HomeMy WebLinkAboutLand Use Case.CU.23226 Hwy 82.25A-87CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED•
DATE COMPLETE:
PROJECT NAME: -- �% ` ^'
Project Address:
PARCEL ID AND CASE NO.
71aL-a3-W -025 o2 s19 -8-)
STAFF MEMBER:
APPLICANT:
Applicant Address-
REPRESENTATIVE: '� n L > - t Or
Representative Address/Phone:-
:,'
61 � xn w � p �
TYPE OF APPLICATION:
F
PAID: YE NO AMOUNT:
1 $TEP APPLICATION:
P &Z MEETING DATE: ' PUBLIC HEARING: YES NO ,
DATE REFERRED: �O INITIALS: i
2 STEP APPLICATION:
CC MEETING DATE: PUBLIC HEARING: YES NO
DATE REFERRED: INITIALS:
REFERRALS:
City Attorney Mtn. Bell School District
(/ City Engineer Parks Dept. Rocky Mtn Nat Gas
Housing Dir. Holy Cross State Hwy Dept(GW)
Aspen Water Fire Marshall State Hwy Dept(GJ)
City Electric Fire Chief B1dg:Zon /Inspect
Envir. Hlth. Roaring Fork Roaring Fork
Aspen Consol. Transit Energy Center
S.D. Other —
FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Engineer 1/ Bldg. Dept.
Other: ParXi Oift
FILE STATUS AND LOCATION:
V
DEPARTMENT OF HIGHWAYS
222 South Sixth Street, P.O. Box 2107
Grand Junction, Colorado 81502 -2107
(303) 248 -7208
Children's Playshop, Inc.
C/o Ruth Stone
611 Fred Lane
Aspen, CO 81611
Dear Ms. Stone:
5TATE OF COLORADO
October 15, 1987
E Mt 4
The access committee has reviewed your application for access
from S.H. 82, near mile post 40, at 23226 East Highway 82. We
regret that the committee has denied the application for access
for the following reasons.
Par 1.3.2 of 2 CCR 601 -1 THE STATE HIGHWAY ACCESS CODE states in
part, "In no event shall an access be allowed or permitted if it
is detrimental to the public health, welfare, and safety." Par
4.9.1 of 2 CCR 601 -1 THE STATE HIGHWAY ACCESS CODE states,
"Permits shall not be issued that include any design element or
allow any turning movements where the sight distance is not
adequate to allow the safe movement of any motorist using or
passing the access." The stopping sight distance for a 35 MPH
speed is 350 feet. The proposed access has only 265 feet sight
distance to the left.
The access committee believes that public health, welfare, and
safety would be better served by reestablishing access to the
property from Castle Creek Road.
If you wish to appeal this decision by the Colorado Department of
Highways, you must do so in writing to the Colorado Highway
Commission, 4201 East Arkansas Avenue, Denver, CO 80222, within
60 days of this letter.
R. P. MOSTON
DISTRICT ENGINEER
CID:rb
cc: Moston
Demosthenes
Sanburg
City of Aspen✓
file
ow -k -
C. I. Dunn; Jr.
Administrator, Access Committee
Certified Mail No. P -580 291 608
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CASE DISPOSITION
CHILDREN'S PLAYSHOP CONDITIONAL USE /PUD EXEMPTION
On August 18, 1987 the Aspen Planning and Zoning Commission
approved the proposed conditional use and PUD /SPA exemptions on
an emergency basis for Children's Playsop, Inc. use of the Marolt
House subject to the following conditions:
a. The Marolt House shall be used as a day care
center for a period of time not to exceed one (1)
year;
b. The day care center shall be limited to a maximum
number of forty (40) children;
C. A sturdy fence will be erected along the irriga-
tion ditch within the yard prior to opening the
center;
d. The outdoor play areas will be the fenced yard
around the house, not including the garage or the
Marolt Barn area;
e. All physical improvements, including a fence and a
sandbox, shall be removed and revegetation shall
be accomplished prior to moving from the property
to the satisfaction of the City Parks Department;
f. A "No Left Turn" sign will be posted by the City
with approval by the Colorado Department of
Highways for westbound traffic before the drive-
way. A "No Left Turn" sign will also be posted on
the driveway leaving the Marolt property. The
applicant will be responsible for educating the
drivers of children of the access restrictions and
suggested routes to the site that would be most
convenient, such as Power Plant Road to Cemetary
Lane to eastbound Highway 82.
g. The applicant will help to oversee and maintain
the Marolt- Thomas property with such responsibili-
ties to b2 negotiated by the City Parks Depart-
ment.
The above motion passed 5 in favor and 2 opposed. P &Z also
passed a motion unanimously to direct the Planning Office to
prepare a resolution addressing the following matters for City
Council's consideration:
1. Recommending City Council to earmark rental income from
Children's Playshop for the open space fund and maintenance
of Marolt- Thomas;
2. Indicating to Council P &Z's reservations over approving
this conditional use because of the potentially disastrous
access problem; and
3. Requesting Council to consult P &Z before discussion and
decisions are made regarding open space uses even on an
interim basis.
maroltcase
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TO:
Aspen
Planning
and Zoning Commission
FROM:
Steve
Burstein,
Planning Office
RE: Children's Playshop Conditional Use /Exemption from
Mandatory PUD
DATE: August 11, 1987
ZONING OF MAROLT PROPERTY: R -15 (PUD)(SPA)
DESCRIPTION OF PROPERTY: The Marolt- Thomas Property consists of
approximately 74.5 acres at the west entrance to Aspen. The City
owned property is primarily used as passive open space with a
trail running from the Marolt Bridge to Castle Creek Road. The
Marolt House is an old farm house located approximately 1,000
feet south of Highway 82, accessed off the Highway near the
Castle Creek Bridge by a gravel driveway. Also on the property
are the Community Garden, the Marolt Barn, a temporary utility
undergrounding storage area, and sheds used for Parks Department -
/Nordic Council storage.
APPLICANT'S REQUEST: Ruth Stone, Director of Children's Playshop,
Inc., requests conditional use approval and exemption from
mandatory PUD to operate a day care center in the Marolt House
(and surrounding yard) for a period of time not to exceed one (1)
year. Forty (40) children would attend the preschool five days a
week during the months of September to May. The only physical
improvements planned for the site are a sandbox and temporary
fencing along the irrigation ditch which flows around two sides
of the house.
BACKGROUND: The Marolt Property
The City of Aspen purchased the
penny and transportation funding.
given as a gift to the City.
was annexed and zoned in 1979.
tract in 1980, utilizing sixth
A portion of the land was also
A number of uses for the property have been discussed since the
City purchased the land. The Aspen Area Comprehensive Plan:
Parks /Recreation /Open Space /Trails Element, adopted July, 1985,
recommends that as a short term priority Marolt- Thomas should be
developed as a passive open space area. In 1986, a biodome
proposal was approved by the City, conceived as a "farm and
garden building" which is a permitted use in the zone district.
To date it has not been built. Other ideas for the Marolt- Thomas
property continue to be the basis of numerous discussions before
both City Council and, to some extent, the Planning and Zoning
Commission.
�Y
On July 13, 1987 City Council unanimously agreed to prepare a
contract between Ruth Stone and the City for the proposed short -
term use of the house as a day care center.
APPLICABLE SECTIONS OF THE MUNICIPAL CODE: The conditional use
review requires, according to Section 24 -3.3 of the Municipal
Code, that in considering the suitability of the proposed use the
Planning and Zoning Commission determine:
"(1) Whether the proposed use otherwise complies with all
requirements imposed by the zoning code.
(2) Whether the proposed use is consistent with the objec-
tives and purposes of this zoning code and the applicable
zoning district and,
(3) If the proposed use is designed to be compatible with
surrounding land uses and uses in the area."
Section 24 -8.13 allows the Planning and Zoning Commission to
exempt a development activity from the full PUD review process if
it "determines that the proposed development meets the objectives
of planned unit development and therefore compliance with this
article is not necessary."
While the PUD regulations relate principally to new construction
and site improvements, a change in use may be reviewed by
implication according to such review criteria as in the following
subparagraphs of Section 24- 8.13(a):
" (1) Whether there exists sufficient water pressure and
other utilities to service the intended development," and
"(2) The existence of adequate roads to insure fire protect-
ion, snow removal and road maintenance."
Section 24 -7.9 of the Code states the SPA amendment procedures,
defining substantial amendments, requiring the full (4 step)
review process, and minor amendments, authorized by the Planning
Director. Regarding minor amendments, Section 24 -7.9 states:
"The planning director shall follow the standards of section
24 -8.26 in determining whether or not a change is deemed
minor. In the absence of an adopted precise plan, an
accurate improvements survey of existing conditions may be
substituted to permit evaluation of whether the proposed
activity is a minor or substantial change to the site."
SPA review criteria for exemptions and amendments are parallel to
that of PUD.
2
PROBLEM DISCUSSION:
A. REFERRAL COMMENTS:
1. City Engineer: Jay Hammond addressed the following
areas of concern in an August 10, 1987 memorandum
(attached):
a. The driveway entrance onto Highway 82 is poorly
situated close to the west end of the Castle Creek
Bridge. The potential impact of numerous parents
accessing the property twice a day could cause signifi-
cant problems given the existing over - capacity situa-
tion on the highway. The drop off time of 8:45 to 9:00
AM conflicts with the morning peak traffic flow. The
following actions should be considered to deal with the
access concern: (1) mandatory carpooling, (2) van
service, and (3) instruction to parents to access the
site from the west and posting westbound "No Left Turn"
signage.
b. A proposed fence along the irrigation ditch within
the yard is supported.
C. Occasional trucks access to the utility under -
grounding storage area is required. Signs would be
posted warning of children in the area of the house.
2. City Attorney: In an August 11, 1987 memorandum (at-
tached) the City Attorney explained that the issue of uses
legally allowed on land purchased with open space fund is not the
appropriate focus of P &Z's review. He affirmed that the condi-
tional use, PUD and SPA provisions all do apply to this case. The
City Attorney verbally concurred on August 14 with the way in
which staff has proposed to handle the review procedures.
B. STAFF COMMENTS:
The Planning Office offers the following comments:
1. The broadest question of the conditional use review is
whether the proposed day care use is compatible with
the existing use of the house and the surrounding area.
The applicant has presented the argument that the day
care use is very similar to, if not incorporated
within, the general category of "recreational use." It
is plausible that a number of activities of a day care
center are recreational, and would be highly appro-
priate for field trips to the Marolt- Thomas property as
a natural area. The operation of an independent, for -
profit business that does not function as an accessory
3
use for the property is a more problematic aspect of
the use issue. Furthermore, the use conflicts with the
Open Space Plan Element recommendations that the
property remain passive open space.
The historic use of the house has been single - family
residential, which is a permitted use in the zone
district. This use has significantly less impact than
the proposed conditional use, in our opinion. It
should be noted that in recent years tenants have had
responsibility for overseeing and maintenance of the
Marolt- Thomas property, which is accessory in nature to
the open space use.
Mitigating factors include the interim nature of the
use and the relatively isolated location of the use on
the site. The one year time frame limits the duration
of impacts both on -site and off -site. And the location
of the Marolt House is such that bicycle and pedestrian
trails are not effected, Nordic skiing trails can be
set in the winter without much interference, and
storage uses can easily coexist.
The day care center is clearly a highly important
service to the community, as the applicant and numerous
parents have attested. However, location of the
proposed use on the Marolt property challenges the open
space concept of that property with the possibility
that other uses unrelated to open space would follow.
Good planning, in our opinion, calls for the City to
amend the Open Space /Trails Plan Element and develop a
PUD /SPA plan for the property that determines appropri-
ate uses. Perhaps day care would be one of these uses.
City Council continues to discuss the subject.
Nonetheless, our current mode of operation is without a
PUD /SPA plan, but with an Open Space /Trails Plan
Element. In staff's opinion, the day care center is
not compatible with the current open space use.
2. The access concern raised by the City Engineer is
another important consideration in the determination of
whether the day care use is compatible. We agree that
there should be some measure taken by the applicant to
reduce the number of vehicles accessing the property,
as well as instruction and signage to not allow left
turns on or off Highway 82.
Attachments C and D show peak ski season traffic
volumes along Highway 82. Indicated on Attachment D is
that traffic is over capacity on the 2 lane Castle
Creek Bridge from about 7:30 AM to 6:00 PM. Therefore,
any drop -off and pick -up time will probably conflict
4
with heavy traffic. Drivers of the day care children
coming from Aspen should use Power Plant Road to
Cemetery Lane, then east on the Highway to arrive at
the Marolt House. No left turns leaving the driveway
will cause all drivers to go into Aspen. This will
inconvenience some, but greatly reduce inconvenient
and, to some extent, dangerous interruption of traffic
flow. Instruction on routes to both drivers of
children as well as any service vehicles would help
reduce the likelihood of violations. If violations are
observed, the applicant should reappear to amend the
plan.
Please note that both the Engineering Department and
Planning Office believe that the traffic measures
suggested above would successfully mitigate the most
serious concerns and be acceptable for a limited time
of operation.
3. We recommend that loading and unloading of children
from vehicles only be permitted in the Marolt House
parking area. "Curbside" highway service would create
danger for children and disrupt traffic.
4. Site improvement and maintenance that should be
considered to reduce impacts include: placement of a
sturdy fence around the irrigation ditch or the play
area within the yard, plowing the road to allow
adequate emergency service access, and demarcating the
parking area next to the house.
5. Hours of drop -off and pick -up should be specified to
clarify the time periods when traffic flow will be
affected.
6. The intended size of the operation to take care of 40
children should be specified as a maximum so that the
level of impacts should not become greater without P &Z
having the opportunity to review the project.
7. Water, sewer and emergency services appear to be
adequate for the proposed use.
8. The Planning Office agrees that the proposed use
appears to comply with requirements of the R -15 zone
district. The daycare center use of the Marolt House is
generally consistent with the objectives and purposes
of the zoning code, with the possible exception of
Section 24- 1.2(d), "to provide adequate... open space
and avoid undue concentration of population."
9. Staff believes that, if the use is generally acceptable
5
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to P &Z, the proposed activity meets the criteria of
exempt development from PUD. Taking this use thrugh
full PUD review would serve no purpose since it is
already "clustered" into a single building. Similarly,
the Planning Director sign -off for exemption from SPA
is also reasonable, since this is a temporary, one year
activity and requires no significant construction.
ALTERNATIVES:
Staff suggests that the Planning and Zoning Commission consider
the following alternatives:
1. Approve the proposed conditional use and PUD /SPA
exemptions for Children's Playshop use of the Marolt
House subject to the following conditions:
a. The Marolt House shall be used as a day care
center for a period of time not to exceed one (1)
year;
b. The day care center shall be limited to a maximum
number of forty (40) children;
C. A sturdy fence will be erected along the irriga-
tion ditch within the yard prior to opening the
center;
d. The outdoor play areas will be the fenced yard
around the house, not including the garage or the
Marolt Barn area;
e. The applicant must provide a plan of either car
pooling or van service for pick -up and delivery of
children to the Marolt House. Records of either
carpooling or van service will be maintained by
the school and submitted to the Planning Office on
a quarterly basis;
f. A "No Left Turn" sign will be posted by the City
with approval by the Colorado Department of
Highways for westbound traffic before the drive-
way. A "No Left Turn" sign will also be posted on
the driveway leaving the Marolt property.
2. Deny the proposed conditional use and PUD /SPA exemp-
tions based on it's incompatibility with the existing
use of the site and the Open Space /Trails Plan Element.
PLANNING OFFICE RECOMMENDATION:
The Planning Office recommends the Planning and Zoning Commission
P
to deny the conditional use review and exemption from mandatory
PUD for day care center use of the Marolt House. If P &Z agrees,
you should also recommend to Council denial of the PUD and SPA
conceptual plan, in the event that the applicant desires to
pursue PUD and SPA approval. The threshold question is whether
the use is compatible. Staff believes that after considering the
Open Space Plan Element recommended use and existing conditions,
that we cannot state that the day care use is compatible on the
Marolt Property, nor is it consistent with the basic assumption
of both the City and voters of how the Marolt Property should be
used as open space. The highway access issue compounds the
problem of how to accommodate the proposed use on the site.
However, we believe that mitigating measures suggested could make
the use acceptable from the perspective of short -term negative
impacts on Highway 82 and impacts on the Marolt Property, if you
choose to accept this use as appropriate on this open space
parcel.
marolt
7
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MEMORANDUM
TO: Steve Burstein, Planning Office
FROM: Jay Hammond, Engineering Department
DATE: August 10, 1987
RE: Children's Play Shop Conditional Use /GMP Exemption
Having reviewed the above application and made a site inspection,
the City Engineering Department would offer the following
comments:
1. As indicated in the application, one of our significant
concerns involves the potential impacts of the increase in
traffic accessing the Marolt parcel from the driveway entrance on
Highway 82. The driveway access is poorly situated close to the
west end of the Castle Creek bridge and the potential impact of
numerous parents accessing the property twice a day could cause
significant problems given the over - capacity situation already
existing on the highway. While the application indicates school
hours that would impact "non -peak hours ", the suggested starting
time of 8:45 to 9:00 a.m. is still well within peak for morning
commuter traffic.
Given that the request is for a one -year lease and (hopefully)
not a permanent approval, we would suggest a couple of potential
approval conditions to deal with this concern:
a. Mandatory car pooling. This may actually prove
beneficial to the parents in sharing the drop -off and pick
up responsibility. The mandatory aspect could be monitored
through organizing and maintaining car pool records by the
school.
b. Van Service. Perhaps a local limo company could be
solicited to donate van service. Again, convenient to
parents.
C. Instruction to parent drivers to access the site from
the west. Place a "No Left Turn" sign westbound on the
highway past the bridge.
2. We would support the applicants commitment to place a fence
along the irrigation ditch within the yard.
3. The City utilizes the south end of the Marolt for temporary
storage of undergrounding material and equipment. Occasional
truck access past the Marolt house is required.
Page Two
Children's Play Shop Conditional
August 10, 1987
We would plan on placing appropriate signs along the access to
warn truck drivers of children in the area of the house.
Presumably, most outdoor activity would be confined to the fenced
yard.
JH /co /ChildrenPlayShop
cc: Chuck Roth
1
TO:
FROM:
RE:
DATE:
PEN
et
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Steve Burstein, Planning Office
Paul Taddune, City Attorney
Children's Play Shop Conditional Use Review /GMP
Exemption
August 11, 1987
We have the following comments regarding the application in the
above matter forwarded to this office under your correspondence
dated July 23, 1987:
1. We do not agree that the SPA provisions are
inapplicable. However, as pointed out by the applicant, the City
Council expressed a strong desire to assist the applicant through
the temporary one -year period for the purpose of assuring
adequate day care services in the community.
2. We do feel that Section 13.4 of the City Charter is
applicable to this transaction inasmuch as the parcel on which
the Marolt house is located was purchased with open space funds.
Section 13.4 of the City Charter provides as follows:
"Council shall not sell, exchange or dispose of public
buildings, utilities or real property in use for public
purposes, including real property acquired for open
space purposes, without first obtaining the approval of
a majority of the electors voting thereon.
Additionally, the City Council shall not cause or
permit the change in use of the real property acquired
for open space purposes, other than for recreational,
agricultural or underground easement purposes, without
first obtaining the approval of a majority of the
electors voting thereon."
Prior to and as a component of the Marolt property acquisition in
1983 the Marolt homestead has been used for residential and
related purposes. A day care center which can be characterized
as having residential and recreational features arguably falls
Steve Burstein
August 11, 1987
Page 2
within the Charter language and the Marolt homestead's historic
use. A similar problem presented itself with respect to the
lodge on the golf course, which was also purchased with open
spaces funds. We do not, however, feel that a day care center
run for profit should be equated with the City Manager's proposed
use of the house for employee housing purposes. For the
applicant's request to meet compliance with the Charter, one must
find that it fits within the historical, residential use, or for
recreational or underground easement purposes. In evaluating
this factual issue the majority of the City Council felt that the
proposed temporary, day care center falls within both the
historic use and charter language,and the P &Z should presume that
the Council's determination is correct and focus primarily on the
conditional use application.
4. The aspects of the application pertaining to
conditional use are within the province of the Planning and
Zoning Commission. Again, we do not see any authority on the
part of the Planning and Zoning Commission or the City Council,
absent a zone change, to waive PUD /SPA requirements.
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FIGURE 11.3
6900 ASPEN AREA AVERAGE DAILY TRAFFIC
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<p VOLUMES IN THE SH 82 CORRIDOR
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�Q�� DURING PEAK SKI SEASON
6600
12,600
PITKIN COUNTY AIRPORT \\ 500 ggq � ` Fq
800 —\ JI-- 14,700
Ilk
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p� 0 0 0 00 ,,p
1 ry "y . O 0 0 O "
p p O 4 ,�0 0 y P 2 ry, 16,600
ry0 p y0 0 0 000 _ 4400 21,700
/L/ . .
6000
W f 9 3400 c�
U O
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�P O
SOURCE: ASPEN /PRKIN T /TDP 1986 -2000
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CHILDREN'S PLAYSHOP. INC.
Land Use Application
City of Aspen
This is an application for conditional use approval for a
"day care center" for the Children's Playshop to conduct in the
Marolt house on City property. The property is zoned R -15,
PUD, SPA.
I request the PUD /SPA application and approval be waived
as inapplicable. I do not own the property; the City does.
The PUD /SPA platting requirements are aimed at permanent uses
and this is just a temporary one -year use. Further,
"development" under the SPA provisions of the Code is defined
as:
"...any activity which materially changes the use of
the land in question, including but not limited to
the construction or substantial modification of
residential or lodge units, commercial square
footage, or other accessory buildings and structures
located on the property, the construction or
substantial modification of roads, any significant
site grading or other earthwork or the installation
or substantial modification of utilities."
Sec. 24- 7.1(c). Since I am planning none of that significant
activity, and since the use is a temporary one, I feel the SPA
provisions are inapplicable. Alternatively, I believe City
Council would authorize the City to be a co- applicant for these
purposes.
The Children's Playshop is a preschool established in 1971
offering an enriched planned day for children 2 1/2 - 5 years
old. Our program includes music, nature awareness and
appreciation, physical development, arts and crafts, cooking
experiences, field trips within the community, puppet shows,
drama, and social development. The heart of the preschooler's
day is play and all of our learning activities are developed
through creative and fantasy play as well as organized play and
recreation.
Finding a suitable, affordable site within Aspen is
extremely difficult. Though there is considerable vacant space
around Aspen, I have found much of it to be tied up in
foreclosure or bankruptcy proceedings so that a lease is not
available to us. My search has been diligent since January and
you will find an exhaustive list of possible properties
included for your consideration along with the reasons why each
was not available to us (see attachment).
1
My proposal to lease the Marolt house is for a period of
one year, which is intended to give us time vigorously to
pursue the purchase or rent of another suitable site. The
house meets all the requirements for licensing and operation a
day care center set by the Department of Social Services with
the possible exception of the second toilet which is in the
basement. I feel, however, that a provisional license will be
granted because our term in the house is for just one year.
Provisional licenses are common in such situations. It will
also be necessary for us to put up some temporary fencing to
separate the irrigation ditch which flows around two sides of
the house during the months in which it flows. Nothing of
permanent structural nature will be imposed onto the property
with the exception of a sand box upon your approval.
Some may question this use of City property on various
grounds, and I want to address these issues. First, it seems
to me the same objections that some might make to our use apply
to the City Manager's proposed use of the house for employee
housing. I am informed there is no legal grandfathering of the
property acquired for "open space" that preserves its use as
employee housing. Looking at it another way, the children's
use of the Marolt house "interferes" with the property's open
space designation no more than does the housing of a City
employee. That aside, my use is of wide public benefit for
parents, children, employees, and the community as a whole.
I do not think Section 13.4 of the Charter is at all
applicable, and I hope the City attorney will agree. That
section precludes Council from selling or disposing of public
property, including property obtained for open space, without
an election. The section also refers to no change in use of
such property. That was obviously aimed at permanent changes,
not temporary ones. The City has used such public property for
non —open space purposes temporarily. It has rented the Thomas
property for grazing purposes. It has entered into a three
year lease with a private party to construct a building within
which to grow vegetables on the Thomas property. The City has
numerous private licensee and lessees on City property,
including the golf course ( e.g. , Sport Stalker lease), the
Thomas property, Islin Park, etc. On the Marolt property the
City has a written lease with a tree nursery.
More importantly, however, I think my school's use is
within the spirit and concept of Section 13.4 as
"recreational". In fact, all of our activities are largely the
same as those conducted by City's Parks and Recreation
programs, except we do use the house as a facility. Indeed, in
some communities and states, day care centers are either
operated by or funded by government bodies and hence those uses
are consistent (see attachments).
2
For example, in my nine months of dealing in 1982 with the
City through Wayne Chapman for use of an old building from the
golf course to be moved to Islin Park for my school, he felt
the use was "recreational" and in the spirit of the open space
recreational City purposes.
I am not building any new building that would interfere
with open space. In fact, I am enabling more children and more
parents of the City to use the open space, which you have
encouraged also by building the new bicycle bridge to the
property.
Specific Impacts and Conditional Use Standards
Conditional Use Section 24 -3.3 has three standards for
approval of a conditional use. First, my school will comply
with all other requirements of the zoning code if a conditional
use is approved. As you know a day care center is a
conditional use in most residential zones, and thus meets the
initial consistency test. Second, I feel we meet the
"objectives and purposes" of the zoning code. Third, I believe
the school is "compatible with surrounding land uses and uses
in the area ". See "Zoning Intention" further on in this
application. The issue here is one of a temporary one year use
after all, not any permanent change.
Traffic Passage to and from the Marolt Property onto
Highway 82 requires some consideration. Our hours of operation
are designed so that parents do not impact traffic at peak
times. Other alternatives might include requiring a right turn
only to and from the property, car pooling of children, etc. I
think it is important to point out, however, that the newly
installed traffic light at the Maroon /Castle Creek: Road
intersection slows traffic to a much safer pace than before and
certainly safer than the intersection at the Airport Business
Center where parents deliver and pick up their children from
the Sprouts Day Care Center at 8 -8:30 a.m., and at 5:00 p.m.
The two traffic lights do slow down traffic considerably. Some
parents come from the West and have an easy right turn. Others
can turn on Cemetery Lane, turn around farther down and use the
light. Ultimately, the City does need to resolve the access
problem of the Marolt Property with a new entrance through the
traffic light at Cemetery Lane or perhaps from Castle Creek.
But for a one -year period at least, I think access is adequate
although less than ideal. With regard to intensity, there will
be morning and afternoon pick -up of children, occasional. field
trips, but no deliveries of supplies (I take necessary supplies
in the morning when I go to school). Parking is adequate on
site.
On -Site Improvements We will be adding only a sandbox
for the children and perhaps an old - fashioned tree swing. We
will of course be preserving the Marolt house for you and we
3
note that the City Manager was concerned with vandalism if the
house is vacant (in fact, he thought demolition might be
necessary unless someone occupied the building).
Site Plan I have given to the Planning Department plan
maps obtained from the engineering department and approved by
Steve Burstein.
Bike Path To minimize impact on the existing bike path,
I will schedule school to begin at 8:45 - 9:00 a.m., when
school children walking or biking to the middle school and high
school are already in session.
Zoning Intention The intention of the R -15 district is
the same as that of R -6, which states "To provide areas for
residential purposes x x x. Recreational and institutional
uses customarily fund in proximity to residential uses are
included as conditional uses," referring to the conditional
uses such as a day care center. Thus by the City's own
definitions and statements of intent (see Code, p.1441), the
uses are compatible.
PUD SPA. While I think these should be completely waived,
the planning office has asked me to address some of the Code
issues relating to PUD /SPA.
a. Under Section 24- 7.7(a)(5) I think the
proposed use is consistent with the open space
element of the Aspen Area General Plan. I have
addressed the open space issues above. To repeat, my
use is within the term "recreational ", and in any
event a day care center is consistent with the open
space use in R -6 and R -15 by virtue of the Code's
definition and intent provisions that put them in the
same district and thus legislatively view them as
compatible and consistent.
b. I do not know if the City has ever
processed a conditional use PUD /SPA permit for the
Marolt- Thomas property. If there is such a permit,
then my application is really a minor amendment under
Section 24 -8.26 and does not constitute any change in
the overall character of the Marolt- Thomas property.
There may be some increase in traffic circulation,
but that would be true with any plan designed to
encourage citizens to use their open space property.
C. See Section 24 -8.13. There is adequate
water to the Marolt house and other utilities. The
roads are adequate for fire protection (a fire
hydrant is located at the house), snow removal, etc.
I am negotiating snow removal as part of my lease
with the City. There is no new structure. The
4
existing house and driveway are adequate. I will not
be grading anything.
A child care center is a necessary human service for
working parents' with young children. Surveys show that most
young mothers work for economic reasons and many do so with
guilty feelings as they leave their children; so that finding
"quality" affordable care is of utmost concern to them. Many
of our young families in Aspen have two working parents and
sometimes both parents hold more than one job. Research shows
that "quality" care is a good investment because there is less
stress - related absenteeism when parents feel secure about where
there children are spending their days.
The need for responsible, quality
desperate one in Aspen and Snowma
materials). Dr. Barnett noted at the
birth rate in Aspen is again up to 200
and 1987, an increase from only 110
care need continues.
day care facilities is a
ss (please see attached
Council meeting that the
per year for both 1986
in 1985. Thus, the day
Few applications meet all ideal conditions, and the
diversity of interests in our community. But if some small
compromise is necessary, for what better purpose than for some
80 parents (most of whom are working employees), and 40
children for a one year basis while I continue looking for
another suitable site.
Thank you.
Ruth Sto
5
THE PROFIT VERSUS NON- PROFIT QUESTION: FACTS
All day care facilities operate as a business in some sense
or another.
Non - profit schools historically charge as much or more per
day for their services as do schools for profit. My school
charges per child the same as Wildwood, and we are the lowest
in the valley. Wildwood I understand pays $1.00 a year rent.
Non - profit schools do not pay taxes and they pay little or no
rent so that their business is more profitable to operate.
They have the distinct business advantage of being able to
solicit tax deductible contributions through fund raising.
Privately owned centers require tremendous personal
investment.
Owners assume 1007 of the risk, responsibility and
frightening liability. This is not true of non - profit
schools.
Becoming a non - profit school is a simple matter of filing the
appropriate legal papers at a cost of less than $500.00 and
forming a board of trustees.
Large sums of federal monies often flow through non - profit
schools in the form of grants. This is often reflected in
higher salaries, but seldom in lower cost to the consumer
(see enclosed graph).
My "profit" is my salary, which is less than the salaries of
the directors of the non - profit facilities.
s14:chifacts.mis
Toddler Care (18 mo. — 2 yrs.)
COP, 10 nn. ara CM C.... - , IM Pwa:4 CwpmW , imo w. Pa ea. Lb"OU, u emu
California
100
95.66
90
Average
80
76.00
Weekly
Amount
70
68.86
67.53
In
Dollars
60 56.25
50
50.32
40
30
3
20 �
e
10 '
Single Chain
Corporate Religious Govern.
Non-
Average
for for
ment
Profit
All
Profit Profit
Sponsored
Types
Infant Care (to
18 months)
123.05
California
100
90
Average
80
76.00
Weekly
70
72.50
70.51
Amount
In
60 58.33
Dollars
50
46.00
40
30
0
20 Y
10 '
Single Chain
Corporate
Religious Govern.
Non-
Average
for for
ment
Profit
All
Profit Profit
Sponsored
Types
COP, 10 nn. ara CM C.... - , IM Pwa:4 CwpmW , imo w. Pa ea. Lb"OU, u emu
Preschool Care
California
100
90
Average 80
Weekly
Amount 70 62,50 64
In 60
Dollars 51.60
50
40
30
20
10
Single
for
Profit
Chain
for
Profit
56.60
41.79
Corporate Religious Govern.
ment
Sponsored
62.66
Non-
Profit
Average
All
Types
Before and After School
By Region of United States
Average
Weekly
Amount
In
Dollars
50
40
34.82
30 23.50 27.18 26.71 23.31
20 18.25
10 0
S. East N. East M. West N. West S. West Hawaii
..r
(2 1 /2 to 5- years -old)
.00
42.23
Alaska
r P 1 197. OM CM MW ate., LaM P 1 1 c-Pa.. . ITM W. P. PC Lhw"i.. Nn* n
Growing need for day care
established by S'mass govt
by Kay Clarke
In a crowded gathering with
standing room only, the need for
quality day care was clearly
established at the Snowmass Vil-
lage Town Council work session
this week. Parents, attending
with their children, and govern-
ment officials alike were in agree-
ment on this point.
The Planning Department re-
ported that of the 1330 full -time
residents in the Village, children
under age eleven comprise nearly
10 percent of the population, and
married couples represent 67.2
percent of the town's homeow-
ners.
Acting on a complaint that
Happy Trails Day Care Center
was operating in violation of the
town's land use code, the Plan-
ning Department began studying
the day care situation in depth.
Taking the position that the Cen-
ter did not comply with the codes.
the planning office issued a letter
giving 30 days notice for the prob-
lem to be resolved. Monday's
meeting took place on the 29th
day.
On finding few alternative loca-
tions for day care in the Village,
the department's ultimate action
was to recommend altering the
codes to include day care facilities
as a Special Review Use in all re-
dl ll r1eEd 171e appli-
cant would be subject to a 30 -day
public hearing notice, with
adequate notice sent to adjacent
property owners.
The conditions for Special Re-
view Use approval in a multi-
family unit or single family de-
tached dwelling include: 35
square feet per child, a maximum
of six children, a fenced play area
and approval of any applicable
association or property owners.
Town Planner Doug Dotson re-
ported that "these textbook re-
commendations are consistent
with the state codes." Mayor Dick
Wall replied, "We are not a com-
mon community and we are not
out of a textbook ... To me, this is
an essential service." Mayor Wall
stated his belief that Happy
Trails Day Care Center could
operate under the current codes
and foreggo the lengthy review
process. He said the present land
use ordinance was ambiguous
enough that minor clarification
could resolve the situation.
Notably absent in the room was
the person who originally filed
the complaint against Happy
Trails, which is fully licensed and
has been in operation for five
years. One part-time resident and
her adult -age son were the only
dissenters in the group, and they
departed early.
Council member Pete Bedford
reported that he had spent an
hour at the day care center and
added, "I don't think we should
stand in the way of this necessary
service. It's a great operation."
Mayor Wall advised Susan
Schlundt of Happy Trails that she
must obtain approval from the
Meadow Ranch Condominium
Association to continue her busi-
ness. This essentially gives the
property owners the power to
make decisions regarding their
land's use. To date, the associa-
tion has made no decision regard-
ing the operation. The mayor also
asked that Happy Trails be able to
show proof of adequate insurance
coverage which indemnifies the
property owners.
When Doug Dotson agreed to
issue a letter extending the dead-
line for resolution another 30
days, the room filled with cheers
and sighs of relief. One young
lady, approximately 32 inches in
height, was so elated that she
shed her summer attire and cele-
brated unclad and uninhibited.
Although Monday's meeting fo-
cused on short term solutions to
the day care problem, the fnst
recommendation from the Plan-
ning Office included a full- serv$r
cWmunity center. Mayor Wad
stated that he foresees a complete
day care and youth center in the
future. Council member Jeff T"ip -
pett closed the meeting with ack-
nowledgement of the need to cre-
ati appropriate space for these
services.
Little Red Sdioolhouse
p.o. Box6385
Snowmass Village,
(3 3
Colorado 81615
June 22, 1987 a
I L 91
■. ,tip s
e _y
To Whom It May Concern: <<e R a j S poo \N-P
The Cities of Aspen and Snowmass need to address the concern of adequate
child care facilities.
As Directors of The Little Red School House the issue of affordable,
safe, and educational child care is of great concern to us as the Aspen
and Snowmass areas continue their present rate of growth. Our School
continually has a waiting list of families needing this assistance.
Other local child care operations in our immediate communities share this
situation as well. To circumvent the problem in Snowmass, we are in the
process of investigating the possibility of building a toddler center
in conjuncton with the Snowmass Community Chapel.
As parents, we have found quality child care facilities are hard to cane
by. Recognition should be given to Ruth Stone who has provided the
Children's Playshop to our communities for the past 16 years, and who now
is unfortunately faced with the difficult task of relocating her
establishment. Mrs. Stone's difficulty in locating appropriate space
evidences our concern. we have been witness to actions by individuals
who conduct unlicensed child care businesses in their homes in order to
fill the growing need for child care; often one person caring for as many
as 8 toddlers and infants.
Most con- profit child care organizations have the benefit of subsidized
rents, tax donor status, and foundation grant monies. we could not
operate without such help. The communities of Aspen and Snowmass should
investigate the possibility of subsidizing child care facilities for
licensed non -profit as well as profit organizations which meet criteria
set by the Cities.
Respectfully submitted,
THE LITTLE RED SCHOOL HOUSE
Molly Beattie, Director Charlie Brooks, Director
Linda Girvin, Director Randy Anderson, Director
Nancy Pierce, School Director
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AS" PEDIATRIC and ADOLESCENT ♦ ANIC, P.C.
STEPHEN BARNETT, M.D. F.A.A.P., F.A.C.P.
SARAH FERNSLER, M.D., F.A.A.P.
630 E. HYMAN, PATIO BLDG.. SUITE 25
ASPEN, COLORADO 81611
(303) 925 -9540
PEDIATRIC AND ADOLESCENT HEALTH AND MEDICINE
June 16, 1987
Ruth Stone
611 Fred Lane.
Aspen, Colorado 81611
Dear Ruth,
This is my letter of endorsement to your children's workshop in
the hopes that space will be made available so that you can
continue your pre — school services for children. A you know
the birth rate in 1986 was back up to almost 200.-,.4ince most of
our young families have both parents working q day care
and pre— school is essential for our kids development.
If I can be of any other assistance in this vital issue please
let me know.
S i n c .} rr eep l ,
Stephen E. Barnett, M.D.,F.A.A.P.,F.A.C.P.
The following is a list of properties on which I have made proposals and the
reasons they are - not - available for - our - use - as a preschool_
Aspen School District: All buildings are fully utilized -- programs have expanded,
a'fifth kindergarted will be added, and consolidation of some
classes at Middle and High Schools was explored but space
still could not be found.
Boettcher Bldg.: No lease available, property for sale and the Institute does
not wish to compromise their integrity with the public should
a sale necessitate our eviction mid -year.
West Meadows Prop.: Kresge Bldg., etc. (Jim Pavishaw) same as above. New owners
as of last week just after I reopened discussion with
Mr. Pavishaw to reconsider our use at Meadows.
Given Institute: Uncompatable use with CU and has unrealistic rent structure
Physics Institue: Fully utilized
Lutheran Church: Zoning change require -- neighbors opposed to our use and traffic
Aspen Community Church: needs flexibility and already committed to "Project Up- lift"
Prince of Peace Church: Heavily used - -no interest
St. Mary's Church: Committed to transients as shelter - -would necessitate sharing
space with transients
Mormon Church: No interest -- insurance and tax problems with church use
Aspen Airport Business Center: existing businesses are protected from competition
in that comples -- Sprouts in opposed to our renting there
Red Roof Inn: Steve Conger has no control until October. He might be interested
after that time - -too late for us this fall.
Ralph Melville's Pine's Lodge: Could be torn down at any time due to Mountain
Challet replacement on that site - -no lease available
Aspen Skiing Company: Had no interest creating a ficility and catering to a
market for young families- - But I have recently found Jerry
Blann to show some interest for the future -- nothing for this
year. They have seen Snow Bunnies and Powder Pandas as
meeting their responsibility.
Community Center: Fully unilized unless City's Bldg. Dept. does not move up there
House Rental Market: Unrealistic cost and hopes in finding an owner who would
permit use by a preschool -- neighborhood zoning could be a
problem as neighbors might object to traffic
Centennial Project: Single family and no commercial use allowed (Ann Boemann)
I
Aspen Valley Hospital: Although there are unsued spaces, children are a health
threat to patients - - Uncompatible use with us.
Aspen Country Day School: Fully utilized
Aspen Community School: Fully utilized
Aspen Real Estate Market: One piece of property was found at under $200,000.- -
It involved complicated rezoning and Historic Designation
problems to be solved with could not be done within our time
frame. STILL LOOKING
First Baptist and Episcopal Churches: Each has a large room but they are below
ground level and State regulations prohibit children of
preschool age below ground level because evacuating
in case of fire would be impossible.
Commercial Rental Property: I located one space which met most of the requirements
for licensing @ $22.00 /sq. ft. which is unrealistic considering
the amt. of space required per child.
The Marolt Property (House): ? ? ? ? ? ? ??
FEBRUARY 1987
AMERI
mrv,rjmQATeWsASS OC ICATGON I
Zoning codes have both hindered and helped the
establishment of new day care services. Many codes do
not specifically address day care facilities, making it
unclear whether they should be treated as businesses,
schools, or home occupations. Some require day care
services to apply for variances or special permits,
resulting in additional costs for what may be a marginal
business. In contrast, other codes treat day care centers
as community facilities providing a needed public service
rather than as a business that must be restricted to
commercial zones. Treating day care uses this way allows
them to locate in any zoning district as long as a need is
demonstrated, licensing requirements are met, and
children are not threatened by any physical hazard.
This issue of Zoning News examines the newest
ordinances that mandate day care services at
employment centers and summarizes zoning codes that
offer density bonuses for day care. In addition, it
examines the "meat and potato" ordinances that simply
incorporate clear definitions, permissive locational
requirements, and flexible standards.
Mandatory or Bonus Codes
San Francisco and Concord, California, require that the
developers of commercial buildings set aside space for
day care centers or pay fees to support day care services.
(See Zoning News, August 1986.) The Concord
ordinance requires developers of any nonresidential
project valued at $40,000 or more to pay a fee equal to
one -half of one percent of the project's development
costs (total costs minus the cost of land) into a day care
fund. If developers provide or arrange for child care
facilities or services, they may be exempt from the fee
requirements. San Francisco's fee requirements apply to
downtown office buildings of 50,000 square feet or
more. The ordinance requires office developers either to
set aside 3,000 square feet or one percent of the project's
gross square footage, whichever is greater, for day care
facilities or contribute one dollar per square foot of
office space to a city- administered day care fund.
The Seattle, New York City, and Hartford,
Connecticut, zoning codes include density bonus
provisions for day care. In Seattle the planning
commission may grant floor area bonuses if day care
facilities are "provided at reduced rents to eligible
nonprofit or for - profit day care centers." To qualify, day
care facilities must provide services "at rates affordable
to the range of income levels representative of the
downtown workplace." New York City's housing quality
standards provide floor area bonuses for providing
nursery and day care space of at least 600 square feet.
Added bonuses can be gained if the indoor child care
area is combined with outdoor play areas such as tot
lots, playgrounds, wading pools, and sandpits. Hartford's
downtown zoning code includes substantial floor area
bonuses for businesses that provide day care. The bonus
grants six additional square feet of floor area for each
square foot of day care space in the project.
Good Definitions and Flexible Codes
The majority of zoning codes for day care services
encourage such facilities through permissive zoning
policies, including broad definitions, lenient district
regulations, and flexible standards.
Defining Day Care. Most zoning definitions of day
care make distinctions based on the size of facilities
and, in some cases, based on the clients served. Most
zoning codes distinguish between two types of day care
operations —such as "family day care homes" and "day
care centers." The family day care homes are typically
private residences where six or fewer children receive care
and supervision for periods of less than 24 hours per
day. Day care centers are typically defined as facilities
(including nonresidential structures) that provide
supervision and care of more than six children for
periods of less than 24 hours per day. Some codes use
three or four classifications for different size day care
facilities. Other codes recognize that day care centers
may be established for the elderly.
The Ann Arbor, Michigan, zoning code defines three
types of day care facilities — family day care homes for
six or fewer; group day care homes for 12 or fewer; and
child care centers of unlimited size. The Redmond,
Washington, and Baltimore County zoning codes also
use three classifications for different size day care
operations. The Boise, Idaho, zoning code uses four
classifications, including family homes for five or fewer
children; group homes for six to 12 children;
Updating Day Care
a
intermediate size facilities for 13 to 20eAldren; and
large facilities for 21 or more children. The Island
County, Washington; Raleigh, North Carolina; and
Austin, Texas, zoning definitions for day care are written
broadly so as to include day care services for the elderly.
The Raleigh code authorizes centers or homes for adults
who are "in need of care because of decreasing
capability brought on by age."
Day Care by Right. Small day care operations (caring
for six to eight children) are typically permitted by right
in all residential districts. Ann Arbor's code allows small
family day care homes (six or fewer children) as
principal and accessory uses in residential
neighborhoods. The Bellevue, Washington, code allows
small day care services (six or fewer children) as home
occupations in all of its residential districts. Similar
permissive codes are found in Redman, Washington;
Austin, Texas; Washington, D.C.; and Poway, California.
In addition to allowing small day care services in
residential districts, many cities and counties allow day
care uses (small, intermediate, and large facilities) by
right in businesses and institutions. The Baltimore
County zoning code allows day care centers and nursery
schools (no size limitations) by right when accessory to
a church, community building, hospital, public or
private school, housing complex for the elderly, or office
building. Washington, D.C., allows day care centers as
accessory uses to schools and public recreation centers,
and Plano, Texas, allows day care centers within
enclosed regional shopping malls.
Standards for Large Centers
Large day care centers in residential neighborhoods
(frequently defined as centers serving seven to 12 or
more children) are frequently subject to special or
conditional use approvals. The following sample of
standards is taken from 15 different local codes.
Traffic Safety. The sample standards below stress
safety for children arriving or leaving the day care center
and the reduction of traffic congestion on neighborhood
streets.
Day care centers shall create no unsafe conditions for
picking up and dropping off children. (Washington, D.C.)
Loading and unloading of children from vehicles shall only
be permitted on the driveway, approved parking area, or
directly in front of the facility. (Huntington Beach, Calif.)
Large day care centers (21 or more children) must be located
on a collector or arterial street. (Boise, Idaho; similar
requirements are used by Vero Beach, Fla., and Plano, Tex.)
Open /Recreational Space. An increasing number of
codes require outdoor play areas and increased safety in
the design of these areas.
Seventy -five square feet of outdoor play area per child.
Thirty -five square feet of indoor play area per child.
Outdoor play area shall be grassed and enclosed by a six -
foot -high masonry wall. Any entry gate shall be securely
fastened. (Huntington Beach, Calif.)
Outdoor play areas shall be adequately separated from
vehicular circulation and parking areas. (Plano, Tex.)
Outdoor play areas must be enclosed with a wall or fence.
(Albuquerque, N.M.)
General Safety. Some codes require that day care
operators consider the hazards created by surrounding
uses and activities. ..1
No portion of a day care center site may be located within
300 feet of gasoline pumps or underground gasoline storage
tanks, or any other storage area for explosive materials.
(Plano, Tex.)
Garages shall not used used as a designated play area.
(Huntington Beach, Calif.)
Spacing Requirements. Spacing or dispersal require-
ments are often adopted to quell neighborhood fears of
the potential clustering of nonresidential uses in
residential neighborhoods. In exclusive residential areas,
such requirements may reduce neighborhood opposition
based on fear of neighborhood change.
No facility shall be located closer than 600 feet to another
large family day care home. (Huntington Beach, Calif.)
The zoning board of adjustment may determine a day care
center to be incompatible with a residential neighborhood if
another nonresidential facility is facing or abutting the same
block face or is within 300 feet of the proposed site.
(Charleston, S.C.)
The zoning board may approve more than one child
development center in a square or within 1,000 feet of
another child development center only when the board finds
the cumulative effects will not have an adverse effect ...
due to traffic, noise, or other factors. (Washington, D.C.)
Parking. Generally, parking is required for all
employees of a center, and, occasionally, extra parking is
required for larger centers.
One off - street parking space per employee. (Ann Arbor,
Mich.; Huntington Beach, Calif.; Austin, Tex.; Macon, Ga.;
and Boise, Idaho.)
Two spaces plus one space for each 500 square feet of net
leasable area. (Albuquerque, N.M.)
One space for each two adult attendants, and one space for
each 10 children. (Charlotte, N.C.)
One and one -half spaces for each employee on the
maximum shift. (Dubuque, la.)
General Standards. This category of standard refers to
any other common requirement found in local codes. All
ordinances require compliance with state licensing laws,
local fire codes, and other safety ordinances.
Compliance with municipal noise ordinance. (Huntington
Beach, Calif.)
Hours of operation may be restricted by planning
commission. (Huntington Beach, Calif.; Bellevue, Wash.)
The exterior of structures used for child care centers shall be
architecturally designed as a residential unit compatible with
the types of units existing or to be located in the
neighborhood. (Mount Laurel Township, N.J.)
Signs. These regulations typically allow the smallest
type of sign otherwise permitted in residential neigh-
borhoods. The permitted signs are typically those needed
to identify the business rather than to advertise it.
Day care centers and nursery schools in certain residential
zones may have one sign not to exceed eight square feet in
area. (Baltimore County, Md.)
Sign limited to those permitted for home occupations.
(Albuquerque, N.M.)
One sign, not exceeding four square feet and five feet in
height may be used to identify the center. (Bellevue, Wash.)
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Aspen
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Box 300 Aspen,Colorado 8161:
August 17, 1987
Aspen City Council
130 S. Galena
Aspen, CO 81611
Dear Members of the Council and the Planning and Zoning Board:
For your information, we have had a series of conversations with
Ruth Stone regarding her use of the Marolt property and potential
traffic conflicts with the existing bike path.
While most of our students use the School District buses, RFTA
buses, or private automobiles for transportation to and from
school, a good number do use the bike path that parallels Highway
82 and Maroon Creek Road. We estimate that the peak hours of
student use of this bike path to be from 8:00 - 8:25 A.M., and
3:30 - 4:00 P.:M. We understand that Mrs. Stone will adjust her
daily schedule to avoid these peak hours. Furthermore, she has
advised us that she will take every precaution to insure the
safety of our students while on the bike path, such as providing
caution signs.
For your part, we urge you to complete the alignment and paving
of the new bike path that continues from the recently completed
pedestrian bridge. This should encourage our students to use the
new bike path and reduce the traffic conflict connected with the
day care use of the Marolt property. For our part, we will
encourage our students to be aware of any potential vehicular
traffic crossing the bike path.
Sincerely yours,
Griff N. Smith
Aspen Middle School Principal
�—/ L Parsons
Aspen High School Principal
Griff Smith, Principal Box 300, Aspen, Colorado 81612 Telephone: 303/925 -6623
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J. NICHOLAS MCGRATH, P.0
ATTORNEY AT LAW
ND EAST HOPKINS AVENUE
SUITE 203 AREA CODE DOD
ASPEN, COLORADO SIMI TELEPHONE 925 -2612
July 11, 1987 1 ��'`�-
I
JUL 1 31981
Aspen City Council
130 South Galena
Aspen, CO 61611
Re: Childrens Playshop - Marolt Property
Dear Councilmembers:
My wife Maggie and I support Ruth Stone's proposal to
use the City's Marolt house for a play school for the next
year. Our children ( Nicky, 4 1/2, and Molly, 2 1/2) will be
attending Ruth's school this September, assuming there is a
location for the school. It will be the only time that Nicky
and Molly will be in the same classroom, so this year is
particularly important for us. Nicky attended Ruth's school
last year, and Molly will have one more year past this.
I have know Ruth since 1970. The children of most of my
friends have gone to her school. Her school is special to
us, and to many parents of young children, although there are
other good schools.
With regard to Ruth's use of the city's property, the
issue of whether the city should assist in any fashion a
private enterprise is a false one. I could incorporate
Ruth's school under the Colorado non - profit corporations act
in at most a few hours work. She has not chosen that course
solely in order to maintain educational control of her
school. She takes home less than the directors of several
non - profit schools and so her school is no more and no less a
profit, or a non - profit school, in practical effect, than
Wildwood, or the playschool at the Community Center.
The important point, rather, is that the Childrens
Playshop provides an important public service and need for
the many citizens of the City and their children that go
there. It provides a quality educational experience for our
children, not a babysitting service. It is a necessary
educational adjunct to the Aspen School District, and it is
unfortunate that the school district, which provided a
location in years past (for rental), cannot find a location
this year. Ruth's school belongs in the schools but the
school district apparently has its own space problems.
J. NICHOLAS MCGRATH, P.C.
ATTORNEY AT LAW
Aspen City Council
July 13, 1987
Page 2
Ruth has investigated many locations and made several
proposals for an appropriate location, to no avail.
I have heard, but do not know, that the City Manager
wishes to rent the Marolt house to one city employee. If so,
that is in my view short - sighted. It is easier for the City
Manager and that employee to find housing than it is to find
a school location for 35 children of some 70 parents
(counting moms and dads).
The planning office is concerned about the zoning and
other land use requirements of the Marolt site. Surely the
City, which is the owner of that property, can exempt or
waive SPA and PUD requirements that would prevent use of the
site by September in order to meet this public need. It does
not make sense to require a full SPA platting for a one -year,
temporary school use. No keen precedent is involved.
You staff will also point out that the access to and
egress from the property is not ideal for a school. There is
usually something wrong with every plan, and few plans are
ideal. The right hand turn into the property is perfectly
safe, and parents coming from town can turn at one of the
lights to insure that they make a right hand turn into the
property. The Childrens Playshop hours are from 8:45 to 3:00,
not high traffic volume times. That is better access and
egress, I think, than turning left from the Aspen Airport
Business Center by the service station, with no light, at
8:00 a.m. and 5:00 p.m., as we have done for the past year
in taking our daughter to Aspen Sprouts. The lights at
Castle Creek /Maroon Creek Roads, and at Cemetery Lane slow
down traffic significantly, and make turning easier and
safer. Perhaps if one were using the site for years to come,
the conclusion might be to relocate the entrance, but as I
understand it, this is an application for a temporary one -
year use.
Thank you for considering these views.
Sincerely,
J. Nicholas & Margaret McGrath
school.ltr
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P c chlic Polic Re por t
The following position statement was adopted by the
NAEYC Governing Board at their November 1986 meet -
Ing. We urge you to use these guidelines as yout slate
considers legislation to expand or create new early
childhood programs, and to share feedback concerning
their Implementation. Your help will allow NAEYC to
collect data concerning the use of these guidelines In
various slate Initiatives, and will provide valuable Infor-
mation for the development of additional or revised
guidelines.
Guidelines for Developing Legislation
Creating or Expanding
Programs for Young Children
A POSITION STATEMENT OF THE
NATIONAL ASSOCIATION FOR THE EDUCATION OF YOUNG CHILDREN
Introduction
More and more states are showing interest in providing
lands to create or expand early childhood programs. A grow-
ing number of states have initiated publicly funded earl
childhood programs in recent years, and other stales ar
considering legislation to establish such programs. Such in
terest is well founded. Early childhood programs can be o?
central importance to policies for improving education, !T
forming welfare policy, or stimulating economic developmept
in a state.
Front the perspective of education, Iegislalors and citizens
wish to improve sch(x)ls. A nunder of national reports have
hwrn edeased documenting current problems with our edu-
calbmal system and suggesting slralegics for change. t:arly
childhood programs are frequently among the prescriptive
measures suggested, and with gout reason. Research has
clearly documented the beneficial effects of high quality early
childhood programs, particularly for children deemed vuln
able for later school failure. Children attending high quality
early childhood programs have been found to have greater
self - confidence and self- esteem, to be more likely to com-f
plele high school and continue their education, and to be leis
likely to be placed in remedial classes. (Fur an overview of
these and other findings, see Howes, IN6.) Moreover, high
quality early childhood programs are cost - effective. In one
program• it was estimated that every EI invested led to a rey
turn of 54.75 in savings as a result of Ioyver special education
costs. lower welfare costs, and higher worker productivity as 1
the children nvmm•d (WHkarl, 1983).
Front the ix•rsix -clive of welfare and job training for par-
ents, provisions Inr early childhood programs remove a
major stumbling block for parental employment, thus reduc-
ing welfare costs and promoting self - sufficiency over time.
High quality child care arrangements that meet families'f
needs can also mike it easier for parents to slay on the job.
Research clearly shows the links between parents' lower pro=
ductivity and missed days of work and unsatisfactory child
care arrangements. Finally, the provision of early childhood
programs can stimulate economic development. Employers
who provide financial support to early childhood programs
and support services are quick to retort positive results —:a
competitive edge in recruiting skilled employees and im
proved job performance and productivity because of lower
absenteeism, reduced turnover, and less anxiety by parents.
No matter what the incentive for creating or expanding
early childhood progruus—whelher to improve education,
reduce welfare rolls, or stimulate economic development —
there are a number of common denominators to consider as
programs are designed and implemented. Problems may
arise if progr ins are developed with consideration to only
one perspective. For example, a program designed to provide
enrichment experiences for children at risk for school failure
may exacerbate parents' problems of locating or retaining
employment if the program is scheduled on a part -day basis
with no consideration given to parents' need to provide sup-
)bunk Children a March 11187 43
Living
COVER STORIES
The
Child -Care
Dilemma
Millions of U.S. families face a wrenching
question: Who's minding the kids?
The smell of wet paint wafts
through the house on a tree -
lined street on Chicago's
- North Side. Marena Mc-
Pherson, 37, chose a peach
tint for the nursery: a gender- neutral col-
or. But the paint had a will of its own and
dried a blushing shade of pink. Ah well,
no time to worry about that. With the
baby due in less than a month, there are
too many other concerns. Like choosing a
name, furnishing the baby's room, read-
ing up on infant care and attending child-
birth classes. Above all, McPherson must
tackle the overriding problem that now
confronts most expectant American
mothers: Who will care for this precious
baby when she returns to work?
An attorney who helps run a Chicago
social- service agency, McPherson has ac-
cumulated two months of paid sick leave
and vacation time. She plans to spend an
additional four months working part
time, but then she must return to her usual
full schedule. So for several months she
has been exhaustively researching the lo-
cal child -care scene. The choices, she has
learned, are disappointingly few. Only
two day -care centers in Chicago accept
infants; both are expensive, and neither
appeals. "With 20 or 30 babies, its proba-
bly all they can do to get each child's
needs met," says McPherson. She would
prefer having a baby- sitter come to her
home. "That way there's a sense of securi-
ty and family." But she worries about the
cost and reliability: "People will quit, go
away for the summer, get sick." In an ide-
al world, she says, she would choose some-
one who reflects her own values and does
not spend the day watching soaps. "I sus-
pect I will have to settle for things not be-
ing perfect."
That anxiety has become a standard
rite of passage for American parents. Bea-
ver's family, with Ward Cleaver off to
54
I
_X�
The most anguished moment of the monittF Adam
work in his suit and June in her apron in
the kitchen, is a vanishing brad. Less
than a fifth of American families now fit
that model, down from a third 15 years
ago. Today more than 60% of mothers
with children under 14 are in the labor
force. Even more striking: about half of
American women are making the same
painful decision as McPherson and re-
turning to work before their child's first
birthday. Most do so because they have to:
seven out of ten working mothers say they
need their salaries to make ends meet.
With both Mom and Dad away at the
office or store or factory, the child -care
crunch has become the most wrenching
personal problem facing millions of
American families. In 1986,9 million pre-
schoolers spent their days in the hands of
someone other than their mother. Mil-
lions of older children participate in pro-
grams providing after - school supervision.
As American women continue to pour
TIME. JUNE 22. 1987
school! No school!" and became dis-
traught. It is time, Theriot concludes, to
start the child -care search again.
Fretting about the effects of day care
on children has become a national preoc-
cupation. What troubles lie ahead for a
generation reared by strangers? What
kind of adults will they become? "It is
scaring everybody that a whole genera-
tion of children is being raised in a way
that has never happened before," says Ed-
ward Zigler, professor of psychology at
Yale and an authority on child care. At
least one major survey of current re-
search, by Penn State's Belsky, suggests
that extensive day care in the first year of
life raises the risk of emotional problems,
a conclusion that has mortified already
guilty working parents. With high- quality
supervision costing upwards of $100 a
week, many families are placing their
children in the hands of untrained, over-
worked personnel. "In some places, that
means one woman taking care of nine ba-
bies," says Zigler. "Nobody doing that
can give them the stimulation they need.
We encounter some real horror stories out
there, with babies being tied into cribs."
T he U.S. is the only Western indus-
trialized nation that does not guar-
antee a working mother the right
to a leave of absence after she has
a child. Although the Supreme Court
ruled last January that states may require
businesses to provide maternity leaves
with job security, only 40% of working
women receive such protection through
their companies. Even for these, the
leaves are generally brief and unpaid.
This forces many women to return to
work sooner than they would like and cre-
ates a huge demand for infant care, the
most expensive and difficult child -care
service to supply. The premature separa-
tion takes a personal toll as well, observes
Harvard Pediatrician T Berry Brazelton,
heir apparent to Benjamin
Spock as the country's pre-
eminent guru nR child rear-
ing.-Mary parents return to
the workplace grieving."
New Y; I City Police `
Officer Janli Curtin re-
sumed her assignment in
south Queens just eight
weeks after the birth of Pe- n
ter. The screaming sirens
and shrill threats of street
thugs were just background „
noise to a relentless refrain
in her head: "Who can I
trust to care for my child ?"
She tried everything, from t
leaving Peter at the homes of
other mothers to handing
him over to her police-offi-
cer husband at the station- r
house door when they
worked alternating shifts.
With their schedules in con-
stant flux, there were snags
every step of the way. Curtin
was more fortunate than
most workers: police- depart-
ment policy allows a year of
unpaid "hardship" leave for
child care. She decided to in-
voke that provision.
The absence of national
policies to help working
mothers reflects traditional American at-
titudes: old- fashioned motherhood has
stood right up there with the flag and ap-
ple pie in the pantheon of American
ideals. To some people day -care centers,
particularly government- sponsored ones,
threaten family values: they seem a step
on the slippery slope toward an Orwellian
socialist nightmare. But such abstract
concerns have largely receded as the very
concrete need for child care is confronted
by people from all walks of life.
Child care is fast emerging as a politi-
cal issue. At least three Democratic presi-
dential candidates have been empha
the need for better facilities and calling for
federal action. Former Arizona Governor
Bruce Babbitt has proposed that the U.S.
Government establish a voucher system to
help low- income parents pay for day care.
Delaware Senator Joseph Biden favors fed-
eral child -care subsidies for the working
poor and tax incentives to encourag_ busi-
nesses to provide day care. If elected, he
vows, he will set up a center for White
House employees as an example to other
MARENA MC PHERSON AT HER OFFICE ELAINE CLAAR CAMPBELL, NANNY AND FAMILY
56
TIME. JUNE 22. 1987
A story - telling session at the state - subsidized Washington -Beech
"1'd love to find someone who focuses on my "Finding someone to help raise your child is
child and who reflects my own values" the hardest thing you'll ever have to do"
Kieczowski, 4 1 /2, is about to be dropped off by his mother at a Rahway, N.J., day -care center funded by Merck & Co.
into the work force. the trend will acceler-
ate. "We are in the midst of an explosion,"
says Elinor Guggenheimer. president of
the Manhattan -based Child Care Action
Campaign. In ten years, she predicts, the
number of children under six who will
need daytime supervision will grow more
than 50%. Says Jay Belsky. a professor of
human development at Pennsylvania
State University: "We are as much a soci-
ety dependent on female labor, and thus
in need of a child -care system, as we are a
society dependent on the automobile, and
thus in need of roads."
At the moment, though, the Ameri-
can child -care system —to the extent that
there is one —is riddled with potholes.
Throughout the country, working parents
are faced with a triple quandary: day care
is hard to find, difficult to afford and often
of distressingly poor quality. Waiting lists
at good facilities are so long that parents
apply for a spot months before their chil-
dren are born. Or even earlier. The Em-
pire State center in Farmingdale, N.Y.,
received an application from a woman at-
torney a week after she became engaged
to marry. Apparently she hoped to time
her pregnancy for an anticipated opening.
The Jeanne Simon center in Burlington.
Vt., has a folder of applications labeled
"preconception."
Finding an acceptable day -care ar-
rangement is just the beginning of the
struggle. Parents must then maneuver to
maintain it. Michele Theriot of Santa
Monica, Calif, a 37-year-old theatrical
producer, has been scrambling ever since
her daughter Zoe was born 2% years ago.
In that short period she has employed a
Danish au pair, who quit after eight
months: a French girl, who stayed 2%2
months: and an Iranian. who lasted a
week. "If you get a good person, it's
great." says Theriot, "but they have a ten-
dency to move on." Last September.
nu enm
Theriot decided to switch Zoe into a
"family- care" arrangement, in which she
spends seven hours a day in the home of
another mother. Theriot toured a dozen
such facilities before selecting one. "I
can't even tell you what I found out
there," she bristles. In one home the "kids
were all lined up in front of the TV like a
bunch of zombies." At another she was
appalled by the filth. "I sat my girl down
on the cleanest spot I could find and start-
ed interviewing the care giver. And you
know what she did ?" asks the incredulous
mother. "She began throwing empty yo-
gurt cups at my child's head. As though
that was playful!"
Theriot is none too sure that the cen-
ter she finally chose is much better. Zoe's
diapers aren't always changed, instruc-
tions about giving medicine are some-
times ignored. and worse, "she's started
having nightmares." En route to day care
on a recent day, Zoe cried out. "No
TIME. JUNE 22. 1987 55
R
i
Kieczowski, 4 1 /2, is about to be dropped off by his mother at a Rahway, N.J., day -care center funded by Merck & Co.
into the work force. the trend will acceler-
ate. "We are in the midst of an explosion,"
says Elinor Guggenheimer. president of
the Manhattan -based Child Care Action
Campaign. In ten years, she predicts, the
number of children under six who will
need daytime supervision will grow more
than 50%. Says Jay Belsky. a professor of
human development at Pennsylvania
State University: "We are as much a soci-
ety dependent on female labor, and thus
in need of a child -care system, as we are a
society dependent on the automobile, and
thus in need of roads."
At the moment, though, the Ameri-
can child -care system —to the extent that
there is one —is riddled with potholes.
Throughout the country, working parents
are faced with a triple quandary: day care
is hard to find, difficult to afford and often
of distressingly poor quality. Waiting lists
at good facilities are so long that parents
apply for a spot months before their chil-
dren are born. Or even earlier. The Em-
pire State center in Farmingdale, N.Y.,
received an application from a woman at-
torney a week after she became engaged
to marry. Apparently she hoped to time
her pregnancy for an anticipated opening.
The Jeanne Simon center in Burlington.
Vt., has a folder of applications labeled
"preconception."
Finding an acceptable day -care ar-
rangement is just the beginning of the
struggle. Parents must then maneuver to
maintain it. Michele Theriot of Santa
Monica, Calif, a 37-year-old theatrical
producer, has been scrambling ever since
her daughter Zoe was born 2% years ago.
In that short period she has employed a
Danish au pair, who quit after eight
months: a French girl, who stayed 2%2
months: and an Iranian. who lasted a
week. "If you get a good person, it's
great." says Theriot, "but they have a ten-
dency to move on." Last September.
nu enm
Theriot decided to switch Zoe into a
"family- care" arrangement, in which she
spends seven hours a day in the home of
another mother. Theriot toured a dozen
such facilities before selecting one. "I
can't even tell you what I found out
there," she bristles. In one home the "kids
were all lined up in front of the TV like a
bunch of zombies." At another she was
appalled by the filth. "I sat my girl down
on the cleanest spot I could find and start-
ed interviewing the care giver. And you
know what she did ?" asks the incredulous
mother. "She began throwing empty yo-
gurt cups at my child's head. As though
that was playful!"
Theriot is none too sure that the cen-
ter she finally chose is much better. Zoe's
diapers aren't always changed, instruc-
tions about giving medicine are some-
times ignored. and worse, "she's started
having nightmares." En route to day care
on a recent day, Zoe cried out. "No
TIME. JUNE 22. 1987 55
Some women are angry that the QWst
movement failed to foresee the conflict
that would arise between work and family
life. "Safe, licensed child care should have
been as prominent a feminist rallying cry
as safe, legal abortions," observes Joan
Walsh, a legislative consultant and essay-
ist in Sacramento.
In the early 1970s, there was a flurry
of congressional activity to provide child-
care funds for the working poor and regu-
late standards. But under pressure from
conservative groups, Richard Nixon ve-
toed a comprehensive child- development
program in 1971, refusing, he said, to put
the Government's "vast moral authority"
on the side of "communal" approaches to
child rearing. The Reagan Administra-
tion has further reduced the federal role in
child care. In inflation - adjusted dollars,
funding for direct daycare subsidies for
low- and middle- income families has
dropped by 28 %.
California, Minnesota. Massachu-
mothers. According to a Census Burea%
report called "o ' s Minding the Kids,
37% of preschool children of working
mothers spend their days in such Facili-
ties. An additional 23% are in organized
daycare centers or preschools. The third
type of arrangement, which prevails for
older children and for 31% of those under
five, is supervision in the child's own
home by a nanny, sitter, relative or friend.
Home -based groups are popular pri-
marily because they are affordable, some-
times costing as Little as $40 a week. The
quality depends on the dedication of the
individual mothers, many of whom are
busy not only with their paid charges but
with their own children as well. Darlene
Daniels. 31, a single mother of three in
Chicago, has been through four such sit-
ters in six months. Two proved too expen-
sive and careless for Daniels, who was
earning $7 an hour as a janitor; another
robbed her. "For most people, it's not
-heir own kids, and they're just look-
Psettling on Clara Hawkes, 47, an artist
from Santa Fe whose own daughter is a
National Merit Scholar. "You don't want
to gamble with your child," says Ray.
Au pairs, usually European girls be-
tween 18 and 25, are less expensive. re-
ceiving an average of $100 a week plus
room and board. Most stay only a vear,
and few have legal working papers. The
immigration taw that took effect this
month will make the employers of such
workers liable for fines up to $10000
though the Immigration and Naturaliza-
tion Service does not plan an aggressive
crackdown on domestic help.
Concerns about legality have led
more families to hire American au
pairs — frequently teenage girls from the
Midwest and often Mormons. "We Mor-
mons come from big families, so we have
experience with kids," explains Karen
Howell. 19, a Californian who is spending
a year with a Washington, D.C., family.
"We don't drink, and we know the mean-
YOV FLAY
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setts, New York and Connecticut are
among the few states that have devoted
considerable resources to improving
child -care programs. Most states have
done virtually nothing. Thirty-three have
lowered their standards and reduced en-
forcement for licensed day -care centers.
As of last year. 23 states were providing
fewer children with day care than in 1981.
Nor have American businesses
stepped in to fill the void. "They acknowl-
edge that child care is an important need,
but they don't see it as their problem,"
says Kamerman. Of the nation's 6 mil-
lion employers, only about 3,000 provide
some sort of child -care assistance. That is
up from about 100 in 1978, but most mere-
ly provide advice or referrals. Only about
150 employers provide on -site or near-site
day -care centers. "Today's corporate per-
sonnel policies remain stuck in a 1950s
time warp," charges David Blankenhorn,
d of the Manhattan -based Institute
for American Values. "They are rooted in
the quaint assumption that employees
have 'someone at home' to attend to fam-
ily [natters."
There are basically three kinds of day
care in the U.S. For children under five,
the most common arrangement is "fam-
ily" or "home- based" care, in which tod-
dlers are minded in the homes of other
ing at the dollar sign," she complains.
Only eight states have training re-
quirements for home -based centers. Reg-
ulations governing the ratio of attendants
to tots vary widely. In Maryland there
must be one adult for every two children
under age two. But in Georgia each adult
is allowed to care for up to ten children
under age two and, in Idaho, twelve.
A private nanny or au pair usually
assures a child more individual
attention. Professional couples,
who must work long hours or
travel, often find that such live -in ar-
rangements are the only practical solu-
tion, though the cost can exceed $300 a
week. However, most live -in sitters in the
U.S., unlike the licensed nannies of Brit-
ain, have no formal training. Many speak
English poorly, and agencies frequently
do a cursory job of screening them. A Dal-
las mother who asked an attorney friend
to run a check on her newly hired nanny
was told the woman was wanted for writ-
ing bad checks. "People need a license to
cut your hair but not to care for your
child," observes Elaine Claar Campbell, a
Chicago investment banker. She and her
lawyer- husband Ray, armed with five
pages of questions. spent three months in-
terviewing more than 50 people, before
UNIVERSAL PRESS 1YR01CAll 011.1. A TILEEE,
ing of hard work." Two agencies —the
Experiment in International Living and
the American Institute for Foreign
Study —have Government permission to
bring in 3,100 European au pairs a year
on cultural-exchange visas. Although the
programs are more expensive than tradi-
tional au pair arrangements, host families
are assured that their helpers are legal.
The professional daycare center is
the fastest - growing option for working
parents. There are an estimated 60,000
around the country, about half nonprofit
and half operated as businesses. Costa
vary widely, from $40 a week to as much
as $120. In the best centers, children are
cared for by dedicated professionals. At
the nonprofit Empire State center in
Farmingdale. N.Y., teachers make up les-
son plans even for infants. Empire, which
receives partial funding from New York
State, keeps parents closely informed of
their child's development. "If a child
takes a first step, develops in the least,
that parent is called," says Director Ana
Fontana.
Not all day -care centers are so consci-
entious. Day -care staffers rank in the low-
est 10% of U.S. wage earners, a fact that
contributes to an average turnover rate of
36% a year. Says Caroline Zinsser of the
Center for Public Advocacy Research in
JO TIME. JUNE 22. 1987
employers. Massachusetts Governor Mi-
chael Dukakis, who has established the
country's most comprehensive state -sup-
ported day -care system, would like to see
the Federal Government fund similar pro-
grams throughout the U.S.
Last week the issue surfaced on Capi-
tol Hill. In the House, Republican Nancy
Johnson of Connecticut and Democrat
Cardiss Collins of Illinois introduced leg-
islation to establish a national clearing-
house for information on child -care ser-
vices. A Senate subcommittee began
hearings focused on .ae
shortage of good-quality, af-
fordable day care. Says
Chairman Christopher
Dodd of Connecticut: "It's
about time we did something
on this critical problem."
Without much federal
help, the poorest mothers are
caught in a vise. Working is
the only way out of poverty,
but it means putting children
into day care, which is unaf-
fordable. "The typical cost of
full-time care is about $3,000
a year for one child, or one-
third of the poverty -level in-
come for a family of three,"
says Helen Blank of the Chil-
dren's Defense Fund in
Washington. As a result,
many poor mothers leave
their young children alone
for long periods or entrust
them to siblings only slightly
older. Others simply give up
on working.
Rosalind Dove, 29, of
Los Angeles, is giving it her
best shot. A single mother of
four, she worked for five
years as a custodian in a
public high school, bringing
home $1,000 in a good
month. "I was paying $400 a month for
child care," she recalls. "We didn't buy
anything." When that failed, she began
bringing her children to work with her,
hiding them in an empty home- econom-
ics classroom while she mopped floors
and hauled huge barrels of trash for eight
hours a day. "I'd sneak them in after the
teacher left and check on them every 30
minutes or so." She finally quit last Febru-
ary and slipped onto the welfare rolls. She
applied for state child -care assistance,
only to learn there were 3,000 others on
the waiting list. Frustrated, she returned
to work this month. "Don't ask me how
I'm going to manage," she says.
Child care has always been an issue
for the working poor. Traditionally, they
have relied on neighbors or extended
family and, in the worst of times, have left
their children to wander in the streets br
tied to the bedpost. In the mid -19th centu-
ry the number of wastrels in the streets
was so alarming that charity- minded so-
ciety ladies established day nurseries in
cities around the country. A few were
sponsored by employers. Gradually, local
regulatory boards began to discourage in-
fant care, restrict nursery hours and place
emphasis on a kindergarten or Montesso-
ri- style instructional approach. The nurs-
eries became nursery schools, no longer
suited to the needs of working mothers.
During World War II, when women were
mobilized to join wartime industry, day
nurseries returned, with federal and local
government sponsorship. Most of the cen-
ters vanished in the postwar years, and
the Donna Reed era of the idealized nu-
clear family began.
Two historic forces brought an end to
that era, sweeping women out of the home
and into the workplace and creating a
new demand for child care. First came the
feminist movement of the'60s, which en-
couraged housewives to seek fulfillment in
a career. Then economic recessions and
inflation struck in the 1970s. Between
1973 and 1983, the median income for
young families fell by more than 16 %.
Suddenly the middle -class dream of a
house, a car and three square meals for
the kids carried a dual- income price tag.
"What was once a problem only of poor
families has now become a part of daily
life and a basic concern of typical Ameri-
can families," says Sheila B. Kamerman,
a professor of social policy and planning
at Columbia University and co- author of
Child Care: Facing the Hard Choices.
f
"If you get a good person, it's great, but they
have a tendency to move on"
EMILIA DAVIS, WITH CHILDREN
MICHELE THERIOT AND ZOE
TIME, JUNE 22. 1987 57
Community Daycare Center M Boston
"When my kids see me doing something
with my life, they think they can do it too"
A few companies are in the'Nefront.
Merck & Co., a large pharmaceutical con-
cern based in Rahway, N.J., invested
$100,000 seven years ago to establish a
daycare center in a church less than two
miles from its headquarters. Parents pay
$550 a month for infants and $385 for tod-
dlers. Many spend lunch hours with their
children. "I can be there in four minutes,"
says Steven Klimezak, a Merck corpo-
rate- finance executive whose three -year-
old daughter attends the center. "It's very
reliable, and that's important in terms of
getting your job done."
Elsewhere in the country, compa-
nies have banded together to share the
costs of providing day -care services to
employees. A space in Rich's department
store in downtown Atlanta serves the
children of not only its own employ-
ees but also of workers at the Federal
Reserve Bank of Atlanta, the First Na-
tional Bank of Atlanta, Georgia -Pa,,,F
and the Atlanta Journal and Constitution
newspapers.
Businesses that have made the invest-
ment in child care say it pays off hand-
somely by reducing turnover and absen-
teeism. A large survey has shown that
Parents lose on average eight days a year
from work because of childcare problems
and nearly 40% consider quitting. Studies
at Merck suggest that the company also
saves on sick leave due to stress - related
illness. "We have got an awful lot of com-
ments from managers about lessened
stress and less unexpected leave time,"
says Spokesman Art Strohmer. At Stride
Rite Corp., a 16- year -old, on -site day -care
center in Boston and a newer one at the
Cambridge headquarters have engen-
dered unusual company loyalty and low
turnover. "People want to work here, and
child care seems to be a catalyst," says
Children of the World
T he U.S. lags behind almost every other industrial nation,
and indeed much of the world, in offering an adequate
childcare system. More than 100 other countries have na-
tional policies, and many European countries have extensive
networks of centers that are subsidized and regulated by the
government. Nevertheless, as women flood the marketplace,
even countries with relatively comprehensive systems find
there are simply too many youngsters who need watching.
A sampling:
FRANCE. Working moth-
ers are legally entitled to at
least 16 weeks' maternity
leave at 84% of their salaries.
Some 79,000 children are
cared for in 1,494 centers,
called cr6ches, of which 167
are private. The state -run
centers are open eleven hours
a day and cost between $3
and $17.50 dally. Because the
cr6ches are oversubscribed,
the government offers subsi-
dies of as much as $340 a
month to parents who hire _
help at home. In addition,
there are haltes garderies,
where children up to five
Stride Rite Chairman Arnold Hiatt. "To
me it is as natural as having a clean -air
policy or a medical benefit."
The generation of workers graduating
from college today may find themselves in
a better position. They belong to the
"baby- bust" generation, and their small
numbers, says Harvard Economist David
Bloom, will force employers to be creative
in searching for labor. Child -care ar-
rangements, he says, will be the "fringe
benefits of the 1990x." The economics of
the situation, if nothing else, will provoke
a change in the attitude of business,just as
the politics of the situation is changing the
attitude of government. In order to attract
the necessary women —and men —em-
ployers are going to have to help them
find ways to cope more easily with their
duties as parents. —By claudta Wants
lipattad by Jan A MWI/tos Angeles, Melissa
LWt Ate /Boston andEllzabeth Taylw/Chlcago
ing to family income. Of 240,000 Jewish youngsters four and
under, nearly a quarter are in day care. (Few of Israel's Arab
families take part.) Critics complain that the children-to-
teacher ratio is much too high (as many as 25 to 1), and bud-
get constraints forced the government to stop building new
centers four years ago. Private social - service groups have
continued their building efforts, but there is still a shortage.
"If we could build another 200 day -care centers," says
Yvette Saadan, director of the Labor Ministry Women's Bu-
reau, "we could fill them."
JAPAN. Most Japanese still believe a woman is sh
her responsibility if she is not at home with her children. But
th be f
can be left to play for a few Changing diapers at one of the
hours at a time, and nourrices,
mothers who care for other children as well as their own.
SCANDINAVIA, In Sweden, new parents are guaranteed
a one -year leave of absence after childbirth; the first half
is reserved for the mother, who receives 90 of her salary
from social security. Denmark offers new patents a maxi-
mum leave of only 24 weeks, the first 14 for mothers, but
has a larger network of day -care facilities. Nearly 44%
of Danish children younger than three and 69% of those
between ages three and five are enrolled in a public facili-
ty. With fees as low as $115 a month, demand is high.
There are so few spaces for infants that municipalities
now pay women to watch two or three babies in their
homes.
ISRAEL. New mothers are entitled to twelve weeks' paid
and 40 weeks' unpaid leave. The country has 900 subsidized
centers, which charge between $27 and $90 a month accord-
e num r o roamed Japa-
q nese women who have re-
turned to work has quadru-
j pled in the past 20 years.
> Mothers are given 14 weeks
of maternity leave but usually
quit work to care for their ba-
bies. Child -care facilities
vary between licensed and
unlicensed, public and pri-
vate. Most of the nearly
23,000 licensed centers do
not accept newborns, and the
better ones have long waiting
lists. Despite the growing
number of working women,
the government is not push-
ing to expand day care. Ob-
atate- organized eriehes in Pais serves one Tokyo university
professor: "Discrimination
against women exists in various forms, with insufficiency of
the child -care system being one example."
SOVIET LINION. Working women are given about four
months' fully paid maternity leave and may take additional
leave at approximately one-quarter pay until their child's first
birthday. There is no paternity leave. Although the govern-
ment offers comprehensive day care after an infant's third
month, Soviet nursery centers are considered poorly run.
Many parents depend on friends and relatives, most notably
babushkas (grandmothers), to care for very young children,
though preschoolers generally attend kindergartens from age
three. The government claims it is working to improve and ex-
pand service, but complaints continue, especially in rural ar-
eas. Iasi year it was reported that 90,000 mothers in the Cen-
tral Asian republic of Turkmenia were staying home instead
of working because there were so few kindergartens.
60 TIME. JUNE 22. 1987
Manhattan: "It says somethinp,, ,ut our
society's values that we pay animal care-
takers more than people who care for our
children." Gilda Ongkeko is delighted
with the quality of the Hill an' Dale Fam-
ily Learning Center in Santa Monica,
Calif., attended by Jason, 4. In her job as
owner of a preschool- supply company,
she has come to appreciate how unusual it
is. "I've been to over 1,000 child -care cen-
ters," she says, "and I'd say that 90% of
them should be shut down. It's pathetic."
xperts worry that a two -tier sys-
tem is emerging, with quality care
available to the affluent, and every-
one else settling for less. "We are at
about the same place with child care as we
were when we started universal educa-
tion," says Trgler of Yale. "Then some kids
were getting Latin and Greek and being
prepared for Harvard, Yale and Princeton.
Other kids were lucky if they could learn to
write their own name."
In 1827 Massachusetts led the way to
universal education by becoming the fast
state to require towns with 500 or more
families to build high schools. Now it is
showing the way to universal child care.
Aided by a booming economy, the state
has worked out a program with employ-
ers, school boards, unions and nonprofit
groups to encourage the expansion and
improvement of childcare facilities. Small
companies and groups can receive low -in-
terest loans from the state to build day-
care facilities. Funds are earmarked for
creating centers in public housing projects.
School systems can get financial aid for af-
ter- school programs. A statewide referral
network serves both individual parents
MOTHERS
OF CHILDREN
UNDER SIX
and corporations looking for child care.
Emilia Davis, 38, of Boston's work-
ing -class Roslindale section, is the benefi-
ciary of another of the state's far - reaching
programs. After years of dependence on
welfare to support herself and her five
children, Davis, who is separated from
her husband, is now going to college with
the ultimate hope of finding a job. The
state's E.T. (employment and training)
program provides her with vouchers for
day care in the public housing complex
where she lives. "Child care is an absolute
precondition if one is serious about trying
to help people lift themselves out of pover-
ty," insists Governor Dukakis. Though
the state will spend an estimated $27 mil-
Should business provide day care?
Yes 51% 56% 46%
A Woman's Place In a poll for TIME by the firm Yankelovich Clancy Shulman*, 80% agreed with the
statement that `many women todayare havinga hard time balancing the demands
ofraising children, marriageand work. "Here are some of the findings:
Children 24%57%
The workplace 66%12%
Women in general 72%14%
In your view, most married worm
prirlartM
Because they want to
For economic reasons
26% 53% 22% 61%
69% 10% 62% 15%
70% 14% 73% 13%
n who work do so
19% 16% 23%
66% 68% 64%
*The findings are based on a telephone survey of 1,014 adult Americans.
The potential sampling error is plus or minus 3 %.
No
lion on day care under the E.T. program
this year —and a total of $101 million on
all child -care related services —it claims
to have saved $121 million in welfare
costs last year alone. Next month the
state will begin a pilot program that will
pay 20% to 40% of child -care costs for 150
working -class families.
San Francisco has adopted another
innovative approach. It requires develop-
ers of major new commercial office and
hotel space to include an on -site child-
care center or pay $1 per sq. ft. of space to
the city's child -care fund. The state of
California is spending $319 million this
year on child -care subsidies for 100,000
children. It also funds a network of 72 re-
source and referral agencies.
Because such state programs are the
exception, a number of political leaders
and lobbying groups are calling for feder-
al intervention. This summer a coalition
of 64 groups— including the National
Education Association, the American
Federation of Teachers and the Child
Welfare League of America —will pro-
pose a comprehensive national child -care
bill, which will probably call for increased
support to help low- and moderate -in-
come families pay for child care. Legisla-
tion has already been introduced in both
houses of Congress to create a national
parental -leave policy.
In an era of towering federal deficits,
much of the future initiative will have to
come from the private sector. By the year
2000, women will make up half the work
force. Says Labor Secretary Bill Brock:
"We still act as though workers have
no families. Labor and management
haven't faced that adequately, or at all."
39% 34% 46%
Should government do more to provide I da
Yes 54% 56% 51%
Im
43% 39% 48%
TIME. J UNE 22, 1987 59
More women are warkilg outside the home these days. H are of you had to give t4 your Job for some reaso
Do you ft& this Is good or bad for. whoe J
sob would it be? nPIN
Husband's 10% 11% 9%
Wife's 84% 84% 83%
Marriages 45% 36% 46% 34% 44% 39%
TO: Mayor and Council
THRU: Bob Anderson, City Manager
FROM: Tom Baker, Planning Office
RE: Marolt- Thomas Parcel
DATE: August 14, 1987
PURPOSE OF ITEM
Over the past two years numerous requests have been made of
Council regarding the use of the Marolt- Thomas site. As a result
Council has directed staff to present current plans for this
site.
Staff's presentation will divided into five parts:
1. To summarize the adopted Aspen Area Comprehensive Plan:
Parks /Recreation /Open Space /Trails Element;
2. To explain the adopted concept plans for the Marolt-
Thomas Parcel;
3. To identify the existing conditions of the Marolt- Thomas
site including existing structures, trails, uses, zoning,
as well as an analysis of how the parcel was purchased.
4. To list the uses which have been suggested by various
citizens or groups of which the Planning Office is aware.
5. To discuss the appropriateness of the Marolt- Thomas plans
and affirm the plans or give staff direction regarding a
plan amendment.
PARES /RECREATION /OPEN SPACE /TRAILS ET NT - During the spring
and summer of 1985 the Planning and Zoning Commission developed
and adopted the Aspen Area Comprehensive Plan: Parks /Recreation /-
Open Space /Trails Element, with City Council endorsement. (For
reference purposes staff has attached a copy of the Element.)
The following is a summary of that report.
Major Findings:(Council has already acted on many aspects of
this Plan)
o Deficiencies in park space and softball fields;
o Inadequate maintenance of the trail system;
o Missing links in the trail system;
o Inadequate access to and information about the
trail system;
o Potential short-term and long -term funding
problem for maintenance of parks and trails; and
o The need to develop a priority list for funding of
Parks /Recreation /Open Space /Trails needs.
In terms of park deficiencies, the Planning staff proposed to
develop new softball playing facilities at Marolt- Thomas, Rio
Grande and Mollie Gibson, and to develop the Koch Parcel as a
passive park. After much discussion with the public and Parks
staff, the Aspen Planning and Zoning Commission set the following
guidelines for the development of park plans:
o To consolidate, as much as possible, new active playing
fields (softball) at one location - ideally the Iselin
Park area, because a basic infrastructure was already
in place (concessions, restrooms, irrigation system);
o Marolt- Thomas should function as a passive park, void
of obtrusive recreational hardware, landscaped to
enhance the City's "Entrance ", but flexible enough to
be used for a variety of recreational activities;
o Mollie Gibson and Koch should be flexible and function
as passive neighborhood parks; and
o Continue to develop multi -use playing fields. Due to
the trendy nature of sports activities, playing fields
must be developed that are flexible enough to accommod-
ate a wide range of field sports (this is the current
practice of the Parks and Recreation Departments).
In terms of trails, maintenance was found to be an immediate
concern. The staff discussed the maintenance problem with trail
maintenance personnel and learned that a maintenance program for
trails needed to be built from the ground up, including the
acquisition of equipment. Both the P &Z and the staff felt that a
maintenance problem of this magnitude could best be addressed
through a combination of the capital improvement program and the
annual operating budget. Additionally, access to the trails from
the City was found to be difficult and access from one trail to
another was shown to be unclear. To remedy this problem the
Commission suggested a system of bicycle lanes /pedestrian
corridors with appropriate signs and sidewalks, and the develop-
ment of a brochure describing the entire trail system.
In terms of open space acquisition, both the Commission and the
staff advocated a short -term shift in spending from open space
acquisition to trail maintenance and park development. It was
felt that over the past 15 years the City had acquired signifi-
cant open space holdings, but had not kept pace with park needs.
In terms of recreational programs, facilities and upkeep, the
Commission felt that the City Recreation Department was doing an
excellent job of offering a variety of programs and collaborating
with the Aspen School District to effectively utilize the indoor
facilities available to the community.
The P &Z developed concept plans for the four previously mentioned
parcels (please refer to the attached Element):
o Iselin pp. 27 -28, active recreation park;
o Marolt- Thomas pp. 29 -32, passive park, hub of trail
system, "Entrance to Aspen" enhancing the community's
image;
o Koch pp. 32 -33, trailhead for base of the mountain
trail, passive park with potential to replace volleyl-
ball courts at Willoughby if ski museum develops; and
o Mollie Gibson pp. 32 -33, passive park and trailhead for
proposed Salvation Ditch Trail.
The P &Z also developed a plan for the open space/ trail system
which was comprised of two rings of open space around the Aspen
Area connected by the trails (pp.35,36,41).
MAROLT- THOMAS CONCEPT PLANS
The adopted plans for Marolt- Thomas call for the parcel to be
developed as a passive park which could be used for a variety of
activities without being specialized. The P &Z developed two
concepts to show that the Plan could work whether the highway
entered town on the existing alignment or whether the highway
entered town directly on Main Street. This passive park was
designed to also serve as a hub for the trail system, but perhaps
most important was this parcel's ability to serve as a key piece
of open space at the City's west entrance; a parcel free of
development making a statement about Aspen's image to all who
travel through it. Staff will present drawings of the Marolt-
Thomas concept plans and make a brief presentation at the
meeting.
MAROLT- THOMAS EXISTING CONDITIONS
Size of the parcel is 74.5 acres.
Structures on the site include ranch house, two car garage, small
out building, open sided shed, large barn which was once part of
the lixiviation works.
r 5
Uses on the site include nursery, storage of materials and
equipment for the undergrounding project.
Zoning on the site - Conservation (39.2 acres)
R 15 PUD SPA (35.2 acres)
note: we recommend that rezoning of this site to P -Park be
pursued.
Acquisition of the site - open space money 57.5 ac.
- transportation money
and park dedication fee 6.76 ac.
- donation 10.1 ac.
Staff will present this information in map form at the meeting.
USES PROPOSED FOR THE SITE
The following is a list of the uses which have been suggested for
the Marolt- Thomas site.
Passive Park Active Park Open space
MAA Housing MAA Performing Pitkin County Fair
Employee Housing Day Care Facility Elementary School
Railroad Terminal Historic Exhibits Historic Museum
APPROPRIATENESS OF CURRENT PLANS
It is the opinion of the staff and the Planning and Zoning
Commission that the current concept plans for the Marolt- Thomas
parcel are still valid. The theme of staff's comments during
tonight's discussion will be "The Marolt- Thomas parcel is a very
important piece of property at the Entrance to Aspen. Our long -
range vision for this parcel is to have it function as a state-
ment of community values expressing how we view ourselves; this
is the image we wish to present to all travel to Aspen; and
short -term decisions may compromise our vision."
REFERENCE MATERIAL
Attachment A - Historical Society proposal for Marolt- Thomas
Attachment B - MAA proposal for Marolt- Thomas
Aspen Area Comprehensive Plan: Parks /Recreation /Open Space /Trails
Element
4
The Stallard House
620 West Bleeker Street
925 -3721
14 p.m. Except Mondays
August 10, 1987
Aspen /Pitkin Planning
Denartment
City of Aspen
130 S. Calera Street
Lsnen, Colorado 81511
Dear Piembers:
The Aspen Historical Society has made a reauest to
lease the Holden Lixiavation Building from the cite
for the purpose of restoring this one- of- a -kind
structure so that future �pnerations may continue
to enjoy the history it represents in the Aspen area.
We would use it for the display of our many i•anchin
exhibits.
We have been asked to participate in the work session
on August 17 and have prepared the racket of information
attached so that you may have time to look through this
information prior to this work session. We have enclosed
the original history, our specific plans, estimated costs
and the time frame involved. We look forward to meeting
with you on Monday to further explain this material.
Please let us know if you have other questions or material
which you might need prior to the work session.
i•!e appreciate your time and effort on this project and
hope this packet might be helpful to you prior to the
meeting.
Sincerely,
Carl Carl R. Bergman
President
CRB: cmb
Enclosures
c
ALPINE CONSTRUCTION CO.. INC.
728 EAST HOPKINS AVENUE
�- ASPEN. COLORADO 81611
PHONE: (303( 925 -7007
June 26, 1987
Carl Bergman
Aspen Historical Society
620 West Bleeker
Aspen, CO 81611
Dear Carl:
In reviewing the renovation of the Marolt Barn, I have come up
with the following time frame:
Items one through six would take approximately six weeks
to complete. Items seven through ten would take approxi-
mately four weeks to complete. Items eleven and twelve
would be done within the ten weeks outlined above.
Since
Don Sten Westerlind
President
kar
..
... . .... ....,..
Dear Carl:
; r
Per our conversation on June 1, following are some ROUGH Cost$ that
`
we will be facing when we fix up the Marolt Barn:''
1. kedo roof: install new fascia boards - 4" urethane
insulation, plywood backing and asphalt shingles.
SIZ.400
:
2. Redo front access deck: replace existing with twa
layers of 2 X 12 and add fascia.
9OOt>:
..
3. Add new steps /entry up to access deck
000
4. Add guardrail to access deck.
t,00ti' y
5. Rebuild 11 windows.
3,300
6. Rebuild six large doors.
3,1100
7. Redo lean -to shed so that it Joins the Pairs building
above window level.
4,000 {.-
,�•;-
0. Re -tin lean -to shed.
1,20$ st
9. Redo door at shed and add landing and stairs.
10. Reside the "skirt" board around the perimeter of the
main building.
3
It. Underground electric line to (wilding.
1,150
12. Site improvements.
10.000
Total of Items i through 12
34G,i,51
=
Contingency
1 believe we can make the building presentable and functional
for
.;-
approximately °,C,uuu. she roof should be Insulated now so that tae
y d'
interior remains es is Ynen Lhe 511iid,0g is heated. `Me will
have to
refinish the :;ells 1asIJ,1 ini vi lasuiate the walls and floor.
..aspactfully.
Wn Aelt Westerlind
?resident
kar
:
t.
ur i i:+a
'�. 1G i� l f11•.'Y2�a'•1
J,-
1." Lt
i
WN
Twin
f7nEN HISTORI. AL SOCIETY
Specific Plans for Fund Raising - Lixiavation Building - Marolt Property
GOAL - To restore structure and establish a Ranching Museum
HOW - Obtain definite approval from the city for a 99 -year lease
for one dollar per year.'
THEN -
We would contact twelve established ranchers in the area specifi-
cally exnlaining to them that the Aspen Historical Society now has
a location and structure suitable to house a Ranching Museum. We
would ask for funds, on the basis that we are prepared to start
immediately on restoration of the building and start -up of the
museum. Because these individuals are specifically interested
in ranching, we project receiving 80 per cent of the $50,000.00
from this group (we prefer not to announce names,at this time).
The remaining 20 per cent needed would be obtained by a committee
(not to exceed 6 people) who would contact all of the remaining
ranchers in the area. These would be smaller, more numerous
contributions. Because of the nature of the project, only
ranchers will be contacted thus assuring the sueess of this
solicitation.
We know that there are many valuable possessions being saved
by these people but, as experience as shown, the majority of
items are not turned over to our museum until they feel a secure
place is established.
w' Finally, in summary, it
hand before any request
the city for funds, but
Hours of Operation
Hours of operation will
which is open during the
1 :00 until 5:00 p.m.
is crucial that we have a contract in
is made for funds. We are not'asking-
only.for a lease on the -land rand building.
be coordinated with our museum.on Bleeker Street
summer and winter seasons seven 'days a'week from
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ASPENANT-
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THIS PLANT, BUILT IN•18 ORE BY THE RUSSELL
PROCESS OF LIXIVIATION �A 'P
,L'EACHINGROCEDURE WHICH TREATED
THE ORE WITH A SOLVENT). WAS INDUSTRY. .PRINCIPAL
PORTIONS OF THE MACHINERY�.,tRE'IMPORTED FROM GERMANY. THE
BUILDING COVERED 12.000 SQUARE FEET THE PLANT HAD A
CAPACITY OF 125 TONS } `P,ER' yy 'TI�1�ii,,�;
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6S61 ( I NV('
Aspen City Council
November 1985
Page 2
Soundproof practice rooms could be built in dorm basements.
Presently there is a serious short -fall of individual practice
rooms.
Our cafeteria facilities have always been deficient. The present
site in the community building is so far from student housing that,
with their tight schedules, the students sometimes have to skip
meals. A cafeteria at the proposed new dormitories would be ideal.
It is only a 20 minute walk on a river path to the present Castle
Creek campus._ The two campuses would work well together.
For this project to be financially feasible, a winter use for the
housing would have to be planned. It should provide ideal transient
employee housing.
Last summer I proposed that a new auditorium be built at the Marolt
property. There are problems with highway and aircraft noise so the
site is not ideal. Additionally, with its parking requirements,
there would be a greater invasion of open space. This reduced
proposal should be less controversial.
It may seem inappropriate to be discussing additions to the Music
School Campus at a time when the Festival is beset by internal
conflicts. My view is that the Festival is so important to this
community that the town will never let it die. I feel that a
building program can bring new vitality and cohesiveness to this
endeavor. We would sink deeper roots in the community which would
lead to a strengthening of feeling by Aspenites that this is Aspen's
Festival.
Sincerely,
Fredric Benedict
Chairman
FB /nf
ATTACHMENT B
November 1985
r "
Aspen City Council
130 South Galena
Aspen, CO 81611
Dear Members of the Aspen City Council:
The Music Associates of Aspen respectfully requests the Council
to consider giving a long -term lease to the Music Festival for
a portion of the Marolt property. The existing farm buildings
could all be adapted to MAA use, and we would save $14,000
annual office rent if Opal's house were used for our Aspen offices.
The large barn would give us a much needed orchestra rehearsal
space. Many Aspenites feel that it is more appropriate to leave
the barn in its historic setting than to move it to the Stallard
property for added museum space. The barn's partitions could
easily be removed to restore it to its turn -of- the - century
character, and its 3,000 square foot space would serve as an
ideal rehearsal room.
The storage sheds could easily be enclosed. One could be used
as a scene shop for Aspen's theatrical productions as well as
for our opera. The other shed could store used sets (at present,
sets are hauled to the dump).
The foregoing uses would not compromise the open space character
of the Marolt ranch, but would insure the upkeep of the clustered
farm buildings. Community activities such as the vegetable gardens,
city nursery and kite landing field would continue to be enjoyed.
When the City purchased Marolt, it was recognized that the south
end of the property might be put to some other use than open space.
The Marolt family gave some of this land to the City. We are pro-
posing that three acres of this land be leased to the City for badly
needed dormitories for the younger students. Older students would
continue to rent apartments in town. It is increasingly difficult
to rent dorm space. The Mountain Chalet, Holland House and Snowflake
will undoubtedly be sold some day and the new owners will have to
maximize their profits to pay off mortgages.
I -
TO:
THRU:
FROM:
RE:
DATE:
Aspen City Council
Robert S. Anderson, Jr., City Manager
Steve Burstein, Planning Office `V'\
Request to Use the Marolt House as Day Care Center
July 13, 1987
ZONING OF THE MAROLT PROPERTY: R -15 (PUD)(SPA)
COMMENTS: The Planning Office suggests that Council consider the
following points in its review of the request to use the Marolt
House as a day care center:
1) A day care center is a conditional use in the R -15 zone
district, thereby requiring review and approval by the
Planning and Zoning Commission prior to being allowed;
2) The Planned Unit Development and Specially Planned Area
zoning designations of the property require that a
PUD /SPA plan be developed that incorporate this use and
the associated site plan. A plan addressing only a
portion of the property (i.e., the Marolt House and
adjoining yard) can be developed; however, there were
general concerns over the appropriate use of the entire
Marolt property expressed by Council members at the
June 29th meeting. A specific and short -term plan may
contradict the overall property plan;
3) The Aspen Area Comprehensive Plan: Parks /Recreation/
Open Space /Trails Element, adopted in July 1985 depicts
a conceptual plan for the development of the Marolt-
Thomas Parcel into a large passive open space area.
The proposed use conflicts with the adopted plan, and
should be amended that the day care center use is
approved;
4) The proposed use may conflict with the purpose of open
space acquisition and captal improvements set forth in
Ordinance 16 (Series of 1970) (the 6th Penny). The
City Attorney has been requested to give his opinion on
the limitations on uses and how such restraints can be
changed. No response to this issue has been received
as of the time of writing. j Q jj� I 1�
SB.Marolt �
I Lti' '4 +�
Ln7lrl nn 1 i, r �"�
MEMORANDUM
DATE: August 4, 1987
TO: STEVE BURSTEIN, PLANNING OFFICE
FR: FRED GANNETT, ATTORNEY'S OFFICE
RE: CONDITIONAL USE EXEMPTION ON MAROLT PROPERTY
The following is in response to your memo requesting
comments on the issue of whether the proposed use of the Marolt
House located on the Marolt Property conflicts with the Aspen
City Charter, Section 13.4 entitled Restrictions in the Sale or
Change in Use of Property
The language of Section 13.4 prohibits City Council from
selling, exchanging or disposing of public buildings, utilities
or real property in use for public purposes, including real
property acquired for open space purposes, without voter app-
roval. Nothing in this language prohibits Council from renting,
on a short term basis, the Marolt Property to a private citizen.
However, the next sentence goes on to state that City
Council shall not cause or permit the change in the use of real
property acquired for open space purposes, other than for
recreational, agricultural or underground easements without voter
approval. This section gives rise to various interpretations
relating to the definition and intent behind the clause "change
in purposes ".
In regards to Ruth Stone's application for conditional
use /PUD exemption, I do not believe that the issue of potential
conflict with the aforementioned charter provision is a issue for
the Planning and Zoning Commission. Specifically, Section 24-
3.3(B) (1) (2) (3) set forth the criteria to be considered by the
commission in reviewing the suitability of the conditional use.
Those conditions are
1. Whether the proposed use otherwise complies with
all requirements imposed by the zoning code,
2. Whether the proposed use is consistent with the
objectives and purposes of this zoning code and
the applicable zoning district and,
3. If the proposed use is designed to be compatible
�4w,
with the surrounding land uses and uses in the
area.
Condition number 3 requires the Commission, in my interpret-
ation of this section, to determine whether the applicant's
proposed use is compatible with the existing use; i.e., whether a
day care center is compatible with the existing uses of the
Marolt House. This would also include the short term rental of
the house to a Parks Department employee, but not the legal
interpretation of whether or not the proposed use is in violation
of a charter provision.
As to whether a conflict exists between the charter pro-
vision and the proposed use as a day care center is a question of
fact more than a question of law, though answering the question
does require some legal interpretation. Specifically,
there must be a finding that the proposed use is a change in use
of the property, though I'm not sure from what point in time the
comparison is made; from the time of acquisition or from the pre-
existing use, or from use subsequent to acquisition.
The issue of open space use needs to critically examined by
the City Council. We are getting increasingly closer to crossing
the line of inappropriate use of open space property. However, I
do not believe that this issue, the short term use of the Marolt
House, should be the focal point of that discussion. Further,
City Council has given a clear indication, after advise of legal
counsel to the contrary, that it desires to grant a short term
lease to Ruth Stone.
;y
MEMORANDUM
TO: City Attorney
FROM: Steve Burstein, Planning office
RE: Children's Play Shop Conditional Use /PUD Exemption on
Marolt Property
DATE: July 29, 1987
I request that in your comments on the proposed day care center
in the Marolt house you address the issue of whether this use
conflicts with the purpose of open space acquisition set forth in
Ordinance 16 (Series of 1970) and Charter Section 13.4 (Ordinance
14 - 1982).
This is the main legal issue in the application that has been
identified.
MEMORANDUM
TO: Aspen City Council
THRU: Robert S. Anderson, Jr., City Manager
FROM: Steve Burstein, Planning Office `v'\
RE: Request to Use the Marolt House as Day Care Center
DATE: July 13, 1987
ZONING OF THE MAROLT PROPERTY: R -15 (PUD)(SPA)
COMMENTS: The Planning Office suggests that Council consider the
following points in its review of the request to use the Marolt
House as a day care center:
1) A day care center is a conditional use in the R -15 zone
district, thereby requiring review and approval by the
Planning and Zoning Commission prior to being allowed;
2) The Planned Unit Development and Specially Planned Area
zoning designations of the property require that a
PUD /SPA plan be developed that incorporate this use and
the associated site plan. A plan addressing only a
portion of the property (i.e., the Marolt House and
adjoining yard) can be developed; however, there were
general concerns over the appropriate use of the entire
Marolt property expressed by Council members at the
June 29th meeting. A specific and short -term plan may
contradict the overall property plan;
3) The Aspen Area Comprehensive Plan: Parks /Recreation/
Open Space /Trails Element, adopted in July 1985 depicts
a conceptual plan for the development of the Marolt-
Thomas Parcel into a large passive open space area.
The proposed use conflicts with the adopted plan, and
should be amended that the day care center use is
approved;
4) The proposed use may conflict with the purpose of open
space acquisition and captal improvements set forth in
Ordinance 16 (Series of 1970) (the 6th Penny) . The
City Attorney has been requested to give his opinion on
the limitations on uses and how such restraints can be
changed. No response to this issue has been received
as of the time of writing.
SB.Marolt
APPLICANT'S REPRESENTATIVE:-
REPRESENTATIVE'S PHC' *� -
OWNERS NAME:
SUMMARY
1. Type of Application: CbnJit /Dnel d :;e 0.09 FlenuQlU� 4v,/rl�trd�5�e,itll�F�n „dare P141
2. Describe act l ion /type of development being requested -2 _ r_'T(� -Iti (Pi'J l'5; Aj
Io(ete
3. Areas in which Applicant has been requested to respond, types of
reports requested:
Policy Area/
Referral Agent Comments ;�j < ✓n1'.
�'t?nsCdrr – C, v�si�trty (v�.4ki�p;.pz� "f�; eta • r♦�mi e 7 ✓ J�srr�in �..9:•t b 1( u� - .
UStff(�%
wl 0 ' xrr)L ne UAL C , - � OVIey
, rhpe( , artos _ tlDvl does 4�
i. > „w'Y �� iC 99 r Ce {� fUtny b,. L {,•., rrh�r�t,r.�
P)pih Oh (hr io.,eN'4 liroiq#,roie) �l,�C-v�ldtli'�Uvu °(' j It 1 1 ,1 0! • v'sed &''"
Q CJCt'P�N'�'1� !n't¢n;;a � )P na! �tsv a��l� d t� ir, v rlrgn+e�A�?'�, f���f)r�I
�5����tr „�'�C,v'r,d41�P� _ e•R4e�
4. Review is: (P &Z Only) (CC /BOCC Only) (Piz then to CC /BOW
W1G..'� =uft. ,. 'Says 1.olvancc
5. Public Hearing: (YES) (NO)
6. Did you tell applicant to submit list of ADJACENT PROPERTY
OWNERS? (YES) [ � (NO) Disclosure of Ownership: (YES) :(
si'ry ary ' �
'N5 ='� <huPlopt
7. What fee was applicant requested to submi
6. Anticipated date of submission l 5 �U )J) "h �p Av)ol iI ro tiry
9. COMMENTS /UNIQUE CONCERNS:
A rohGelin , It
I ij S��i ot)' ae/ c'i1�r. tdr �V1 I hIl1 u(.
TO: City Attorney
FROM: Steve Burstein, Planning Office
RE: Allowed Uses of Properties Purchased with 6th Penny
Funds
DATE: June 26, 1987
It has been suggested that the City set aside a portion, of the
Marolt Property for the relocation of historic structures
(threatened by demolition), creating a sort of Victorian Village.
Section 7 of Ordinance 16 (Series of 1970) states what the
revenues are earmarked for. I request your opinion as to whether
a development activity of this kind would be in conflict with the
purpose of open space acquisition and capital improvements set
forth in the above mentioned ordinance. If there is a conflict,
would a referendum vote be necessary before City Council could
amend the ordinance? See Sections 6 -2 and 7 of Ordinance 16 on
the page attached.
The initial idea would be to utilize historic houses for activi-
ties of non - profit groups such as senior citizens, boy scouts,
girl scouts, garden club, and western music workshop. A former
HPC member has brought this idea forward; and I would like to
respond to her in the near future. Please respond by July 6.
The City -owned Koch Lumber Co. parcel seems to present certain
advantages for a relocation site of Victorian houses; and staff
is also initially studying this option. There would not be the
same restrictions on the Koch property as it was acquired through
the Aspen Mountain Lodge PUD agreement. The location and zoning
of the Koch property may be more conducive to appropriate uses
(i.e., residential) of Victorian houses. If you are aware of any
outstanding restrictions on the use of this property, please
inform me. Thank you.
cc: Bob Anderson, City Manager
r
RECORD OF PROCEEDINGS 100 Leaves
FORM !0 C. F. MOECXEL B. B. f L. CO.
ORDINANCE NO. 16
(Series of 1970)
AN ORDINANCE CONCERNING REVENUE AND IMPOSING AND LEVYING A
ONE PERCENT SALES TAX UPON THE SELLING OF TANGIBLE PERSONAL
PROPERTY AT RETAIL UPON EVERY RETAILER AND THE FURNISHING OF
SERVICES IN THE CITY OF ASPEN, COLORADO, OPERATIVE AND
EFFECTIVE ON AND AFTER JANUARY 1, 1971; PROVIDING THAT SAID
REVENUES SHALL BE EXPENDED BY THE CITY COUNCIL FOR THE PAYMENT
OF FOOD TAX REFUNDS, AND FOR THE ACQUISITION OF REAL PROPERTY
INCLUDING OPEN SPACE OR THE CONSTRUCTION OF CAPITAL IMPROVE-
MENTS FOR MUNICIPAL PURPOSES, OR THE PAYMENT OF INDEBTEDNESS
INCURRED FOR SUCH ACQUISITION OR CONSTRUCTION OF CAPITAL
IMPROVEMENTS FOR MUNICIPAL PURPOSES, FOR THE EXPENDITURES
NECESSARY TO PROTECT SUCH PROPERTY AGAINST LOSS, DAMAGE OR
DESTRUCTION; THAT CERTAIN REFUNDS SHALL BE MADE
TO THE RESIDENTS OF THE CITY OF ASPEN UPON APPLICATION THEREFOR;
PROVIDING THAT THE CITY COUNCIL MAY AMEND, ALTER OR CHANGE
THIS ORDINANCE, EXCEPT AS TO THE ONE PERCENT RATE OF TAX
HEREIN IMPOSED AND THE EARMARKING OF THE REVENUES THEREFROM,
UNDER CERTAIN CIRCUMSTANCES; PROVIDING PENALTIES WITH RESPECT
THERETO; and, PROVIDNG DETAILS IN RELATION TO THE FOREGOING.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ASPEN, COLORADO:
Section 1. Purpose. The purpose of this Ordinance
is to impose a sales tax on the sale of tangible personal
property at retail upon every retailer and the furnishing of
services in the City of Aspen, Colorado.
Section 2. Defini For the purposes of this
Ordinance, the definitions of words herein contained shall be
as defined in Section 2, Article 5, Chapter 138, C.R.S. 1963,
as amended, and said definitions are incorporated herein by
this reference.
Section 3. Licenses.
3 -1. It shall be unlawful for any person to engage
in the business of selling tangible personal property at retail
and the furnishing of services without first having obtained
a license therefor. Such license shall be granted and issued
by the City Director of Finance and shall be in force and effect
until the 31st day of December of the year in which it is issued,
unless sooner revoked.
fpYY •0 C. !, xOF CR EL B. B. R L. CJ
RECORD OF PROCEEDINGS 100 Leaves
3 -2. Such licenses shall be granted and renewed
only upon application stating the name and address of the per-
son desiring such a license, the name of such business and the
location and such other facts as the City Director of Finance
may require.
3 -3. It shall be the duty of each licensee on or
before January 1st of each year during which this Ordinance
remains in effect to obtain a renewal thereof if the licensee
remains in the retail business or liable to account for the
tax herein provided, but nothing herein contained shall be
construed to empower the City Treasurer to refuse such
renewal except revocation for cause of licensee's prior license.
3 -4. In case business is transacted at one or more
separate premises by one person a separate license for each
place of business shall be required.
3 -5. Any person engaged in the business of selling
tangible personal property at retail and the furnishing of
services in the City, without having secured a license therefor,
except as specifically provided herein, shall be guilty of a
violation of this Ordinance.
3 -6. Each license shall be numbered and shall show
the name, residence, place and character of business of the
licensee and shall be posted in a conspicuous place in the place
of business for which it is issued. No license shall be trans-
ferable.
3 -7. No license shall be required for any person
engaged exclusively in the business of selling commodities
which are exempt from taxation under this Ordinance.
RECORD OF PROCEEDINGS 100 Leaves
ro.. �0 c, c xo.acL e. e.. L. oa
3 -8. For each license issued, a fee of two dollars
shall be paid, which fee shall accompany the application to-
gether with an additional fifty cents for filing fee. A further
fee of two dollars shall be paid for each year or fraction
thereof for which said license is renewed, together with an
additional fee of fifty cents for filing fee; provided that
only one -half of said two dollar fee shall be charged on licenses
issued after July first of any year.
Section 4. General Provisions and Exemptions from
Taxation.
4 -1. For the purpose of collection, administration
and enforcement of this Ordinance by the Director of Revenue,
the provisions of C.R.S. 138 -5 -14, 1963, as amended, and C.R.S.
138 -10 -6 1963, as amended, shall be deemed applicable and
incorporated into this Ordinance.
4 -2. The amount subject to tax under this Ordinance
shall not include the State Sales and Use Tax imposed by
Article 5, Chapter 138, C.R.S., 1963, as amended, or the
Pitkin County Sales Tax.
4 -3. For the purpose of this Ordinance, all retail
sales shall be considered consummated at the place of business
of the retailer, unless the tangible personal property sold
is delivered by the retailer or his agent to a destination
outside the limits of the City of Aspen or to a common carrier
for delivery to a destination outside the limits of the City
of Aspen. A provision that all sales of personal property on
which a specific ownership tax has been paid or is payable shall
be exempt from said county, town, or city sales tax when such
sales meet both of the following conditions:
(1) The purchaser is a nonresident of, or has its
principal place of business outside of, the local taxing entity;
and
, Il k
RECORD OF PROCEEDINGS 100 Leaves
f 09Y 0 L.
F. X011111 B. B.B 1
(2) Such personal property is registered or
required to be registered outside the limits of the local
taxing entity under the laws of this state.
4 -4. The gross receipts from sales shall include
delivery charges, when such charges are subject to the State
Sales and Use Tax imposed by Article 5 of Chapter 138, C.R.S.
1963, as amended, regardless of the places to which delivery
is made.
4 -5. In the event a retailer has no permanent place
of business in the City of Aspen, or more than one place of
business, the place or places at which the retailer sales are
consummated for the purpose of this sales tax shall be de-
termined by the provisions of Article 5 of Chapter 138, C.R.S.
1963, as amended, and''''by the Department of Revenue.
Section 5. Schedule of Sales Tax
5 -1. There is hereby imposed on all sales of
tangible personal property and the furnishing of services a
tax equal to one percent of the gross receipts. The imposition
of the tax on individual sales shall be in accordance with
schedules set forth in the rules and regulations promulgated
by the Department of Revenue or by separate ordinance of the
City of Aspen.
5 -2. The collection, administration and enforcement
of this sales tax is hereby vested in and shall be performed
by the Director of Revenue of the State of Colorado in the
same manner as the collection, administration and enforcement
of the State Sales Tax. The provisions of Article 5 -of Chapter
138, C.R.S. 1963, as amended, and all rules and regulations
promulgated by the Director of Revenue, shall govern the collec-
tion, administration and enforcement of the sales tax imposed
by this Ordinance.
RECORD OF PROCEEDINGS 100 Leaves
Section 6. Election and Amendments
6 -1. Before this sales tax ordinance shall become
effective it shall receive the approval of a majority of the
qualified electors of the City of Aspen at a special election
to be held on September 1, 1970.
6 -2. The City Council of the City of Aspen may amend,
alter or change this Ordinance, except as to the one per centum
rate of tax herein imposed and the earmarking of revenues as
provided herein, subsequent to adoption by a majority vote of
the City Council of the City of Aspen. Such amendment, altera-
tion or change need not be submitted to the electors of the
City of Aspen, Colorado for their approval.
Section 7. Expenditures and Earmarking of Revenue
All revenue from this retail sales tax collected by
the City of Aspen in any fiscal year shall be set aside in a
separate fund entitled "Land Acquisition Including Open Space
and Capital Improvements Fund ". The monies of said fund shall
be expended by the City Council for the acquisition of real
property including open space or construction of capital
improvements for municipal purposes, and for the payment of
indebtedness incurred for such land acquisition including
open space or construction of capital imporvements, food tax
refunds payable by the City, and for such expenditures as may
be necessary to protect the real properties including open
space acquired or the capital improvements constructed from
any and all, threatened or actual, damages, loss, destruction
or impairment from any cause or occurrences.
Section 8. Special Refunds - Food Tax Refund to
8 -1. For purposes of this section, and the refund
of food tax collected, "resident of the City of Aspen" shall
mean any person who is over the age of sixteen years and who
RECORD OF PROCEEDINGS 100 Leaves
11.. '1 C. r..aUeEl .. e. a 1. co.
has resided inside the City of Aspen for the entire fiscal
year for which the food tax refund is applied for.
8 -2. Any resident, as herein defined, may, not
later than April 15, 1972, and not later than each April 15
of every year thereafter and so long as this Code shall be
in force, apply, on such forms as provided by the Director
of Finance, for an annual food tax refund from the City of
Aspen in the amount of $7.00 for himself and, in addition,
for every person who is a member of his household, and for
whom he is entitled to claim a personal exemption under and
pursuant to the federal income tax laws. Any resident who is
over the age of sixty -five years shall be entitled to receive
an additional food tax refund in the amount of $7.00, and any
resident who is blind shall be entitled to receive an addi-
tional food tax refund in the amount of $7.00.
8 -3. No person who may be claimed as a personal
exemption on another resident's application for refund shall
be entitled to an additional food tax refund. If a food tax
refund is claimed on more than one application for the same
person, the Director of Finance is authorized to determine the
person entitled to claim the refund provided for in this
section.
8 -4. The application shall be reviewed or examined
by the Director of Finance and if he is satisfied that the
information provided therein entitles the applicant to a food
tax refund, either in the amount claimed or in any amount
determined by the Director of Finance, the refund shall be
paid. Otherwise the same shall be denied.
RECORD OF PROCEEDINGS
C
100 Leaves
FOAM !0 C. E. HOECNEL B. B. B L.
Section 9. Penalty Any person convicted of
violating any of the provisions of this Ordinance shall be
punished by a fine of not to exceed $300.00, or by imprison-
ment of not more than 90 days, or both such fine and imprison-
ment. Each and every twenty four (24) hours continuation of
any violation shall constitute a distinct and separate offense.
Section 10. Effective Date. This Ordinance shall
take effect January 1, 1971 and shall apply to all retail sales
and furnishing of services unless exempt, made on or after that
date.
Section 11. Severability If any provision of this
Ordinance or the application thereof to any person or circum-
stances is held invalid, such invalidity shall not affect
other provisions or applications of the Ordinance which can
be given effect without the invalid provisions or application,
and to this end the provisions of this Ordinance are declared
to be severable.
INTRODUCED, READ AND ORDERED published as provided
by law by the City Council of Aspen, Colorado at its regular
meeting held at the City of Aspen, Colorado, on the
day of 1970.
ATTEST;
l srv:- cep. -/ .�caa -ct Gam/
City Clerk
Mayor
r
JKB, Inc.
P.O. Box 1337
Aspen, CO 81612 FMN
J. Kelly Bloomer
President
August 3, 1987
Mr. Alan Richmond, Director
Planning & Zoning Commission
130 S. Galena St.
Aspen, Colorado 81611
Dear Alan:
Re: Ruth Stone/
Children's Playshop
Pursuant to the April 18, 1987 P &Z agenda
which will include a hearing and decision with
respect to the Marolt house lease for a one
year term to Ruth Stone, I have enclosed a copy
of our letter addressed to the Asp
u Times Aspen Daily Ne ws which solicits y o
As mentioned, the Children's PlaysshoP
school is vitally important to many people
in the community. The Planning & Zoning Com-
mission's consideration and support in endorsing
Marolt house for her progra
the use of the eciated.
this next school year will be greatly app
Thank you.
cc: Ruth Stone
Sincerely,
4
enclosure
t 71OY
PUBLIC NOTICE
J `�l
RE: CHILDREN'S PLAYSHOP CONDITIONAL USE REVIEW /GNP EXEMP-
TION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, August 18, 1987, at a meeting to begin at 5:00 P.M.
before the Aspen Planning and Zoning Commission, lst Floor City
Council Chambers, 130 S. Galena Street, Aspen, Colorado, to
consider an application submitted by Ruth Stone requesting
Conditional Use /GMP Exemption for approval for a day care center
for the Children's Playshop to conduct in the Marolt House. The
property is zoned R -15 PUD, SPA.
For further information, contact the Aspen /Pitkin Planning
Office, 130 S. Galena Street, Aspen, Colorado 81611 (303) 925-
2020, ext. 223.
s /C. Welton Anderson
Chairman, Aspen Planning
and Zoning Commission
Published in the Aspen Times on July 30, 1987.
City of Aspen Account.
PUBLIC NOTICE
RE: CHILDREN'S PLAYSHOP CONDITIONAL USE REVIEW /GMP EXEMP-
TION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, August 18, 1987, at a meeting to begin at 5:00 P.M.
before the Aspen Planning and Zoning Commission, ist Floor City
Council Chambers, 130 S. Galena Street, Aspen, Colorado, to
consider an application submitted by Ruth Stone requesting
Conditional Use /GMP Exemption for approval for a day care center
for the Children's Playshop to conduct in the Marolt House. The
property is zoned R -15 PUD, SPA.
For further information, contact the Aspen /Pitkin Planning
Office, 130 S. Galena Street, Aspen, Colorado 81611 (303) 925-
2020, ext. 223.
s /C. Welton Anderson
Chairman, Aspen Planning
and Zoning Commission
Published in the Aspen Times on July 30, 1987.
City of Aspen Account.
CERTIFICATE OF MAILING
I, hereby certify that on this day of
1981 , a true and correct copy of the attached Z tic of Public
Hearing was deposited in the United States m 1, irst —class
postage prepaid, to the adjacent property owners as indicated on
the attached list of adjacent property owners which was supplied
to the Planning Office by the applicant in regard to the case
named on the public notice.
( �JJVJO-� l
Nancy Ca i
PUBLIC NOTICE
RE: CHILDREN'S PLAYSHOP CONDITIONAL USE REVIEW /GMP EXEMP-
TION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, August 18, 1987, at a meeting to begin at 5:00 P.M.
before the Aspen Planning and Zoning Commission, 1st Floor City
Council Chambers, 130 S. Galena Street, Aspen, Colorado, to
consider an application submitted by Ruth Stone requesting
Conditional Use /GMP Exemption for approval for a day care center
for the Children's Playshop to conduct in the Marolt House. The
property is zoned R -15 PUD, SPA.
For further information, contact the Aspen /Pitkin Planning
Office, 130 S. Galena Street, Aspen, Colorado 81611 (303) 925-
2020, ext. 223.
_s /C. Welton Anderson
Chairman, Aspen Planning
and Zoning Commission
Published in the Aspen Times on July 30, 1987.
City of Aspen Account.
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MEMORANDUM
TO: City Attorney
City Engineer
Parks Department
FROM: Steve Burstein, Planning Office
RE: Children's Play Shop Conditional Use Review /GMP
Exemption
DATE: July 23, 1987
Attached for your review and comments is an application submitted
by Ruth Stone requesting Conditional Use /GMP Exemption for
approval for a day care center for the Children's Playshop to
conduct in the Marolt house. The property is zoned R -15 PUD,
SPA.
Please review this material and send your comments to this office
not later than August 7, 1987 in order for this office to have
adequate time to prepare for its presentation before P &Z.
Thank you.
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED•
DATE COMPLETE: G
PROJECT NAME-.'-- \ ` ` (�\
Project Address:
PARCEL ID AND CASE NO.
�� •.�p -per o2.5f7 -87
STAFF MEMBER:
��u �',��pj'� � ���� •Jrn��n.' Revs J��� °,;
APPLICANT: `` -&-t'
Applicant Address:
REPRESENTATIVE: ��1V, >'
Representative Address /Phone:_
7 �
. u \ V
l.l5 e. 1 r'l �XeYM\fJ
TYPE OF APPLICATION: J, Tl !
PAID: YE NO AMOUNT:
�1 STEP APPLICATION:
P &Z MEETING DATE: ' PUBLIC HEARING: YES NO
,
• n
DATE REFERRED: �0 INITIALS:
( , • c
2 STEP APPLICATION:
CC MEETING DATE:
DATE REFERRED:
PUBLIC HEARING: YES NO
INITIALS:
REFERRALS:
—�
City Attorney
Mtn. Bell
School District
Rocky Mtn Nat Gas
City Engineer
Parks Dept.
Housing Dir.
Holy Cross
State Hwy Dept(GW)
Aspen Water
Fire Marshall
State Hwy Dept(GJ)
City Electric
Fire Chief
B1dg:Zon /Inspect
Envir. Hlth.
Roaring Fork
Roaring Fork
Aspen Consol.
Transit
Energy Center
S.D.
Other
FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Engineer Bldg. Dept.
Other:
FILE STATUS AND LOCATION:
APPLICANT'S REPRESENTATIVE:
REPRESENTATIVE'S I- ..JNE:_
OWNERS NAME:
JUL 2 1 1987
SUMMARY _-
1. Type of Application: C bnjj - t/anAi 052 M pbfnp4�lyhi� OPT /lIT(rdl s ee ii'll)F�P jA'ra p}p'h
2. Describe action /type of development being requested: 2 Y „t q : V� _! ti (Peo s91J
Io(At 44 eA (r"i,j(" it I'•'ItIH �DB — --
3. Areas in which Applicant has been requested to respond, types of
reports requested:
Policy Area/
Referral Agen
� 2a�1 �mp�i�, _
S 1I4 P)P4lj N
0esL { rP 1 1V6
'f \ Tnfien „ �)ti Uri
O4f4fip _I —
,ilh :i`fon�
CDHsl�trhlu 1�p� pa vseB G�a�p�irsw� ry” 11 iv� -
_
1sSv¢ neofstal,�,��� ( v .J ne�
t does fi� - mf {Iw j im w'Si O to / t. 4,,J rri l�4
4 111 ie�j;, j.0 Vg, Ey -4p
7 QhtcJ . 11VV 6 Ayod- tidl QrtrA(41
TI'(�rHl } �r(� Hc.•U/�rrt�vr+,,5easti�n /In�h•,
M U !1 {r Ii F
� 4Q Fm 4e.4j)r
4. Review is: (P &Z Only) . (CC /BOCC Only) (PiZ then t Co C BOCC)
Ir AAfs 1n OJVAn CL
(YE
5. Public Bearing: S) (NO)
6. Did you tell applicant to submit list of ADJACENT PROPERTY
OWNERS? (YES (NO) Disclosure of Ownership: (YES) :(NO)
s r!jhY i'i <hVtivp-f 1 1 . 4 I }�f
l'Iq0 P ��s�f, eh l nt+ri�lu
7. What fee was applicant requested t submit: r nI ,
l�l Nh.Fpy , 4 Do )I rAv f ) p)
8. Anticipated date of submission
9. COMMENTS /UNIQUE CONCERNS:
C�IL �l ° �t?f�Q✓
;'i k 44/,J k4'u,d tit Vdr * k`'111 t r,h
ASPEN /PITRIN PLANNING OFFICE
130 S. Galena Street
Aspen, W 81611
(303) 925 -2020
Date:
0?
Cc
RE:
Dear
This is to inform you that the Planning office has completed its
preliminary review of the captioned application. We have determined
that your application IS NOT complete.
Additional items required include=
Disclosure of Ownership (one copy only needed)
Adjacent Property Owners List /Envelopes /Postage (one copy)
Additional copies of entire application
Authorization by owner for representative to submit applica-
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 $
A_ Your application A� complete and
�V
we hav sch 'uled
it for
We will
review by the
on
call you if we
need any additional
informati n 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 not scheduled it
review at this time. When we receive the materials we have
requested, we will place you on h e next available agenda.
If you have any questions, please call /AO
the planner assigned to your case.
Sincerely,
A /SP /E✓ /N� /nPITRI�N�,PLANNING OFFICE