in the Post Office
and Supermarket lots, in the absence of agreements and
review of the shared use of these lots we cannot
support using those areas to mitigate this project's
impacts.
3) Employee Housing: The ACES staff consists of eight
full/part time staff members, six summer interns and
six visiting professors. No increase in staff is
projected.
The Planning staff agrees with the Housing Office
recommendation that proof of employment numbers be
~rov~ded now and for two years after the new facility
1S 1n operation. A condition of approval should
require the applicant to provide additional housing, if
at the end of two years, additional employees have been
4
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generated.
4) Air Quality: The applicant is proposing to install two
"clean burning" woodstoves l.n the new facility.
Although technically permitted if granted a variance by
the Clean Air Advisory Board, the Planning staff does
not support this proposal. In recognition of Aspen's
air quality problems and in the spirit of environmental
education, perhaps the applicant would consider
installing gas fireplaces or eliminating woodstoves
al together. The staff recommends that woodstoves not
be permitted in the new facility.
RECOMMENDATION: The Planning staff recommends that the Planning
commission recommend approval of this application to the Board of
County Commissioners subject to the following conditions:
1) Prior to the issuance of any building permits, the applicant
shall secure an agreement from Mrs. Paepcke to provide a
suitable parking area for the new facility.
2) A parking lot design and location shall be submitted for
staff review prior to the public hearing before the Board of
County Commissioners.
3)
Woodstoves
prohibited.
permitted.
and fireplaces in the new facility are
A gas or other non-polluting fireplace is
4) The applicant shall supply employee verification figures to
the satisfaction of the Housing Authority. Employee numbers
shall be provided for two years after the issuance of a
certificate of Occupancy for the new facility. If the
Housing Authority finds that additional employees have been
generated, ACES shall provide an acceptable plan for housing
those employees.
FK.ACES
5
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ASPEN.PITKIN
ENVIFklNMENTAL HEALTH DEPAR'rMENT
MEMORANDUM
.. 9'
To: Francis Krizmanich, Planning Office
From: Rick Bossingham, Environmental Health Department~
Date: March 8, 1988
Re: Aces Growth Management Exemption, Parcel ID. 2735-124-00-573
----------------------------------------------------------------
----------------------------------------------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned land use submittal under authority of the Pitkin
Countv Code, Title II, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200:
A letter (exhibit 3, appendix B) from the Aspen Consolidated
Sanitation District Manager certifies existing lines are adequate
to serve the development as the applicant proposes.
ADEOUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205:
l
A letter (exhibit 1, appendix B) from the Aspen Water Department
Director indicates the existing line is adequate to serve the
development, provided it is not used for irr igation, which the
applicant has agreed to. However, the applicant failed to show
the proposed irrigation water supply well is capable of meeting
the criteria in section 5-205(e) (2) of the code.
AIR QUALITY: Sections 2-17 and 5-106:
The applicant proposes to install two (2) certified wood burning
stoves in the new facility. As noted in the submittal, only one
certified stove and one fireplace per structure is allowed under
County resolution 86-91; the applicant would have to receive a
variance from the Clean Air Advisory Board to allow the extra
certified stove. The Clean Air Advisory Board has granted these
in the past, but new regulations may cause reconsideration of
this.
NOISE: Section 2-23
No adverse noise impacts are anticipated from this proposal.
CONFORMANCE WITH OTHER LAWS: Section 2-2
This development is not anticipated to be in violation of any
other laws which fall under this department's authority.
130 South Galena Street
Aspen. Colorado 81611
303/925-2020
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.......
...,~,
MEMORANDUM
TO:
Francis Krizmanich. Planning Office
FROM:
Tom Newland. Land Use Engineer
RE:
ACES Growth Management Exemption
DATE:
March 25, 1988
-----------------------------------------------------------------
-----------------------------------------------------------------
I have reviewed the
of his client. ACES.
comments to you:
application present by Sunny Vann on behalf
and would like to forward the following
Parking: The applicant proposes to place 20 parking spaces as
per code regulations for the facility. It is hard to quantify
parking for such a use; many people probably visit the center to
tour the areas around the lake as well as using the proposed
structure. The application also states that the "steadily
rising number of visitors" to the center is apparent.
Ideally. the center should be able to park all of the vehicles
attracted during peak conditions. On the busiest day of the
summer, there should be adequate on-site parking to handle both
visitor and employee vehicles.
It is recommended that the applicant place the twenty parking
spaces and secure an agreement with Ms. Paepcke to use that
portion of her property described in the application for overflow
and/or future parking. It is further recommended that the
applicant observe the parking situation this summer and report
back to the County as to the adequacy of the twenty spaces.
The twenty-space parking area should accommodate for the hand-
icapped.
Internal street and parking space design is not adequately
described within the submission. Any future placement of these
improvements should conform to County and City specifications and
allow for bus movements to and from the proposed facilities.
Effects on Road System: As I read the application. is appears
that all vehicular traffic is routed through the City of Aspen
street system. I am not familiar with the condition of the city
streets or the city street standards, and am unable to comment on
this subject.
Drainage: An approximate doubling of the building envelope will
tend to increase runoff volumes to a certain extent. but the size
of the parcel and placement of the proposed building should not
significantly impact historic stormwater runoff and flow pat-
terns.
""^''',
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....",.;.
'<.",......
MEMORANDUM
TO:
HOUSING AUTHORITY BOARD OF THE CITY OF ASPEN AND
PITKIN COUNTY, COLORADO
FROM:
ANN PHILLIPS, PROPERTY MANAGER
DATE:
MARCH 20, 1988
RE:
ACES GROWTH MANAGEMENT EXEMPTION PARCEL ID# 2735-
124-00-573
BACKGROUND: The applicant is requesting exemption from GMP
based on the project being an essential community facility. The
applicant is replacing an existing 2000 s.f. barn with a 4000
s.f. building and states that there will be no additional
employees generated nor hired and therefore is not required to
supply employee housing,
The applicant has provided the attached current employee figures
and will submit an affidavit at final approval to be reviewed in
one year against the then current employee figures and again at
the end of two years from final approval.
This has been an acceptable condition in the past for operations
that need additional space but are not adding staff members and
are considered essential community facilities. If this is the
determinatio~ then the following is the staff recommendation.
STAFF RECOMMENDATION: Approval of application with the condition
of review of employee figures at the end of one year and two
years from date of final approval.
ACTION NEEDED: Approval of staff recommendation.
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AN APPLICATION FOR
GROWTH MANAGEMENT EXEMPTION
FOR THE
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
Prepared for
Aspen Center For Environmental Studies
P.o. Box 8777
Aspen, Colorado 81612
Prepared by
VANN ASSOCIATES, INC.
Planning Consultants
210 South Galena Street, Suite 24
Aspen, c6lorado 81611
(303) 925-6958
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Section
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TABLE OF CONTENTS
Page
I.
II.
III.
IV.
INTRODUCTION
1
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
A.
B.
C.
2
Background
3
Organization
5
Educational Programs
6
PROJECT DESCRIPTION
7
GROWTH MANAGEMENT EXEMPTION
A.
B.
9
Essential Community Facility
10
11
11
12
13
14
Impact Mitigation
1. Employee Generation
2. Parking
3. Roads/Transit
4. Water/Sewer
5. Drainage
14
15
6. Fire Protection
7. Solid Waste
16
8. Air/Water Quality
16
17
9. Energy Conservation
10. visual Compatibility
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TABLE OF CONTENTS
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Section
Page
APPENDIX
A. Exhibit 1, OWnership and Encumberance
Report
B. Exhibit 1, Letter from ACES to Aspen
Water Department
Exhibit 2, Letter from Aspen Water
Department
Exhibit 3, Letter from Aspen Consolidated
Sanitation District
C. Exhibit 1, Adjacent Property OWners
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I. INTRODUCTION
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The following application, submitted pursuant to
Section 5-510.2(f) of the Pitkin County Land Use Code,
requests a growth management exemption for the construc-
tion of a new facility to serve the educational and office
requirements of
the Aspen
Center For Environmental
Studies, a Colorado, non-profit corporation hereinafter
referred to as ACES.
The new facility will replace an
existing, similar structure which is located on ACES
approximately twenty-three (23) acre, Hallam Lake property
(see OWnership and Encumbrance, Appendix A, Exhibit 1).
As shown on the accompanying Site Development Plan,
"'j'"
the portion of ACES property on which the proposed
facility is to be constructed is located in unincorporated
Pitkin County and is zoned AF-l, Agricultural and Forestry
District. The remainder of the property is located within
the City of Aspen and is zoned R-15, Residential. The
application is submitted on behalf of ACES by Tom Car-
damone, the Center's Director and resident naturalist.
The Applicant's representative is Sunny Vann, AICP of Vann
Associates, Inc., Planning Consultants.
The application has been divided into three (3) basic
parts. The first part, or section II of the application,
provides a brief overview of ACES while Section III
describes the Applicant's proposed project.
1
The third
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part, or Section IV of the application, addresses the
Code's growth management exemption criteria.
For the
reviewer's convenience, all pertinent supporting documents
relating to the project (e.g., ownership and encumbrance
report, utility commitments, etc.) are provided in the
various appendices to the application. It should be noted
that the information contained in Section II has been
excerpted from various materials prepared by the ACES
staff.
While the Applicant has attempted to address all
relevant provisions of the Land Use Code, and to provide
sufficient information to enable a thorough evaluation of
the application, questions may arise which result in the
staff's request for further information and/or clarifica-
tion. The Applicant would be pleased to provide such
additional information as may be required in the course of
the application's review.
II. ASPEN CENTER FOR ENVIRONMENTAL STUDIES
The Aspen Center for Environmental Studies is a non-
profit, educational organization dedicated to increasing
human awareness of the environment.
ACES principal focus
is twofold: 1) to provide an educational program for local
primary and secondary schools, and 2) to produce a series
of field courses for children and adults to increase their
awareness of the environment surrounding the Aspen area.
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Provided below is a brief overview of the history of ACES,
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its organization, and the various educational programs it
offers to the public.
A. Background
In 1968, Elizabeth Paepcke fulfilled her dream
of preserving an approximately twenty-three (23) acre
sanctuary called
Hallam Lake; she created ACES, an
organization designed to protect and manage the lake
habitat.
Located at the end of Puppy Smith Street near
the heart of downtown Aspen, the Lake and adjacent grounds
are inhabited by beaver, muskrat, hawks, owls, waterfowl,
deer, fox, trout, a variety of songbirds and a lone golden
eagle.
In 1975, an old barn located near the Lake was
renovated to provide office space, a natural history
library and a reception area. ACES hired professional
naturalists Tom and Jody Cardamone to direct the Center's
educational programs
and to manage the Hallam Lake
sanctuary as a outdoor classroom. Protecting the environ-
ment while simultaneously using it as an outdoor classroom
became a unique challenge of ACES.
The ACES philosophy of
education and land
management was so successfully implemented at Hallam Lake
that, in 1984, the Board of County Commissioners asked
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ACES to manage the one hundred and seventy-five (175) acre
"'.......
North Star Preserve.
Aces helped to establish specific
guidelines for use of the property which allowed public
access and strengthened management principles. Throughout
the year, and particularly in the fall and winter, access
to certain areas of the preserve which are frequented by
elk herds is permitted only in small groups accompanied by
an ACES naturalist.
During the next two years, ACES continued to
develop its educational and land management philosophies.
By 1986, the Board of Trustees felt confident that ACES
could expand its activities further, and explore other
avenues of land management. That summer, ACES worked with
the U.S. Forest Service to develop and test a pilot
educational program designed for tourists visiting the
gateway to the Maroon Bells(Snowmass Wilderness area, the
most heavily used wilderness area in the Country.
Because of cut-backs in federal spending, the
Forest Service was no longer able to conduct interpretive
tours. However, the ACES pilot program provided profes-
sional naturalists who gave tours which applied the ACES
educational philosophy to the flora, fauna, geology and
human history of the area.
The success of this initial
program recently led the Forest Service to contract a
larger, more ambitious project to ACES. During the summer
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of 1987, each visitor to the area, which is accessible
only by bus, had the option of buying a bus ticket which
included an interpretive nature walk hosted by an ACES
naturalist.
Although the programs outlined above remain the
backbone of ACES educational purpose, the Center has begun
to assume a more dynamic role in the community. Aces has
been asked to apply its educational philosophy to a number
of new, important projects. For example, several private
landowners have recently approached ACES with parcels of
significant natural value.
Due to lack of funding, ACES
has been unable to accept the management responsibility
for such properties. However, a soon to be initiated fund
raising campaign, one aspect of which will be to establish
an endowment fund, should help alleviate this problem.
B. Organization
ACES is governed by a Board of nineteen (19)
Trustees chosen by the Center's membership at an annual
meeting. These Trustees, along with national advisors and
special honorary
Trustees, are
responsible for the
Center's overall policies and financial management. ACES
educational programs are carried out by eight (8) full/
part-time staff members, six (6) summer interns, and six
(6) visiting professors.
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Consequentlty, the project will have no adverse impact
upon the quantity, quality or accessibility of the
County's water resources. The development and operation
of ACES proposed facility, therefore, is in compliance
with the applicable requirements of both sections 5-106
and 5-107 of the Code.
9. Energy Conservation. ACES new facility has
been specifically designed to enhance energy conservation.
The structure has been oriented to maximize passive solar
gain for heating purposes and the use of natural daylight-
ing techniques. Building insulation will exceed minimum
requirements and low consumption water fixtures will be
utilized throughout. A small, active solar system will be
instaled to supplement domestic hot water heating require-
ments. No adverse impact upon the County's energy
resources is anticipated as a result of the project.
10. Visual Compatability. As noted in
section III, the new structure will essentially occupy the
same footprint as the existing "Barn". Extensive site
grading will not be required and additional landscaping
will be installed. The new structure will not block the
views of any surrounding development nor will it have any
adverse visual impact upon the area's natural characteris-
tics. The project, therefore , is in compliance with the
applicable provisions of Section 5-105 of the Code.
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EXHIBIT 1
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CITY OF ASPEN
130 south galena street
aspen, colorado 81611
303-925 -2020
July 21, 1987
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, CO 81612
Dear Tom:
Concerning your inquiry by letter July 10, 1987, (also discussed
over the phone), it appears to us that you could utilize the
existing service line to supply the necessary additional fixtures
referred to in your letter without having to extend the main. We
would suggest you provide a pump for your irrigation in order to
minimize the demand on the existing service, as you might at
times experience a drop in pressure, if all facilities are in use
at the same time. We would also suggest that the Aspen Center
for Environmental Studies give serious consideration to extending
the main into the premises, should you contemplate further
expansion of the facilities.
Let us know if you have any additional questions.
~inC?;;(~
im Markalunas
irector, Aspen Water Department
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EXHIBIT 2
Aspen Center for Environmental Studies
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Julv 10, 1987
Jim Markalunas
Aspen Water Department
City of Aspen
130 S. Galena
Aspen, CO 81611
Dear Jim,
The Aspen Center for Environmental Studie~ is planning to replace
the Hallam Lake Barn with a larger building. Fixtures in the present
building include 2 toilets, 2 bathroom sinks, one kitchen sink, one tub-
shower and one hose bib. In th", new building floor plan we're pl~n"ing
3 toilets, 3 bathroom sinks and on", kitchen sink. What doesn't appear
on the plan is one tub-shower. one sink in the lab and one hose bib.
Regarding Irrigation, I do have a shallow Ground water well which I can
pump.
SUMMARY
Toi lets
Sinks
Tub/Shower
Hose Bibs
2
3
1
1
NEW BUILDING
3
5
1
1
FIXTURE
PRESENT BUILDING
I would appreciate a letter from you regardin9 the adequacy of our
water line for these improvements.
Thank you.
Sincerely,
Tom Cardamone
tllrector
P.O. Box 8777 . Aspen. Colorado 81612 . Phone 303/925.5756
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EXHIBIT 3
Aspen r9onsolidated Sanitation CJJistrict
565 North MilI Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Tele. (303) 925-2537
July 13, 1987'
Tom Cardomone
Aspen Center for Environmental Studies
P. O. Box 8777
Aspen, Colorado 81611
Dear Mr. Cardamone:
This letter is to certify that the Aspen Consolidated Sanitation
District can service any additional fixtures that are added in the
remodeling of the Aspen Center for Environmental studies.
Sincerely
/Idl <t:!L
Heiko Kuhn, Manager
Aspen Consolidated Sanitation District
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APPENDIX A
{.
OWNERSHIP AND ENCORANCE REPORT ',: ,,,11 Afl
Made For: Aspen Cenl"f-Ol' for F.nvtrnnmC'nlal Studies
.
STEWART TITLE OF ASPEN. INC.
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$100.00
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a Colorado Non-Profit
Corporation
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HEREBY CERTIFIES from a search of the books in this office that the owner of
See AL tache~1 }o;xhi lJ 1. L .. A It
Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of
Asp~n C:~nLE"l for Em,ir.onment.al Studies. C:l Colorado Non-Profit
Corporation
and that the above described property appears to be subject to the following:
Lease L~t~eefl F.ljzabel.h H. Paepcke. Lessor and Aspen Center for
I::nvironmerILrd. StuctiE-'s. (.e!;see. as shown pv Memorarldum of Lease
recu"ued J.:t.nu.u,..y 17. 19BO in Book 382 at P:lqe 268 as Reception
No. 7.7.1123. (Affects Parcel Ill)
EXCEPT all easements, right.of.ways, restrictions and reservations of record.
EXCEPT any and all unpaid taxes and assessments.
This report does not reflect any of the following matters:
1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report
by more than fourteen (14) years.
2) Suits and judgments which, from date of entry, antedate the report by more than seven (7) years or
until the governing statute of limitations has expired, whichever is the longer period.
3) Unpaid tax liens which, from date of paymem. antedate the report by more than seven (7) years.
Although we believe the facts stated are true, this Certificate is not to be construed as an abstract of title,
nor an opinion of title, nor a guaranty, of title, and it is understood and agreed that Stewart Title of Aspen,
Inc., neither assumes, nor will be charged with any finandll obligation or liability whatever on any state-
ment comained herein.
Dated at Aspen, Colorado, this 16t.h
day of July
A,D. 19;17 at 8:00 A.M.
STEWART TITLE OF ASPEN, INC.
BY d~/J).d;ua~k/
Authorized Signature
Stewart Title Form OEZ 10/82
EXHIBIT
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Exhibit "A"
Parcel I
A t.act of land situated in the East 1/2 of Section 12, Township
10 South, Range 85 West and in the West 1/2 of Section 7, Township
10 South, Range 84 West of the 6th P.M., Pitkin County, Colorado,
being more fully described as follows:
Beginning at a point whence the 1/4 corner common to said Sections
7 and 12 bea.s N 22'41'18" E 632.67 teet,
thence S 34055'17" E 38.09 feet,
thence S 82'05'40" E 178.19 feet,
thence S 74018'00" E 25.73 feet,
thence S 62039'00" E 194.52 feet,
thence N 02000'00" W 41.23 feet,
thence S 74018'00" E 39.70 feet,
thence N 02'00'00" E 324.00 feet to a point in the cente.l1ne of
the Roa.ing Fo.k Rive.,
thence following said centerline the following courses & distances:
N 64027'00" W 115.50 feet,
N 05'27'00" W 63.32 feet;
N 40'30'00" E 144,50 feet,
N 20'25'00" E 164.75 feet,
N 14'11'00" W 24.64 feet,
N 38013'00" W 123.19 feet,
N 34'06'00" W 105.54 feet,
N 27030' W 136.58 feet,
N 13026'00" W 106.82 feet,
N 20'00'00" W 56.00 feet,
N 26'20'00" W 317.00 fcet;
N 06'22'00" W 125.65 feet,
thence, departing from said centerline;
N 65'53'20" W 215.51 feet,
thence S 35015'00" W 55.29 feet;
thence 57.58 feet along the arc Qf a curve to the right having a
.adius of 254.94 feet,
thence S 28008'00" E 80.86 feet,
thence S 62048'00" W 45.50 feet,
thence S 80028'00" W 159.76 feet;
thence S 50'04'00" W 86.70 feet,
thence S 03'45'00" E 101.63 feet,
thence S 07'45'00" E 121.86 feet,
thence S 89'11'00" W 37.85 feet,
thence 5 29'07'00" E 115.46 feet,
thence S 37006'00" E 81.60 feet;
thence S 07000'00" E 40.30 feet,
thence S 19008'00" W 63.50 feet,
thence S 30'50'00" W 116.43 feet,
thence S 05'09'00" W 124.93 feet,
thence S 77'55'00" W 33.89 feet,
thence S 17'25'00" E 88.84 feet,
thence S 49055'00" E 127.22 feet,
thence S 44'34'00" W 21.54 feet,
thence S 54'47'12" E 87.52 feet,
thence N 79'05'00" E 46.80 feet;
thence S 49'41'00" E 49.80 feet;
thence S 34'25'00" E 7U.60 fect,
thence N 55'35'00" E 49.93 feet,
thence S 40'36'53" E 5.17 feet,
thence S 09'26'25" E 210.13 feet,
thence S 34'55'17" E 92.50 feet to the point of beginning
F.::<CEPT that portion described in {h~ert recorded May 27, 1974 in
Book 177 at Page 609 ~s Reception No. 101084.
See Continuat.ion Page
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Pi:t1"Ct'1 .XJ:
A trAf.'L 01 land situated in the NWl/4 SWl/4 of Section 7, Township
10 South. ~(.HIl'P 84 W(>sl:. of" the 6t.h Pt"incipal Meridian. Pitkin
CQunt-v. C(Jlorddo. S."id L,.-act i.~.i m,)re fully described as follows:
Beqj1l1linq ;i.l the Norlhwt-':'it Cot"net: of said Tract whence the West
1/4 cor.nE"r. of f'i.:dcl SpcLion 7
BearD N ll'10'~2" W 52B.20 leet;
Thence S IIR'OO'OO" l:: 4~.OO reet;
Thence S O~'OO'OO" W ]0.00 f~el;
'111enc~ N RB'OO'OO" W 42.00 reel.;
Thence N O~~I>(I0'OO" VI] 10.00 feet Lo the point of bpqinninq.
l'arc~1 II:t
An umUvt(lt:>d 8/]2 .tnLpn"'5L in and Co a parC'el of land beinq part
of Lots 1. ')., 1, ll. 17., 13 nnd 14, Block 1. T...dkeview Addition
to the Ci.lv of Asp~n, Culor"ado. DPinq more fully described as
follows:
Deqinninrr at tht-' SOIlL}JWfogt. C':"t"ner of said Block 3. whence the
West 1/4 cornet: of SE>ction 7. '1'ot.lnship 10 South, Ranqe 84 West
of the 6t.l, P.M.. R"ar. N ]4'~e.'OO" W 730.03 feet;
thenct-! N 07.000'00" E 777.63 feet to the Northwest corner of said
Block J;
lhenc~ S 79'1)'00" E 7~.90 feel alonq the North line of said
Block 1 ;
thenrt-! S O?OOO'OO" W 7~2.63 feet to R point on the South line of
said Hlor.k 1;
thencE" N ]qoll'OO" W 75.1)0 [ept {-o the point of beqinninq.
Parcel III
A p<'\tTp.l (If lnoel ~ituated in the NW 1/,1 SW 1/4 of Section 7,
Town~llip HI South, Ranqf' 84 Wl;:'st of the 6th P.M.. Pitkin
CounLv. Colorado and l.H....irl'f mnr"e fully described dS follows:
Beqinninq at. i-t point.. wn~nce r.hE" W 1/4 c:orner of said Section
7 b~arn N ]l007'~1" W 837.16 fept;
thence N 10'49'00" E 120.04 l~et;
thencl-" ~) 7901.1 '00" E 5!).OB [et=t;
therlc~ R 080(JO'O()" R 1.26.82 [eet;
thence N 7<.)01]' 00" W 9~:i. ~8 t pet Lo Lne J:,"'loi..nt of beqinninq.
Farcpl V
Lots 1 aml 4. l\Jnck ~.
LAKEV1F.W AIlI1l'l'10N TO TIlE CITY AND TOWNSITE OF ASPEN
PARCl::I, Vl
See ConL1..nuat.ton Paqe
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A pare..t 0' 1..n<1 .It\lat~d in Lh~ NH \/4 or lhe SW 1/4 or Section
7. TO"J'outd P -J 0 RouLh. l{anqe 84 West of thf' 6th P. M.. Pitkin County,
ColotArln. b..lnq mnre f4t1y deocrlhed <i' fnllolol"
Beqinn:lnq t1.L h po.lot. whe.nce the Wt'st 1/4 eOl"ner- of said Section
1 bearM N ~~o07'~q" W !,~l.la feet:
then~e S 7.011'00. K ]61.22 leet,
then~~ g Obo~J'OO. W ~~O.70 feet;
then(:H N 7901\'00" W 1~O.l6 rpet:
thence N O:loOO'OO" F. 7.7.7..63 fpf't to Lhe point of beqinninq.
COUllt.y 01 Pilkin. St,uLe of Colorado
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APPENDIX B
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APPENDIX C
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ACES' NEIGHBORS
(clockwise from Jenny Adair Park)
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City of Aspen
130 South Galena
Aspen. CO 81611
Elizabeth Paepcke
414 North 1st Street
Aspen, CO 81611
Ronnie Marshall
320 Lake Avenue
Aspen, CO 81611
James Hume
Box 1662
Aspen, CO 81612
Don & Cinda Erdman
915 West North
Aspen. CO 81611
Bob Starodoj
Box 1121
Aspen, CO 81612
John H. Roberts, Jr.
Box CC
Aspen, CO 81612
J. R. Sturgis
730 East Durant #202
Aspen, CO 81611
Colorado University
100 East Francis
Aspen, CO 81611
Elizabeth Paepcke
414 North 1st Street
Aspen. CO 81611
John Nicholson
c/o Lou Adler
Box 67006
Los Angeles. CA 90067
Nancy Dean
Tercero Corp.
Attn: Joe Roberts
4400 One Williams Center
Tulsa, OK 74172
Anne Farish
2200 Wi llowick
Houston, TX 77027
Henry Pedersen
Box 144
Aspen. CO 81612
Alec Merriam
1884 Mountain View Drive
Tiburon, CA 94920
Jack Newman
13500 Oxnard
Van Nuys. CA 90401
John C. Duncan
Jeffrey C. Hines
c/o Gerald Hine~
2800 Post Oak Blvd.
Houston. TX 77056
Nelson Jay
Box 179
Aspen. CO 81612
Steven Chefan
Stevenson Building & Design, Inc.
1001 N. W. 62nd Street #103
Fort Lauderdale. FL 33309
Phil & Gail Holstein
Box 2747
Aspen. CO 81612
Jacqueline Wogan
240 Lake Avenue
Aspen. CO 81611
Gerald Hines
2800 Post Oak Blvd.
Houston. TX 77056
Red Rowland
Box 502
Aspen, CO 81612
EXHIBIT 1
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C. Educational Programs
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ACES offers a variety of programs for both
children and adults in winter and summer. Children's
educational programs, however, are ACES first priority.
In the summer, local and visiting children attend daily
programs on natural history and the environment. In the
fall, winter and spring, the Center provides the natural
science curriculum for local public schools from kinder-
garten through fourth grade. ACES also provides sig-
nificant programs for public school students in grades
five through twelve, and for all students at two (2)
private schools. In addition, more than six (6) pre-
schools rely on ACES to introduce their children to nature
study and simple ecological concepts.
Adult education courses for the general public
have been expanded substantially in recent years. Each
summer, people from allover the Country gather to
participate in field courses taught by outstanding
professors and naturalists, courses carrying college
credit and accredited by the Colorado Board of Education.
Educators and professional naturalists attend courses
which give them teacher training and recertification.
ACES also co-sponsors the National Rural Education As-
sociation's conference held annually at Hallam Lake at
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which rural educators learn how to use the outdoors for
"0_'
teaching natural science classes.
ACES also offers other programs for the general
public.
A series of films and lectures called "Potbelly
Perspectives" takes place each week during the winter.
Year-round nature walks are offered through the sanctuary,
the North Star Preserve and the local mountains. Programs
inVOlving wildlife
rehabilitation and birds of prey
stimulate additional public interest.
A significant
percentage of the approximately thirty thousand (30,000)
visitors who enter the Maroon Bells/Snowmass Wilderness
area at Maroon Lake are eventually expected to participate
in the ACES educational program.
III. PROJECT DESCRIPTION
In order to keep up with the demands of education,
visitation and
office space, ACES must replace its
existing facility (Le., the "Barn") with a new structure
designed to meet both existing and projected needs.
Because of the expansion of ACES environmental sciences
programs and special study units in the local school
systems, their is a need for more classroom space. At
present, classroom space in the three (3) room "Barn"
competes with office, visitor and library uses, often
causing a chaotic teaching atmosphere.
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Similarly, the already crowded "Barn" facility cannot
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handle the steadily rising number of visitors to the
Center.
ACES projects that the expanded version of the
Maroon Bells/Snowmass Wilderness educational program will
attract approximately fifteen hundred (1,500) new visitors
to the Hallam Lake facility.
At the present time, the
"Barn" simply does not have the capacity to meet the
current and future needs of these visitors.
As ACES plays an increasingly important role in
education and land management, the need for adequate
office space will also become more pronounced. At
present, the Center's office space is being used simul-
taneously as a visitors center and classroom, a situation
which results in a difficult working environment.
To alleviate
the problems outlined above, ACES
proposes to build a new structure that will accommodate
the Center's growing needs while still blending in with
the sanctuary's natural surroundings.
The new building,
which has been designed by Tim Hagman of Hagman Yaw
Architects, will incorporate natural, locally available
materials and will make efficient use of heat and energy
sources. The new facility will essentially occupy the
same footprint as the existing "Barn" as this particular
piece of ground remains the best centralized location from
which to conduct the Center's activities.
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As
the
accompanying architectural drawings il-
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lustrate, the new facility will contain approximately four
thousand (4,000) square feet on two levels, and will
accommodate ACES expanding educational needs by providing
a large classroom, a field laboratory, lecture and meeting
rooms, and an expanded library.
Visitors will enjoy an
improved exhibit area, a visitor information area and a
small book shop. Much needed naturalist and staff offices
will be located on the building's second floor.
The new facility will be constructed of wood and will
incorporate a stone foundation. The building's roof will
be constructed of either non-reflecting metal or wood
shingles.
Glass will be utilized extensively where
appropriate to enhance views of the surrounding sanctuary.
Although the project will require the removal of one (1)
large evergreen,
the site's
mature vegetation will
generally be maintained.
Additional landscaping will be
provided to help screen the new facility and to increase
wildlife habitat.
IV. GROWTH MANAGEMENT EXEMPTION
In order to be eligible for a growth management
exemption, Section
5-5l0.2(f) of the Land Use Code
requires that the Applicant first demonstrate that the
proposed project is an essential community facility. Upon
demonstration that the project is essential, the Applicant
9
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must also demonstrate that any impacts attributable to the
~~
project will be mitigated.
These two exemption criteria
are addressed in detail below.
A. Essential Community Facility
In order to qualify as an essential community
facility, the Code requires that, at a minimum, the
project "provides basic or fundamental public services
upon which the remainder of the community is dependent for
support, is available for use by the general public and
serves primarily the local community."
The Applicant
believes that each of these criteria are met by ACES
proposed, educational facility.
As discussed in Section II of the application,
ACES provides
a basic natural sciences, educational
program which is designed to meet the needs of the
comunnity's public and private schools. The Center also
provides a variety of education courses and programs for
the comunnity's adult population.
While ACES facilities
and programs are available to the general public at large,
they serve primarily the local community.
In fact, the
community's school system is dependent in large part upon
ACES to provide the basic natural sciences curriculum for
its students.
Clearly, ACES role as a non-profit,
educational entity serving the needs of the community and
its visitors is consistent with the Code's criteria for
10
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classification
as
an
essential community facility.
-
Consequently, the first prerequisite for exemption can be
met by ACES.
B. Impact Mitigation
The second
prerequisite for exemption from
growth management requires that all impacts attributabe to
the project be mitigated. The project's various impacts,
the mitigation to be undertaken by the Applicant, and its
compliance with the general regulations of the Land Use
Code are described below.
1.
Employee
Generation.
No
additional
employees will be generated as a result of ACES replace-
ment of its existing educational facility.
As discussed
in Section II, the new structure is required primarily to
alleviate the overcrowding which
unduly hampers the
efficient provision of ACES many programs.
The new
structure will provide adequate office space from which to
administer the Center's affairs, while eliminating the
conjestion that presently occurs
from attempting to
utilize the existing facility's limited space for multiple
purposes. As no new employees will be generated, no
mitigation is required.
The project, therefore, is in
compliance with Section 5-300 of the Code.
11
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2. Parking. The minimum, off-street parking
requirement for non-residential space within the County's
AF-l zone district is two (2) spaces per four hundred
(400) square feet.
While the appropriateness of this
requirement is obviously subject to debate, the proposed
four thousand (4,000) square foot structure will require
twenty (20) off-street parking spaces in order to meet the
requirements of the Land Use Code.
At present, ACES off-street parking consists of
two (2) spaces located adjacent to the existing "Barn",
two (2) spaces at the Director's residence, three (3)
spaces at the so-called "Professor's House", approximately
six (6) spaces located just outside the preserve's entry
gate, and an additional three (3) spaces located adjacent
to the "Staff House".
These sixteen (16) spaces are
supplemented by
available on-street parking and are
generally adequate to accommodate all but the largest of
ACES educational events.
However, the largest events
typically occur in the evening, when adequate parking is
available in the surrounding area.
In order to meet the specific requirements of
the Code, and to adequately provide for the Center's
future needs, ACES is exploring with Mrs. Paepcke the
possibility of using a portion of her property located
adjacent to the professor's house, and behind the City's
l2
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electric sUb-station, for additional off-street parking.
'_h'
.,".......
The use of this area is particularly attractive
as it can
be conviently accessed by the public and, most important-
ly, is located outside the actual preserve.
Should the
County require the provision of additional parking, this
area offers the most realistic solution, and a condition
that an agreement be reached with Mrs. Paepcke would
appear to be a reasonable requirement of GMP exemption
approval.
3.
Roads/Transit.
Inasmuch as the new
facility is required primarily to handle the existing
level of ACES operations, no significant increase in
vehicular traffic is anticipated which would adversely
impact the adjacent street system.
Consequently, no
physical improvements to the system are believed to be
required.
The proposed project, therefore, is in com-
pliance with Section 5-201 of the Land Use Code.
It should be noted that a substantial percentage
of ACES visitation consists of supervised school children.
These children either arrive at the sanctuary via the
nearby pedestrian trail or are transported to the facility
by bus, therby minimizing vehicular impacts
on the
community's street system.
Similarly, various adult
programs are scheduled for the evenings and many of ACES
activities occur off-site (e.g., Maroon Bells Tours, field
.....~/'
13
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4.
Water/Sewer.
ACES existing service line
will be utilized to provide water to the new facility.
The sepecific requirements of the facility are
outlined
in Appendix B, Exhibit 1. The Aspen Water Department has
indicated that adequate water is available and that use of
the existing service line is acceptable (see Appendix B,
Exhibit 2).
In order to maintain adequate pressure for
domestic use, water for irrigation will be provided from
an existing, shallow well as recommended.
Similarly, the new facility will be connected to
the existing sanitary sewer which serves the present
structure. According to the Aspen Consolidated Sanitation
District, anticipated flows attributable
to the new
facility can be accommodated with no improvements to
existing sewer lines or to the treatment plant (see
Appendix B, Exhibit 3).
Inasmuch as ACES new facility
will utilize existing water and sewer lines, and no
extension of these utilities will be required, the project
is in compliance with the applicable regulations of
Sections 5-200, 5-203 and 5-205 of the Code.
5.
Drainage.
As noted in Section III of the
application, the new structure will be constructed in the
same location as ACES existing educational facility. The
building footprint is located outside the 100 year flood-
plain of the Roaring Fork River and outside the high water
14
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level of Hallam Lake.
As no significant grading of the
-
building site will be required, no change in the natural
character of the area should occur.
Hence, historical
stormwater runoff and flow patterns will be maintained.
Runoff volumes should not exceed levels at-
tributable to the site in its natural state and no
impediment of natural water courses will occur as a result
of the project.
An appropriate building foundation will
be engineered to accommodate the area's relatively high
water table.
Based on the above, the project is in
compliance with Section 5-101 of the Code.
6.
Fire Protection.
Fire protection will be
provided by the Aspen Volunteer Fire Department. The
project site is located approximately eight (8) blocks
from the fire station, resulting in a response time of
approximately three (3) to five (5) minutes. The closest
fire hydrant is located near the intersection of Puppy
Smith Street and the entrance to the Rio Grande trail.
Should it be determined that additional measures are
necessary to ensure adequate fire protection, the new
facility will be sprinklered and a smoke/heat alarm system
will be connected to a local security system (e.g.,
Westec) .
Building construction will conform to all
applicable fire protection regulations of the Uniform
Building Code.
15
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7. Solid Waste. Solid waste generated by ACES
existing operations is currently collected in individual
trash containers and stored at the so-called "Staff House"
where it is picked up by BFI Waste Systems on a weekly
basis. This approach to collection and disposal elimina-
tes the need for BFI vehicles to enter the main sanctuary.
No significant generation of additional solid waste is
anticipated as a result of the proposed project.
8.
Air/Water Quality.
No significant impact
upon the community's air quality is anticipated as a
result of the proposed project. Although the new facility
will incorporate two (2) certified, wood burning stoves,
they are intended to serve primarily as a backup to the
building's passive solar and electric heating systems. It
should be noted that only one certified stove and one
fireplace per structure is currently permitted within the
County.
The Clean Air Advisory Board, however, has
previously allowed an additional certified stove if no
fireplace is installed.
The Applicant will request
approval for such a substitution upon receipt of a growth
management exemption for the new facility.
As discussed previously, water service to the
project will be provided by the Aspen Water Department.
The building site is located outside of the 100 year
floodplain and no significant regrading will be required.
16
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,.r':'
MEMORANDUM
TO:
County Attorney
County Engineer
Housing Director
Environmental Health
FROM:
Francis Krizmanich, Planning Office
RE. ,
.'
Aces Growth Management Exemption
Parcel ID# 2735-124-00-573
DATE:
February 29, 1988
-----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by Sunny Vann on behalf of his client, Aces, requesting Growth
Management Exemption for construction of a new facility to serve
as an educational/office for the Aspen Center for Environmental
Studies. The new facility will replace an existing structure
which is located on Aces approximately 23 acres, Hallam Lake
property. The property is zoned AF-1 and R-15.
Please review this material and return your comments no later
than March 25, 1988 in order for this office to have adequate
time to prepare for its presentation before P&Z.
Thank you.
. ~. -..-.
-~
..4
,."
MEMORANDUM
TO:
County Attorney
County Engineer
Housing Director
Environmental Health
FROM:
Francis Krizmanich, Planning Office
Aces Growth Management Exemption
Parcel ID# 2735-124-00-573
RE:
DATE:
February 29, 1988
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by Sunny Vann on behalf of his client, Aces, requesting Growth
Management Exemption for construction of a new facility to serve
as an educational/office for the Aspen Center for Environmental
Studies. The new facility will replace an existing structure
which is located on Aces approximately 23 acres, Hallam Lake
property. The property is zoned AF-1 and R-15.
Please review this material and return your comments no later
than March 25, 1988 in order for this office to have adequate
time to prepare for its presentation before P&Z.
Thank you.
~CE~ ID i CASE NO.
;2 ~/J -/JO-':3/,,2~
STAFF MEMB : :
"""!'"'" NAM'" Oeff2 Gf511l:ht1fJJHj{JJ1/.D.t t4~."";
ProJect Address:
APPLICANT: eg
Applicant Addre
....."'"
,/
CASELOAD SUMMARY SHEET
PITKIN COUNTY
DATE
DATE
RECEIVED: ..z/17/f'?
COMPLETE:
-
FK
REPRESENTATIVE:
Representative ~
f lid I 5-b95f'
PAID: @ NO AMOUNT: it II (, tJ(J'. CO
1) TYPE OF APPLICATION:
2 STEP: ~
1 STEP:
2)
_ llO"t',c..e \1'"\ f'~~r
;- S<<-n.l ~ !'ro/:* rT1as
PUBLIC HEARING DATE:
IF 1 STEP APPLICATION GOES TO: PI-t <-\.,130:-<--
~P&Z.
BOCC
3)
PUBLIC HEARING IS BEFORE:
P&Z~C
DATE REFERRED:J-Jj-t!
N/A
INITIAIS ';/! I c
~)
STAFF LEVEL: 1041 HAZARD REVIEW: DATE OF APPROVAL
REFE~:
~tinty Atty
----=::::.~tmty Engr
____ Housing Dir.
____ Aspen Water
____ ~ty Electric
____~nvir. H1th.
County Mgr.
Div. Wildlife
Trails Dir.
____ Aspen Conso1 S.D.
Mtn. Be11
Envir. Coordin.
Ho1y Cross Electric
Fire Marsha11
Snowmass vil1.
FAA
State Plan. Off.
Other:
School District
Rocky Mtn Gas
State Hwy Dept
(Glwd) (GrJtn)
B1dg zon/Inspt.
Cola Geo survey
USFS
Div. Water Res.
Other:
FINAL ROUTING:
DATE ROUTED:
County Atty
Housing Dir.
Other:
county Engineer
Envir. Health
INITIAL:
____ Building Dept.
FILE STATUS AND LOCATION:
/
Deac
........,....
J\S\(I::N/PITKIN PLI\NNING OFFICE '~
1)0 S. Galena street
J\spen. ill 81611
(30)) 925-2020
Date: Clb .011 Nt!
It C;viir~
This is to that the Planning Office has completed its
pceliminacy review of the captioned application. We have determined
that youc appl ication IS ~ complete.
Additional items required include:
of
L
A..
Disclosure of Ownership (one copy only needed)
Adjacent Property Owners List/Envelopes/Postage (one copy)
Additional copies of entire application
Author ization by owner for repr!,?senta tive to submit app1 ica-
tion
Response to list of items (attached/below) demonstrating
compliance with the applicable policies and regulations of the
Code, or other specific materials
A check in the amount of $
Your application )s comp:J:~te. and we have, scheduled it for
review by the :t--v-.}-. on Ifrl./L c) . We will
call you if we need any additional information prior to that
date. 'Several days prior to your hearing, we will call and
make available a copy .of the memorandum.. Please note that it
IS NOT your responsibility to post your property with a
sign, which we can provide you for a $3.00 fee.
B. Your application is incomplete, we have no,t scheduled it
review at this time. When we receive the materials we have.
requesteCl, we will place you on the next ~vailable agenda.
call __)// j/)1~
, If you have any questions, please
the planner assigned to your case.
,
sycerelY,
~SPKN/PIr~IN PLANNING OPPICE
\--1{{.
ASPEN/PITKIN PLANNING (''"'''ICE
130 soulh Galena slrer') 155 -/1J!- DO -!'if?
Aspen, Colorado 81611 d- J
(303) 925-2020 d
LAND USE APPLICATION FEES
City
00113
PLANNING OFFICE SALES
00113 - 63061 - 09000 COUNTY CODE
- 63062 - 09000 COMPo PLAN
~ 63066 - 09000 COPY FEES
- 63069 - 09000 OTHER
- 63721
- 63722
- 63723
- 63724
- 63725
- 63726
- 47331
- 47332
- 47333
- 47341
- 47342
- 47343
- 47350
- 47360
- 63727
- 63728
REFERRAL FEES:
00125 - 63730 - 47380
00123 - 63730 - 47380
00115 - 63730 - 47380
County
00113 - 63711 - 47431
- 63712 - 47432
- 63713 - 47433
- 63714 - 47441
- 63715 - 47442
- 63716 - 47443
- 63717 - 47450
- 63718 - 47460
REFERRAL FEES:
00125 - 63730 - 47480
00123 - 63730 - 47480
00113 - 63731 - 47480
00113 - 63732 - 47480
GMP/CONCEPTUAl
GMP/PRELlMINARY
GMP/FINAL
SUB/CONCEPTUAL
SUB/PRELIMINARY
SUB/FINAL
ALL 2-STEP APPLICATIONS
ALL '-STEP APPLICATIONS;
CONSENT AGENDA ITEMS
ENVIRONMENTAL HEALTH
HOUSING
ENGINEERING
SUB-TOTAL
GMP/GENERAL
GMP/DETAILED
GMP/FINAL
SUB/GENERAL
SUB/DETAILED
SUB/FINAL
ALL 2-STEP APPLICATIONS
ALL 1-STEP APPLlCATIONS/
CONSENT AGENDA ITEMS
/(/L/
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ENVIRONMENTAL HEALTH
HOUSING
ENVIRONMENTAL COORD.
ENG!NEERING
:-."- .~
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c/ j
/ ,.:-/_oi)
(:. ) (J
() 0
~1 rJ
.,:,
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SUB-TOTAL
SUB-TOTAL
TOTAL
, J
J/ 0 (! C(;
Name: F i C~ (- -')
Address:- / .,' if,/" ;'f~ or)' '7 /'}
({:0.,<L;!., ( J) Y / { /;1,
Check' / ,(,' '/::! Y
Additional Billing:
Phone:
Project: f-j ( -t-:';. C~ / (, ",,/I / I
/"i ".,"'" ..... p, .D. ---/ ,-' \ -I
,"'" v!J /7'7" 'y;?' ",,/:".:j/ i
Date: i / ; ( ,'<1/ { ( ;. '
# of Hours: In Ir:e Vi ,');.,