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HomeMy WebLinkAboutcoa.lu.cu.Early Learning Center.A34-91CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 6 7 1 DATE COMPLETE: O PARCEL ID AND CASE NO. A34 -91 STAFF MEMBER PROJECT NAME: Early Learning Center Conditional Use Project Address: Bleeker Street Aspen CO 81611 Legal Address: Block 57 Aspen Townsite APPLICANT: The Early Learning Center Applicant Address: P.O. Box 300 Aspen CO 81611 925 -8057 REPRESENTATIVE: Glenn Horn Davis & Horn Representative Address /Phone: 300 East Hyman Avenue Aspen CO 81611 c�5 F�°% --------------------------------------------------- PAID: YES NO AMOUNT: $925.00 NO. OF COPIES RECEIVED 8 TYPE OF APPLICATION: 1 STEP: X 2 STEP: l ,U � � PUBLIC HEARING: YES NO P &Z Meeting Date VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Planning Director Approval: Paid: Insubstantial Amendment or Exemption: Date: REFERRALS: City Attorney Mtn Bell City Engineer Parks Dept. Housing Dir. Holy Cross _ Aspen Water Fire Marshall _ City Electric Building Inspector fi Envir.Hlth. Roaring Fork Aspen Con.S.D. Energy Center School District Rocky Mtn NatGas State HwyDept(GW) State HwyDept(GJ) Other MGV/.a yPh_ DATE REFERRED: �, // F// / INITIALS E FINAL ROUTING: DATE ROUTED: 11) (INITIAL `�� City Atty _ City Engineer _Zoning _Env. Health _ Housing _ Other: FILE STATUS AND LOCATION: ,— ra ,_ • 1 l 1 1 TO: Aspen Planning and Zoning Commission FROM: Diane Moore, Planning RE: Early Learning Center Conditional Use Review DATE: July 16, 1991 SUMMARY: The applicant proposes to convert the yellow brick school into the Early Learning Center. Staff recommends approval of the conditional use for the day care center. APPLICANT: Aspen School District as represented by Glenn Horn of Davis Horn Inc. LOCATION: Block 57, Aspen Townsite ZONING: R -6, Medium- Density Residential APPLICANT'S REQUEST: The Early Learning Center Board is seeking conditional use approval to convert the yellow brick elementary school into a day care center. PROCESS: Conditional uses are those land uses which are generally compatible with the other permitted uses in a zone district, but which require individual review of their location, design, configuration, intensity and density in order to ensure the appropriateness of the land use in the zone district. The conditional use review is a one -step review by the Planning and Zoning Commission at a public hearing. The Commission shall consider whether the standards outlined in Section 7 -304 of the Land Use Code are met when considering this application for a conditional use. REFERRAL COMMENTS: Having reviewed the application the Engineering Department has the following comments: 1. The applicant should investigate undergrounding the remaining aerial utilities at the northeast corner of the property. 2. It is suggested that the applicant agree to join any future improvement districts which may be formed for the purpose of constructing improvements in the public right -of -way. 3. The Colorado Department of Social Services requires that a child loading /unloading area must be on the same curb side as the center. � A 3 I 4. The applicant shall consult city engineering for design considerations of development within public rights -of -way and shall obtain permits for any work or development within public rights - of -way from city streets department. A five foot wide pedestrian useable space must be allowed between the property line and the edge of pavement. 5. The applicant has satisfactorily addressed drainage. The Environmental Health Department has the following comments: 6. The public sewer and potable water facilities are adequate and there should be no increase resulting from the proposed change in use from an elementary school to a day care center. We would recommend that the water supply be evaluated for the presence of lead solder within the building. The City of Aspen water is relatively corrosive and in some cases, buildings of this age can build up concentrations of heavy metals within the water system. 7. Radon tests were conducted in this building when it was operated as a public school. There were elevated levels (above the federal health standard) measured during the investigation. The results are available from the school district or from the district consultant. The applicant for this project should become familiar with the radon report and respond accordingly with mitigation methods. Such methods could involve active removal of the radon gas rooms or simply not holding classes in the rooms that had the high readings. Should the applicant wish to discuss this further, they should contact this department. 8. The Colorado State Department of Social Services has the responsibility of child care licensing by authority of 26 -6 -101 through 26 -6 -112 C.R.S. 1982 (commonly referred to as the Child Care Act). In order to meet licensing requirements, the applicant must follow the guidelines specified in the Minimum Rules and Regulations for Child Care Centers in all construction work that is required to convert the yellow brick schoolhouse into a child care center. The Parks Department has the following comment: 9. The Parks Department would request a copy of the landscape plan. STAFF COMMENTS: The In -Town School Sites Committee has studied the reuse of the in- town schools for approximately one year. The Committee recommended that the yellow brick school site be used for day care related uses. The concept for this application is based upon the recommendations of the In -Town School Sites Committee. The Early Learning Center Board plans to open the Early Learning Center on September 1, 1991. The proposed improvements are primarily functional alterations to the inside of the building and minor improvements to the playground to accomodate pre - school age children and the handicapped. The applicant also proposes to make some minor landscaping additions to the site. Conditional Use Review - Pursuant to Section 7 -304, the criteria for a conditional use review are as follows: A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is proposed to be located. RESPONSE: The 1973 Aspen Land Use Plan is the adopted comprehensive plan which addresses the subject site. The Plan designates the site vicinity as Residential /Single Family. According to the Plan text, "the primary purpose is to restrict these areas to their principal existing use and thereby create a buffer between high intensity uses of the central area and the more rural areas surrounding the community." The Early Learning Center is very similar to the existing use, an elementary school. The proposed change in use is consistent with the Aspen Land Use Plan. The subject site is zoned R -6. According to Section 5 -201 A. the purpose of the zone district is as quoted below: "The purpose of the Medium - Density Residential (R -6) Zone District is to provide areas for residential purposes with customary accessory uses. Recreational and institutional use customarily found in proximity to residential uses are included as conditional uses. Lands in the Medium - Density Residential (R -6) Zone District are generally limited to the original Aspen Townsite, contain relatively dense settlements of predominantly detached and duplex residences, and are within walking distance of the center of the city." The Early Learning Center is an institutional accessory use to the surrounding residential neighborhood. Section 5 -201 C. of the Aspen Land Use Regulations lists "day care center" as a conditional use in the R -6 zone. Article 3 of the Regulations defines a day care center as follows: "DAY CARE CENTER means a facility that provides regular supervision and care for periods of less than twenty -four (24) hours per day to six (6) or more children under the age of sixteen years who are not related to the owner or operator thereof, which is licensed, as required, by the Colorado Department of Social Services. A day care center shall provide one off - street parking space per employee, a child loading /unloading area of adequate dimensions, preferably off- street, and adequately sized indoor and outdoor play areas and shall maintain minimum hours of operation of 7:30 AM to 5:30 PM from Monday through Friday." The Early Learning Center meets the prededing definition of a day care center. Care will be provided from 7:00 AM to 6:00 PM seven days a week during the high season and five days a week in the off- season. At full capacity, the center will provide care for as mffy as 120 children under the age of six years. Eighty children will be enrolled on a full -time basis and there will be space for an additional 10 to 40 "drop -in" children. The Early Learning Center will be licensed by the Colorado Department of Social Services. Off - street parking will be provided for all employees. Adequate children loading /unloading area will be provided on Garmisch Street. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. RESPONSE: The Early Learning Center is consistent and compatible with the surrounding residential area. The building has been used as an elementary school for many years and the proposed use will have less adverse impacts on the surrounding neighborhood than the previouse use. The In -Town School Sites Committee considered numerous reuse options for the site. As part of its considerations, it evaluated the character of the surrounding area and the comments from neighbors. Based upon the extensive public process, the Committee recommended that the yellow brick school building be used as a day care center. C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. RESPONSE: The proposed use will have less impacts on the surrounding neighborhood than the existing use. The exterior of the building will remain the same with the exception of minor changes to the playground area as depicted in Attachment 4. Some of the existing asphalt in the playground will be replaced with gravel and grass surfaces. The basketball court will not be altered, but the remainder of the playground will be split into smaller fenced play areas. Drainage will improve by removing impervious surfaces and the addition of shade trees and landscaping. The adverse impacts on the neighborhood resulting from vehicles dropping off children will be less with the Early Learning Center as compared to the school. Traffic will be less because there will be a maximum of 120 children attending the Center as compared to 240 children attending the elementary school. The elementary school children arrive at school and leave within two short peak traffic periods. This generates more peak time traffic than will be generated by the Early Learning Center. Children attending the Early Learning Center will be dropped off and picked up at any time which is convenient. This will spread the peak traffic over a longer period of time reducing the peak traffic impacts. There are approximately 32 off - street parking spaces located on Sleeker Street which will not be affected by the change in use. Service delivery and trash pick -up will be the same, There will be less noise because there will be fewer and younger children and odor will be the same. D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. RESPONSE: There will not be any increase in impacts on public facilities resulting from the proposed use. There will be less traffic on the roads and there will no longer be a need for the police to set up a school crossing on Main Street or block traffic on local streets. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. RESPONSE: There will be fewer employees generated by the proposed use as compared to the existing use. Presently, there are 23 full - time employees working in the yellow brick school building. There will be 19 full time employees working in the Early Learning Center. Therefore, there is no affordable housing requirement. F. The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter. RESPONSE: The proposed use will comply with the other regulations of this chapter. RECOMMENDATIONS: Staff recommends approval of the conditional use for the Early Learning Center with the following conditions: 1. The applicant shall consult city engineering for design considerations of development within public rights -of -way and shall obtain permits for any work or development within public rights - of -way from city streets department. A five foot wide pedestrian useable space must be allowed between the property line and the edge of pavement. 2. Prior to the issuance of a building permit, the applicant shall o r consult with the Environmental Health Department regarding radon mitigation measures. 3. All representations made in the application and those reviewed and approved by the Planning and Zoning commission shall be complied with by the applicant. 4. Prior to the issuance of a building permit, the water supply shall be evaluated for the presence of lead solder. 5. The applicant should foward a copy of the landscape plan to the Parks Department prior to the installation of landscape materials. Attachments C S TRYKER /B ROWN A R C H I T E C T S TRANSMITTAL TO: GARYLYMAN DIANNEMOORE Aspen/Pitkin Building Dept. Aspen/Pitkin Planning Dept. FROM: David Brown DATE: 1.6.92 RE: Early Learning Center Fence Construction NOTES: The Early Learning Center at the Yellow Brick School will be building a 4 foot high wood picket fence to replace the existing 10 foot high metal cyclone fence which surrounds the playground. The new fence will match the wood fence (surrounding the play areas) built this summer. As you know, the school is not under the review jurisdiction of either of your departments. However, I wanted you (and your staffs) to be aware of the work. If you wish to inspect the work, p lease let me know. The work is planned to start today. 300 SOVn-R SPRING STREET, SUITE 300, ASPEN, CotoRAOo 81611 303.925.2254 925.2258 (FAX) N STRYKER / BROWN A R C H I T E C T S , PC 10 December 1991 Mr. Wayne Horn Department of Labor and Employment Public Safety Section 8471 Turnpike Drive Westminster, Colorado 80030 Re: Plan No. 708 -097 -001 Dear Wayne: Per our conversation today, I am enclosing a sketch plan of the replacement fence proposed to surround the playground at the Aspen Early Learning Center. The fence will be a "picket fence" of "dog - earred" cedar, 4' -0" high, and will match the new fence installed this summer. As you suggested, I will not apply for a formal permit for this minor work Also, as you recommended, I will notify and coordinate with the local Aspen Building Department (Mr. Gary Lyman, Director) and the local Planning Department. The actual construction of the fence is contingent on fund- raising and will likely take place next-spring. If you require additional information, please let me know. Sincerely, David P. Brown, AIA cc: Early Learning Center, Aspen Building and Planning Departments. 3 0 0 S. S P R I N G S T R E E T, S U I T E 3 0 0 A S P E N, C O L O R A D O 8 1 6 1 1 3 0 3 . 9 2 5 2 2 5 4 9 2 5 2 2 5 8 ( F A X) 1'i 5 T 5,f' �l Jj 1, Z: 'y k1 J1 1 I I I I - T I I �si r— I I � I � i � I - �T i I ; I t � I L-. I I s i 8 a 1 V i J G ' v I � 1 a� S Q � V � _o Stv!A .,�)a $� iG)r-- r 1 02 •, 30 1 F � A Z� cZ- kz x m T Y a Z Y ..� z ASPEN *PITKIN ENVIRONMENTAL HEALTH OEPARl ENT To: Diane Moore, Planning Office From: Environmental Health Department Date: July 2, 1991 Re: Early Learning Center Conditional Use Case #A34 -91 The Aspen /Pitkin Environmental Health Department has reviewed the above - mentioned land use submittal for the following concerns. The authority for this review is granted to this office by the Aspen /Pitkin Planning Office as stated in Chapter 24 of the Aspen Municipal Code. SEWAGE TREATMENT AND COLLECTION: Sections 2 -7 and 5 -200: The application indicates that the existing building is served with public sewer as provided by the Aspen Consolidated Sanitation District. That is in conformance with policies of this office. We concur that these facilities are adequate and there should be no increase resulting from the proposed change in use from an elementary school to a day care center. ADEQUATE PROVISIONS FOR WATER NEEDS: Sections 2 -6 and 5 -205: The application indicates that the existing building is served with water provided by the City of Aspen water distribution system. That is in conformance with policies of this office. As with the sewer system, we concur that these facilities are adequate, and there should be no increase in the overall demand or in the capacity of the system to deliver adequate flows and at satisfactory pressure resulting from the proposed change in use from an elementary school to a day care center. We would recommend that the water supply be evaluated for the presence of lead solder within the building. City of Aspen water is relatively corrosive and in some cases, buildings of this age can build up concentrations of heavy metals within the water system. Young children are particularly susceptible to the health effects of these chemicals, if present. AIR QUALITY: Sections 2 -17 and 5 -106: ��The applicant's proposal reduces the number of trips necessary to 1_ deliver the children to the facility by one -half and the staffing by 20 %. The change of use results in and encourages parents to spread out the arrival of children over a longer period of time. This probably will change (reduce) the air quality impacts on the immediate neighborhood from those of the existing use. However, 130 South Galena Street Aspen, Colorado B1511 303/920 -5070 MESSAGE DISPLAY TO Diane Moore From: George Robinson Postmark: Jul 08,91 7:46 AM Status: Certified Previously read Subject: Early Learning Center Conditional Use, Case JA34 -91 Message: In response to your request for comments on the Early Learning Center Conditional Use approval. Will there be any additional landscaping added? If so, the Parks Department would request a copy of any such plansifu. lIt might be recommended also, that there be additional parkin or a drop off /pick up area included, due to increased auto tr fic. Please call me at 5120 if there are any ns questio. Thank J ;t 4 JL J MEMORANDUM i 11991 l/ To: Diane Moore, Planning Office From: Rob Thomson, Project Engineer,R'S Date: July 1, 1991 Re: Early Learning Center Conditional Use After reviewing the above referenced application and having made a site inspection, the engineering department has the following comments: 1. It is the engineering department's request that the applicant investigate undergrounding the remaining aerial utilities at the northeast corner of the property. 2. It is suggested that the applicant agree to join any future improvement districts which may be formed for the purpose of constructing improvements in the public right -of -way. I do not agree with the applicant's statement that the peak traffic will be spread over a longer period of time. I think that the majority of the users of this facility will be working parents and oselyconsently the load /unloading times will more c _with_workinghours. The applicant has addressed off street parking, of which there is plenty. Regarding the child loading /unloading area, the only requirement by the Colorado Department of Social Services is that the child -- must _be_ dropped off on the same curb side as the center. 4. The applicant shall consult city engineering (920 -5080) for design considerations of development within public rights - of -way and shall obtain permits for any work or development within public rights -of -way from city streets department (920- 5130). A five foot wide pedestrian useable space must be allowed between the property line and the edge of pavement. 5. The applicant has satisfactorily addressed drainage. rt /memo91.47 �v r� hR.r PUBLIC NOTICE RE: EARLY LEARNING CENTER CONDITIONAL USE REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, July 16, 1991 at a meeting to begin at 4:30 pm before the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, 130 South Galena Street, Aspen, Colorado to consider an application submitted by The Early Learning Center requesting Conditional Use Review approval to convert the yellow brick school into the Early Learning Center. The yellow brick school is located on Block 57, which is bounded by Bleeker Street, Garmish Street, East Hallam Street and First Street in the City and Townsite of Aspen. For further information, contact the Aspen /Pitkin Planning Office, 130 S. Galena St., Aspen, CO 920 -5090. s /Jasmine Tvgre, Vice - Chairperson Planning and Zoning Commission --------------------------------- Published in The Aspen Times on June 27, 1991. City of Aspen Account. �'J�1 MEMORANDUM TO: City Engineer Environmental Health Department Parks Department City Manager FROM: Diane Moore, Planning Office RE: Early Learning Center Conditional Use Case JA34 -91 DATE: June 18, 1991 Attached for your review and comment is an application from The Early Learning Center requesting Conditional Use approval. Please return your comments to me no later than July 2, 1991. Thank you. M Pitkin Coun June 11, 1991 Glenn Horn 300 East Hyman, Suite B Aspen, CO 81611 Dear Glenn: This letter grants you permission to process a Land Use Application on what is commonly known as the Yellow Brick School Site. The County property that is within this site comprises two City lots. This application is under the direction of the Early Learning Center. Pitkin County agrees to process the application but reserves the right to review any land use approvals before agreeing to them. Sincerely, Reid Haughey County Manager pcsem /wp/6.457 cc: BOCC School Board Administration 530 E. Main, 3rd Floor Aspen, CO 81611 (303) 920 -5200 FAX 920 -5198 County Commissioners Suite B 506 E. Main Street Aspen, CO 81611 (303) 920.5150 County Attorney Suite 1 530 E. Main Street Aspen, CO 81611 (303) 9205190 Personnel and Finance Suite F 530 E. Main Street Aspen, CO 81611 (303) 920 -5220 Road and Bridge Fleet Management 20210 W. Highway 82 Aspen, CO 81611 (303) 9205390 Davis Horn• ; - PLANNING • APPRAISING • REAL ESTATE CONSULTING June 5, 1991 Amy Margerum Diane Moore Aspen - Pitkin Planning Office 130 S. Galena Street Aspen, Colorado 81611 Re: Early Learning Center Conditional Use Review Dear Amy and Diane: Davis Horn Incorporated represents the Early Learning Center Board (refer to attachment 1). The Early Learning Center Board (hereinafter "applicant ") is seeking Conditional Use approval to convert the yellow brick school into the Early Learning Center. As depicted by the Vicinity Map, attachment 2, the subject site is located on Block 57, Aspen Townsite. The majority of the property is owned by the Aspen School District which has consented to the application (refer to attachment 3). A portion of the site is owned by Pitkin County. We shall be submitting a letter from the County consenting to the land use application. Thank you for meeting with Chuck Brandt, Dave Brown and I to review the land use issues associated with the conversion of the yellow brick school from an elementary school to the Early Learning Center. This letter demonstrates compliance with the Conditional Use criteria of the Aspen Land Use Regulations (Section 7 -3). As you know, the In -town School Sites Committee has studied the re- use of the in -town schools for approximately one year. The Committee recommended that the yellow brick school site be used for day care related uses. The concept for this application is based upon the recommendations of the In -town School Sites Committee. The Early Learning Center Board plans to open the Early Learning Center on September 1, 1991. The proposed improvements are primarily functional alterations to the inside of the building and minor improvements to the playground to accommodate pre - school age children and the handicapped. ALICE DAMS. RM I GLENN MORN. AICP 300 EAST HYMAN • SUITE B • ASPEN. COLORADO 81641 • 303/925 -6567 LAND USE STANDARDS The standards of Section 7 -3 are addressed below. Section 7 -304 A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is proposed to be located. The 1973 Aspen Land Use Plan _is the adopted comprehensive plan which addresses the subject site. The Plan designates the site vicinity as Residential /Single Family. According to the Plan text, "the primary purpose is to restrict these areas to their principal existing use and thereby create a buffer between high intensity uses of the central area and the more rural areas surrounding the community." The Early Learning Center is very similar to the existing use, an elementary school. The proposed change in use is consistent with the Aspen Land Use Plan. The subject site is zoned R -6. According to Section 5 -201 A. the purpose of the zone district is as quoted below: "The purpose of the Medium- Density Residential (R -6) Zone District is to provide areas for residential purposes with customary accessory uses. Recreational and institu- tional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Medium- Density Residential (R -6) Zone District are generally limited to the original Aspen Townsite, contain relatively dense settlements of predominantly detached and duplex residences, and are within walking distance of the center of the City.ty The Early Learning Center is an institutional accessory use to the surrounding residential neighborhood. Section 5 -201 C. of the Aspen Land Use Regulations lists "day care center" as a conditional use in the R -6 zone. Article 3 of the Regulations defines a day care center as follows: 11DAY CARE CENTER means a facility that provides regular supervision and care for periods of less than twenty -four (24) hours per day to six (6) or more children under the age of sixteen years who are not related to the owner or operator thereof, which is licensed, as required, by the Colorado Department of Social Services. A day care center shall provide one off - street parking space per employee, a child loading /unloading area of adequate dimensions, preferably off - street, and adequately sized indoor and outdoor play areas and shall maintain minimum hours of operation of 7:30 A.M. to 5:30 P.M. from Monday thru Friday. 11 Amy Margerum & Diane Moore June 6, 1991 Page 3 The Early Learning Center meets the preceding definition of a day care center. Care will be provided from 7:00 AM to 6:00 PM seven days a week during the high season and five days a week in the off- season. At full capacity the center will provide care for as many as 120 children under the age of six years. Eighty children will be enrolled on a full -time basis and there will be space for an additional 10 to 40 "drop -in" children. The Early Learning Center will be licensed by the Colorado Department of Social Services. Off - street parking will be provided for all employees. Adequate children unloading will be provided on Garmisch Street. Section 7 -304 B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. The Early Learning Center is consistent and compatible with the surrounding residential area. The building has been used as an elementary school for many years and the proposed use will have less adverse impacts on the surrounding neighborhood than the previous use. The In -town School Sites Committee considered numerous reuse options for the site. As part of its considerations, it evaluated the character of the surrounding area and comments from neighbors. Based upon the extensive public process, the Committee recommended that the yellow brick school building be used as a day care center. Section 7 -304 C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. The proposed use will have less impacts on the surrounding neighborhood than the existing use. The exterior of the building will remain the same with the exception of minor changes to the playground area as depicted in Attachment 4. Some of the existing asphalt in the playground will be replaced with gravel and grass surfaces. The basketball court will not be altered, but the remainder of the playground will be split into smaller fenced play areas. Drainage will improve by removing impervious surfaces and the addition of shade trees and landscaping. Amy Margerum & Diane Moore June 6, 1991 Page 4 The adverse impacts on the neighborhood resulting from vehicles dropping off children will be less with the Early Learning Center as compared to the school. Traffic will be less because there will be a maximum of 120 children attending the Early Learning Center as compared to 240 children attending the elementary school. The elementary school children arrive at school and leave within two short peak traffic periods. This generates more peak time traffic than the will be generated by the Early Learning Center. Children attending the Early Learning Center will be dropped off and picked up at any time which is convenient. This will spread the peak traffic over a longer period of time reducing the peak traffic impacts. There are approximately 32 off - street parking spaces located on Sleeker Street which will not be affected by the change in use. Service delivery and trash pick -up will be the same. There will be less noise because there will be fewer and younger children and odor will be the same. Section 704 D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. There will not be any increase in impacts on public facilities resulting from the proposed use. There will be less traffic on the roads and there will no longer be a need for the police to set up a school crossing on Main Street or block traffic on local streets. Section 704 E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. There will be fewer employees generated by the proposed use as compared to the existing use. Presently, there are 23 full -time employees working in the yellow brick school building. There will be 19 full time employees working in the Early Learning Center. Therefore, the is no affordable housing requirement. Section 704 F. The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other 11.11, Amy Margerum & Diane Moore June 6, 1991 Page 5 applicable requirements of this chapter. 11.11 The proposed use will comply with the other regulations of this chapter. SUMMARY The selection of the yellow -brick school site for the Early Learning Center is based upon the recommendations of the In -town School Sites Committee. This letter has demonstrated that the proposed use will have less impacts on the surrounding residential neighborhood than the existing elementary school. The Early Learning Center Board requests that the Planning and Zoning Commission consider the Conditional Use approval of the Early Learning Center as soon as possible to enable the Center to begin renovations to provide for a September 1, 1991 opening. It will be helpful for you to refer to the following attachments. Attachment 1 - Letter from David Laughren, President of the Early Learning Center Board authorizing Glenn Horn to represent the Board in the land use review process; Attachment 2 - Vicinity Map; Attachment 3 - Letter from Charles T. Brandt, President of the Aspen School Board consenting to the submission of a land use application for the yellow brick school site; Attachment 4 - Proposed site plan; and Attachment 5 - Pre - application Summary Sheet. Please give me a call if I can provide additional information or answer any questions. Sincerely, DAVIS HORN INCO. A4-- GLENN HORN AICP The Early Lear-"-L"cg Carter P_ O_ S o x 3 0 C3 A s p e r C O E3 1 6 1 1 ( 30Z5 925 —E3 057 May 29, 1991 City of Aspen Planning Department Amy Margerum 130 South Galena Aspen, CO 81611 Dear Ms. Margerum: This letter gives authorization to Glenn Horn to prepare and submit an application for conditional use approval on behalf of The Early Learning Center Board. Please contact me if you have any questions. Sin ely David Laughren President ASPEN School District June 4, 1991 Aspen /Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Yellow Brick Building Site -- Block 57. City and Townsite of Aspen Dear Ladies and Gentlemen: This letter is written on behalf of the Aspen School District, owner of Block 57, City and Townsite of Aspen. The Aspen School District has approved the use of the referenced Property as an early learning center. Mr. Glenn Hom has been hired to submit a conditional use application, if necessary under Colorado law, for said property in order to implement the Aspen School District's plan for the use of the property as an early learning center. CTB /vfc cc: Members, Board of Education Members, Early Learning Center Board Tom Farrell tak.W.e.00u Yours ve truly, Charles T. Brandt, President Aspen School Board POST OFFICE BOX 300 • ASPEN, COLORADO 81612 �z u ° v l J A M - o�xC'r7 r by y _ � m m u r y - m yp � W FIKSr -XMMT (ao(zMi5r1 STREET o s!2 7 o a A w 0 0 1 O) M 0 orm> z>MM .1 Mrm mz-<z Z Q CITY OF ASPEN }� PRE—APPLICATION — APn^PLICATION CONFERENCE SLIigNA/R(Y PROJECT • APPLICANT'S REPRESENT REPRESENTATIVE'S PHONE: OWNER'S NAME: SUMMARY 1. Type of Application: lG� " "QLloDl1A ���' 2. Describe action /type of development being re quested: /�_� 4 u l�(JU�'v'zc-` Or) dk% H 2N iQ o C(�ALZ \ /FS 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Agent Comments (, GNn �,rr1 - 4. Review is: (P &Z Only)) (CC Only) (P &Z then to CC) 5. Public Hearin (YES) (NO) _16. -7 7. Number of copies What fee was applicant of the application to be submitted: requested mit � 1 ss } CIO 8. Anticipated date of submission: 4;_ 9. COMMENTS /UNIQUE �p CONCERNS: IK�' frm.pre_ app �O _/+ amine v�l,c e afflicahm �) Covo � . Pitkin County June 11, 1991 Glenn Horn 300 East Hyman, Suite B Aspen, CO 81611 Dear Glenn: This letter grants you permission to process a Land Use Application on what is commonly known as the Yellow Brick School Site. The County property that is within this site comprises two City lots. This application is under the direction of the Early Learning Center. Pitkin County agrees to process the application but reserves the right to review any land use approvals before agreeing to them. Sincerely, 1�0 r�'/' Reid Haughey County Manager pcsem /wp/6.457 cc: BOCC School Board Administration 530 E. Main, 3rd Floor Aspen, CO 81611 (303) 920 -5200 FAX 920 -5198 County Commissioners Suite B 506 E. Main Street Aspen, CO 81611 (303) 920.5150 County Attorney Suite 1 530 E. Main Street Aspen, CO 81611 (303) 920 -5190 f� 1E _F P`\I / JUN 1 21991 Personnel and Finance Suite F 530 E. Main Street Aspen, CO 81611 (303) 920 -5220 Road and Bridge Fleet Management 20210 W. Highway 82 Aspen, CO 81611 (303) 920 -5390 Early Learn Center June 2, 1991 Page 2 there are no further plans in the application to provide for active air quality controls. NOISE: Section 2 -23 Long term neighborhood noise impacts are not anticipated as the result of approving this project, although it should be pointed out that playgrounds generate some noise. The age and reduced number of children should actually make the neighborhood less noisy. However, short term construction noise may briefly impact the immediate neighborhood during the remodeling construction. Should noise complaints be received by this office, the City of Aspen Noise Abatement Ordinance will be the document used in the investigation. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: None that are enforced by this office. Discussion: Radon tests were conducted in this building when it was operated as a public school. There were elevated levels (above the federal health standard) measured during the investigation. The results are be available from the school district or from the district consultant who did the work. The applicant for this project should become familiar with the radon report and respond accordingly with mitigation methods. Such methods could involve active removal of the radon gas rom the rooms or simply not holding classes in the rooms that had the high readings. Should the applicant wish to discuss this further, they should contact this department. CHILD CARE CENTER REQUIREMENTS: 1 The Colorado State Department of Social Services has the responsibility of child care licensing by authority of 26 -6 -101 through 26 -6 -112 C.R.S. 1982 (commonly referred to as the Child Care Act). In order to meet licensing requirements the applicant must follow the guidelines specified in the Minimum Rules and Regulations for Child Care Centers, in all construction work that is required to convert the yellow brick schoolhouse into a child care center.