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Land Use Case.585 Cemetery Ln.A39-97
' SELOAD SUMMARY SHEET - CIT T)F ASPEN ATE RECEIVED: 5/15/97 CASE# A39-97 DATE COMPLETE: STAFF: Chris Bendon PARCEL ID# 2735-111-09-001 PROJECT NAME: City of Aspen Parll&Golf Maintenance Facility Final PUD, Conditional Use,Special Review & GMQS Exemption Project Address: 585 Cemetary Lane, Aspen APPLICANT: City of Aspen Parks Dept. Address/Phone: 130 S. Galena St. Aspen OWNER: same Address/Phone: REPRESENTATIVE: City of Aspen Parks Dept. Address/Phone: 130 S. Galena 920-5120 RESPONSIBLE PARTY: Applicant Other Name/Address: FEES DUE FEES RECEIVED PLANNING PLANNING $ #APPS RECEIVED ENGINEER $0" I;-, ENGINEER $ #PLATS RECEIVED HOUSING $0 7 , HOUSING $ GIS DISK RECEIVED: ENV HEALTH $0 ENV HEALTH $ CLERK $ CLERK $ TYPE OF APPLICATION TOTAL $ TOTAL RCVD $ Staff Approval Review Body Meeting Date Public Hearing? P&Z y, t1' I ties fNo CC 4Yes f!No CC (2nd reading) 7)2:, Yes QNo REFERRALS: ❑ City Attorney Et Aspen Fire Marshal ❑ CDOT Jo i City Engineer(DRC) City Water ACSD ❑ Zoning ❑ City Electric Holy Cross Electric Housing ❑ Clean Air Board ❑Rocky Mtn Natural Gas 2 Environmental Health ❑ Open Space Board ❑ Aspen School District ❑ Parks ❑ Other: ❑ Other: DATE REFERRED: thf-`' INITIALS: fCj`I DATE DUE: ' / • Card.-W, j PL 2t8o - J &&t g t.W -`l - APPROVAL: Ordinance/Resolution # Date: Staff Approval Date: Plat Recorded: Book , Page CLOSED/1-1LED DATE: INITIALS: ROUTE TO: ttado 4,714 110Atu ems-k ab 194 or iffeAn4 Vek 1101 0 '/ I', ell, A`.( No-oikl ulen fog ik cc 10 In" kcv-i ilWA 11* 14:144 - 06#44741 Maith;Ar 4-6 / 660r ll‘ttiS 41*/ C010 -kk 4 aw fklipreco ( *IP/ Wivrt tmla Gi* win 10 .6.611- tuttilttd ma * Pth ofa kCikt Yak t eofr& OAAA44 1.1 KletS 41dtiwy)Co G Q pi. boil( r (Mk km") T gbVh 44 - 1444€1, AttoL 0 40 (004 ‘tv404 V a ‘02fri domf 6,,1t) ort t* did Lctrair 46 unit .it so oihtm �ik c �rM 'O'∎t'i Pke wi a aho - A b Nil t 16 311 it t. ok tompthilid al- Icd as lot nrt sefr ;‘- e-gg- t2v, rAint t k t - - , d 4rws . (\A 64 muti:1 60114Atz 4iv& C4c-atism-lown a pi 6hN west.. uttikk k d - ta J 3$ 3 (Ala) - 6Atic vt 41- it , ,Pciiribtslii Skop �l i4' , Oa 331 Wa \OliRalkAi el) k°764) k ,G u �2 u►r 3. re oat Mir CA circa, ii1;44,9 don rim 41w c,r-#?yxr Ike 5'14\14 4a4V q W- QS& G 60k1- rip clr ,, RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING THE CONDITIONAL USE FOR A MAINTENANCE FACILITY AND AFFORDABLE HOUSING UNIT IN THE PUBLIC ZONE, APPROVING THE SPECIAL REVIEW TO ESTABLISH THE PARKING REQUIREMENTS, WAIVING THE "RESIDENTIAL DESIGN STANDARDS," AND RECOMMENDING CITY COUNCIL APPROVE THE FINAL PLANNED UNIT DEVELOPMENT AND AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP FOR THE PARKS/GOLF MAINTENANCE BUILDING,585 CEMETERY LANE, CITY OF ASPEN,PITKIN COUNTY, COLORADO Resolution #97 - 19 WHEREAS, The City of Aspen Parks Department(applicant) submitted an application (development proposal)to the Community Development Department for the development of approximately 14,660 additional square feet for City offices,the storage and maintenance of City equipment, and an on-site employee dwelling unit at the Parks Department offices, 585 Cemetery Lane; and, WHEREAS, the applicant has requested an amendment to the Official Zone District Map from Parks (P) to Public (PUB) to allow both maintenance facilities and affordable housing as conditional uses for an area of the Golf Course parcel as described in Exhibit A, conditional use approval for the maintenance facility and one affordable housing unit, final planned unit development approval, special review approval to establish the parking requirements, and a waiver of the "Residential Design Standards;" and, WHEREAS, the Planning Department, the Housing Authority, the City Engineer, the Fire Marshal, the Environmental Health Department, and the Aspen Consolidated Sanitation District reviewed the development proposal in accordance with all applicable procedure and review criteria set forth in Sections 26.28, 26.32, 26.52, 26.56, 26.58, 26.60, a- 26.64, 26.84, and 26.92 of the Municipal Code; and, o w� �A� Amy WHEREAS, during a public hearing at a regular meeting on July 15, 1997, the X/m MIN Planning and Zoning Commission took and considered public comment and, by a 6-0 M N vote, approved the Conditional Use for an expansion of the maintenance facility and m eat development of an affordable housing unit, approved the Special Review to establish the o parking requirements, waived all requirements of the "Residential Design Standards" m - finding the applicant's proposal to be a more effective method of addressing the standards m..''� in question, and recommended to City Council approval of the Final Planned Unit a a mum Development and Amendment to the Official Zone District Map with the conditions m recommended by the Community Development Department. m c 1-I a z.+— NOW, THEREFORE BE IT RESOLVED by the Commission: zap cc la That the Planning and Zoning Commission approves the Conditional Use for an 10,- expansion of the maintenance facility and development of an affordable housing unit, Special Review to establish the parking requirements, and waiver of all requirements of 0"'� Z the"Residential Design Standards" finding the applicant's proposal to be a more effective method of addressing the standards in question, and recommends to City Council approval of the Final Planned Unit Development and the Amendment to the Official Zone District Map with the following conditions: 1. Any expansion to the conditional uses shall be subject to all applicable Municipal Code Sections, as amended. 2. The dimensional requirements of this portion of the parcel zoned Public shall be: Minimum distance between buildings: No requirement. Maximum height(including viewplanes): As represented in application, not to exceed 30 feet. Minimum front yard: 25 feet. Minimum rear yard: 20 feet, 10 feet for residential. Minimum side yard: 10 feet. Minimum lot width: No requirement. Minimum lot area: No requirement. Trash access area: 10 feet wide, unobstructed. Internal floor area ratio: No requirement 3. The parking requirements for this site established through Special Review shall be I designated for the residential unit, between 4 and 6 designated for visitors, and at least 22 additional spaces for employees. Visitor parking should be posted as such. 4. Prior to issuance of a building permit, the applicant shall record a final plat. The final plat shall delineate all site improvements,boundaries of the Public zone district for the property, utility locations and easements, and the employee dwelling unit and associated parking space. The applicant is strongly encouraged to work with the City Engineer in drafting the final plat. 5. Before issuance of a building permit,the applicant shall file a sidewalk curb and gutter agreement with the City Engineering Department. The applicant shall maintain at least five (5)feet along street frontages clear of any obstructions. The applicant is encouraged to pave the existing dirt path joining the bike path and the bus shelter on Highway 82. 6. Before issuance of a building permit,the applicant shall record a Category 2 deed ro a— restriction on the employee residential unit with the Housing Authority. The remaining o a� .5936 employees shall be mitigated off-site at Water Place Housing. The City Manager a co- shall document the number of units, bedrooms, and deed restriction at Water Place Housing with the Housing Authority for the purpose of establishing an "employee to m= mitigation bank" for City projects requiring employee mitigation. m m� Q -- 7. Prior to issuance of a certificate of occupancy, the Housing Authority shall inspect the o MIIM employee unit for compliance with this approval. m 8. Prior to issuance of a building permit, the applicant shall complete a line extension m request and a collection system agreement with the Aspen Consolidated Sanitation =a— District. Any easement required by the ACSD shall be dedicated and delineated on the m mall■ final plat. The final drainage plan shall be approved by the City Engineer. m c vr- 9. All on-site drainage, surface run-off, and groundwater are prohibited from the public -I i sewer. Oil and sand interceptors shall be installed for the wash bays and must be covered =c= with a roof structure if they are served by the public sewer. a 10. Prior to issuance of a building permit, the applicant shall submit an air quality mitigation i plan subject to the approval of the Environmental Health Department. All air quality i w mitigation measures shall be implemented prior to issuance of a certificate of occupancy. 0�� 1 I. Prior to issuance of a building permit, the applicant shall submit a fugitive dust control plan including, but not limited to, fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads, speed limits, and other measures necessary to limit dust. 12. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. 13. Any areas on-site where a vehicle or equipment will idle must have adequate ventilation. If the ventilation is internal,the system must be designed by a Registered Professional Engineer. 14. The applicant shall manage and conduct activities on site in such a manner as not to create a nuisance, or allow noise levels in excess of those permitted levels as set forth in the Municipal Code. 15. Prior to issuance of a building permit, the applicant shall obtain approval from the City Fire Marshall for specific requirements associated with the storage of hazardous materials, sprinkling,and alarm systems. 16. Lighting shall be primarily in the interior courtyard area of the facility with limited lighting in all other areas, especially on the north and west sides of the facility. Lighting shall be downcast. 17. The applicant shall review the use and any physical alterations to the existing irrigation ditch with the City Water Department. 18. Before issuance of a building permit,the applicant shall record this Planning and Zoning Resolution with the County Clerk and Recorder. 19. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. APPROVED by the Commission at its regular meeting on July 15, 1997. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: (X City Attorney Jasmine Tygre, Vice-Chair ATTEST: f�p '#/(2,ekiL)kie Lothian,Deputy City rk Attachment: Exhibit A -- Legal description of area to be rezoned I"III 11111 111111 111111 IIII 11111 111111 III 11111 1111 1111 423439 10/20/1998 11:10A RESOLUTI DAVIS SILVI 3 of 4 R 21.00 0 0.00 N 0.00 PITKIN COUNTY CO -or---4,-co-N'on---o--•-•---•• .. .....■.,,,,.N.......,,,,.,.....-,..-.,- :.".7"-••••"'••"75,-........ r PCIP.."'.....p 411Eic cv., 6;is. Ai ...,,.......-.,,,...„..,..;_,,T.,„,„,.....„:„. -“,---- , _r__ - .-- 1 i A' .7:2( "•' SVC,prOSP rirnr'C.ATt- '=r.... "-ra"--Tr Thir oc,-a - /, ' . , . / a ‘ ii------J _ • . „.- - '' ,,nrood,-;.•,..- / ,,1 ' ,-- ------ _ . .- , . 1 -' i __ --4 I .3 , ,, . =.-1:-:;:.,----Ltia.":3.--„i,:z.:7-----•- - , :1. , .3`,:. \ ,„-- _ , / • . — : ' t /, \ , -- _ : , , .- ____ _ Al "JP.A.AC.P5 c....9zneicxre . / 4 ^ . ,..„4„,,,.....-....,..4..,... " ...,...., „ 4....„ . . .... .-.. -.... „,„,„... ,.. ..... , . „.- ---- i , A, ,.........- . 7 ,... A S -P- ' ' ThP...46,40 ... a*AC „ . / — — - . ... ". - . t 14 0 ' " ,r.r. , IMPROVEMENT .,- - ■ 0 _ . - , , I _...----.„-,,,-_,- „„ , SURVEY _„..,......1 , t - ''' - ■•••in -- '.. Min Z ' -" , Ca4.4_414'DEVEIZAV.0.14 V)n t EXISTE:11; =--.0 1. - ,,-- t - :-, ..“ 'Ili .: L ''."ron., . 1{14114.VarrIONS -- --- 1 '' '"?'-',-„L•1"-:---'.',....,-=-,--• ' AM) ---- " 11.4X71‘711-3.1172117 Si-I- ------ - -IT - '.• ,...../ P. ....,- SAV a . mimn•-• _----_ II 12.. _., - -■■.-." '" NIAP =a- - 17:- Y. .-• -. --..- - -.-. a 11)057.1 , Is.,•-nr,,,,,t.wet i ,t -:I/ ...., ..4,... --, mi.la GI a • MS a ASPEN , • - .-' - PARKSI t ', r ''' cm- ". A ITFIDNL_'o CANCL- AN/It caLF -•------ 1 f 2--- -- ::Trrri2-- -^a''' '.-^r-",- r".a."-r-'1 ...■.■ OS) ,,a„.„.„,, 7- - ---...- -- -1_, -„,„ „ , T-c-ro-i--7-‘, FACILITY - ____ _„..„.,„„„„„;....,,...._ —0 o .r.../ 1-ow GI IIIS _ --4.....--- !'----r---- ■-GO • MIN N'1-1 .N 11-/IS PLAT 4,".17T-YIGEZ,TO -(S) . ._,.--"-"-- -----..1." "-V•AP Li DELINEATE TI-1E ZONE 'ariE'ri CC ,.......,,-<X2P-74..:11-- -. ,,. P" ..A ' •^' DiTRIGT 00./HCA,PIE.9 4110 THE P.OfaC.MPAOVE AC..,-^•”,GE fOrt rpECCKG_111_,OG MENT5 4/...0 4411:4121PENY4 Min - 4.4 n44 4,/awn.o....-D.4,. TO THE PA PK'S 4.40..4GLF - -- =el IAAINTEHAYGE'AGILITY ,.../.4.yri::,:frit.,.;1.7t5:H.T.3,:ci2,1--,,,,,,eacc.;74.7 me'et<roe)NOT 1414 44" - ■ G/YEATL 4 tEPARATE LOY t7G,cr../Y_Gi.At Of IPOLOINO ICCV-A"di ei:zi Y /54 ax..,,,,z,-...„-c--- P•o-ACIIPS4T, f'Pepiriao artnr-D.,7 zi."siS-vt" .wertic..4-.17.e.. usvp.oce. a. 1./2/17 /Ansc mo(pew cchAsea.,//1/444/ .. .17..'. IP -7..cAIL G.ArrA,CP•Pu9•PUP Ns Nor ma....'Pt.4.4.4 5./...Asee,.........t P.,..,,I. 0 s....,......,■•■•... ..r r.r,_flier ;PI" 44 •4•--. ...PPP Si f 4 5 CIL' /1 'Vratilli ,_.,.. T... 57 P A.-I. ;.7,-,...-9.,............. -- 2 OF 10 0 . - RESOLUTION OF THE ASPEN/PITKIN COUNTY GROWTH MANAGEMENT COMMISSION RECOMMENDING CITY COUNCIL EXEMPT FROM THE GROWTH MANAGEMENT COMPETITION AND SCORING PROCEDURES AN EXPANSION OF AN ESSENTIAL PUBLIC FACILITY AND DEVELOPMENT OF ONE AFFORDABLE HOUSING UNIT,AND APPROVE THE METHOD IN WHICH AFFORDABLE HOUSING IS TO BE PROVIDED,FOR THE PARKS/GOLF MAINTENANCE BUILDING,585 CEMETERY LANE, CITY OF ASPEN,PITKIN COUNTY, COLORADO Resolution #97 - CO WHEREAS, The City of Aspen Parks Department(applicant) submitted an application(development proposal)to the Community Development Department for the development of approximately 14,660 additional square feet for City offices, the storage and maintenance of City equipment, and an on-site employee dwelling unit at the Parks Department offices, 585 Cemetery Lane, more accurately described in Exhibit A; and, WHEREAS, the applicant has requested an exemption from the competition and scoring procedures of the Growth Management Quota System for the expansion of an essential public facility and the development of one affordable housing unit, and approval of the method in which the affordable housing is to be provided; and, WHEREAS, the Planning Department, the Housing Authority, the City Engineer, the Fire Marshal, the Environmental Health Department, and the Aspen Consolidated Sanitation District reviewed the development proposal in accordance with all applicable procedure and review criteria set forth in Sections 26.28, 26.52, 26.56, 26.100, and 26.102 of the Municipal Code; and, WHEREAS, during a public hearing at a regular meeting on July 15, 1997, the Growth Management Commission recommended by a 8-2 vote City..Council exempt from the scoring and competition procedures of growth management an-expansion of the essential public facility and the development of one affordable-housing unit, and recommended City Council approve the method in which the applicant,is proposing to provide affordable housing with the conditions recommended by the Community Development Department, with Condition#1 amended to include the calculation of the affordable housing mitigation requirement as presented by Staff in the Staff memo dated July 15, 1997. NOW,THEREFORE BE IT RESOLVED by the Commission: That the City Council should exempt from the scoring and competition procedures of growth management the expansion of an essential public facility and the development of one affordable housing unit, and should approve the method in which the applicant is proposing to provide affordable housing for the Parks/Golf Maintenance Facility, with the following conditions: 111111111111111111111111 IIII 111111 11111 III 11111 IIII 1111 423447 10/20/1998 11:14A RESOLUTI DAVIS SILVI 1 of 3 R 16.00 D 0.00 N 0.00 PITKIN COUNTY CO 1. The Housing Mitigation calculation for the 1,116 square foot office expansion is as follows: 3.5/1,000 x 1,116 square feet x 60% = 2.3436 FTEs. The applicant shall provide housing mitigation for 2.3436 employees. The"method" for providing this housing shall be one Category 2 one-bedroom unit on-site with the remaining .5936 employee mitigation accomplished off-site at the Water Place Housing project. 2. The applicant is fully subject to all reviews and approvals by the Aspen Planning and Zoning Commission and the Aspen City Council as required in the Municipal Code. In no way shall this recommendation imply approval of any other required approval. 3. Before issuance of a building permit,the applicant shall record this Growth Management Commission Resolution with the County Clerk and Recorder. 4. All material representations made by the applicant in the application and during public meetings with the Growth Management Commission shall be adhered to and considered conditions of this recommendation,unless otherwise amended by other conditions. APPROVED by the Commission at its regular meeting on July 15, 1997. APPROVED AS TO FORM: GROWTH MANAGEMENT COMMISSION: CD:1 t U� City Attorney Jasmine Tygre,Vice-Chair G ATTEST: ckie Lothian,Deputy City Clerk Attachments: Exhibit A -- Legal description of site. 111111 11111 111111111111 1111 111111 11111 I11111 11111111 423447 10/20/1998 11:141 RESOLUTI DAVIS SILVI 2 of 3 R 16.00 D 0.00 N 0.00 PITKIN COUNTY CO .7:24".-.=.44-747.7■44C--/t---:L-7/.:—/---7-* 4 t54 L,_ -.........,. f., noriCA4-4...s \ ..4 .__:;.„,___--------T-; , --, , : \ - --- ____ - -, \ , \ \ /I f. ' ; , , n - \ \ ', 1, \ - ,-""'? - _ - -_ C - ,... ' - - - _ - 4 . -..z ..... ..... / 6 '`. -_ - 4 654 4CRES , _ _ - - \ -,---........ - .....- _ e / -- \ - 1: - ..- . - / 1 "--.24.2,6-4.(0.57,•La• _, ,. -, ..... IMPROVEMENT . - I , SURVEY . _ - - , , a z .... al In n - liEZtilISTING ■,.■DY 0 PV - Crar...... ---- =MI>0 Mill CI il.-1.-• ---- ' *--, •t ,e,..,,4-4,-;...,_, ,,,,...m 1 ': ''' "" . .. .4m... it ..--.... 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'-•=7....t.•' ,—..r r,-sva-nrir-- Si ../ _ .--.t. in 4 1.■ ____ _ -/A-4 2010 - - ORDINANCE NO. 25 (SERIES OF 1997) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING REZONING FROM PARK-PLANNED UNIT DEVELOPMENT (P-PUD) TO PUBLIC-PLANNED UNIT DEVELOPMENT (PUB-PUD),FINAL PLANNED UNIT DEVELOPMENT APPROVAL, AN EXEMPTION FROM THE GROWTH MANAGEMENT COMPETITION AND SCORING PROCEDURES FOR AN EXPANSION OF AN ESSENTIAL PUBLIC FACILITY AND DEVELOPMENT OF ONE AFFORDABLE HOUSING UNIT,AND APPROVAL OF THE METHOD IN WHICH AFFORDABLE HOUSING IS TO BE PROVIDED,FOR THE PARKS/GOLF MAINTENANCE BUILDING,585 CEMETERY LANE, CITY OF ASPEN,PITKIN COUNTY,COLORADO WHEREAS, The City of Aspen Parks Department (applicant) submitted an application (development proposal) to the Community Development Department for the development of approximately 14,660 additional square feet for City offices, the storage and maintenance of City equipment, and an on-site employee dwelling unit at the Parks Department offices, 585 Cemetery Lane; and, WHEREAS,the applicant has requested a rezoning of a 4.654 acre portion of the parcel, as described in Exhibit A, from P-PUD (Park-Planned Unit Development) to PUB-PUD (Public- Planned Unit Development) in conjunction with an application for Final Planned Unit Development approval, Conditional Use approval, Special Review approval to establish the parking requirements, an exemption from the competition and scoring procedures of the Growth Management Quota System, approval of the method in which the affordable housing is to be provided, and a waiver from the "Residential Design Standards"; and, WHEREAS, the Planning Department, the Housing Authority, the City Engineer, the Fire Marshal, the Environmental Health Department, and the Aspen Consolidated Sanitation District reviewed the development proposal in accordance with all applicable procedure and review criteria set forth in Sections 26.28, 26.32, 26.52, 26.56, 26.58, 26.64, 26.84, 26.92, 26.100, and 26.102 of the Municipal Code; and, WHEREAS, the Growth Management Commission conducted a public hearing on July 15, 1997, in accordance with Section 26.52 of the Municipal Code, reviewed and considered the Ordinance No. 25, Series 1997 Page 1 earth a�G set{O \ \5�°se 4tOCee a�tontO tre ub\�°hey eo 4toccsa\ dice`14"t\-' ceco' a nctea a1 ae�e\o4'Y' 2$ 2632, osa\'Y'accoie a'�al,aae ciQ�Cpae �' iss�O'�coca eV,e�eatbe Sec{dpns 26•conditions,s2 the ent4to4 a1Coa ' e�{un' �Co'' Cpde, t{o�aio tb Reaieva, aeVe\o4� e00ct4 6\p2 o{t\' Sato . l ct4� c�tepa se tpNea' t S,:ec'� Coe 6\p2p{tb �0,ar'a2 4\ � 52p{ty'e area' Code, ac ve\o4cneo aea tp �eot 2 ec{�oo526, AS' e Sect\°o26• pcea�es ao ( 4 cAt ea\ tDe tecp eo t�eve S W� e tb b\e 4t { �e 4\ a edt5� 9� in acc°ra ffi a\\a44\\4, �a 26 92 °t $it ids, ,44 et d�io�41 ot°4°sal a26 2 $ e tr 5 ap an fi:::: $ \9n accoc 26 5 , '16'6N'O 'c\a\�pn eooa\ des\� pp v\sect e7:e.e develop$ 52>26' A 26.52, ett tp the a Res\a O5tc\a\ti epos\de\ ons�,62 e�datl0 ene se, an ttote eaaoa trt\ ec°'�'o' ona�t\°na\ eoan'eo . ctl rev\e� lde�titfted edpse t a dot •\of t1i ns,and, City C° Code constd 44, C e ttn a5 et c°aa th °"a\t\o p eo \ttycipal id, {fj 4l t a a44pPAet applicable ovis ons°f tbe'`�\pal0ode,tevte eed ion tss\0n> ub lc cp ent a ap41\cable p p{trel�`u'' WA'Aen' d co�sfdeted p unaet e6 toO and 26 e I the C310\14\ 1�as taken as m pc eX� 2 • ana acttea by Bets 6 Authottty' t the de�elopnZenl proposal 2attd approvals as � pus\n� Ypp� ion, deb velopmenl COQ\s held and the 28,1991 '03',Coil findsa e ppt0v� Of the de 41aC heating we�F- elop the City galas and that n s of the Aspen Area eloc'(11s essa s and elements Ge freers and is n development with gals prainan applicable s thatthis consistent Council f T CITY COZJrICtL C conditions,is SAS the City W� purposes. QED BY andwelfarFO 'Bs.ii health,safety' � spW,T OasfolkRS: OF ASYES,COLOR � �`,n . ndment to the Official Zone District Map f°i giant frail POPS (park Planned Unit De, ant aii does hereby r9ibit A> That it desct'bed subject parcel,as aainance1,1o. 25,$cries 1991 Pave 2 PUD (Public-Planned Unit Development). The area remains part of the Golf Course parcel and is not a separate lot. Section 2: The Official Zone District Map for this City of Aspen, Colorado, shall be and is hereby amended to reflect the amendment as set forth in Section 1 above. Section 3: Pursuant to Sections 26.28, 26.52, 26.84, 26.92, 26.100, and 26.102, and subject to those conditions of approval as specified hereinafter, the City Council hereby grants approval for an amendment to the Official Zone District Map, Final Planned Unit Development approval, exemption from the Growth Management Quota System scoring and competition procedure for essential public facilities and affordable housing, and approval of the method of providing affordable housing, with the following conditions: 1. The application is approved for the development of an additional 14,660 square feet, bringing the total to approximately 20,385 gross square feet for the site. Included in this addition is approximately 1,116 square feet of office space, an approximately 12,944 square foot storage and maintenance building, and a 600 square foot Category 2 dwelling unit. Because the maintenance facility and affordable housing uses are conditional, any expansion to the conditional uses shall be subject to all applicable Municipal Code Sections, as amended. The site shall be landscaped consistent with the submitted landscape plan unless a subsequent plan is submitted and approved. 2. The City Council hereby grants an exemption from the scoring and competition procedures of the growth management quota system for the development of essential public facilities and one (1) affordable housing unit. The housing unit is deducted from the annual pool of development allotments. 3. The City Council hereby amends this portion of the Official Zone District Map from Park (P) to Public (PUB). The area remains part of the Golf Course parcel and is not a separate lot. 4. The dimensional requirements of this portion of the parcel zoned Public shall be: Minimum distance between buildings: No requirement. Maximum height (including viewplanes): As represented in application Minimum front yard: 25 feet. Minimum rear yard: 20 feet, 10 feet for residential. Ordinance No. 25, Series 1997 Page 3 Minimum side yard: 10 feet. Minimum lot width: No requirement. Minimum lot area: No requirement. Trash access area: 10 feet wide, unobstructed. Internal floor area ratio: No requirement. 5. Prior to issuance of a building permit, the applicant shall record a plat amendment in accordance with the City Engineer. The plat shall delineate all site improvements, boundaries of the Public zone district for the property, utility locations and easements, and the employee dwelling unit and associated parking space. The plat shall include the following language in the Notes section: "This plat is intended to delineate the zone district boundaries and the proposed improvements and amendments to the Parks and Golf Maintenance facility. This plat does not create a separate lot of record " The applicant is strongly encouraged to work with the City Engineer in drafting the final plat. 6. Before issuance of a building permit, the applicant shall file a sidewalk curb and gutter agreement with the City Engineering Department. The applicant shall maintain at least five (5) feet along street frontages clear of any obstructions. The applicant is encouraged to pave the existing dirt path joining the bike path and the bus shelter on Highway 82. 7. Before issuance of a building permit, the applicant shall record a Category 2 deed restriction on the employee residential unit with the Housing Authority. The remaining .5936 employees shall be mitigated off-site at Water Place Housing. The City Manager shall document the number of units, bedrooms, and deed restriction at Water Place Housing with the Housing Authority for the purpose of establishing an "employee mitigation bank" for City projects requiring employee mitigation. 8. Prior to issuance of a building permit, the applicant shall complete a line extension request and a collection system agreement with the Aspen Consolidated Sanitation District. Any easement required by the ACSD shall be dedicated and delineated on the final plat. The final drainage plan shall be approved by the City Engineer. 9. All on-site drainage, surface run-off, and groundwater are prohibited from the public sewer. Oil and sand interceptors shall be installed for the wash bays and must be covered with a roof structure if they are served by the public sewer. All pesticides and fertilizers shall be stored,used, disposed of, and prevented from entering the ground water, surface water, or the public sewer in an appropriate manor acceptable to the Environmental Health Department,the City Fire Marshall, and the Aspen Consolidated Sanitation District. 10. Prior to issuance of a building permit, the applicant shall submit an air quality mitigation plan subject to the approval of the Environmental Health Department. All air quality mitigation measures shall be implemented prior to issuance of a certificate of occupancy. Ordinance No. 25,Series 1997 Page 4 11. Prior to issuance of a building permit, the applicant shall submit a fugitive dust control plan including, but not limited to, fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads, speed limits, and other measures necessary to limit dust. 12. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. 13. Any areas on-site where a vehicle or equipment will idle must have adequate ventilation. If the ventilation is internal, the system must be designed by a Registered Professional Engineer. 14. The applicant shall manage and conduct activities on site in such a manner as not to create a nuisance, or allow noise levels in excess of those permitted levels as set forth in the Municipal Code. 15. Prior to issuance of a building permit,the applicant shall obtain approval from the City Fire Marshall for specific requirements associated with the storage of hazardous materials, sprinkling, and alarm systems. 16. Lighting shall be primarily in the interior courtyard area of the facility with limited lighting in all other areas, especially on the north and west sides of the facility. Lighting shall be downcast. 17. The applicant shall review the use and any physical alterations to the existing irrigation ditch with the City Water Department. Section 4: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Growth Management Commission, Planning and Zoning Commission, and or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein,unless amended by other specific conditions. Section 5: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Ordinance No. 25, Series 1997 Page 5 Section 6: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7: That the City Clerk is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 8: A public hearing on the Ordinance shall be held on the 28th day of July, 1997 at 5:00 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. Ordinance No. 25,Series 1997 Page 6 INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14th day of July, 1997. Approved as to form: Approved as to content: FA-7 (?,---, -.4./•6‘ City Attorney John Bennett,Mayor Attest: i7 41 .7 Kathryn '/ och, City Clerk FINALLY, adopted,passed and approved this.- 7 day of L , 1997. Approved as to form: App oved as to content: kyt-r City Attorney John Bennett,Mayor Attest: Kathryn S'och,City Clerk Attachment: Exhibit A -- legal description of area to be rezoned. Ordinance No. 25, Series 1997 Page 7 � h, ■ h d W ^ F ° &U ° ,v o �a° b ° .-10 E w o � � F x�0 y p E � a py 7� T� i a `t-, C I)a's ya 0— � o �. a o 0 3 �° FEo 'U 3EE�d oy b 3 y .> p C° g.- ,... 0m 0ai , a ale ,„ . . 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E F a s ° 0 'a �b � N �W � y . o � � � o " uaF > � op, a °ysm I— pp ' � . , o 3 o f g o f~ E.E °� D °.Ew owG b • s ❑❑ > p�" M w , d P,c , , . � °' P7C o W ^ ❑ � O FX > d s> RI U N u•=°-id a " 0 F c) °Y >—J • ° F P ' � ° y'3 a � E ° ° , T id t F.n o 3 _° I" aV ° o c ° E w a F °> ° U T a'E E U b o tia a). c, O,„ oFta c .os ai " 0b 2,- 0 aC U > E U 0 f.." � T y� •a w � a d r > O W ^cdd .raV E vi'75'Ub 5 'cx F,, 0 5 0 t• .?, ' a F 0'O at 1.. °sw ° E ° i.t F co> s o a ° Q�7 ppS , WLE ° -• F ° ' " U " n O td ~ d C cn•C °' ' S >• • FaW z°•10y p ° U 5•0 n F 'C ^ ._, 0 T U• • . ^ > 25.= aY a. v 8 n E, .- a `a.°° .=• a` ; 80 0 y aw1FV o o' o-2 ces‘ a ° 3 U, ti.E U w.2,E o U Z d °b U a H E 'n N 3'E ",4 P4— > ° ° h bD O w ° DIWt .wE Q U , Q " ey F m F a) S > ° a 9 e ° F bo , b q s bE c � °. a o ° o Qa '.0 °s a av o o o F o � E F a) " o ? a "a �" "E ° 0 3p 'Ta u 0 -8 75 g oi N 3.E ° . :zi ad.a a) " o " 0oo bbo_°w °w 3Ub0a° « ";r E d >,b vro°� c°.2 0 . ° bo iw F F r Fca cm.4-g ° FJ - 3 °° cyst U s �U a ��oa 8 0 re c o E ' a) o8 .-` o ao a Fa sa) a ° S t % ° 0 b -c � ° 4 E 0.a ` E ° y ;F— ° 0 te � Tga O. 7 0 ` " � \O ° F.0 E C T° b = m w b i r "ob 7, Za) Ct� 2.200)) ° o a"d °i`F" °acv aZc", , Vf W z 8 ° 4 cU ° '"0 3:° o..°U C.0 3 P,w aao MEMORANDUM TO: Stan Clauson, Community Development Director pp ROVED THRU: Julie Ann Woods, Deputy Dire for 'y4Lt N, 1, 1997 FROM: Christopher Bendon, Planner RE: Parks and Golf Maintenance Facility GOMMUNIT`'DEC-`"`'`N Oi�tO OR 0110"r ASPEN Insubstantial PUD Amendment Exemption from Growth Management for reconstructed floor area DATE: November 5, 1997 SUMMARY: The City Parks Department has applied for an insubstantial amendment to the approved development order for the Parks and Golf Maintenance Facility and for a growth management exemption for the reconstruction of existing floor area. The original understanding was that the existing office space would merely need to be remodeled as part of the overall development. The employee mitigation requirement was based on the additional office space being constructed. The Parks Department, upon actual construction, has now realized that the existing structure must be demolished and reconstructed. Because there are no changes proposed that would result in a alteration of the approved physical product or its operational characteristics and requirements, staff believes this amendment is insubstantial, meeting all the requirements found in Section 26.84.080(A), and may be approved by the Community Development Director. Although the difference between remodeling and reconstructing may seem to be insignificant, the growth management section of the land use code makes a definite distinction between the two and this changes the employee mitigation requirement for the Parks building. There are two processes for approving this amendment. The Community Development Director has the ability to exempt from growth management the reconstruction of demolished commercial floor area as long as the applicant demonstrates that affordable housing and parking is provided for the reconstructed floor area as if it were newly constructed. Because the parking requirement was established through Special Review, and that review considered the entire project, the reconstructed area would not require the provision of additional parking. The employee mitigation requirement, however, was based solely on the additional area and not the entire project. Using the employee generation numbers from the growth management section of the code, this 740 square feet of reconstructed area would generate 2.59 employees, of which 1.554 would have to be mitigated if it were newly constructed. (see referral comments from the Housing Authority, attached) The preference for supplying affordable housing in response to mitigation is on- site. Staff admits, however. this poses additional time for land use approvals and would significantly delay a project currently under construction and suggests these additional employees generated be mitigated off-site by further taxing the "employee mitigation bank" for Water Place Housing on file with the Housing Office. In the alternative, the construction of essential public facilities, which this development is, may be exempted by City Council with a finding that the impacts of the development, parking. employee generation, etc., can and will be mitigated. This process, which requires public hearings by the Growth Management Commission and by City Council, was the same process in which the office addition was considered and approved. In this scenario, Staff would suggest to the Commission that 1.554 employees be mitigated off-site with Water Place Housing in the same manner as proposed above and that no additional parking is necessary. RECOMMENDATION: Planning staff and the Housing Authority recommend the Community Development Director approve this insubstantial amendment to the development order and exempt from growth management the reconstruction of existing floor area with the following condition: 1. The "Employee Mitigation Bank" for the City's Water Place Housing project on file with the Housing Authority reflect the mitigation of 1.554 employees, in addition to the .5936 already taxed as a result of this project. APPROVAL: I hereby approve this insubstantial amendment to the approved development order and exempt from growth management the reconstruction of existing floor area with the one condition recommended above. O�w�••� date: J �, St lauson, mmunity Development Director ATTACHMENTS: Exhibit A -- Memo from Housing Authority Cindy Christensen, 03:37 PM x'11/97, Parks Employee Mitigatior X-Sender: cindyc @commons.ci.aspen.co.us Date: Wed, 05 Nov 1997 15:37:00 -0700 To: chrisb @ci.aspen.co.us From: Cindy Christensen <cindyc @ci.aspen.co.us> Subject: Parks Employee Mitigation Chris: The numbers you gave me look right, with the additional mitigation being required at 1.554 employees. I just need a letter from Parks or the City as to how they plan on mitigating the 1.554 employees. If they use the Waterplace Housing, I would recommend that one of the Category 3 units be specified for this mitigation. Let me know if you need more than this. Cindy Printed for Christopher Bendon <chrisb @ci.aspen.co.us> 1__ Steve Barwick, 04:36 PM 5/1117, Mitigation X-Sender: steveb @commons.ci.aspen.co.us Date: Wed, 05 Nov 1997 16:36:55 -0700 To: cindyc @ci.aspen.co.us From: Steve Barwick <steveb @ci.aspen.co.us> Subject: Mitigation Cc: chrisb @ci.aspen.co.us Cindy, Due to constraints that were unforeseeable during the land use approval process the Parks Department will need to fully demolish and replace the existing offices instead of remodeling the current structure. We understand this entails further employee mitigation than was originally discussed. The 740 square feet of reconstructed floor area generates 2.59 employees of which 60% or 1.554 employees need to be mitigated. The City of Aspen proposes mitigating those 1.554 additional employees off-site at the Water Place Housing site currently under construction. Respectfully, Steve Barwick Assistant City Manager City of Aspen Printed for Christopher Bendon <chrisb @ci.aspen.co.us> 1 PUBLIC NOTICE RE: PARKS/GOLF MAINTENANCE FACILITY SPECIAL REVIEW, CONDITIONAL USE,REZONING AND FINAL PUD NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, July 28, 1997 at a meeting to begin at 5:00 p.m. before the Aspen City Council, City Council Chambers, City Hall, 130 S. Galena St., Aspen,to consider an application submitted by the City of Aspen Parks and Golf Departments, Aspen, CO, requesting Special Review, Conditional Use, Rezoning from Park- Planned Unit Development (P-PUD) to Public (PUB) and Final PUD approval for the construction of a maintenance storage building, office expansion, and one employee dwelling unit. The property is located at 585 Cemetery Lane, near the intersection of Cemetery Lane and Highway 82. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/John Bennett.Mayor Aspen City Council Published in the Aspen Times on July 12, 1997 City of Aspen Account MEMORANDUM TO: Aspen City Council THRU: Stan Clauson, Community Development Director Julie Ann Woods, Deputy Director�. FROM: Christopher Bendon, Planner RE: City Parks and Golf Maintenance Facility 2nd Reading: Final Planned Unit Development Amendment to the Official Zone District Map (public hearing) Growth Management Exemption for Essential Public Facilities and an Affordable Housing Unit (public hearing) Approval of the Method of Providing Affordable Housing DATE: July 28, 1997 SUMMARY: The City Parks Department is requesting Final approval for a Planned Unit Development, an amendment to the Official Zone District Map from Park to Public, a GMQS exemption for essential public facilities and an affordable housing unit, and approval of the method of providing affordable housing. This set of approvals will allow the Parks and Golf Departments to increase their office space, construct storage and maintenance facilities for City equipment, and house one employee on-site. The project received conceptual approval from the Planning and Zoning Commission and from the City Council in 1995. Both the Growth Management Commission and the Planning and Zoning Commission reviewed this application July 15, 1997, and recommend approval. Staff recommends approval of the Final PUD, Rezoning to Public, the GMQS exemptions, and approval of the affordable housing method,with conditions. APPLICANT: City of Aspen Parks Department, Rebecca Shickling, Interim Director. LOCATION: 585 Cemetery Lane, near the intersection of Highway 82 and Cemetery Lane. ZONING: Park-Planned Unit Development(P-PUD). The applicant is requesting a zone change to Public-Planned Unit Development(PUB-PUD). 1 PREVIOUS ACTION: The applicant gained conceptual Planned Unit Development approval for this project June 13, 1995. The conceptual approval required employee mitigation for the new office space being proposed. The Zone District change to Public was suggested by Staff to allow affordable housing as a conditional use. FINANCIAL IMPLICATIONS: In their application, the Parks Department has documented the financial benefits of storing City equipment in a covered facility. LOT SIZE: The property is part of the City Golf Course and no subdivision is proposed. The amount of property to be rezoned is approximately 4.654 acres. As shown on the boundary survey map, this zone change goes to the center-line of the Cemetery Lane right-of-way. LOT AREA(FOR PURPOSES OF FAR CALCULATION): The 4.654 acres to be rezoned includes a portion of the Cemetery Lane right-of- way. With this approximate 18,035 square foot reduction, the area is approximately 184,693 square feet. FAR: Dimensional requirements, including FAR, in both the Park and Public zones are established through the Planned Unit Development process. Current buildings on the site total approximately 5,725 square feet. The applicant is proposing an addition of approximately 14,660 square feet, bringing the total to approximately 20,385 gross square feet for the site. CURRENT LAND USE: City offices and maintenance facilities. PROPOSED LAND USE: City offices, maintenance facilities, and one residential unit. REVIEW PROCEDURE: Final Planned Unit Development The procedure requires review and approval, approval with conditions, or denial of a final development plan by the Planning and Zoning Commission and the City Council. The Commission's review is a public hearing. Amendment to the Official Zone District Map This procedure requires review and a recommendation by the Planning and Zoning Commission and then approval or denial by City Council. Both reviews are public hearings. 2 Growth Management Exemptions by City Council: City Council exemptions that are deducted from the annual pool of development allotments. All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee, shall be exempt from the growth management competition and scoring procedures by the City Council. City Council may exempt essential public facilities from the scoring and competition procedures. This does not exempt the applicant from employee mitigation. The exemption is not deducted from the annual pool of development allotments. Approval of the Method: Approval of the method by which the applicant proposes to provide affordable housing shall be at the option of City Council, upon the recommendation of the Growth Management Commission. STAFF COMMENTS: Review Criteria and Staff findings have been attached as Exhibit "A." Referral agency comments have been attached as Exhibit`B." The application has been included as Exhibit"C." A letter from Bill Sharp, neighbor, has been included as Exhibit"D." The Planning and Zoning Commission recommends approval of this development proposal. The Growth Management Commission reviewed this proposal and recommended approval by a 8-2 vote. The primary concerns of the dissenting votes were: 1) The location of the facility should be reconsidered with the new"Entrance to Aspen" configuration. All the original decision making processes for the location of this facility assumed the present location of Highway 82. This is the "face" of our town. 2) The City should have to mitigate employees generated by the maintenance and storage space, not only the new office space. 3) The City should not be able to count Water Place Housing as mitigating the employees generated. This is a totally separate project. RECOMMENDATION: The Community Development Department recommends approval of the Amendment to the Official Zone District Map, conceptual and final Planned Unit Development, GMQS exemption for essential public facilities and affordable housing, and approval of the method in which the applicant is proposing to provide affordable housing for the Parks and Golf Maintenance Building, with the following conditions: 3 1. The application is approved for the development of an additional 14,660 square feet, bringing the total to approximately 20,385 gross square feet for the site. Included in this addition is approximately 1,116 square feet of office space, an approximately 12,944 square foot maintenance building, and a 600 square foot Category 2 dwelling unit. Because the maintenance facility and affordable housing uses are conditional, any expansion to the conditional uses shall be subject to all applicable Municipal Code Sections, as amended. The site shall be landscaped consistent with the submitted landscape plan unless a subsequent plan is submitted and approved. 2. The City Council hereby grants an exemption from the scoring and competition procedures of the growth management quota system for the development of essential public facilities and one (1) affordable housing unit. The housing unit is deducted from the annual pool of development allotments. 3. The City Council hereby amends this portion of the Official Zone District Map from Park(P)to Public (PUB). The area remains part of the Golf Course parcel and is not a separate lot. 4. The dimensional requirements of this portion of the parcel zoned Public shall be: Minimum distance between buildings: No requirement. Maximum height(including viewplanes):As represented in application, not to Minimum front yard: 25 feet. Minimum rear yard: 20 feet, 10 feet for residential. Minimum side yard: 10 feet. Minimum lot width: No requirement. Minimum lot area: No requirement. Trash access area: 10 feet wide, unobstructed. Internal floor area ratio: No requirement. 5. Prior to issuance of a building permit,the applicant shall record a plat amendment in accordance with the City Engineer. The plat shall delineate all site improvements, boundaries of the Public zone district for the property, utility locations and easements, and the employee dwelling unit and associated parking space. The plat shall include the following language in the Notes section: "This plat is intended to delineate the zone district boundaries and the proposed improvements and amendments to the Parks and Golf Maintenance facility. This plat does not create a separate lot of record." The applicant is strongly encouraged to work with the City Engineer in drafting the final plat. 6. Before issuance of a building permit,the applicant shall file a sidewalk curb and gutter agreement with the City Engineering Department. The applicant shall maintain at least five(5)feet along street frontages clear of any obstructions. The applicant is encouraged to pave the existing dirt path joining the bike path and the bus shelter on Highway 82. 7. Before issuance of a building permit,the applicant shall record a Category 2 deed restriction on the employee residential unit with the Housing Authority. The remaining .5936 employees shall be mitigated off-site at Water Place Housing. The City Manager shall document the number of units, bedrooms, and deed restriction at Water Place Housing with the Housing Authority for the purpose of establishing an "employee mitigation bank"for City projects requiring employee mitigation. 8. Prior to issuance of a building permit,the applicant shall complete a line extension request and a collection system agreement with the Aspen Consolidated Sanitation 4 District. Any easement required by the ACSD shall be dedicated and delineated on the final plat. The final drainage plan shall be approved by the City Engineer. 9. All on-site drainage, surface run-off, and groundwater are prohibited from the public sewer. Oil and sand interceptors shall be installed for the wash bays and must be covered with a roof structure if they are served by the public sewer. All pesticides and fertilizers shall be stored, used, disposed of, and prevented from entering the ground water, surface water, or the public sewer in an appropriate manor acceptable to the Environmental Health Department, the City Fire Marshall, and the Aspen Consolidated Sanitation District. 10. Prior to issuance of a building permit, the applicant shall submit an air quality mitigation plan subject to the approval of the Environmental Health Department. All air quality mitigation measures shall be implemented prior to issuance of a certificate of occupancy. 11. Prior to issuance of a building permit,the applicant shall submit a fugitive dust control plan including,but not limited to, fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads, speed limits, and other measures necessary to limit dust. 12. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. 13. Any areas on-site where a vehicle or equipment will idle must have adequate ventilation. If the ventilation is internal,the system must be designed by a Registered Professional Engineer. 14. The applicant shall manage and conduct activities on site in such a manner as not to create a nuisance, or allow noise levels in excess of those permitted levels as set forth in the Municipal Code. 15. Prior to issuance of a building permit,the applicant shall obtain approval from the City Fire Marshall for specific requirements associated with the storage of hazardous materials, sprinkling, and alarm systems. 16. Lighting shall be primarily in the interior courtyard area of the facility with limited lighting in all other areas, especially on the north and west sides of the facility. Lighting shall be downcast. 17. The applicant shall review the use and any physical alterations to the existing irrigation ditch with the City Water Department. RECOMMENDED MOTION: "I move to approve the Amendment to the Official Zone District Map, the final 417 approval for a Planned Unit Development, exempt from GMQS the essential public facilities and one (1) affordable housing unit, and approve the method in Ar0 which the affordable housing is proposed for the Parks and Golf Maintenance Building, 585 Cemetery Lane,with the conditions listed in the Staff memo dated July 28, 1997." ATTACHMENTS: Exhibit"A" -- Review Criteria and Staff findings Exhibit`B"-- Referral agency comments Exhibit "C" -- Application Exhibit "D"-- Letter form Bill Sharp,neighbor 5 ORDINANCE N0. (SERIES OF 1997) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING REZONING FROM PARK-PLANNED UNIT DEVELOPMENT (P-PUD) TO PUBLIC-PLANNED UNIT DEVELOPMENT (PUB-PUD),FINAL PLANNED UNIT DEVELOPMENT APPROVAL, AN EXEMPTION FROM THE GROWTH MANAGEMENT COMPETITION AND SCORING PROCEDURES FOR AN EXPANSION OF AN ESSENTIAL PUBLIC FACILITY AND DEVELOPMENT OF ONE AFFORDABLE HOUSING UNIT,AND APPROVAL OF THE METHOD IN WHICH AFFORDABLE HOUSING IS TO BE PROVIDED,FOR THE PARKS/GOLF MAINTENANCE BUILDING,585 CEMETERY LANE, CITY OF ASPEN,PITKIN COUNTY, COLORADO WHEREAS, The City of Aspen Parks Department (applicant) submitted an application (development proposal) to the Community Development Department for the development of approximately 14,660 additional square feet for City offices, the storage and maintenance of City equipment, and an on-site employee dwelling unit at the Parks Department offices, 585 Cemetery Lane; and, WHEREAS,the applicant has requested a rezoning of a 4.654 acre portion of the parcel, as described in Exhibit A, from P-PUD (Park-Planned Unit Development) to PUB-PUD (Public- Planned Unit Development) in conjunction with an application for Final Planned Unit Development approval, Conditional Use approval, Special Review approval to establish the parking requirements, an exemption from the competition and scoring procedures of the Growth Management Quota System, approval of the method in which the affordable housing is to be provided, and a waiver from the"Residential Design Standards"; and, WHEREAS, the Planning Department, the Housing Authority, the City Engineer, the Fire Marshal, the Environmental Health Department, and the Aspen Consolidated Sanitation District reviewed the development proposal in accordance with all applicable procedure and review criteria set forth in Sections 26.28, 26.32, 26.52, 26.56, 26.58, 26.64, 26.84, 26.92, 26.100, and 26.102 of the Municipal Code; and, WHEREAS, the Growth Management Commission conducted a public hearing on July 15, 1997, in accordance with Section 26.52 of the Municipal Code, reviewed and considered the Ordinance No. , Series 1997 Page 1 development proposal in accordance with those procedures set forth in Sections 26.52, 26.100, and 26.102 of the Municipal Code, and made a recommendation to the City Council in accordance with Sections 26.100,and 26.102 of the Municipal Code; and WHEREAS, the Planning and Zoning Commission conducted a public hearing on July 15 1997, in accordance with Section 26.52 of the Municipal Code, reviewed the development proposal in accordance with all applicable procedures and review criteria set forth in Sections 26.28, 26.32, 26.52, 26.58, 26.64, 26.84, and 26.92 of the Municipal Code, approved, with conditions, the Amendment to the Official Zone District Map, Final Planned Unit Development, Special Review, Conditional Use, and "Residential Design Standards" waiver and recommended to Council approval of the Amendment to the Official Zone District Map and Final Planned Unit Development approval, with conditions; and, WHEREAS, the Aspen City Council reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified in Sections 26.28, 26.52, 26.84, 26.92, 26.100, and 26.102 of the Municipal Code, reviewed and considered those recommendations and approvals as granted by the Growth Management Commission, the Planning and Zoning Commission, and the Housing Authority, and has taken and considered public comment at a public hearing held July 28, 1997; and, WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for public health, safety, and welfare purposes. NOW,THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN,COLORADO as follows: Section 1: That it does hereby grant an amendment to the Official Zone District Map for the portion of the subject parcel, as described in Exhibit A, from P-PUD (Park-Planned Unit Development) to PUB- Ordinance No. , Series 1997 Page 2 PUD (Public-Planned Unit Development). The area remains part of the Golf Course parcel and is not a separate lot. Section 2: The Official Zone District Map for this City of Aspen, Colorado, shall be and is hereby amended to reflect the amendment as set forth in Section 1 above. Section 3: Pursuant to Sections 26.28, 26.52, 26.84, 26.92, 26.100, and 26.102, and subject to those conditions of approval as specified hereinafter, the City Council hereby grants approval for an amendment to the Official Zone District Map, Final Planned Unit Development approval, exemption from the Growth Management Quota System scoring and competition procedure for essential public facilities and affordable housing, and approval of the method of providing affordable housing, with the following conditions: 1. The application is approved for the development of an additional 14,660 square feet, bringing the total to approximately 20,385 gross square feet for the site. Included in this addition is approximately 1,116 square feet of office space, an approximately 12,944 square foot storage and maintenance building, and a 600 square foot Category 2 dwelling unit. Because the maintenance facility and affordable housing uses are conditional, any expansion to the conditional uses shall be subject to all applicable Municipal Code Sections, as amended. The site shall be landscaped consistent with the submitted landscape plan unless a subsequent plan is submitted and approved. 2. The City Council hereby grants an exemption from the scoring and competition procedures of the growth management quota system for the development of essential public facilities and one (1) affordable housing unit. The housing unit is deducted from the annual pool of development allotments. 3. The City Council hereby amends this portion of the Official Zone District Map from Park(P) to Public (PUB). The area remains part of the Golf Course parcel and is not a separate lot. 4. The dimensional requirements of this portion of the parcel zoned Public shall be: Minimum distance between buildings: No requirement. Maximum height(including viewplanes): As represented in application,-set-te- ea . Minimum front yard: 25 feet. Ordinance No. , Series 1997 Page 3 Minimum rear yard: 20 feet, 10 feet for residential. Minimum side yard: 10 feet. Minimum lot width: No requirement. Minimum lot area: No requirement. Trash access area: 10 feet wide, unobstructed. Internal floor area ratio: No requirement. 5. Prior to issuance of a building permit, the applicant shall record a plat amendment in accordance with the City Engineer. The plat shall delineate all site improvements, boundaries of the Public zone district for the property, utility locations and easements, and the employee dwelling unit and associated parking space. The plat shall include the following language in the Notes section: "This plat is intended to delineate the zone district boundaries and the proposed improvements and amendments to the Parks and Golf Maintenance facility. This plat does not create a separate lot of record: " The applicant is strongly encouraged to work with the City Engineer in drafting the final plat. 6. Before issuance of a building permit, the applicant shall file a sidewalk curb and gutter agreement with the City Engineering Department. The applicant shall maintain at least five (5) feet along street frontages clear of any obstructions. The applicant is encouraged to pave the existing dirt path joining the bike path and the bus shelter on Highway 82. 7. Before issuance of a building permit, the applicant shall record a Category 2 deed restriction on the employee residential unit with the Housing Authority. The remaining .5936 employees shall be mitigated off-site at Water Place Housing. The City Manager shall document the number of units, bedrooms, and deed restriction at Water Place Housing with the Housing Authority for the purpose of establishing an "employee mitigation bank" for City projects requiring employee mitigation. 8. Prior to issuance of a building permit, the applicant shall complete a line extension request and a collection system agreement with the Aspen Consolidated Sanitation District. Any easement required by the ACSD shall be dedicated and delineated on the final plat. The final drainage plan shall be approved by the City Engineer. 9. All on-site drainage, surface run-off, and groundwater are prohibited from the public sewer. Oil and sand interceptors shall be installed for the wash bays and must be covered with a roof structure if they are served by the public sewer. All pesticides and fertilizers shall be stored, used, disposed of, and prevented from entering the ground water, surface water, or the public sewer in an appropriate manor acceptable to the Environmental Health Department, the City Fire Marshall, and the Aspen Consolidated Sanitation District. 10. Prior to issuance of a building permit, the applicant shall submit an air quality mitigation plan subject to the approval of the Environmental Health Department. All Ordinance No. , Series 1997 Page 4 air quality mitigation measures shall be implemented prior to issuance of a certificate of occupancy. 11. Prior to issuance of a building permit, the applicant shall submit a fugitive dust control plan including, but not limited to, fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads, speed limits, and other measures necessary to limit dust. 12. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. 13. Any areas on-site where a vehicle or equipment will idle must have adequate ventilation. If the ventilation is internal, the system must be designed by a Registered Professional Engineer. 14. The applicant shall manage and conduct activities on site in such a manner as not to create a nuisance, or allow noise levels in excess of those permitted levels as set forth in the Municipal Code. 15. Prior to issuance of a building permit, the applicant shall obtain approval from the City Fire Marshall for specific requirements associated with the storage of hazardous materials, sprinkling, and alarm systems. 16. Lighting shall be primarily in the interior courtyard area of the facility with limited lighting in all other areas, especially on the north and west sides of the facility. Lighting shall be downcast. 17. The applicant shall review the use and any physical alterations to the existing irrigation ditch with the City Water Department. Section 4: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Growth Management Commission, Planning and Zoning Commission, and or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions. Section 5: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided,and the same shall be conducted and concluded under such prior ordinances. Ordinance No. , Series 1997 Page 5 Section 6: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7: That the City Clerk is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 8: A public hearing on the Ordinance shall be held on the 28th day of July, 1997 at 5:00 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. Ordinance No. , Series 1997 Page 6 INTRODUCED,READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14th day of July, 1997. Approved as to form: Approved as to content: City Attorney John Bennett,Mayor Attest: Kathryn S. Koch, City Clerk FINALLY,adopted, passed and approved this day of , 1997. Approved as to form: Approved as to content: City Attorney John Bennett,Mayor Attest: Kathryn S. Koch,City Clerk Attachment: Exhibit A -- legal description of area to be rezoned. Ordinance No. , Series 1997 Page 7 Exhibit A STAFF COMMENTS: AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP In reviewing an amendment to the text of this title or an amendment to the official zone district map,the City Council shall consider: A. • Whether the proposed amendment is in conflict with any applicable portions of this title. Staff Finding: This rezoning does not represent any conflict with the Municipal Code. The Public zone district will be a more appropriate category for this governmental facility as it allows maintenance facilities and affordable housing as a conditional use. The current Park zoning allows maintenance facilities as a conditional use, but prohibits affordable housing. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding; One of the primary elements of the AACP is that the City operate efficiently. This proposed development will consolidate facilities needed to maintain public property. The Public zone also allows for affordable housing as a conditional use. This furthers community goals of providing live-work opportunities. It is consistent with the AACP. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: Most of the surrounding area is zoned Park. This Public zone district allows for the management and upkeep of these public areas. Furthermore, the zone change will not significantly change the characteristics of the property or of the operation. The facility separates the residents on Cemetery Lane from Highway 82. This neighborhood has been involved with the Parks Department in the development of this application. D. The effect of the proposed amendment on traffic generation and road safety. Staff Finding; The proposed rezoning itself will not have a discernible effect on traffic. The development will, however, generate more traffic to a certain degree. The development will not employ more people or generate a substantial increase in traffic. Staff does not believe this development poses any traffic safety issues. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether and the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited Staff Comments 1 • to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding: The map change itself will not have a discernible effect on the public facility demands of the property. The provision of public facilities for the proposed development has been addressed in the PUD criteria. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: The proposed amendment will not impact the natural environment. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: The proposed rezoning will more accurately describe the use already found on the site and is compatible with the community character. H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. Staff Finding: At Council's directive, the applicant has proposed employee generation be mitigated on- site. This map amendment allows affordable housing as a conditional use without changing significantly uses allowed or disallowed if the area were to remain Park zone. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding; It is in the community's interest to promote on-site affordable housing as part of the improvements to the maintenance facility. STAFF COMMENTS: PLANNED UNIT DEVELOPMENT A development application for a PUD must comply with the following standards and requirements: 1. General Requirements: A. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Comments 2 Staff Finding; The basis for the AACP and the Municipal Code is that the City operate efficiently. This proposed development will allow proper facilities needed to maintain public property. It is consistent with the AACP and the Municipal Code. B. The proposed development shall be consistent with the character of the existing land uses in the surrounding area. Staff Findin¢: The surrounding area is primarily City property that will be maintained with equipment stored at this facility. The applicant has held public meetings to accommodate the concerns of neighboring land owners in the appearance of the facility and its site design. This cooperation with concerned neighbors has resulted in a very well thought-out project that meets both the needs of the City and of the neighbors. C. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding; This project does not adversely affect the future development of the surrounding area. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Staff Finding; The proposed development is being considered by the Growth Management Commission. After this review, the City Council will consider granting the growth management exemptions, along with the Final PUD and Rezoning. 2. Density: A. The maximum density shall be no greater than that permitted in the underlying zone district. Furthermore, densities may be reduced if: 1. There is not sufficient water pressure and other utilities to serve the proposed development; 2. There are not adequate roads to ensure fire protection, snow removal and road maintenance to the proposed development; 3. The land is not suitable for the proposed development because of slope, ground instability, and the possibility of mud flow, rockfalls and avalanche dangers; 4. The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion and consequent water pollution; 5. The proposed development will have deleterious effect on air quality in the surrounding area and the city; or • Staff Comments 3 6. The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding: The underlying zone district requires that the dimensional requirement be established through the PUD process. There are no other density-reducing characteristics of the site. B. Reduction in density for slope consideration. 1. In order to reduce wildfire, mudslide, and avalanche hazards; enhance soil stability; and guarantee adequate fire protection access, the density of a PUD shall also be reduced in areas with slopes in excess of twenty (20) percent in the following manor: a. For lands between zero (0) and twenty (20) percent slope, the maximum density allowed shall be that permitted in the underlying zone district. b. For lands between twenty-one (21) and thirty (30) percent slope, the maximum density allowed shall be reduced to fifty (50) percent of that permitted in the underlying zone district. c. For lands between thirty-one (31) and forty (40) percent slope, the density shall be reduced to twenty-five (25) percent of that allowed in the underlying zone district. d. For lands in excess of forty (40) percent slope, no density credit shall be allowed. 2. Maximum density for the entire parcel on which the development is proposed shall be calculated by each slope classification, and then by dividing the square footage necessary in the underlying zone district per dwelling unit. 3. For parcels resting in more than one (1)zone district, the density reduction calculation shall be performed separately on the lands within each zone district. 4. Density shall be further reduced as specified in Chapter 26.04, Definition of Lot Area. Staff Finding: There are no density-reducing slopes on the site. As mentioned in the Staff memo, lot area is approximately 184,693 square feet, due to the area of Cemetery Lane that does not contribute to lot area or density. 3. Land Uses. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row Staff Comments 4 house configuration, but multi-family dwelling units shall only be allowed when permitted in the underlying zone district. Staff Finding' A maintenance facility and affordable housing are conditional uses in the Public zone for which the applicant is requesting approval. 4. Dimensional Requirements. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted in the following: a. Minimum distance between buildings; b. Maximum height (including viewplanes); c. Minimum front yard d. Minimum rear yard e. Minimum side yard. f. Minimum lot width; g. Minimum lot area; h. Trash access area; Internal floor area ratio; and j. Minimum percent open space. If a variation is permitted in minimum lot area, the area of any lot may be greater or less than the minimum requirement of the underlying zone district, provided that the total area of all lots, when averaged, at least equals the permitted minimum for the zone district. Any variation permitted shall be clearly indicated on the final plat development plan. Staff Finding: For the purposes of determining dimensional requirements, the area zoned Public in association with this project should be considered the lot. The Council should establish the following dimensional requirements: a. Minimum distance between buildings: No requirement. b. Maximum height (including viewplanes): As represented in application, not to exceed 30 feet. c. Minimum front yard: 25 feet. d. Minimum rear yard: 20 feet, 10 feet for residential. e. Minimum side yard: 10 feet. f. Minimum lot width: No requirement g. Minimum lot area: No requirement. h. Trash access area: 10 feet wide, unobstructed. i. Internal floor area ratio: No requirement. j. Minimum percent open space: No requirement. 5. Off-street parking. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations: a. The probable number of cars used by those using the proposed development. Staff Comments 5 b. The parking need of any nonresidential units. c. The varying time periods of use, whenever joint use of common parking is proposed. d. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. e. The proximity of the proposed development to the commercial core or public recreational facilities in the city. Whenever the number of off-street parking spaces is reduced, the City shall obtain assurance that the nature of the occupancy will not change. Staff Finding; The site currently has 22 parking spaces available for employees and approximately 8 available for visitors. One parking space is required for the employee unit. The applicant is not proposing additional parking. The Planning and Zoning Commission will establish the parking requirements through Special Review. 6. Open Space. The Open Space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed PUD, and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area. An area may be approved as a common park or recreation area if it: a. Is to be used and is suitable for scenic, landscaping, or recreation purposes; and b. Is land which is accessible and available to all dwelling units or lots for whom the common area is intended. A proportionate, undivided interest in all common park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit owner within the planned unit development (PUD), together with a deed restriction against future residential, commercial, or industrial development. Any plan for open space shall also be accompanied by a legal instrument which ensures the permanent care and maintenance of open spaces, recreation areas, and communally owned facilities. Staff Finding: Not applicable. 7. Landscape Plan. There shall be approved as part of the final development plan a landscape plan, which exhibits a well designated treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. Staff Comments 6 Staff Finding. As part of the dialogue with the surrounding neighbors, the applicant has proposed extensive landscaping to minimize the visual impacts of the facility. This landscaping plan well exceeds the normal expectations of this requirement. 8. Architectural Site Plan. There shall be approved as part of the final development plan an • architectural site plan, which ensures architectural consistency with the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon appropriate use of materials, and upon the principles of harmony and proportion of the buildings with each other and surrounding land uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Staff Finding. Architectural drawings have been submitted with this application. The applicant has worked with the surrounding landowners in developing the architecture, landscaping, and site design of the proposed development. The applicant has made great strides to minimize the "maintenance facility" appearance of this structure from the neighboring residential properties and from the Golf Course. The massing, materials, and detailing of this structure are characteristic to the region and are very well thought-out and appropriate for the site. 9. Lighting. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Staff Finding. The Council should require that the applicant comply with this standard, especially on the north and west sides of the site. This has been included as a proposed condition of approval. 10. Clustering. Clustering of dwelling units is encouraged. taff Fi ding The one unit is incorporated into the office and maintenance facility. 11. Public facilities. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles. Staff Finding: The applicant has "letters to serve" and the appropriate service agencies have responded to the application. Utility service areas should remain accessible to service personnel. Staff Comments 7 Any utility pedestals or other above-ground equipment must be installed on an easement and not within any public right-of-way. Easements should be recorded and delineated on the final plat. It should be noted that, as a City-Sponsored project, there will be public costs associated with this development. 12. Traffic and pedestrian circulation. a. Every dwelling unit, or other land use permitted in the planned unit development (PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. b. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Unit Development(PUD) shall not be connected to streets outside the development so as to encourage their use by through traffic. c. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development, or such surrounding collector and arterial roads shall be improved so that they will not be adversely affected. d. Every residential building shall not be farther than sixty (60) feet from an access roadway or drive providing access to a public street. e. All nonresidential land use within the planned unit development(PUD) shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. f. Streets in the planned unit development(PUD) may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent city regulations and ordinances. Staff Finding: The applicant has adequately addressed Traffic and Pedestrian considerations in this development proposal. The applicant should be required to join any future sidewalk improvement districts as it relates to the Cemetery Lane frontage. The applicant is not proposing any streets within this PUD, only access drives to serve the maintenance facility. STAFF COMMENTS: GROWTH MANAGEMENT EXEMPTION FOR AFFORDABLE HOUSING [T]he application shall be forwarded to the Growth Management Commission for review and consideration [and then to] the City Council for consideration. After considering the request, the City Council shall approve, approve with conditions, or deny the application for exemption. Staff Comments 8 City Council exemptions that are not deducted from the annual pool of development allotments and from the metro area development ceilings: a. Construction of essential public facilities. The City Council shall exempt the construction of essential public facilities from the growth management competition and scoring procedures if the following standards are met: 1. Except for housing, development shall be considered an essential public facility if it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a significant growth generator, is available for use by the general public, and serves the needs of the City. Staff Finding: Although it is for use by the general public, the facility serves the need of the City. The office and maintenance facility components of this proposed development are clearly essential public facilities using this definition. 2. An applicant for an exemption pursuant to this section shall be required to demonstrate to the satisfaction of the City Council that the impacts of the essential public facility will be mitigated, including those associated with the generation of additional employees, the demand for parking, road and transit services, and the need for basic services including but not limited to water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has a negligible adverse impact on the city's air, water, and and energy resources, and is visually compatible with surrounding areas. Staff Finding_ Using the growth management standards for development, the 1,116 square feet of office development creates additional employees at the rate of 3.5 per 1,000 square feet. The AACP maintains as a goal to house 60% of the community's workforce upvalley. The Housing Authority suggests the applicant be required to supply housing for 2.3436 employees. The applicant has proposed a one-bedroom unit deed restricted to Category 2. This unit mitigates for 1.75 employees, leaving .5936 left to be mitigated. The Housing Authority suggested the amount of$41,848.80 either be paid cash-in-lieu, or be applied towards Park Dedication Fees for Housing Authority projects. The Planning Department recognizes that the City is in the process of building Water Place Housing, an affordable housing project for City employees, including Parks employees. This project is not in response to any specific mitigation requirements for City projects, but should be considered when City projects require mitigation. The combination of on-site and off-site housing should eliminate the need to further mitigate with a cash-in-lieu payment to the Housing Authority. Upon consideration of the Water Place Housing project, the Housing Authority has requested the City document the number of units at Water Place and how many have been Staff Comments 9 used towards mitigation. With this, Housing Authority can keep track of the "employee mitigation bank" and when the City needs to provide additional housing mitigation. The Housing Authority already uses this method with the Pitkin County government. The Growth Management Commission reviewed this application July 15, 1997, and recommended approval. 3. Notwithstanding the criteria as set forth in paragraphs 1 and 2 above, the City Council may determine upon application that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development from the growth management competition and scoring procedures and such mitigation requirements as it deems appropriate and warranted. Staff Finding: The Parks Department is a non-profit entity. The project has already been determined to be an essential public facility. The City Council may waive such mitigation requirements as it deems necessary and warranted, but Staff does not feel there is such a need. City Council exemptions that are deducted from the annual pool of development allotments and from the metro area development ceilings: b. Affordable housing. All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee, shall be exempt from the growth management competition and scoring procedures by the City Commission. There are no specific review criteria for the City Council to consider. Where appropriate, Staff has incorporated the merits of the on-site housing unit in the Approval of the Method comments. The application was received in the 96-97 growth management year. These units are deducted from the pool of annual development allotments. The number of allotments currently available in this category is: Standard Maximum Allotment Pool= B +A Where: B = base allotment A = accumulated allotment deficit/surplus (from preceding years; as compared to base allotment Standard Maximum Allotment Pool= 124 for year, 96-97 - 6 pending (Aspen Manor, Stage 3) - 77 Allotments awarded in 96-97 = 41 Affordable Housing Allotments Staff Comments 10 The applicant is requesting 1 unit of the 41 available from the 96-97 growth management year. Council should note that there are now an additional 43 AH units available from the current year. STAFF COMMENTS: APPROVAL OF THE METHOD Approval of the method by which the applicant proposes to provide affordable housing shall be at the option of City Council, upon the recommendation of the Growth Management Commission. The proposed method is One (1) Category 2 unit on-site, with the remaining .5936 employees generated to be mitigated off-site at Water Place Housing. In evaluating the applicant's proposal, the advice of the Aspen/Pitkin County Housing Office shall be sought in considering the following factors: I. Whether the city has an adopted plan to develop affordable housing with monies received from payment of affordable housing dedication fees. Staff Fin.ing: The City, through the Housing Authority, has developed an affordable housing plan for both public and private monies. Housing an employee on-site allows for a live-work arrangement the AACP promotes. Also, there is added security of City assets in having an employee on-site overnight. 2. Whether the city has an adopted plan identifying the applicant's site as being appropriate for affordable housing. Staff Finding: The site is not identified in the AACP as a potential affordable housing site. This is most likely due to the Park zoning. The Public zone allows affordable housing as a conditional use. The Housing Authority believes this proposal to be appropriate for affordable housing. 3. Whether the applicant's site is well suited for the development of affordable housing, taking into account the availability of services,proximity to employment opportunities and whether the site is affected by environmental constraints to development or historic preservation concerns. Staff Finding: The site is not constrained by environmental or historic preservation concerns. The site is very approximate to employment. Staff Comments 11 Overall, Staff believes this is a great opportunity for the City. The on-site housing allows an employee to live within walking distance to work. This reduces the transportation need of the individual and benefits the community in general. 4. Whether the method proposed will result in employee housing being produced prior to or at the same time the impacts of the development will be experienced by the community. Staff Finding The proposed employee housing will be produced at the same time as the impacts of the development. S. Whether the development itself requires the provision of affordable housing on- site to meet its service needs. Staff Finding: On-Site housing is not necessary for the operation of the facility, although it is beneficial. Staff Comments 12 • DRAFT MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh, City Engineer From: Ross C. Soderstrom, Project Engineer Date: June 10, 1997 Re: City of Aspen Park& Golf Maintenance Facility Final PUD, Conditional Use, Special Review& GMQS Exemption Reviews Physical Address: 585 Cemetery Lane. Aspen, CO Legal Address: Portion of Lot 1,Aspen Golf Course Subdivision, Aspen, CO After reviewing the above referenced application and making a site visit, I am reporting the combined comments made by the members of the DRC. In April, 1995 a conceptual version of this same application was reviewed by the City. Since that time, the applicant has investigated the comments and requirements presented by the several reviewing city departments and has discussed those topics in the present application. The design has also been refined and revised to incorporate some of these ideas. As such, only those aspects of the current application which need further development or refinement are discussed below. 1. Site Drainage: The applicant has proposed a drainage plan which will require further refinement regarding the use of trench drains and drywells in light of how the facilities will be used and where vehicles will be washed down. The objective is to separate and capture the greatest amount of any petroleum products before they enter the drywell(s). If an out of doors vehicle wash bay is included in the final design, it appears that it will need to be at least covered and have a physical barrier around the perimeter to prevent the introduction of rain and snow into the drainage system. This type of vehicle wash bay should also be drained through the interior waste water sewer system and the oil & sand separator to remove these materials before the effluent is discharged to the sanitary sewer system. The interior courtyard created between the existing shop building to the east and the proposed building should be graded so as to prevent drainage from the paved area in front of the buildings from draining into the irrigation ditch. 1 OF 3 DRCM 1397.DOC DRAFT Memo-City of Aspen Parks&Gol. .mtenance Facility Final PUD,Conditional Use,Special .ew&GMQS Exemption Reviews DRAFT 2. Trash & Utility Areas: Water and electric utility meters and service connection points must be accessible to service personnel in the completed project and not obstructed by garbage or recycling containers, other structures or vegetation. Any new surface utilities requiring a pedestal or other above ground equipment must be installed on an easement provided by the property owner and not located within the public right-of-way. Easements and/or access agreements granted to the Aspen Consolidated Sanitation District and Holycross Electric Association may be dedicated and shown on the revised Subdivision/PUD plat recorded at the conclusion of the application/approval process. 3. Environmental Impacts Mitigation: The applicant should continue to work with the Pitkin County/Aspen Environmental Health office to identify and quantify the types of mitigation which will be required for the proposed development. A list of the types and quantity of impacts to mitigate along with a proposed list of types, quantities and qualities of mitigation should be prepared by the applicant for approval by the Environmental Health office prior to issuance of any building permit for this project. 4. Sidewalk Area: The property owner will be required to execute and record a curb, gutter and sidewalks agreement for future sidewalk construction along the Cemetery Lane frontage prior to issuance of a building permit. (This condition will be shown on the revised plat and on a separate agreement form.) Along the entire street frontage, a sidewalk or"pedestrian area" of at least five (5) ft. in width shall remain unobstructed by improvements including fences, landscape boulders, vegetation; e.g. any new trees must be located to provide space for and alignment of any future sidewalk with the neighboring sidewalk routes to either side. If the existing bike path remains in existence when a sidewalk or pedestrian usable space is extended beyond the northerly end of the existing bike path, this may be incorporated and used as part of the pedestrian useable space. The pedestrian usable space shall be shown on the final site plan and the plan set submitted for the building permit. The applicant shall pave at least a single walkway between the existing bicycle path and the bus shelter facing onto Highway 82 to replace the earthen path presently joining these two public transportation facilities. 5. Fire Sprinkling, Hazardous Materials Storage and Alarms: The applicant needs to verify the specific requirements with the Fire Marshall regarding the fire sprinkling requirements, lockers for storage of hazardous materials and fire alarm system, as applicable, once the final building design and site plan are completed and prior to the issuance of a building permit. 6. Use of Irrigation Ditch Water: The applicant shall review its use of irrigation ditch water with the City Water Dept. to verify and document that use and the proposed changes to the ponds and routing of the irrigation ditch through the property prior to building permit issuance. 2 OF 3 DRCM 1397.DOC DRAFT • Memo-City of Aspen Parks&Go'. .aintenance Facility Final PUD,Conditional Use.Special new&GMQS Exemption Reviews DRAFT 7. Revised Subdivision/PUD Plat: Since the applicant is proposing a change in use and zoning of only a portion (approximately 4.6 Ac) of a larger parcel (182 Ac) which is presently developed as the Aspen Golf Course Subdivision/PUD, the applicant or its surveyor needs to consult with the Engineering Dept. prior to preparing the revised subdivision/PUD plat. 8. Cemetery Lane Right-of-Way: The applicant needs to provide additional information regarding the basis of the legal description of the Cemetery Lane Right-of-Way. As presented on the surveys provided in the application, approximately half of the existing paved area of Cemetery Lane lies east and outside of the right-of-way shown on the survey. 9. Improvement Districts: The property owner shall be required to agree to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights-of- way. The agreement shall be executed and recorded concurrent with the final subdivision plat. 10. As-Builts: Prior to C.O. issuance the building permit applicant will be required to submit to the Aspen/Pitkin County Data Processing Dept. as-builts drawings for the project showing the property lines, building footprint, easements, encroachments, entry points for utilities entering the property boundaries and any other improvements. Misc.: driveway onto Cemetery Lane - width signs at d/w onto Cemetery Ln 3 OF 3 DRCM 1 397.DOC DRAFT • MEMORANDUM To: Chris Bendon,Planning Office Through: Lee Cassin,Assistant Environmental Health,Director dyt, From: Nancy MacKenzie,Environmental Health Specialist Date: June 2, 1997 Re: City of Aspen Parking&golf Maintenance Facility Final PUD,Conditional Use, Special Review and GMQS Exemption The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under authority of the Municipal Code of the City of Aspen,and has the following comments. SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or occupant of any building used for residence or business purposes within the city to construct or reconstruct an on-site sewage disposal device." The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation District(ACSD)meet the requirements of this department. The ability of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be determined by the ACSD.The applicant has provided documentation that the service agency is capable of serving the development. ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings,structures,facilities,parks, or the like within the city limits which use water shall be connected to the municipal water utility system." The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the supply of safe water. The City of Aspen Water Department shall determine if adequate water is available for the project. The City of Aspen water supply meets all standards of the Colorado Department of Health for drinking water quality. WATER QUALITY IMPACTS: Section 11-1.3 For the purpose of maintaining and protecting its municipal water supply from injury and pollution,the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal water supplies for a distance of five(5)miles above the points from which municipal water supplies are diverted." A drainage plan to mitigate the water quality impacts from drive and parking areas will be evaluated by the City Engineer. During preliminary discussion with Tom Bracewell,he indicated that there was a problem in the design of the drywells and the oil and sand separators. A condition of approval should be that the Applicant discuss the design of the drywells and the oil and sand separators with the ACSD to assure the final design is correct. AIR QUALITY: Sections 11-2.1 "It is the purpose of]the air quality section of the Municipal Code]to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control,prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to"lessen congestion" and"avoid transportation demands that cannot be met"as well as to"provide clean air by protecting the natural air sheds and reducing pollutants". The major concern of our department is the impact of increasing traffic in a non-attainment area designated by the EPA. Under the requirements of the State Implementation Plan for the Aspen area,PM-10(which comes almost all from traffic driving on paved roads)must be reduced by 25% by 1997.In order to achieve that reduction,traffic increases that ordinarily would occur as a result of development must be mitigated,or else the gains brought about by community control measures will be lost.In addition,in order to comply with the municipal code requirement to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution, traffic increases of development must be offset. Using the Institute of Transportation Engineers Trip Generation Report Fifth Edition for trip generation rates for the new development of a 12,944 storage building,1,116 new office space and 1 new affordable housing unit(close to a bus stop),80 trips/day or 11 Lbs of PM10/day must be mitigated. Auto disincentives already being implemented such as carpooling and complimentary bus passes are good ways to mitigate.To determine if there has already been enough mitigation planned, exact numbers must be compiled to show how many vehicle trips per day are removed by these auto disincentives. The applicant has indicated a willingness to pave the shoulder of Hwy 82&Cemetery Lane by the bus pull-off. Doing this would more than mitigate the 11 lbs of PM10.The details of a mitigation plan that will either reduce 80 trips/day within the non-attainment area,or will remove 11 lbs of PM10/day must be finalized.An area that offers great potential for mitigation is use by employees of RFTA buses,or electric-or non-electric bikes for commuting between the facility and city hall. A condition of approval is that the details of the mitigation must be finalized and approved by the Environmental Health Department and a letter of commitment from the Applicant that the mitigation will be implemented before final CO of the new buildings. FIREPLACE/WOODSTOVE PERMITS Non-residential buildings may not have any type of fireplace or woodstove and we assume there will be none in this facility.The affordable housing unit could have a gas log fireplace,certified woodstove,or gas appliance.If any is planned,a fireplace permit is required. FUGITIVE DUST A fugitive dust control plan is required which includes,but is not limited to fencing,watering of haul roads and disturbed areas,daily cleaning of adjacent paved roads to remove mud that has been carried out,speed limits,or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This is a requirement before a building permit can be issued. DEMOLITION Prior to any demolition,the applicant is required have the building tested for asbestos,and if any is present,to have it removed by a certified asbestos abatement firm. VENTILATION Any areas where equipment will idle must have a ventilation system designed by a Registered Professional Engineer who specializes in ventilation systems,in order to ensure that safe levels of pollutants are maintained inside the building,and that pollutants are not ventilated to the outside in high levels. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: 2 NOISE ABATEMENT:Section 16-1 The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health,safety and welfare of the residents of the City of Aspen and it its visitors. Accordingly,it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction,noise can not exceed maximum permissible sound level standards,and construction cannot be done except between the hours of 7 a.m.and 10 p.m. It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood.The applicant should be aware of this and take measures to minimize the predicted high noise levels. 3 MEMO To: Chris Bendon From: Ed Van Walraven, Fire Marshal Subject: City of Aspen Golf etc. Parcel ID# 2735-111-09-001 Date: May 28, 1997 Chris, There are no comments other than those already noted in the attached. Please contact me if you have any questions. p u, SUN 09 '97 11:16AM ASPEN HOUSING OFC P.1 MEMORANDUM TO: Chris Bendon, Community Development Department FROM: Cindy Christensen, Housing Office DATE: June 9, 1997 RE: City of Aspen Parking & Golf Maintenance Facility Final PUD, Conditional Use, Special Review & GMOS Exemption Parcel 1D No. 2735-111.09-001 ISSUE: The Parks Department has increased the space of the office to 1,116 square feet. In the last memo, the zone district to calculate employees generated was the Office zone district. This application is requesting a change to Public, which would relate to the Commercial Lodge (CO) and Other zone district. This zone district requires that an applicant mitigate for 3.50 employees per 1,000 square feet net leasable. Therefore, the mitigation require is 1,116 divided by 1,000 times 3.5 employees times 60% = 2.3436. The applicant is providing housing for 1.75 employees, therefore, the applicant is short .5936 employees for the additional office space expansion. The applicant is asking City Council for a waiver of the .05 employee mitigation. RECOMMENDATION: The Housing Office recommends: 1. that the one-bedroom unit be fully deed restricted to Category 2 guidelines prior to building permit approval (this deed restriction needs to be provided to the applicant by the Housing Office); 2. that the applicant be required to mitigate for the additional .5936 employee, which would require the applicant to pay a payment-in-lieu fee of $77,000 + $64,000 divided by 2 X .5936 = $41,848.80 (new affordable housing projects are required to pay Park Dedication Fees,therefore, a credit of$41,848.80 could be provided to Housing for the next Park Dedication Fee due for the next affordable housing project); 3. prior to Certificate of Occupancy,the Housing Office inspect the unit. RECovED s open Consof clafeoJcSani/a!ic i 'ibis/z is�Qy 211 \991 Aspen, Colorado Street ! pSP�£vN�F, K1no,tf Tele. (970) 925-3601 FAX # ' -2S37 Sy Kelly • Clairman Michael Kelly Paul Smith • Treas. Frank Loushin Louis Popish - Secy. Bruce Matherly, Mgr. May 22, 1997 Chris Bendon Community Development 130 S. Galena St. Aspen, CO 81611 Re: City Parking and Golf Facility final PUD Dear Chris: The Aspen Consolidated Sanitation District currently has sufficient collection and treatment capacity to serve this project. Service is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. A line extension request and collection system agreement will be required. Information for both is available from our line superintendent at the District office. Easements, including minor access easements, will be needed for the extension and must be granted according to standard District form. Funding to cover the District's costs of reviewing the plans for the extension, and to cover the costs of observing the installation of the line extension, must be placed in escrow with the District, once final plans are developed. Our line superintendent can estimate the amount funding needed. The existing service line must be replaced prior to construction of the line extension as is suggested in the application. The wash bay(s) will be required to have sand and oil interceptors and they must be covered if they are to be served by the public sewer. Sand and oil interceptors will also be required in the heated and cold vehicle storage areas if these facilities contain floor drains. All flows resulting from on-site drainage, surface run-off, and groundwater (clear water connections) are prohibited from the public sewer system. The total connection fees for the project can be estimated once detailed plans are developed. A summary of fixtures and drains to be installed in the cold and heated storage areas is needed as well as additional fixture information regarding the wash bay areas. All outside drains, connected to the public system, must be covered to exclude clear water sources of run-off and surface drainage. Please call if you have any questions. Sincerely, Bruce Matherly • District Manager EPA Awards of Excellence 1976 • 1986 • 1990 Regional and National MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh. City Engineer From: Ross C. Soderstrom,Project Engineer R15, Date: July 2, 1997 Re: City of Aspen Park& Golf Maintenance Facility Final PUD, Conditional Use, Special Review& GMQS Exemption Reviews Physical Address: 585 Cemetery Lane, Aspen, CO Legal Address: Portion of Lot 1, Aspen Golf Course Subdivision, Aspen, CO After reviewing the above referenced application and making a site visit, I am reporting the combined comments made by the members of the DRC. In April, 1995 a conceptual version of this same application was reviewed by the City. Since that time, the applicant has investigated the comments and requirements presented by the several reviewing city departments and has discussed those topics in the present application. The design has also been refined and revised to incorporate some of these ideas. As such, only those aspects of the current application which need further development or refinement are discussed below. 1. Site Drainage: The applicant needs to refine the drainage plan and the proposed use of grated trenches in front of garage doors and how oil and grease will be prevented from contaminating the proposed drywells. Interior and exterior drain inlets which may capture oil, grease, silt or other materials which would violate the use of either the sanitary sewer system or the drywells, will need to be piped and constructed to remove these materials before the drainage flows enter the sanitary sewer system or any drywell. If an out of doors vehicle wash bay is included in the final design, it appears that it will need to be at least covered and have a physical barrier around the perimeter to prevent the introduction of rain and snow into the drainage system. This type of vehicle wash bay should also be drained through the interior waste water sewer system and the oil & sand separator to remove these materials before the effluent is discharged to the sanitary sewer system. The interior courtyard created between the existing shop building to the east and the proposed building should be graded so as to prevent drainage from the paved area in front of the buildings from draining into the irrigation ditch. I OF 3 DRCM1397.DOC Memo-City of Aspen Parks&Goit Maintenance Facility Final PUD.Conditional Use,Special Review&GMQS Exemption Reviews 2. Trash & Utility Areas: Water and electric utility meters and service connection points must be accessible to service personnel in the completed project and not obstructed by garbage or recycling containers, other structures or vegetation. Any new surface utilities requiring a pedestal or other above ground equipment must be installed on an easement provided by the property owner and not located within the public right-of-way. Easements and/or access agreements granted to the Aspen Consolidated Sanitation District and Holycross Electric Association may be dedicated (with full dimensions) and shown on the revised Subdivision/PUD plat recorded at the conclusion of the application/approval process. 3. Environmental Impacts Mitigation: The applicant should continue to work with the Pitkin County/Aspen Environmental Health office to identify and quantify the types of mitigation which will be required for the proposed development. A list of the types and quantity of impacts to mitigate along with a proposed list of types, quantities and qualities of mitigation should be prepared by the applicant for approval by the Environmental Health office prior to issuance of any building permit for this project. 4. Sidewalk Area: The property owner will be required to execute and record a curb, gutter and sidewalks agreement for future sidewalk construction along the Cemetery Lane frontage prior to issuance of a building permit. (This condition will be shown on the revised plat and on a separate agreement form.) Along the entire street frontage, a sidewalk or"pedestrian area" of at least five (5) ft. in width shall remain unobstructed by improvements including fences, landscape boulders, vegetation; e.g. any new trees must be located to provide space for and alignment of any future sidewalk with the neighboring sidewalk routes to either side. If the existing bike path remains in existence when a sidewalk or pedestrian usable space is extended beyond the northerly end of the existing bike path, this may be incorporated and used as part of the pedestrian useable space. The pedestrian usable space shall be shown on the final site plan and the plan set submitted for the building permit. The applicant shall pave at least a single walkway (4 ft nominal width, without steps, handicap accessible) between the existing bicycle path and the bus shelter facing onto Highway 82 to replace the earthen path presently joining these two public transportation facilities. 5. Fire Sprinkling, Hazardous Materials Storage and Alarms: The applicant needs to verify the specific requirements with the Fire Marshall regarding the fire sprinkling requirements, lockers for storage of hazardous materials and fire alarm system, as applicable, once the final building design and site plan are completed and prior to the issuance of a building permit. 2 OF 3 DRCM 1 397.DOC Memo-City of Aspen Parks&Go.. .Aaintenance Facility Final PUD.Conditional Use,Specia...eview&GMQS Exemption Reviews 6. Use of Irrigation Ditch Water: The applicant shall review its use of irrigation ditch hds and with the City Water Dept. to verify and document that use and the proposed changes to the ponds of the irrigation ditch through the property prior to building permit issuance. 7. Revised Subdivision/PUD Plat: Since the applicant is proposing a change in use and zoning of only a portion (approximately 4.6 Ac) of a larger parcel (182 Ac) which is presently developed as the Aspen Golf Course Subdivision/PUD, the applicant or plat. its surveyor needs to consult with the Engineering Dept. prior to preparing the revised subdivision/PUD 8. Cemetery Lane Right-of-Way: The applicant needs to provide additional information approximately half of the regarding the basis (original dedication and description) of the legal description of the Cemetery Lane Right-of--Way. As presented on the surveys p rovided in the application,lies east and outside of the right-of-way existing paved area of Cemetery Lane adjacent to the property shown on the survey. 9. Improvement Districts: The property owner shall be required to agree to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights-of- way. The agreement shall be executed and recorded concurrent with the final subdivision plat. 10. As-Builts: Prior to C.O. issuance the building permit applicant will be required to submit to ing the property the Aspen/Pitkin County Data Processing Dept. as-builts drawings for the project showing he property other improvements. building footprint, romvementsncroachments, entry poin boundaries and any P 30F3 DRCMI397.DOC rfl CPC/V. J A2xs I Go>_ r a nv . 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Wilton.Atop Box 8630 Aspen, CO 81612 91�=�Cc r \‘h tik(to tot . - iris 104. - frs fly 44 " j01- - - 1\41164,06t kicgthn Pat11t4 )69,A66,1444, wur 4 47, 4th t aH 411/4 SO( 154 Up*? 4 I ,-;112 err- 01/41410 + * i& oiu4 km 4 otioriAlto wed, I efital . 6144,4* Est in , hi? V Off, iRtrtigr 011Mk Cr .44 9. ittiAt P cell"; 1 Aok? k �taxdowo . . L ( kiln reendimiwi ARA tfr • 4itt I nismi pet, tryeAr coharivA a non -0 614 a sub eta,k fret,:n emu"_ grist) -44 Wea f p imvittiti 6104r , ;' t4 (z Child &t - on et,ii 4.12 (k t,.49, ± regniu 9704 .4 f, azm ✓ eifiA cif) of ia, reaawa 1, 0.A401,44. ihirc;4 6t,ik Tfrigedee • (roc (244 yittzt i PUBLIC NOTICE RE: PARKS/GOLF MAINTENANCE FACILITY EXEMPTION FOR AFFORDABLE HOUSING AND ESSENTIAL PUBLIC FACILITIES NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 17, 1997 at a meeting to begin at 5:00 p.m. before the Growth Management Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the City of Aspen requesting Growth Management Quota System Exemption for Affordable Housing and Essential Public Facilities for the construction of a maintenance storage building, office space expansion, and one employee dwelling unit. The property is located at 585 Cemetery Lane, near the intersection of Cemetery Lane and Highway 82. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/Sara Garton.Chair Growth Management Commission Published in the Aspen Times on May 31, 1997 City of Aspen Account PUBLIC NOTICE RE: PARKS/GOLF MAINTENANCE FACILITY SPECIAL REVIEW, CONDITIONAL USE,REZONING AND FINAL PUD NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 17. 1997 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room. City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the City of Aspen Parks and Golf Departments, Aspen. CO, requesting Special Review, Conditional Use, Rezoning and Final PUD approval for the construction of a maintenance storage building, office space expansion, and one employee dwelling unit. The property is located at 585 Cemetery Lane, near the intersection of Cemetery Lane and Highway 82. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/Sara Garton.Chair Aspen Planning and Zoning Commission Published in the Aspen Times on May 31, 1997 City of Aspen Account MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Stan Clauson, Community Development Director Ly Julie Ann Woods, Deputy Director , FROM: Christopher Bendon, Planner RE: City Parks and Golf Maintenance Facility Final PUD(public hearing) Amendment to the Official Zone District Map (public hearing) Conditional Use(public hearing) Special Review Residential Design Standards Variance (public hearing) DATE: July 15, 1997 SUMMARY: The City Parks Department is requesting Final approval for a Planned Unit Development, an amendment to the Official Zone District Map from Park to Public, Conditional Use approval for a maintenance shop and an affordable housing unit, Special Review approval for parking requirements, and a waiver of"Residential Design Standards." This set of approvals will allow the Parks and Golf Departments to increase their office space, construct storage and maintenance facilities for City equipment, and house one employee on-site. This project received conceptual approval from the Planning and Zoning Commission and from the City Council in 1995. The Growth Management Commission is also reviewing this case just prior to the Planning and Zoning hearing. Staff recommends approval of the Final PUD, rezoning to Public, Conditional Use, and Special review, and recommends granting a waiver from the "Residential Design Standards,with conditions. APPLICANT: City of Aspen Parks Department, Rebecca Shickling, Interim Director. LOCATION: 585 Cemetery Lane, near the intersection of Highway 82 and Cemetery Lane ZONING: Park-Planned Unit Development(P-PUD). The applicant is requesting a zone change to Public-Planned Unit Development(PUB-PUD). 1 LOT SIZE: The property is part of the City Golf Course and no subdivision is proposed. The amount of property to be rezoned is approximately 4.654 acres. As shown on the boundary survey map, this zone change goes to the center-line of the Cemetery Lane right-of-way. LOT AREA(FOR PURPOSES OF FAR CALCULATION): The 4.654 acres to be rezoned includes a portion of the Cemetery Lane right-of-way. With this approximate 18,035 square foot reduction,the area is approximately 184,693 square feet. FAR: Dimensional requirements in both the Park and Public zones are established through the Planned Unit Development process. Current buildings on the site total approximately 5,725 square feet. The applicant is proposing an addition of approximately 14,660 square feet, bringing the total to approximately 20,385 gross square feet for the site. CURRENT LAND USE: City offices and maintenance facilities. PROPOSED LAND USE: City offices, maintenance facilities, and one residential unit. PREVIOUS ACTION: The applicant gained conceptual Planned Unit Development approval for this project June 13, 1995. The Conditional Use, Special Review, and Residential Design Standards were not considered during this conceptual phase. The Zone District change to Public was suggested by Staff to allow the affordable housing as a conditional use. REVIEW PROCEDURE: Final Planned Unit Development The procedure requires review and approval, approval with conditions, or denial of a final development plan by the Planning and Zoning Commission and the City Council. The Commission's review is a public hearing. Amendment to the Official Zone District Map This procedure requires review and approval or denial by the Planning and Zoning Commission and then by City Council. Both reviews are public hearings. Conditional Use This procedure requires review and approval, approval with conditions, or denial by the Planning and Zoning Commission at a public hearing. Special Review This procedure requires review and approval, approval with conditions, or denial by the Planning and Zoning Commission. The review is not required to be a public hearing. Residential design Standards This review is administrative. Appeals of Staff's finding are heard by the Design Review Appeals Committee at a public hearing. If any other review of 2 the development proposal is required,that review board may grant relief from any item of the Residential Design Standards if the variance is found to be: a) in greater compliance with the goals of the Aspen Area Community Plan; or, b) a more effective method of addressing standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. BACKGROUND: This project was initiated to improve sub-standard office facilities for City employees and to provide the City with adequate maintenance facilities and covered storage for equipment and materials. The expanded storage space will protect City property from the elements and eliminate the need to store City property downvalley. The provision of an affordable housing unit on-site will allow the Parks Department to provide an employee with housing and will provide the City with extra security for City assets. The Parks Department has held numerous meetings with the public to mitigate visual and operating characteristics of the proposed development. FINANCIAL IMPLICATIONS: The City's financial incentive for this project has been included in the application. STAFF COMMENTS: Review Criteria and Staff findings have been attached as Exhibit"A." Referral agency comments have been Attached as Exhibit"B." The application has been included as Exhibit"C." A letter from Bill Sharp, neighbor, has been included as Exhibit"D." RECOMMENDATION: Staff recommends approval of the final Planned Unit Development, an amendment to the Official Zone District Map, Conditional Use, and Special Review, and a waiver of all "Residential Design Standards" for the subject parcel,with the following conditions. 1. Any expansion to the conditional uses shall be subject to all applicable Municipal Code Sections, as amended. 2. The dimensional requirements of this portion of the parcel zoned Public shall be: Minimum distance between buildings: No requirement. Maximum height(including viewplanes): As represented in application, not to exceed 30 feet Minimum front yard: 25 feet. Minimum rear yard: 20 feet, 10 feet for residential Minimum side yard: 10 feet. Minimum lot width: No requirement. Minimum lot area: No requirement. Trash access area: 10 feet wide, unobstructed. Internal floor area ratio: No requirement 3 3. The parking requirements for this site established through Special Review shall be 1 designated for the residential unit, between 4 and 6 designated for visitors, and at least 22 additional spaces for employees. Visitor parking should be posted as such. 4. Prior to issuance of a building permit, the applicant shall record a final plat. The final plat shall delineate all site improvements, boundaries of the Public zone district for the property, utility locations and easements, and the employee dwelling unit and associated parking space. The applicant is strongly encouraged to work with the City Engineer in drafting the final plat. 5. Before issuance of a building permit, the applicant shall file a sidewalk curb and gutter agreement with the City Engineering Department. The applicant shall maintain at least five(5) feet along street frontages clear of any obstructions. The applicant is encouraged to pave the existing dirt path joining the bike path and the bus shelter on Highway 82. 6. Before issuance of a building permit, the applicant shall record a Category 2 deed restriction on the employee residential unit with the Housing Authority. The remaining .5936 employees shall be mitigated off-site at Water Place Housing. The City Manager shall document the number of units, bedrooms, and deed restriction at Water Place Housing with the Housing Authority for the purpose of establishing an "employee mitigation bank"for City projects requiring employee mitigation. 7. Prior to issuance of a certificate of occupancy,the Housing Authority shall inspect the employee unit for compliance with this approval. 8. Prior to issuance of a building permit, the applicant shall complete a line extension request and a collection system agreement with the Aspen Consolidated Sanitation District. Any easement required by the ACSD shall be dedicated and delineated on the final plat. The final drainage plan shall be approved by the City Engineer. 9. All on-site drainage, surface run-off, and groundwater are prohibited from the public sewer. Oil and sand interceptors shall be installed for the wash bays and must be covered with a roof structure if they are served by the public sewer. 10. Prior to issuance of a building permit,the applicant shall submit an air quality mitigation plan subject to the approval of the Environmental Health Department. All air quality mitigation measures shall be implemented prior to issuance of a certificate of occupancy. 11. Prior to issuance of a building permit, the applicant shall submit a fugitive dust control plan including, but not limited to,fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads, speed limits, and other measures necessary to limit dust. 12. Any asbestos abatement measures necessary shall be performed by a certified asbestos removal firm. 4 13. Any areas on-site where a vehicle or equipment will idle must have adequate ventilation. If the ventilation is internal,the system must be designed by a Registered Professional Engineer. 14. The applicant shall manage and conduct activities on site in such a manner as not to create a nuisance, or allow noise levels in excess of those permitted levels as set forth in the Municipal Code. 15. Prior to issuance of a building permit,the applicant shall obtain approval from the City Fire Marshall for specific requirements associated with the storage of hazardous materials, sprinkling, and alarm systems. 16. Lighting shall be primarily in the interior courtyard area of the facility with limited lighting in all other areas, especially on the north and west sides of the facility. Lighting shall be downcast. 17. The applicant shall review the use and any physical alterations to the existing irrigation ditch with the City Water Deaprtment. 18. Before issuance of a building permit,the applicant shall record this Planning and Zoning Resolution with the County Clerk and Recorder. 19. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to approve the Final Planned Unit Development, Rezoning, Conditional Use, and Special Review, and waive the"Residential Design Standards," for the Parks and Golf maintenance facility, 585 Cemetery Lane, with the conditions outlined in the Staff memo date July 15, 1997." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral agency comments Exhibit C -- Application Exhibit D -- Letter from Bill Sharp 5 Exhibit A STAFF COMMENTS: PLANNED UNIT DEVELOPMENT A development application for a PUD must comply with the following standards and requirements: 1. General Requirements: A. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding: The basis for the AACP and the Municipal Code is that the City operate efficiently. This proposed development will allow proper facilities needed to maintain public property. It is consistent with the AACP and the Municipal Code. B. The proposed development shall be consistent with the character of the existing land uses in the surrounding area. Staff Finding: The surrounding area is primarily City property that will be maintained with equipment stored at this facility. The applicant has held public meetings to accommodate the concerns of neighboring land owners in the appearance of the facility and its site design. This cooperation with concerned neighbors has resulted in a very well thought-out project that meets both the needs of the City and of the neighbors. C. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding: This project does not adversely affect the future development of the surrounding area. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Staff Finding: The proposed development is being considered by the Growth Management Commission. After this review,the City Council will consider granting the growth management exemptions, along with the Final PUD and Rezoning. 2. Density: A. The maximum density shall be no greater than that permitted in the underlying zone district. Furthermore, densities may be reduced if: 1. There is not sufficient water pressure and other utilities to serve the proposed development; 2. There are not adequate roads to ensure fire protection, snow removal and road maintenance to the proposed development; 3. The land is not suitable for the proposed development because of slope, ground instability, and the possibility of mud flow, rockfalls and avalanche dangers; 4. The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion and consequent water pollution; 5. The proposed development will have deleterious effect on air quality in the surrounding area and the city; or 6. The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding: The underlying zone district requires that the dimensional requirement be established • through the PUD process. There are no other density-reducing characteristics of the site. B. Reduction in density for slope consideration. 1. In order to reduce wildfire, mudslide, and avalanche hazards; enhance soil stability; and guarantee adequate fire protection access, the density of a PUD shall also be reduced in areas with slopes in excess of twenty (20) percent in the following manor: a. For lands between zero (0) and twenty (20) percent slope, the maximum density allowed shall be that permitted in the underlying zone district. b. For lands between twenty-one (21) and thirty (30) percent slope, the maximum density allowed shall be reduced to fifty (50) percent of that permitted in the underlying zone district. c. For lands between thirty-one (31) and forty (40) percent slope, the density shall be reduced to twenty-five (25) percent of that allowed in the underlying zone district. d. For lands in excess of forty (40) percent slope, no density credit shall be allowed. 2. Maximum density for the entire parcel on which the development is proposed shall be calculated by each slope classification, and then by dividing the square footage necessary in the underlying zone district per dwelling unit. 3. For parcels resting in more than one (1) zone district, the density reduction calculation shall be performed separately on the lands within each zone district. 4. Density shall be further reduced as specified in Chapter 26.04, Definition of Lot Area. Staff Finding: There are no density-reducing slopes on the site. As mentioned in the Staff memo, lot area is approximately 184,693 square feet, due to the area of Cemetery Lane that does not contribute to lot area or density. 3. Land Uses. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi-family dwelling units shall only be allowed when permitted in the underlying zone district. Staff Finding: A maintenance facility and affordable housing are conditional uses in the Public zone for which the applicant is requesting approval. 4. Dimensional Requirements. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted in the following: a. Minimum distance between buildings; b. Maximum height(including viewplanes); c. Minimum front yard d. Minimum rear yard e. Minimum side yard. f. Minimum lot width; g. Minimum lot area; h. Trash access area; Internal floor area ratio; and j. Minimum percent open space. If a variation is permitted in minimum lot area, the area of any lot may be greater or less than the minimum requirement of the underlying zone district, provided that the total area of all lots, when averaged, at least equals the permitted minimum for the zone district. Any variation permitted shall be clearly indicated on the final plat development plan. Staff Finding: For the purposes of determining dimensional requirements, the area zoned Public in association with this project should be considered the lot. The commission should establish the following dimensional requirements: a. Minimum distance between buildings: No requirement. b. Maximum height (including viewplanes): As represented in application, not to exceed 30 feet. c. Minimum front yard: 25 feet. d. Minimum rear yard: 20 feet, 10 feet for residential. e. Minimum side yard: 10 feet. f. Minimum lot width: No requirement. g. Minimum lot area: No requirement. • h. Trash access area: 10 feet wide, unobstructed Internal floor area ratio: No requirement. j. Minimum percent open space: No requirement. 5. Off-street parking. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations: a. The probable number of cars used by those using the proposed development. b. The parking need of any nonresidential units. c. The varying time periods of use, whenever joint use of common parking is proposed. d. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. e. The proximity of the proposed development to the commercial core or public recreational facilities in the city. Whenever the number of off-street parking spaces is reduced, the City shall obtain assurance that the nature of the occupancy will not change. Staff Finding: The Public zone district requires that parking requirements be established through Special Review. Please refer to Staff Comments on Special Review. 6. Open Space. The Open Space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed PUD, and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area. An area may be approved as a common park or recreation area if it: a. Is to be used and is suitable for scenic, landscaping, or recreation purposes; and b. Is land which is accessible and available to all dwelling units or lots for whom the common area is intended. A proportionate, undivided interest in all common park and recreation areas shall be deeded in perpetuity to each lot or dwelling unit owner within the planned unit development(PUD), together with a deed restriction against future residential, commercial, or industrial development. Any plan for open space shall also be accompanied by a legal instrument which ensures the permanent care and maintenance of open spaces, recreation areas, and communally owned facilities. Staff Finding: Not applicable. 7. Landscape Plan. There shall be approved as part of the final development plan a landscape plan, which exhibits a well designated treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. Staff Finding: As part of the dialogue with the surrounding neighbors, the applicant has proposed extensive landscaping to minimize the visual impacts of the facility. This landscaping plan well exceeds the normal expectations of this requirement. 8. Architectural Site Plan. There shall be approved as part of the final development plan an architectural site plan, which ensures architectural consistency with the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon appropriate use of materials, and upon the principles of harmony and proportion of the buildings with each other and surrounding land uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Staff Finding: Architectural drawings have been submitted with this application. The applicant has worked with the surrounding landowners in developing the architecture, landscaping, and site design of the proposed development. The applicant has made great strides to minimize the "maintenance facility" appearance of this structure from the neighboring residential properties and from the Golf Course. The massing, materials, and detailing of this structure are characteristic to the region and are very well thought-out and appropriate for the site. 9. Lighting. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Staff Finding: The Commission should require that the applicant comply with this standard, especially on the north and west sides of the site. 10. Clustering. Clustering of dwelling units is encouraged. Staff Finding: The one unit is incorporated into the office and maintenance facility. 11. Public facilities. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles. Staff Finding: The applicant has "letters to serve" and the appropriate service agencies have responded to the application. Utility service areas should remain accessible to service personnel. Any utility pedestals or other above-ground equipment must be installed on an easement and not within any public right-of-way. Easements should be recorded and delineated on the final plat. 12. Traffic and pedestrian circulation. a. Every dwelling unit, or other land use permitted in the planned unit development (PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. b. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Unit Development(PUD) shall not be connected to streets outside the development so as to encourage their use by through traffic. c. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development, or such surrounding collector and arterial roads shall be improved so that they will not be adversely affected. d. Every residential building shall not be farther than sixty (60) feet from an access roadway or drive providing access to a public street. e. All nonresidential land use within the planned unit development(PUD) shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. f. Streets in the planned unit development(PUD) may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent city regulations and ordinances. Staff Finding: The applicant has adequately addressed Traffic and Pedestrian considerations in this development proposal. The applicant should be required to join any future sidewalk improvement districts as it relates to the Cemetery Lane frontage. STAFF COMMENTS: AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP In reviewing an amendment to the text of this title or an amendment to the official zone district map, the City Council and the Commission shall consider: A. Whether the proposed amendment is in conflict with any applicable portions of this title. Staff Finding: This rezoning does not represent any conflict with the Municipal Code. The Public zone district will be a more appropriate category for this governmental facility. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding: One of the primary elements of the AACP is that the City operate efficiently. This proposed development will consolidate facilities needed to maintain public property. The Public zone also allows for affordable housing as a conditional use. This furthers community goals of providing live-work opportunities. It is consistent with the AACP. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: Most of the surrounding area is zoned Park. This Public zone district allows for the management and upkeep of these public areas. Furthermore, the zone change will not significantly change the characteristics of the property or of the operation. The facility separates the residents on Cemetery Lane from Highway 82. This neighborhood has been involved with the Parks Department in the development of this application. D. The effect of the proposed amendment on traffic generation and road safety. Staff Finding: The proposed rezoning itself will not have a discernible effect on traffic. The development will, however, generate more traffic to a certain degree. The development will not employ more people or generate a substantial increase in traffic. Staff does not believe this development poses any traffic safety issues. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether and the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding: The map change itself will not have a discernible effect on the public facility demands of the property. The provision of public facilities for the proposed development has been addressed in the PUD criteria. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: • The map amendment itself will not impact the natural environment. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: The proposed rezoning will more accurately describe the use already found on the site and is compatible with the community character. H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. Staff Finding: At Council's directive, the applicant has proposed employee generation be mitigated on- site. This map amendment allows affordable housing as a conditional use without changing significantly uses allowed or disallowed if the area were to remain Park zone. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding: It is in the community's interest to promote on-site affordable housing as part of the improvements to the maintenance facility. STAFF COMMENTS: CONDITIONAL USE Section 26.60.040, Standards Applicable to all Conditional Uses (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. Staff Finding: The intent of the zone district (Public) is to provide for the development of governmental and quasi-governmental facilities for cultural, educational, civic, and other governmental purposes. The basis for the AACP and the Municipal Code is that the City operate efficiently. This proposed development will allow proper facilities needed to maintain public property. It is consistent with the AACP and the Municipal Code. (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. Staff Finding: Through careful site planning, landscape design, and architectural considerations, developed in conjunction with surrounding land owners, the applicant's proposed development is compatible in character with its surroundings. The use does compliment the golf course and area parks and trails. (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. Staff Finding: The applicant has been very cognizant of the internal and external appearances and perceived operating characteristics of the facility. This is a maintenance facility in every sense from within the areas internal courtyard. The exterior of the "L," however, represents a much lesser intensive operation. The employee unit is removed from the "yard" area and has more of an exterior orientation. Trash will be maintained within the building. Parking for the facility appears to be adequate for employees, visitors, and for the employee unit. (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. Staff Finding: The applicant has received "letters of intent" from the associated service agencies. As part of the development, the applicant is upgrading phone service for the offices. (E) The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Staff Finding: The conditional uses are the maintenance facility and the affordable housing unit. The storage of equipment inside verses outside will not generate additional employees. The employee unit does not generate additional employees, it furthers the mitigation requirement of the office expansion. With the expansion of office space, the applicant is required to mitigate for employees. This mitigation is being accomplished both on-site, with the one-bedroom unit, and off-site with employee units at Water Place Housing. (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 title. Staff Finding: The development proposal is also being considered for Final PUD, Special Review, Rezoning, GMQS exemptions, and "Residential Design Standards" variances. The applicant will need to record a final plat. The applicant is proposing 1,116 additional square feet of office space. The housing mitigation for this space is 2.3436 employees. The applicant is providing a one-bedroom unit on-site to partially mitigate the additional employees generated. The applicant has requested a waiver of the employee mitigation required beyond the 1.75 being mitigated on-site. The remaining .5936 employees may be mitigated through a cash-in-lieu payment to the Housing Authority or by providing other off-site units. The applicant proposes, alternatively, that the remaining .5936 employees be mitigated off-site at Water Place Housing, an affordable housing project built by the City. The request for a waiver will be considered by City Council. STAFF COMMENTS: SPECIAL REVIEW FOR PARKING No development subject to special review shall be permitted unless the Commission makes a determination that the proposed development complies with all standards set forth below. B. Off-street parking requirements. Whenever off-street parking requirements of a proposed development are subject to establishment and/or mitigation via a payment in lieu by special review, the development application shall only be approved if the following conditions are met: 1. In all zone districts where the off-street parking requirements of a proposed development are subject to establishment and/or mitigation by special review, the applicant shall demonstrate that the parking needs of the residents, customers, guests, and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, the projected impacts onto the on-street parking of the neighborhood, its proximity to mass transit routes and the downtown area, and any special services, such as vans, provided for residents, guests, and employees. Staff Finding: The applicant is not increasing the number of employees of the parks department or of the Golf Department. The current parking situation seems to operate without any significant problems. Currently 22 parking spaces are available for employees and approximately 8 are available for visitors. One parking space is required for the employee unit. The Commission should require the applicant to include this parking space for the housing unit on the final plat, and that visitor parking be posted as such. DRAC Standards for Granting a Variance The following standards will be used by the Design Review Appeal Committee (DRAC) when granting variances from the "Residential Design Standards." In the event the applicant's project must be reviewed by another board, that board may act as DRAC. The project as proposed must be found to meet one of the following: a) yield greater compliance with the goals of the Aspen Area Community Plan; or, b) more effective method of addressing standard in question; or, c) be clearly necessary for reasons of fairness related to unusual site specific constraints. The applicant's proposed development is not in compliance with the following Residential Design Standards: 26.58.040(A)(1) The orientation of the principal mass of all buildings must be parallel to the road. On curvilinear streets, the principal mass of all buildings must be [parallel to the]tangent of the midpoint of the arc. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The proposed variances would not yield greater compliance with the goals of the Community Plan. b) a more effective method of addressing standard in question; or, Staff Finding: The proposed variance is a more effective method of addressing the Standard in question. This is a building housing existing City offices and a maintenance/storage facility. It does not require the sidewalk appeal that the City promotes in residential areas and it should not have to respond to the same criteria of pure residential development. The Commission should waive the "Residential Design Standards" for this project. c) clearly necessary for reasons of fairness related to unusual site specific constraints. Staff Finding: There are no site specific constraints that necessitate a variance. `4k►bF4- DRAFT MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh, City Engineer From: Ross C. Soderstrom, Project Engineer Date: June 10, 1997 Re: City of Aspen Park& Golf Maintenance Facility Final PUD, Conditional Use, Special Review& GMQS Exemption Reviews Physical Address: 585 Cemetery Lane.Aspen, CO Legal Address: Portion of Lot 1. Aspen Golf Course Subdivision, Aspen, CO After reviewing the above referenced application and making a site visit. I am reporting the combined comments made by the members of the DRC. In April, 1995 a conceptual version of this same application was reviewed by the City. Since that time, the applicant has investigated the comments and requirements presented by the several reviewing city departments and has discussed those topics in the present application. The design has also been refined and revised to incorporate some of these ideas. As such, only those aspects of the current application which need further development or refinement are discussed below. 1. Site Drainage: The applicant has proposed a drainage plan which will require further refinement regarding the use of trench drains and drywells in light of how the facilities will be used and where vehicles will be washed down. The objective is to separate and capture the greatest amount of any petroleum products before they enter the drvwell(s). If an out of doors vehicle wash bay is included in the fmal design, it appears that it will need to be at least covered and have a physical barrier around the perimeter to prevent the introduction of rain and snow into the drainage system. This type of vehicle wash bay should also be drained through the interior waste water sewer system and the oil & sand separator to remove these materials before the effluent is discharged to the sanitary sewer system. The interior courtyard created between the existing shop building to the east and the proposed building should be graded so as to prevent drainage from the paved area in front of the buildings from draining into the irrigation ditch. _ 1 OF 3 DRCM 1397.DOC DRAFT Memo-City of Aspen Parks&Golf itenance Facility Final PUD,Conditional Use.Special w&GMQS Exemption Reviews DRAFT 2. Trash & Utility Areas: Water and electric utility meters and service connection points must be accessible to service personnel in the completed project and not obstructed by garbage or recycling containers, other structures or vegetation. Any new surface utilities requiring a pedestal or other above ground equipment must be installed on an easement provided by the property owner and not located within the public right-of-way. Easements and/or access agreements granted to the Aspen Consolidated Sanitation District and Holycross Electric Association may be dedicated and shown on the revised Subdivision/PUD plat recorded at the conclusion of the application/approval process. 3. Environmental Impacts Mitigation: The applicant should continue to work with the Pitkin County/Aspen Environmental Health office to identify and quantify the types of mitigation which will be required for the proposed development. A list of the types and quantity of impacts to mitigate along with a proposed list of types, quantities and qualities of mitigation should be prepared by the applicant for approval by the Environmental Health office prior to issuance of any building permit for this project. 4. Sidewalk Area: The property owner will be required to execute and record a curb, gutter and sidewalks agreement for future sidewalk construction along the Cemetery Lane frontage prior to issuance of a building permit. (This condition will be shown on the revised plat and on a separate agreement form.) Along the entire street frontage, a sidewalk or`pedestrian area' of at least five (5) ft. in width shall remain unobstructed by improvements including fences. landscape boulders. vegetation; e.g. any new trees must be located to provide space for and alignment of any future sidewalk with the neighboring sidewalk routes to either side. If the existing bike path remains in existence when a sidewalk or pedestrian usable space is extended beyond the northerly end of the existing bike path, this may be incorporated and used as part of the pedestrian useable space. The pedestrian usable space shall be shown on the final site plan and the plan set submitted for the building permit. The applicant shall pave at least a single walkway between the existing bicycle path and the bus shelter facing onto Highway 82 to replace the earthen path presently joining these two public transportation facilities. 5. Fire Sprinkling,Hazardous Materials Storage and Alarms: The applicant needs to verify the specific requirements with the Fire Marshall regarding the fire sprinkling requirements, lockers for storage of hazardous materials and fire alarm system, as applicable, once the final building design and site plan are completed and prior to the issuance of a building permit. 6. Use of Irrigation Ditch Water: The applicant shall review its use of irrigation ditch water with the City Water Dept. to verify and document that use and the proposed changes to the ponds and routing of the irrigation ditch through the property prior to building permit issuance. 2 OF 3 DRCM 1397.DOC DRAFT Memo-City of Aspen Parks&Golf penance Facility Final PUD,Conditional Use,Special w&GMQS Exemption Reviews DRAFT 7. Revised Subdivision/PUD Plat: Since the applicant is proposing a change in use and zoning of only a portion (approximately 4.6 Ac) of a larger parcel (182 Ac) which is presently developed as the Aspen Golf Course Subdivision/PUD, the applicant or its surveyor needs to consult with the Engineering Dept. prior to preparing the revised subdivision/PUD plat. 8. Cemetery Lane Right-of-Way: The applicant needs to provide additional information regarding the basis of the legal description of the Cemetery Lane Right-of-Way. As presented on the surveys provided in the application, approximately half of the existing paved area of Cemetery Lane lies east and outside of the right-of-way shown on the survey. 9. Improvement Districts: The property owner shall be required to agree to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights-of- way. The agreement shall be executed and recorded concurrent with the final subdivision plat. 10. As-Builts: Prior to C.O. issuance the building permit applicant will be required to submit to the Aspen/Pitkin County Data Processing Dept. as-builts drawings for the project showing the property lines, building footprint, easements, encroachments, entry points for utilities entering the property boundaries and any other improvements. Misc.: driveway onto Cemetery Lane - width signs at d/w onto Cemetery Ln 30F3 DRCM I397.DOC DRAFT MEMORANDUM To: Chris Bendon,Planning Office Through: Lee Cassin,Assistant Environmental Health,Director jcG. From: Nancy MacKenzie,Environmental Health Specialist Date: June 2,1997 Re: City of Aspen Parking&golf Maintenance Facility Final PUD,Conditional Use, Special Review and GMQS Exemption The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under authority of the Municipal Code of the City of Aspen,and has the following comments. SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or occupant of any building used for residence or business purposes within the city to construct or reconstruct an on-site sewage disposal device." The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation District(ACSD)meet the requirements of this department. The ability of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be determined by the ACSD.The applicant has provided documentation that the service agency is capable of serving the development. ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings,structures,facilities,parks, or the like within the city limits which use water shall be connected to the municipal water utility system." The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the supply of safe water. The City of Aspen Water Department shall determine if adequate water is available for the project. The City of Aspen water supply meets all standards of the Colorado Department of Health for drinking water quality. WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal water supply from injury and pollution,the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal water supplies for a distance of five(5)miles above the points from which municipal water supplies are diverted." A drainage plan to mitigate the water quality impacts from drive and parking areas will be evaluated by the City Engineer. During preliminary discussion with Tom Bracewell,he indicated that there was a problem in the design of the drywells and the oil and sand separators. A condition of approval should be that the Applicant discuss the design of the drywells and the oil and sand separators with the ACSD to assure the final design is correct. AIR QUALITY: Sections 11-2.1 "It is the purpose of]the air quality section of the Municipal Code]to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control,prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to"lessen congestion" and"avoid transportation demands that cannot be met"as well as to"provide clean air by protecting the natural air sheds and reducing pollutants". The major concern of our department is the impact of increasing traffic in a non-attainment area designated by the EPA. Under the requirements of the State Implementation Plan for the Aspen area,PM-10(which comes almost all from traffic driving on paved roads)must be reduced by 25% by 1997.In order to achieve that reduction,traffic increases that ordinarily would occur as a result of development must be mitigated,or else the gains brought about by community control measures will be lost.In addition,in order to comply with the municipal code requirement to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution, traffic increases of development must be offset. Using the Institute of Transportation Engineers Trip Generation Report Fifth Edition for trip generation rates for the new development of a 12,944 storage building,1,116 new office space and 1 new affordable housing unit(close to a bus stop),80 trips/day or 11 Lbs of PM10/day must be mitigated. Auto disincentives already being implemented such as carpooling and complimentary bus passes are good ways to mitigate.To determine if there has already been enough mitigation planned, exact numbers must be compiled to show how many vehicle trips per day are removed by these auto disincentives. The applicant has indicated a willingness to pave the shoulder of Hwy 82 &Cemetery Lane by the bus pull-off. Doing this would more than mitigate the 11 lbs of PM10. The details of a mitigation plan that will either reduce 80 trips/day within the non-attainment area,or will remove 11 lbs of PM10/day must be finalized. An area that offers great potential for mitigation is use by employees of RFTA buses,or electric-or non-electric bikes for commuting between the facility and city hall. A condition of approval is that the details of the mitigation must be finalized and approved by the Environmental Health Department and a letter of commitment from the Applicant that the mitigation will be implemented before final CO of the new buildings. FIREPLACE/WOODSTOVE PERMITS Non-residential buildings may not have any type of fireplace or woodstove and we assume there will be none in this facility.The affordable housing unit could have a gas log fireplace,certified woodstove,or gas appliance.If any is planned,a fireplace permit is required. FUGITIVE DUST A fugitive dust control plan is required which includes,but is not limited to • fencing,watering of haul roads and disturbed areas,daily cleaning of adjacent paved roads to remove mud that has been carried out,speed limits,or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This is a requirement before a building permit can be issued. DEMOLITION Prior to any demolition,the applicant is required have the building tested for asbestos,and if any is present,to have it removed by a certified asbestos abatement firm. VENTILATION Any areas where equipment will idle tnusfhave a ventilation system designed by a Registered Professional Engineer who specializes in ventilation systems,in order to ensure that safe levels of pollutants are maintained inside the building,and that pollutants are not ventilated to the outside in high levels. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: 2 NOISE ABATEMENT:Section 16-1"The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health,safety and welfare of the residents of the City of Aspen and it its visitors. Accordingly,it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction,noise can not exceed maximum permissible sound level standards,and construction cannot be done except between the hours of 7 a.m.and 10 p.m. It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood.The applicant should be aware of this and take measures to minimize the predicted high noise levels. 3 MEMO To: Chris Bendon From: Ed Van Walraven, Fire Marshal Subject: City of Aspen Golf etc. Parcel ID#2735-111-09-001 Date: May 28, 1997 Chris, There are no comments other than those already noted in the attached. Please contact me if you have any questions. iTh you, Ed ce_ JUN 09 '97 11: 16AM ASPEN HOUSING OFr P.1 MEMORANDUM TO: Chris Bendon, Community Development Department FROM: Cindy Christensen, Housing Office DATE: June 9, 1997 RE: City of Aspen Parking & Golf Maintenance Facility Final PUD, Conditional Use, Special Review &GMOS Exemption Parcel ID Nc. 2735-111-09-001 ISSUE: The Parks Department has increased the space of the office to 1,116 square feet. In the last memo, the zone district to calculate employees generated was the Office zone district. This application is requesting a change to Public, which would relate to the Commercial Lodge (CO) and Other zone district. This zone district requires that an applicant mitigate for 3.50 employees per 1,000 square feet net leasable. Therefore, the mitigation require is 1,116 divided by 1,000 times 3.5 employees times 60% = 2.3436, The applicant is providing housing for 1.75 employees, therefore, the applicant is short .5936 employees for the additional office space expansion. The applicant is asking City Council for a waiver of the .05 employee mitigation. RECOMMENDATION: The Housing Office recommends: 1. that the one-bedroom unit be fully deed restricted to Category 2 guidelines prior to building permit approval (this deed restriction needs to be provided to the applicant by the Housing Office); 2. that the applicant be required to mitigate for the additional .5936 employee, which would require the applicant to pay a payment-in-lieu fee of $77,000 + $64,000 divided by 2 X .5936 = $41,848.80 (new affordable housing project are required to pay Park Dedication Fees,therefore, a credit of$41,848.80 could be provided to Housing for the next Park Dedication Fee due for the next affordable housing project); 3. prior to Certificate of Occupancy, the Housing Office inspect the unit. F;EC°NiE i %- en ConsojoialeicSanilalro. Jr' iric MQ1 2 1991 565 North Mill Street �N t Aspen, Colorado 81611 PSPEN f rc' rFN wr Tele. (970) 925-3601 FAX#4 G,'�5-2537 Sy Kelly Chairman Michael Kelly Paul Smith • Treas. Frank Loushin Louis Popish Sect Bruce Matherly, Mgr. May 22, 1997 Chris Bendon Community Development 130 S. Galena St. Aspen, CO 81611 Re: City Parking and Golf Facility final PUD Dear Chris: The Aspen Consolidated Sanitation District currently has sufficient collection and treatment capacity to serve this project. Service is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. A line extension request and collection system agreement will be required. Information for both is available from our line superintendent at the District office. Easements, including minor access easements, will be needed for the extension and must be granted according to standard District form. Funding to cover the District's costs of reviewing the plans for the extension, and to cover the costs of observing the installation of the line extension, must be placed in escrow with the District, once final plans are developed. Our line superintendent can estimate the amount funding needed. The existing service line must be replaced prior to construction of the line extension as is suggested in the application. The wash bay(s) will be required to have sand and oil interceptors and they must be covered if they are to be served by the public sewer. Sand and oil interceptors will also be required in the heated and cold vehicle storage areas if these facilities contain floor drains. All flows resulting from on-site drainage, surface run-off, and groundwater (clear water connections) are prohibited from the public sewer system. The total connection fees for the project-can be estimated once detailed plans are developed. A summary of fixtures and drains to be installed in the cold and heated storage areas is needed as well as additional fixture information regarding the wash bay areas. All outside drains, connected to the public system, must be covered to exclude clear water sources of run-off and surface drainage. Please call if you have any questions. Sincerely, - Bruce Matherly District Manager EPA Awards of Excellence 1976 • 1986 • 1990 Regional and National SpcN \A2xs f Lro p / Iq 11Ul ,4c Cuaccsi ZoNS — ra cur- /SOWN ON "nee— SiZC. - r.e Q ,r_a a /CS ' C4-re CS 5,1 rd fF&,-P H r 1//t,✓ ?L.#' f ? c occr GOLr cociesc FwrrotJcr F(do ifrf go/ TO X71 CP [.7 artj if(o✓-r 4iasa EC? ' N d SrA(RN (41 , d9E A4S 5 J GL E kear ,, /C t D uGE cwr Hoc ,41.t. 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I.''111, ifirc Csa CLANAuck hO( o pro k 2 ilh will tilf-6 8-Z PUBLIC NOTICE RE: PARKS/GOLF MAINTENANCE FACILITY EXEMPTION FOR AFFORDABLE HOUSING AND ESSENTIAL PUBLIC FACILITIES NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 17, 1997 at a meeting to begin at 5:00 p.m. before the Growth Management Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St.,Aspen. to consider an application submitted by the City of Aspen requesting Growth Management Quota System Exemption for Affordable Housing and Essential Public Facilities for the construction of a maintenance storage building, office space expansion, and one employee dwelling unit. The property is located at 585 Cemetery Lane. near the intersection of Cemetery Lane and Highway 82. For further information, contact Chris Bendon at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/Sara Garton.Chair Growth Management Commission Published in the Aspen Times on May 31. 1997 City of Aspen Account PUBLIC NOTICE RE: PARKS/GOLF MAINTENANCE FACILITY SPECIAL REVIEW, CONDITIONAL USE,REZONING AND FINAL PUD NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday. June 17. 1997 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room. City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the City of Aspen Parks and Golf Departments.Aspen. CO. requesting Special Review, Conditional Use. Rezoning and Final PUD approval for the construction of a maintenance storage building, office space expansion, and one employee dwelling unit. The property is located at 585 Cemetery Lane. near the intersection of Cemetery Lane and Highway 32. For further information, contact Chris Bendon at the Aspen Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5072. s/Sara Garton.Chair Aspen Planning and Zoning Commission Published in the Aspen Times on May 31. 1997 City of Aspen Account MEMORANDUM TO: Growth Management Commission THRU: Stan Clauson, Community Develop • t Direc off' Julie Ann Woods, Deputy Director 11111di FROM: Christopher Bendon, City Planner RE: City Parks and Golf Maintenance Facility Recommendation to City Council for Essential Public Facilities and Affordable Housing DATE: July 15, 1997 SUMMARY: The City Parks and Golf Departments are expanding their offices, maintenance facilities, and are providing an affordable housing unit on-site as part of their employee mitigation. Both essential public facilities and affordable housing are eligible for an exemption by City Council from the scoring and competition procedures of growth management, with a recommendation from the Growth Management Commission. Affordable housing units are deducted from the annual pool of development allotments, essential public facilities are not. Staff recommends that the Growth Management Commission recommend the City Council approve the exemptions and approve the method in which affordable housing is proposed,with conditions. APPLICANT: City of Aspen Parks Department. Rebecca Shickling, Interim Director LOCATION: 585 Cemetery Lane ZONING: Park-Planned Unit development. The applicant is proposing a zoning change to Public - Planned Unit Development which will be considered by the Planning and Zoning Commission also on July 15, 1997, after the GMC hearing. CURRENT LAND USE: City offices and maintenance facilities. PROPOSED LAND USE: City offices, maintenance facilities, and an affordable housing unit. 1 PREVIOUS ACTION: The Planning and Zoning Commission and the City Council approved the project for conceptual Planned Unit Development. The Growth Management Commission has not previously considered this application. REVIEW PROCEDURE: Affordable housing projects are eligible for an exemption from the scoring and competition components of growth management by the City Council. Affordable housing projects are deducted from the annual allotment. Essential public facilities are eligible for an exemption from the scoring and competition components of growth management by the City Council. These projects are not deducted from the annual allotment. Growth management exemptions by City Council may be considered after the application has been reviewed and considered by the Growth Management Commission at a public hearing. BACKGROUND: The Parks Department received conceptual approval for the PUD in 1995. Conditions of this approval required the mitigation of 1.8 additional employees generated by the office expansion. This 1.8 number was based on 1000 square feet of office space in the Office Zone District. See Housing referral letter dated April 20, 1995 (Exhibit B). CURRENT ISSUES: The application was received in the 96-97 growth management year. These units are deducted from the pool of annual development allotments. The number of allotments currently available in this category is: Standard Maximum Allotment Pool = B +A Where: B=base allotment A=accumulated allotment deficit/surplus (from preceding years; as compared to base allotment Standard Maximum Allotment Pool = 124 for year, 96-97 - 6 pending(Aspen Manor, Stage 3) - 77 Allotments awarded in 96-97 = 41 Affordable Housing Allotments The applicant is requesting 1 unit of the 41 available from the 96-97 growth management year. The Commission should note that there are now an additional 43 AH units available from the current year. STAFF COMMENTS: The 1.8 employee mitigation number from the conceptual approval was based on 1,000 square feet of office space in the Office Zone District. The development now proposed has 1,116 square feet of office space. Because the development is in the Public zone (pending rezoning approval),the applicant is required to mitigate 3.5 employees per 2 1,000 square feet. 60% (critical mass)of this number is 2.3436 employees; this is the number of employees to be mitigated. CL and Other Zone Districts: 3.5 employees/1,000 square feet 3.5/1,000 x 1,116 square feet x 60% = 2.3436 FTEs The one-bedroom unit on-site mitigates for 1.75 employees, leaving .5936 employees. The City, however, is in the process of constructing Water Place Housing, an affordable housing project for City employees. Staff feels that this project should be considered off-site mitigation, and that between the on-site and off-site housing being provided,the Parks Department should not be further required to mitigate with a cash-in-lieu payment to the Housing Authority. RECOMMENDATION: Staff recommends the Growth Management Commission recommend to the City Council approval of the exemption for essential public facilities and affordable housing and approval of the method in which affordable housing is proposed,with the following conditions: 1. The applicant shall provide housing mitigation for 2.3436 employees. The "method" for providing this housing shall be one Category 2 one-bedroom unit on-site with the remaining .5936 employee mitigation accomplished off-site at the Water Place Housing project. 2. The applicant is fully subject to all reviews and approvals by the Aspen Planning and Zoning Commission and the Aspen City Council as required in the Municipal Code. In no way shall this recommendation imply approval of any other required approval. 3. Before issuance of a building permit,the applicant shall record this Growth Management Commission Resolution with the County Clerk and Recorder. 4. All material representations made by the applicant in the application and during public meetings with the Growth Management Commission shall be adhered to and considered conditions of this recommendation, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I recommend City Council exempt from the scoring and competition procedures the r essential public facilities and the affordable housing unit proposed at the Parks Department offices, 585 Cemetery Lane, and recommend that City Council approve of this method of providing affordable housing with the conditions listed in the Staff memo dated July 15, 1997." 1111 ATTACHMENTS: Exhibit A -- Review criteria for City Council exemptions Exhibit B -- Referral agency comments Exhibit C -- Application 3 Exhibit A Exemptions by City Council are subsequent to review and consideration by the GMC at a public hearing. Following are the review criteria for City Council: Exemption for Essential Public Facilities: 1. Except for housing, development shall be considered an essential public facility if it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a significant growth generator, is available for use by the general public, and serves the needs of the City. Staff Finding: Although it is not for use by the general public, the facility serves the needs of the City. The office and maintenance facility components of this proposed development are clearly essential public facilities using this definition. 2. An applicant for an exemption pursuant to this section shall be required to demonstrate to the satisfaction of the City Council that the impacts of the essential public facility will be mitigated, including those associated with the generation of additional employees, the demand for parking, road and transit services, and the need for basic services including but not limited to water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has a negligible adverse impact on the city's air, water, land and energy resources, and is visually compatible with surrounding areas. Staff Finding: Using the growth management standards for development, the 1,116 square feet of office development creates additional employees at the rate of 3.5 per 1,000 square feet. The AACP maintains as a goal to house 60% of the community's workforce upvalley. The Housing Authority suggests the applicant be required to supply housing for 2.3436 employees. The applicant has proposed a one-bedroom unit deed restricted to Category 2. This unit mitigates for 1.75 employees, leaving .5936 left to be mitigated. The Housing Authority suggested the amount of$41,848.80 either be paid cash-in-lieu, or be applied towards Park Dedication Fees for Housing Authority projects. The Planning Department recognizes that the City is in the process of building Water Place Housing, an affordable housing project for City employees, including Parks employees. This project is not in response to any specific mitigation requirements for City projects, but should be considered when City projects require mitigation. The combination of on-site and off-site housing should eliminate the need to further mitigate with a cash-in-lieu payment to the Housing Authority. Upon consideration of the Water Place Housing project, the Housing Authority has requested the City document the number of units at Water Place and how many have been used towards mitigation. With this, Housing Authority can keep track of the "employee mitigation bank" and when the City needs to provide additional housing mitigation. The Housing Authority already uses this method with the Pitkin County government. 3. Notwithstanding the criteria as set forth in Sections 26.100.050(C)(2)(a)(1) and 26.100.050(C)(2)(a)(2) the City Council may determine upon application that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development from the growth management competition and scoring procedures and such mitigation requirements as it deems appropriate and warranted. Staff Finding: The Parks Department is a non-profit entity. The project has already been determined to be an essential public facility. The City Council may waive such mitigation requirements as it deems necessary and warranted, but Staff does not feel there is such a need. Exemption for Affordable Housing: Affordable housing deed restricted in accordance with the guidelines of the City Council and its housing designee shall be exempt from the scoring and competition procedures of growth management by City Council. Staff Finding: The proposal includes one unit deed restricted to Category 2. This unit, if approved by City Council, will be deducted from the annual pool of development allotments. Approval of the method by which the applicant proposes to provide affordable housing shall be at the option of the City Council, upon the recommendation of the Growth Management Commission. In evaluating the applicant's proposal, the advice of the Aspen/Pitkin County Housing Authority shall be sought in considering the following factors: 1. Whether the city has an adopted plan to develop affordable housing with monies received from payment of affordable housing dedication fees. Staff Finding: The City, through the Housing Authority, has developed an affordable housing plan for both public and private monies. Developers are strongly encouraged to mitigate on-site before considering off-site or payments-in-lieu. 2. Whether the city has an adopted plan identifying the applicant's site as being appropriate for affordable housing. Staff Finding: As it is part of the City's Golf Course and a maintenance facility site, the AACP does not specifically designate this area as a potential affordable housing development site. The AACP does, however, promote the development of affordable housing close to the center of town and within walking distance to work opportunities and community facilities. 3. Whether the applicant's site is well suited for the development of affordable housing, taking into account the availability of services, proximity to employment opportunities and whether the site is affected by environmental constraints to development or historic preservation concerns. Staff Finding: As mentioned in the response to #2, above, the site is well suited for providing affordable housing on-site. There are no known environmental or historical constraints to development on this site. 4. Whether the method proposed will result in employee housing being produced prior to or at the same time the impacts of the development will be experienced by the community. Staff Finding: The applicant will be developing the affordable housing at the same time as the maintenance facility. 5. Whether the development itself requires the provision of affordable housing on- site to meet its service needs. Staff Finding: The development does not specifically require this affordable housing to be provided on- site. By providing the housing on-site the City will benefit with added security for City property and by providing housing to a City employee. DRAFT MEMORANDUM To: Chris Bendon, Planner Thru: Nick Adeh, City Engineer From: Ross C. Soderstrom, Project Engineer Date: June 10, 1997 Re: City of Aspen Park& Golf Maintenance Facility Final PUD, Conditional Use, Special Review& GMQS Exemption Reviews Physical Address: 585 Cemetery Lane. Aspen, CO Legal Address: Portion of Lot 1. Aspen Golf Course Subdivision,Aspen, CO After reviewing the above referenced application and making a site visit, I am reporting the combined comments made by the members of the DRC. In April, 1995 a conceptual version of this same application was reviewed by the City. Since that time, the applicant has investigated the comments and requirements presented by the several reviewing city departments and has discussed those topics in the present application. The design has also been refined and revised to incorporate some of these ideas. As such. only those aspects of the current application which need further development or refinement are discussed below. 1. Site Drainage: The applicant has proposed a drainage plan which will require further refinement regarding the use of trench drains and drywells in light of how the facilities will be used and where vehicles will be washed down. The objective is to separate and capture the greatest amount of any petroleum products before they enter the dr well(s). If an out of doors vehicle wash bay is included in the final design, it appears that it will need to be at least covered and have a physical barrier around the perimeter to prevent the introduction of rain and snow into the drainage system. This type of vehicle wash bay should also be drained through the interior waste water sewer system and the oil & sand separator to remove these materials before the effluent is discharged to the sanitary sewer system. The interior courtyard created between the existing shop building to the east and the proposed building should be graded so as to prevent drainage from the paved area in front of the buildings from draining into the irrigation ditch. 1 OF 3 DRCM 1397.DOC DRAFT Memo-City of Aspen Parks&Golf tenance Facility Anal PUD,Conditional Use.Special N&GMQS Exemption Reviews DRAFT 2. Trash & Utility Areas: Water and electric utility meters and service connection points must be accessible to service personnel in the completed project and not obstructed by garbage or recycling containers, other structures or vegetation. Any new surface utilities requiring a pedestal or other above ground equipment must be installed on an easement provided by the property owner and not located within the public right-of-way. Easements and/or access agreements granted to the Aspen Consolidated Sanitation District and Holycross Electric Association may be dedicated and shown on the revised Subdivision/PUD plat recorded at the conclusion of the application/approval process. 3. Environmental Impacts Mitigation: The applicant should continue to work with the Pitkin County/Aspen Environmental Health office to identify and quantify the types of mitigation which will be required for the proposed development. A list of the types and quantity of impacts to mitigate along with a proposed list of types, quantities and qualities of mitigation should be prepared by the applicant for approval by the Environmental Health office prior to issuance of any building permit for this project. 4. Sidewalk Area: The property owner will be required to execute and record a curb. gutter and sidewalks agreement for future sidewalk construction along the Cemetery Lane frontage prior to issuance of a building permit. (This condition will be shown on the revised plat and on a separate agreement form.) Along the entire street frontage, a sidewalk or"pedestrian area" of at least five (5) ft. in width shall remain unobstructed by improvements including fences. landscape boulders. vegetation; e.g. any new trees must be located to provide space for and alignment of any future sidewalk with the neighboring sidewalk routes to either side. If the existing bike path remains in existence when a sidewalk or pedestrian usable space is extended beyond the northerly end of the existing bike path, this may be incorporated and used as part of the pedestrian useable space. The pedestrian usable space shall be shown on the fmal site plan and the plan set submitted for the building permit. The applicant shall pave at least a single walkway between the existing bicycle path and the bus shelter facing onto Highway 82 to replace the earthen path presently joining these two public transportation facilities. 5. Fire Sprinkling, Hazardous Materials Storage and Alarms: The applicant needs to verify the specific requirements with the Fire Marshall regarding the fire sprinkling requirements, lockers for storage of hazardous materials and fire alarm system, as applicable. once the final building design and site plan are completed and prior to the issuance of a building permit. 6. Use of Irrigation Ditch Water: The applicant shall review its use of irrigation ditch water with the City Water Dept. to verify and document that use and the proposed changes to the ponds and routing of the irrigation ditch through the property prior to building permit issuance. 2 OF 3 DRCM 1397.DOC DRAFT k ' t. Memo-City of Aspen Parks&Gol ;ntenance Facility Final PUD.Conditional Use.Special :w&GMQS Exemption Reviews DRAFT 7. Revised Subdivision/PUD Plat: Since the applicant is proposing a change in use and zoning of only a portion (approximately 4.6 Ac) of a larger parcel (182 Ac) which is presently developed as the Aspen Golf Course Subdivision/PUD, the applicant or its surveyor needs to consult with the Engineering Dept. prior to preparing the revised subdivision/PUD plat. • 8. Cemetery Lane Right-of-Way: The applicant needs to provide additional information regarding the basis of the legal description of the Cemetery Lane Right-of-Way. As presented on the surveys provided in the application, approximately half of the existing paved area of Cemetery Lane lies east and outside of the right-of-way shown on the survey. 9. Improvement Districts: The property owner shall be required to agree to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights-of- way. The agreement shall be executed and recorded concurrent with the final subdivision plat. 10. As-Builts: Prior to C.O. issuance the building permit applicant will be required to submit to the Aspen/Pitkin County Data Processing Dept. as-builts drawings for the project showing the property lines, building footprint, easements, encroachments, entry points for utilities entering the property boundaries and any other improvements. Misc.: driveway onto Cemetery Lane - width signs at d/w onto Cemetery Ln 30F3 DRCM I397.DOC DRAFT MEMORANDUM To: Chris Bendon,Planning Office Through: Lee Cassin,Assistant Environmental Health,Director tirty0 From: Nancy MacKenzie,Environmental Health Specialist Date: June 2,1997 Re: City of Aspen Parking&golf Maintenance Facility Final PUD,Conditional Use, Special Review and GMQS Exemption The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under authority of the Municipal Code of the City of Aspen,and has the following comments. SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "it shall be unlawful for the owner or occupant of any building used for residence or business purposes within the city to construct or reconstruct an on-site sewage disposal device." The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation District(ACSD)meet the requirements of this department. The ability of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be determined by the ACSD.The applicant has provided documentation that the service agency is capable of serving the development. ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings,structures,facilities,parks, or the like within the city limits which use water shall be connected to the municipal water utility system." The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the supply of safe water. The City of Aspen Water Department shall determine if adequate water is available for the project. The City of Aspen water supply meets all standards of the Colorado Department of Health for drinking water quality. WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal water supply from injury and pollution,the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal water supplies for a distance of five(5)miles above the points from which municipal water supplies are diverted." A drainage plan to mitigate the water quality impacts from drive and parking areas will be evaluated by the City Engineer. During preliminary discussion with Tom Bracewell,he indicated that there was a problem in the design of the drywells and the oil and sand separators. A condition of approval should be that the Applicant discuss the design of the drywells and the oil and sand separators with the ACSD to assure the final design is correct. AIR QUALITY: Sections 11-2.1 "it is the purpose of[the air quality section of the Municipal Code]to achieve the maximum practical degree of air purity possible by requiting the use of all available practical methods and techniques to control,prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to"lessen congestion" • 1 and"avoid transportation demands that cannot be met"as well as to"provide clean air by protecting the natural air sheds and reducing pollutants". The major concern of our department is the impact of increasing traffic in a non-attainment area designated by the EPA. Under the requirements of the State Implementation Plan for the Aspen area,PM-10(which comes almost all from traffic driving on paved roads)must be reduced by 25% by 1997.In order to achieve that reduction,traffic increases that ordinarily would occur as a result of development must be mitigated,or else the gains brought about by community control measures will be lost.In addition,in order to comply with the municipal code requirement to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution, traffic increases of development must be offset. Using the Institute of Transportation Engineers Trip Generation Report Fifth Edition for trip generation rates for the new development of a 12,944 storage building, 1,116 new office space and 1 new affordable housing unit(close to a bus stop),80 trips/day or 11 Lbs of PM10/day must be mitigated. Auto disincentives already being implemented such as carpooling and complimentary bus passes are good ways to mitigate. To determine if there has already been enough mitigation planned, exact numbers must be compiled to show how many vehicle trips per day are removed by these auto disincentives. The applicant has indicated a willingness to pave the shoulder of Hwy 82&Cemetery Lane by the bus pull-off. Doing this would more than mitigate the 11 lbs of PM10.The details of a mitigation plan that will either reduce 80 trips/day within the non-attainment area,or will remove 11 lbs of PM10/day must be finalized.An area that offers great potential for mitigation is use by employees of RFTA buses, or electric-or non-electric bikes for commuting between the facility and city hall. A condition of approval is that the details of the mitigation must be finalized and approved by the Environmental Health Department and a letter of commitment from the Applicant that the mitigation will be implemented before final CO of the new buildings. FIREPLACE/WOODSTOVE PERMITS Non-residential buildings may not have any type of fireplace or woodstove and we assume there will be none in this facility.The affordable housing unit could have a gas log fireplace,certified woodstove,or gas appliance.If any is planned,a fireplace permit is required. FUGITIVE DUST A fugitive dust control plan is required which includes,but is not limited to • fencing,watering of haul roads and disturbed areas,daily cleaning of adjacent paved roads to remove mud that has been carried out,speed limits,or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This is a requirement before a building permit can be issued. DEMOLITION Prior to any demolition,the applicant is required have the building tested for asbestos,and if any is present,to have it removed by a certified asbestos abatement firm. VENTILATION Any areas where equipment will idle must have a ventilation system designed by a Registered Professional Engineer who specializes in ventilation systems,in order to ensure that safe levels of pollutants are maintained inside the building,and that pollutants are not ventilated to the outside in high levels. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: 2 • NOISE ABATEMENT:Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health,safety and welfare of the residents of the City of Aspen and it its visitors. Accordingly,it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction,noise can not exceed maximum permissible sound level standards,and construction cannot be done except between the hours of 7 a.m.and 10 p.m. It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood.The applicant should be aware of this and take measures to minimize the predicted high noise levels. • 3 MEMO To: Chris Bendon From: Ed Van Walraven, Fire Marshal Subject: City of Aspen Golf etc. Parcel ID#2735-111-09-001 Date: May 28, 1997 Chris, There are no comments other than those already noted in the attached. Please contact me if you have any questions. Thli, lc you, Ed � SUN 09 'Sr 11:16AM ASFEM HOUSING OFC r•1 MEMORANDUM TO: Chris Bendon, Community Development Department FROM: Cindy Christensen, Housing Office DATE: June 9, 1997 RE: City of Aspen Parking & Golf Maintenance Facility Final PLJD, Conditional Use, Special Review& GMQS Exemption Parcel ID Nc. 2735-111-09-001 ISSUE: The Parks Department has increased the space of the office to 1,116 square feet. In the last memo, the zone district to calculate employees generated was the Office zone district. This application is requesting a change to Public, which would relate to the Commercial Lodge (CO) and Other zone district. This zone district requires that an applicant mitigate for 3.50 employees per 1,000 square feet net leasable. Therefore, the mitigation require is 1,116 divided by 1,000 times 3.5 employees times 60% = 2.3436. The applicant is providing housing for 1.75 employees, therefore, the applicant is short .5936 employees for the additional office space expansion. The applicant is asking City Council for a waiver of the .05 employee mitigation. RECOMMENDATIQN: The Housing Office recommends: 1. that the one-bedroom unit be fully deed restricted to Category 2 guidelines prior to building permit approval (this deed restriction needs to be provided to the applicant by the Housing Office); 2. that the applicant be required io mitigate for the additional .5936 employee, which would require the applicant to pay a payment-in-lieu fee of $77,000 $64,000 divided by 2 X .5936 = $41,848.80 (new affordable housing projects are required to pay Park Dedication Fees,therefore, a credit of$41,848.80 could be provided to Housing for the next Park Dedication Fee due for the next affordable housing project); 3. prior to Certificate of Occupancy,the Housing Office inspect the unit. RECE1vE� en Consol a/¢fec/cSanif¢ha Dn. inc��y 2 1991 565 North Mill Street h S P Aspen, Colorado 81611 spEN n Ala rtcMFN Tele. (970) 925-3601 FAX#(.9,70,`9112537 Sy Kelly - Chairman Michael Kelly Paul Smith • Treas. Frank Loushin Louis Popish • Sect Bruce Matherly, Mgr. May 22, 1997 Chris Bendon Community Development 130 S. Galena St. Aspen, CO 81611 Re: City Parking and Golf Facility final PUD Dear Chris: The Aspen Consolidated Sanitation District currently has sufficient collection and treatment capacity to serve this project. Service is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. A line extension request and collection system agreement will be required. Information for both is available from our line superintendent at the District office. Easements, including minor access easements, will be needed for the extension and must be granted according to standard District form. Funding to cover the District's costs of reviewing the plans for the extension, and to cover the costs of observing the installation of the line extension, must be placed in escrow with the District, once final plans are developed. Our line superintendent can estimate the amount funding needed. The existing service line must be replaced prior to construction of the line extension as is suggested in the application. The wash bay(s) will be required to have sand and oil interceptors and they must be covered if they are to be served by the public sewer. Sand and oil interceptors will also be required in the heated and cold vehicle storage areas if these facilities contain floor drains. All flows resulting from on-site drainage, surface run-off, and groundwater (clear water connections) are prohibited from the public sewer system. The total connection fees for the projectLan be estimated once detailed plans are developed. A summary of fixtures and drains to be installed in the cold and heated storage areas is needed as well as additional fixture information regarding the wash bay areas. All outside drains, connected to the public system, must be covered to exclude clear water sources of run-off and surface drainage. Please call if you have any questions. Sincerely, Bruce Matherly District Manager EPA Awards of Excellence 19761986 - 1990 Regional and National Rebecca Schickling, 12:44 :M 29/5/97, Parks Maintenance Facility X-Sender: rebeccas @commons.aspen.co.us (Unverified) Date: Thu, 29 May 1997 12:44:30 -0600 To: chrisb @aspen.co.us,juliew @aspen.co.us,johnw @aspen.co.us From: Rebecca Schickling <rebeccas @aspen.co.us> Subject: Parks Maintenance Facility Cc: davidh @aspen.co.us, parks @aspen.co.us Julie Ann, Chris, &John I was wondering if it was at all possible to schedule first reading before Council on June 23? The problem with this though is that we have P&Z on June 17 and the memo for Council would be due June 18 (the next day). I know this is a tight turn around and if there is a problem at P&Z we could always pull it from the Council agenda on Wed. I don't think first reading needs to be noticed but you all know better than I? My biggest concern right now is that if we don't have first reading on the 23rd then the next Council meeting is not until July 14 and second reading would be July 28 which puts us another month behind schedule. I was hoping to break ground this fall and if we are that late in July with our approvals then we may not get started until November and the weather can be very iffy at that time of the year. I know this may not work out if there are any complications at P&Z but I thought it never hurts to ask. Let me know what your thoughts are. Thanks. Becca Rebecca Schickling Assistant Parks Director City of Aspen Printed for Christopher Bendon <chrisb @aspen.co.us> 1 Julie Ann Woods, 01:07 30/5/97 Re: Parks Maintenance Fa. 1ity X-Sender:juliew @comdev.aspen.co.us Date: Fri, 30 May 1997 13:07:11 -0600 To: Rebecca Schickling <rebeccas @aspen.co.us>, chrisb @aspen.co.us, johnw @aspen.co.us From: Julie Ann Woods <juliew @aspen.co.us> Subject: Re: Parks Maintenance Facility Cc: davidh @aspen.co.us, parks @aspen.co.us Becca-- Presuming we don't run into any problems at P&Z, I don't see any reason why we can't do first reading on the 23rd. The staff report is pretty much done by that point anyways. It's up to Chris to be prepared the next morning to have the revised report ready to go. You may want to touch base with Vicki Monge about your building permit application if you're anxious to get through that process in a timely manner though. Chris, please add this to the council agenda in the black book. Thanks. JA. At 12:44 PM 5/29/97-0600, Rebecca Schickling wrote: >Julie Ann, Chris, &John >I was wondering if it was at all possible to schedule first reading before >Council on June 23? The problem with this though is that we have P&Z on >June 17 and the memo for Council would be due June 18 (the next day). I >know this is a tight turn around and if there is a problem at P&Z we could >always pull it from the Council agenda on Wed. I don't think first reading >needs to be noticed but you all know better than I? My biggest concern >right now is that if we don't have first reading on the 23rd then the next >Council meeting is not until July 14 and second reading would be July 28 >which puts us another month behind schedule. I was hoping to break ground >this fall and if we are that late in July with our approvals then we may not >get started until November and the weather can be very iffy at that time of >the year. I know this may not work out if there are any complications at >P&Z but I thought it never hurts to ask. Let me know what your thoughts >are. Thanks. >Becca >Rebecca Schickling >Assistant Parks Director >City of Aspen Printed for Christopher Bendon <chrisb @aspen.co.us> 1 Julie Ann Woods, 01:09 Pin 30/5/97, Re: Parks Maintenance Facility X-Sender: juliew @comdev.aspen.co.us Date: Fri, 30 May 1997 13:09:04 -0600 To: chrisb @aspen.co.us From: Julie Ann Woods <juliew @aspen.co.us> Subject: Re: Parks Maintenance Facility Chris-- FYI. >X-Sender:johnw @commons.aspen.co.us >Date: Wed, 28 May 1997 13:58:47-0600 >To: Rebecca Schickling <rebeccas @aspen.co.us> >From: John Worcester <johnw @commons.aspen.co.us> >Subject: Re: Parks Maintenance Facility >Cc:juliew @aspen.co.us >Becca >I don't have a problem with it so long as the memo is prepared. You should >be able to predict what P&Z will do and write the memo ahead of time. >JohnW >At 12:44 PM 5/29/97-0600, you wrote: >>Julie Ann, Chris, &John >>I was wondering if it was at all possible to schedule first reading before >>Council on June 23? The problem with this though is that we have P&Z on >>June 17 and the memo for Council would be due June 18 (the next day). I >>know this is a tight turn around and if there is a problem at P&Z we could >>always pull it from the Council agenda on Wed. I don't think first reading >>needs to be noticed but you all know better than I? My biggest concern >>right now is that if we don't have first reading on the 23rd then the next >>Council meeting is not until July 14 and second reading would be July 28 >>which puts us another month behind schedule. I was hoping to break ground >>this fall and if we are that late in July with our approvals then we may not >>get started until November and the weather can be very iffy at that time of >>the year. I know this may not work out if there are any complications at >>P&Z but I thought it never hurts to ask. Let me know what your thoughts >>are. Thanks. >>Becca >>Rebecca Schickling >>Assistant Parks Director Printed for Christopher Bendon <chrisb @aspen.co.us> 1 02) fakn 91 / , • 1 L " i, 4( 4 qika mg* u►�, - _s r-ceA:496Cwil !MC/1 V 41114;11 A n Y )40ifile4dair STA_ r:e4/4-( re-V• VAA1 etlai le WA (4 - V1O l4)Ajer lMro ` Q:elt IP) o� 4. ti Are, .517, 2 jwitAo ekticohc, 06 7 4rh1ui &4444(41 e(z . + *7°4'4. k. S 4L4 MA tut drain prikIkAt, diat +Cy* ( avki cethik,-) ' u - Pyf r / I , -6,1kk tepce.tAtk kgr 4(rink , kale( etivvik cb(puitO lftgklAt (IP .c2T ifjjk, 010/1 --01 65 et . City of Aspen Parks and Golf Maintenance Facility May 1997 Final PUD Development Plan and Substantial Amendment, Official Map__ Amendment, Growth Management Quota Exemption, Conditional Use, an i �� Residential Design Standard Ike Submitted to: Community Development Department 130 S. Galena St. Aspen, CO 81611 Applicant: City of Aspen Parks Department 130 S. Galena St. Aspen, CO 81611 (303)920-5120 Prepared by: City of Aspen Parks Department, Gibson/Reno Architects, Leslie Lamont, Planner Jay Hammond, Engineer ;#141 ! Cam- ?re' Po11/r l Rhitt 441 b n 46414141/ uwo {plycy c �c hlQS esyk 011i Ault TABLE OF CONTENTS I. Introduction II. Project Site III. Proposed Development A. Previous Planning Reviews B. Project Description C. Conditions of Approval from Conceptual Review IV. Development Review Requirements A. Zoning Map Amendment B. PUD Amendment C. GMQS Exemption D. Conditional Use E. Residential Design Standards V. Conclusion EXHIBITS A. Engineering Report B. Detail Employee & Equipment Analysis PLAN SHEETS A. Survey S 1. Rezoning Area S2. Existing Conditions S3. Existing Conditions B. Architectural Plans Al. Site Plan A2. Floor Plan A3. Building Elevations C. Landscape Plan D. Civil Plans Cl. Grading & Drainage Plan C2. Utilities Schematic Plan C3. Details Sheet C4. Sewer Plan & Profile rh.C,.ye Memorandum TO: Chris Bendon FROM: John P. Worcester, City Attorney ;' DATE: May 15, 1997 RE: City Park Departments Development Application This is to certify that the City of Aspen owns the land upon which the City Parks Depaitment proposes to construct new facilities to house their offices, equipment and employee housing, all as more fully set forth in their current development application. If you have any questions, please let me know. mem 1 I. INTRODUCTION The City of Aspen Parks and Golf Departments request the following land use reviews for the construction of a maintenance storage building, office space expansion, and one employee dwelling unit: Final Development approval of a Substantial Planned Unit Development Amendment (Section 84), Zoning Map Amendment (Section 92), Growth Management Quota System Exemption (Section 100-050), Conditional Use Review (Section 60), and Residential Design Standards Exemption (Section 58-020). The applicant, the City of Aspen Parks Department, is proposing to construct 14,660 additional square feet of storage, office, and residential space at the current City of Aspen Parks and Golf Maintenance Facility Site, located at 585 Cemetery Lane. The proposed building would provide covered storage for approximately 114 pieces of equipment and other miscellaneous items necessary for Parks and Golf operational needs. Currently there is 4,610 square feet of storage and maintenance space and an existing office of 740 square feet on the site. Currently, the area is zoned Park (P)/PUD, is approximately eight acres, and has been operating as the maintenance facility for the Parks and Golf Departments for the City of Aspen since 1976. The original Planned Unit Development Plan was approved in 1985 which included 2,000 square feet for a maintenance building and 740 square feet for office space. A substantial PUD amendment was approved in 1990 for an expansion of the maintenance building, an increase of approximately 2,160 square feet. This building provides agricultural and chemical storage, an equipment repair/maintenance area, a wood shop and a miscellaneous dry storage area/employee locker room. This application will review the background of the planning process to date, establish needs for this proposed expansion, discuss the building location and design, and address the pertinent land use regulations stated above. II. PROJECT SITE The Parks and Golf Maintenance Facility is located at 585 Cemetery Lane, at the intersection of State Highway 82 and Cemetery Lane. The site is a portion of Lot 1 of the Golf Course Subdivision (approximately 182 acres of land), of which approximately eight --/-/ �. acres are used for the maintenance support of the Golf Course and the Parks Department. The maintenance area is bordered on the north by a single family home (owned by Bill and Pat Sharp). on the east by Cemetery Lane, on the south by SH 82 and on the west by the 15th Tee of the Golf Course. Current structures on the site include an office building (740 square feet), an irrigation pump house (375 square feet), a small storage shed (450 ` square feet), and a maintenance building (4,160 square feet). The topography of the area is ,,,,,mu,pljr fairly flat with elevations varying between 7896-7910. Other significant features of the 6114 property include three irrigation ponds and ditches meandering through the site, several 1 ___________------ _ _______-:------- ---- Pv_Y iP� ------- t8 AMH °rte ___-_, sec i" o i ia i Iii IPV., ,.li 1 5, _, To.'' liPit W ,� a i 111110' ilig, \ W U 1 �D a U 0. [ 40 4Y A 3 1E7 ' \ IN Q a 2 ° it [' 6 � S berms surrounding the area which protect the facility from major view corridors of the golf course, Highway 82, and Cemetery Lane. A pedestrian/bicycle trail borders the south/east corner of the property. The entire golf course parcel is within City Limits. The landscape features of the area are designed to visually hide the maintenance facilities. The vegetation includes numerous coniferous trees along Cemetery Lane interspersed with aspens, cottonwoods and a few flowering fruit trees. The vegetation along Cemetery Lane also includes irrigated turf, presenting a park-like exposure. The majority of the vegetation through out the site is on a raw water irrigation system (provided from the ditches). The various berms surrounding the area are seeded annually with wildflowers. On the golf course side of the area, there are again several mature spruce trees, with the exception of approximately 70 feet between the office building and the edge of a berm that exposes the storage shed and the maintenance yard. Utilities serving the facilities include water, gas, electric, phone, sanitation and cable. All utility companies have been contacted and `will serve' letters are attached to the Engineering Report, Exhibit A. Perpetual easements for both phone and sanitation exist through the golf course and were granted during the sale of the golf course in 1971. Please refer to the Survey. Access to the Parks and Golf Offices and Maintenance Facility is provided by a variety of means. The main entrance is via Cemetery Lane, approximately 50 feet from the highway intersection. Two bus stops serve the area, one on Cemetery Lane at the entrance to the facility and the one on Highway 82, approximately 50 feet from the intersection. Approximately, 16 parking spaces are provided for employees and 4-6 parking spaces are provided in front of the office for the general public. The trail also provides access to the property. A dirt service road exists on the west side of site which traverses the golf course to the Truscott housing. III. PROPOSED DEVELOPMENT A. BACKGROUND AND PREVIOUS PLANNING REVIEWS The golf course was purchased in 1971 for$3.7 million dollars. The original purchase included all the land now known as the Municipal Golf Course, Maroon Creek Park, Plumtree ballfield, Truscott Housing (Happy Hearth Inn/Red Roof Inn), Tot Lot Park, the Parks and Golf offices and maintenance area, and Bugsy Barnard Park. The course was originally developed at nine holes and was upgraded to 18 holes in 1979. The maintenance area was developed in 1976 to support golf and parks operations. The Golf and Parks Departments had been operating out of the Water Department but moved, in February 1976, to the Cemetery Lane area after the Planning and Zoning Commission approved the relocation. 2 Regarding the relocation, many concerns were expressed by neighbors. However, the alternatives available for Parks and Golf equipment maintenance and storage (City Shop, Water Department, Plum Tree, Rio Grande) were researched and found to be unsuitable for various reasons. The Commission reviewed whether the proposed use was legal in the zone district and the building was found to be an acceptable use within the zone district. The major concerns were visual impact on Cemetery Lane, employee parking, landscaping, size of the building, and equipment to be stored. These items were conditioned in the approval and subsequently met. In 1985, a formal PUD plat was recorded for the entire golf course. The plat showed a future maintenance shop expansion in the area of the existing maintenance building. In 1986, the Parks and Golf Departments submitted an application for a 9,000 square foot building expansion. The application was withdrawn after an initial review by P&Z and opposition by the neighbors. After the withdrawal of the application, the Planning Office conducted a comprehensive analysis of existing and future needs of Parks and Golf operations and potential site comparisons, and evaluated combined versus separated facilities. The results of the study recommended the existing site as the best option for expansion. A substantial PUD amendment was applied for in 1990 for 2,160 square feet of additional storage and maintenance space. The development plan was approved but several issues were discussed during the public hearing. Again, many of the neighbor's concerns revolved around the appropriateness of the site for its existing use. The additional 2,160 square feet was questioned as to whether this was enough to provide adequate coverage for the amount of equipment that is stored in the area. In response to their concerns, it was discussed that the current expansion would not solve all the storage needs but that an inventory would be done of the equipment and that the area would be cleaned up to prevent debris and unnecessary equipment from visually impacting the neighbors. Many people appeared at the meeting in support of the project as well, stating the need to improve and protect the City's assets and facilities. A motion was approved for the expansion of the maintenance structure conditioned upon the recommendations stated in the planning review memo and a city wide comprehensive study of equipment storage and maintenance needs. The Commission also desired a review of the operations after a year to ensure all conditions had been met. This was completed on Nov. 7, 1991, by Rich Coulombe, the Golf Superintendent. In 1992, as part of the City Shop Master Plan, all City storage needs were evaluated to assess what could be accommodated at the new City Shop. The study determined that the shop site could only house Streets Department needs and other areas would be required to meet the storage demands of the other departments (i.e. Water, Parks, etc.). It was determined that the Parks Department needed approximately 7,000 square feet of heated storage and 2,000 square feet of covered storage. The study also recommended 1,000 square feet of additional office space. In the winter of 1993-1994, staff began the planning process again to look for ways to accommodate the storage needs identified in the City Shop Master Plan study. Glenn 3 Rappaport was consulted to prepare an illustrative model of the existing area as well as a conceptual design of a storage building. The original design was a rectangular building oriented out towards the golf course (western exposure). The initial design was proposed as a two story building with a shed-like roof, with the center of the building broken up by a"covered bridge" like tunnel for service vehicles and equipment to access the service road of the golf course. This model was presented to the Blue Ribbon Committee (pre Asset Planning Committee) to see if funding of a new structure was feasible. The Committee approved the funding for an expansion of maintenance facilities. The model was also shown to the Golf Committee and received strong support for more storage space. In August of 1994, staff organized an open house inviting the neighbors to view the model of the proposed improvements to the maintenance area and the proposed upgrades to the golf course landscape (Golf Committee's Master Plan). The meeting was attended by about 10 neighbors. Initial concerns on the proposed new building centered on the height of the central-gable roof(24 feet). But overall, the majority of the neighbors did not object to the basic concept of expanded facilities. At that time, Bill Sharp requested the Parks and Golf Departments to put together some information on the overall organization of the two departments. The specific information requested included the responsibilities of Parks and Golf, a detailed equipment list (including space required, where stored, and use), an inventory of miscellaneous items ( seed, fertilizer, etc.), office space requirements, and job descriptions of employees. The requested information is attached as Exhibit B. In October, a follow up meeting was scheduled and a revised drawing was presented which included a reduced height for the central tunnel. That meeting also distributed the information requested by Bill Sharp. After the second neighborhood meeting several more designs were developed based on the input received from that meeting. All designs were presented to the Public Projects Review Group (5 conceptual design options were presented). Neighbors were also invited to the PPRG meeting. The single story `L' shaped building was the recommended design from that meeting. The reason stated by the PPRG member was the single story design could be well hidden by the construction of a berm around the building, virtually making it invisible from neighbors, the highway and the golf course. The other reason the `L' shaped building made sense is the utilization of the open space area to keep down congestion and to maximize efficiency and safety for both departments. A realigned entrance was initially considered to alleviate traffic concerns at the Cemetery Lane/Highway 82 intersection. However, concerns presented by the neighbors at the PPRG meeting were the impacts to the pond, traffic issues, and an entrance closer to residences. The proposed realign was eliminated from the plans. Generally, a PUD amendment can be accomplished in a two step process. However, the Parks Department proceeded with a four step process to ensure the project is well designed with as much input on the design process as possible. Because of the sensitivity of this project as a public facility, it was necessary to create a design that worked for both 4 , 1 e the surrounding neighbors and golfers as well as a functional building for Parks and Golf maintenance and operations. B. PROJECT DESCRIPTION: After the conceptual PUD review, staff continued to work with neighbors and architects to refine the design of the building. Staff worked with the Asset Planning Committee with respect to funding and operational details which included building design. Due to this continued review, the building footprint was reduced resulting in a fatter structure but increased heights - from a maximum of 18 feet to 22 feet at specific sections. The square footage of the building also increased from a proposed 10,000 square foot addition (which included the office space) to an approximately 14,660 square foot ipilitiet addition. There are several reasons for the increase in square footage: 1. a 600 square foot employee dwelling unit is proposed on site; �j 2 4(1 . 116 additional office space; " " 3. a 900 square foot wash bay was incorporated into the building rather leave that activity outside; 4. 1,950 square feet has been added as a mezzanine level to increase cold storage capacity, remove equipment storage from the gate/entrance area and create a more efficient storage area; and 5. further refinement of equipment movement/storage and detailed design work in consideration of staff, neighbor's and golfer's input. During conceptual review, a strong criticism from the Commission was the long, blank, wall the "L" shaped building presented to the golf course. Further refinment for detailed design has created more relief. A variety of the heights will also enhance this western facing elevation. The proposed project will consist of constructing a new 12,944 square foot storage building and 1,116 square foot expanded office space. In addition, to mitigate employee generation a 600 square foot employee dwelling unit is proposed on-site. The proposed new buildings are grouped around a service yard forming an inward facing L-shaped compound. The new buildings are attached to the existing office at the south side. The buildings provide for a variety of functions including heated and cold equipment storage, wash bay, Parks and Golf offices and an employee unit. The majority of equipment movement is protected from the public golf course by the new buildings In addition, a new landscaped berm with trees between the building and the golf course will provide additional visual separation. It is possible the existing berm may be moved out 20-30 feet and the Ladies tee relocated as well. Cemetery Lane side is buffered by a berm, 5 building, and thick stands of mature trees and shrubs. Thick landscaping with shrubs and icnreased berms will shielf the development from the adjacent neighbors - Bill and Pat Sharp. The excavated material for the building construction will be utilized for the continuation of the berm to the south to further shield the building from view. The berm will be landscaped with shrubs, trees and wildflowers. The building will have simple garage bay doors for the interior of the yard. The length of the building (the portion facing the course) will be approximately 252 ft. The east/west axis of building (facing Red Butte) will be approximately 118 ft. in length. The depth of the building will vary between 30-46 feet. Heating for the building is proposed to be natural gas with about 9,024 square feet to be heated. The only other utilities proposed are a simple work sink, drainage system, equipment washing machines and maybe a single phone. The building will be designed to allow for adequate ventilation and noise control. The small storage shed, adjacent to the office, will be demolished as part of the new construction. The new building will house primarily the equipment detailed in Exhibit B. The other aspect of the proposed project is the 1,116 square foot office addition. The proposal is to expand upon the existing building to the north and connect it to the storage building. The extension will provide additional office space, a file storage area, a small conference room and a handicap accessible restroom. Current conditions require three Parks supervisors to share an 85 square foot office,two golf course employees to share 70 square feet, and four parks and golf employees to share 90 square feet Maps and office supplies are filed in the restroom, and seven filing cabinets are scattered throughout the existing offices. The reasons for the submitted design are many. The building style further defines and contains the maintenance area. The facilities can be well concealed by landscaping and present a more aesthetic appearance to the golfers and the view from the highway. The berm is existing so the visual impact to the neighbors does not change. For security reasons, this design is preferable because of the gate for the service road and the building is far enough from the road so it can not be seen. Functionally, the building works because it allows easy access to the bays for deliveries and turning radii'. Because the majority of the building is single story, it is easier to access and store equipment and supplies. However the mezzanine provides greater storage capacity while enabling a reduction in the overall footprint of the building and providing a varied architectural element. There are a few trees (2-3) trees in this area that will be removed, so therefore a minimum of vegetation is impacted by this design. In response to input received at the various public meetings, the architectural character was dealt with in a variety of ways to fit into the context of the community. The building mass is broken up by jogging elements in plan as well as incorporating varying vertical 17(pr heights and shapes. This also imparts the appearance of incremental growth, such as a "ranch or mining complex: which is characteristic of this region." This is further 6 A reinforced by creating a physical separation between the equipment storage buildings with a connecting "see-through" security fence. Simple, traditional forms such as shed and gable roofs are also incorporated. Other traditional building elements such as roof dormers and belvederes help provide appropriate character and provide natural lighting and ventilation. The building combines a variety of natural materials including rust-tone corrugated metal siding, rough-sawn timber accents at the fascias, windows, and doors and rough-sawn board and batten siding at the offices. A metal roof is proposed which will be dark green. C. CONDITIONS OF APPROVAL FROM CONCEPTUAL REVIEW Conceptual PUD approval was granted for this project on June 13, 1995. Resolution 37, 1995, outlines conditions of approval that the applicant was to meet. Following is a review of how the applicant intends or has complied with the conditions of approval: 1. This final application includes final architectural plans with elevation of all proposed buildings. Building materials are included within the text of this application. 2. Lights will be installed primarily in the interior of the courtyard with the possible exception of the gates that enter onto the golf course. Lighting is intended to be downcast and most lights will be motion sensored. Plans submitted for building permit review will include a detailed lighting plan for review and approval. 3. A one bedroom employee unit is provided on-site. 4. A storm drainage plan is included in the civil engineering plans. 5. The applicant agrees to sign a sidewalk curb and gutter agreement with the engineering department in the event an improvement district is formed. 6. The revised site plan includes the trash/recycle area, bike racks, delineation of on- site parking spaces, and the relocated 15th tee and berm. 7. Oil and sand separators are being designed and will be included in the civil engineering plans. 8. The application indicates the sewer line that will be replaced as part of this new development. 9. This application includes a description of building materials, a landscape plan, golf and park use of the building, equipment inventory and depreciation costs, elevations of the proposed building including heights and the employee mitigation plan. 7 IV. DEVELOPMENT REVIEW REQUIREMENTS A. AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAE During conceptual development review a condition of approval required mitigation of 1.8 employees for the additional office space expansion. The current proposal includes an on- site 600 square foot, one bedroom, employee dwelling unit. There are several reasons for the provision of an employee dwelling unit: mitigation for new square footage, opportunity to house a Departmental employee, and the ability to provide on-site security and emergency services for the City. Currently the property is zoned Parks with a PUD overlay which encompasses the entire golf course and the current parks maintenance facility. The purpose of the Parks zone "is to ensure that land intended for recreation use is developed so as to serve its intended use, while not exerting a disruptive influence on surrounding land uses." The Parks zone district does not permit affordable housing either as a permitted use or a conditional use. Therefore, upon consultation with staff, the applicant proposes to rezone the area surrounding the expanded parks maintenance facility to Public with a PUD overlay. The Public zone district allows affordable housing and maintenance facility as conditional uses. The eight acres will not be subdivided into a separate parcel but only identified on a recorded plat as a separately zoned area within the entire 184 recreational golf/park land area. An amendment to the official zone district map may only be submitted on or prior to February 15 and August 15 of each year. This rezoning amendment is requested to be considered prior to August 15, 1997. The standards for review of a map amendment are as follows: A. Whether the proposed amendment is in conflict with any applicable portions of this title. RESPONSE: The purpose of the public zone district is to provide for the development of governmental and quasi-governmental facilities for cultural, educational, civic and other governmental purposes. The Parks maintenance facility is a public facility to provide services for City of Aspen residents and visitors. A maintenance shop is a conditional use in the Public zone as well as in the Parks zone district. Rezoning a defined area of the golf course to Public reflects a more accurate use of this parcel verses the Park zone district designation. 8 Dimensional requirements are established in the Public zone district via a planned unit development review process. As part of this PUD review, dimensional standards are being set through this on-going process as was reviewed previously in this memo. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. RESPONSE: The proposed rezoning is not specifically discussed in the AACP. However, in the Open Space/Recreation and Environment Action Plan element of the AACP, one of the policies is to"encourage the exploration of combination projects which integrate the development of affordable housing and maintenance of open space. While the maintenance facility itself is not preserving significant open space on the area to be rezoned, an enhanced facility for organization of equipment and office facilities does promote better management of the City's parks and open space while incorporating an affordable dwelling unit into this project. In addition, several of the Housing Action Plan Policies promote infill housing that allow employees to live near where they work and encourage revising zone district requirements to promote on-site affordable housing. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. RESPONSE: Approximately eight acres of the golf course area currently zoned Park is proposed to be rezoned to Public. Given the existing uses of this area and the proposed expansion, the public zone district is more reflective of these given uses. Although this area is adjacent to a single- family residential zone district,the intersection of Highway 82 and Cemetery Lane is very busy. The Bugsy Barnard Park, Golf Course and Parks department buildings have served as buffers for this neighborhood from the highway and have presented an attractive entrance into the City of Aspen. Rezoning to Public will not compromise current uses. Alternatively, the Public zone district enables a conditional use review for the provision of affordable housing. Housing on-site not only creates necessary housing for city employees but also allows on-site security to protect City assets. The conditional use review process ensures that a site specific plan is considered when housing shall be proposed in the Public zone. This operation of the Parks department is vitally dependent upon this location not only with the adjacency of the golf course but also the other parks on the west side of the City and the extensive bike/pedestrian trials in the neighborhood. In the past, several other sites were studied to determine whether Parks could find a better location. No other sites were identified. It is highly unlikely that this area will cease to function as a site for the Parks Department. In addition, any significant change in use or development change would most likely require a full Planned Unit Development review. 9 D. The effect of the proposed amendment on traffic generation and road safety. RESPONSE: It is unlikely that this map amendment will increase that amount of traffic generated by this facility. Approximately 70% of the department's employees carpool and a complimentary bus pass is available for City employees as an auto disincentive. In addition, the majority of the employees that live in Aspen ride their bikes to work in the summer. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether and the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. RESPONSE: Rezoning to Public will not result in increased service demands other than those that have been discussed in the PUD review section of this memo. F. Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. RESPONSE: The proposed rezoning will not have adverse impacts upon the natural environment. The rezoning will be confined to the area proposed for development of the maintenance facility. The maintenance facility is contained within an existing storage yard and area movement and operation. The ability to provide better cold weather storage and proper cleaning and maintenance functions will enhance the performance and function of the Parks Department equipment. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. RESPONSE: The proposed rezoning will better reflect the uses already found on the site. The close proximity of golf course equipment and staging area for nordic ski functions reduce traffic on City Streets. Reuse of existing buildings and dispersed non-centralized city operations enable City buildings to remain low-profile and compatible with adjacent neighborhoods. H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. RESPONSE: The necessity to provide employee housing and Council's priority to build on-site housing requires that this parcel be rezoned to Public. Although, based upon the Land Use Code, the purpose of the Public zone district is better suited for the activities currently found on this site. 10 I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. RESPONSE: It is in the public's interest to encourage and support on-site affordable housing. B. PUD AMENDMENT This application amends the PUD but shall not be considered an insubstantial amendment. Due to the public nature of this application and the level of neighborhood participation that was anticipated,the review process of this application was a four step PUD review which included a conceptual review and final review. Section 84.030 outlines the following standards for substantial PUD amendments: 1. General Requirements: a. The proposed development shall be consistent with the Aspen Area Comprehensive Plan. RESPONSE: The 1973 Land Use Plan designates the site as Park/Golf Course. The purpose of the of the `P' zone "is to ensure that land intended for recreational use is developed so as to serve its intended use, while not exerting a disruptive influence on surrounding land uses." A rezone to Public does not compromise the intent of this proposal or the Comprehensive Plan. The City must have adequate maintenance and storage to insure proper maintenance of the golf course and park lands. b. The proposed development shall be consistent with the character of existing land uses in the surrounding area. RESPONSE: As is discussed in this memo, the applicant has carefully considered the input from the previously held neighborhood meetings and previous planning applications to design a facility which minimizes the impacts on the surrounding area. The visual impacts will be minimal due to the landscaped berm, the heights of the building, and the variations in the massing of the facility. The facility will also compliment the primary use of that area which is a golf course and several open space and recreational areas within close proximity to the maintenance facility. For example, the MaroltlThomas property, Iselin Park, Plumtree Ballfield, and the many trails that connect those areas to each other and the rest of the City are nearby. c. The proposed development shall not adversely affect future development of the surrounding area. 11 RESPONSE: The area is part of the original golf course purchase and is currently zoned Park. This expansion should not adversely affect the future development of the surrounding area, including both public and private. It does ensure that the golf course, parks, trails, mall, and nordic trails are well maintained in the future. d. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. RESPONSE: A GMQS Exemption for Essential Public Services and for the affordable dwelling unit shall be reviewed by City Council and is a necessary approval for the development of this project. 2. Density: The maximum density shall be no greater than that permitted in the underlying zone district. RESPONSE: Currently the Park zone district does not allow affordable housing as a permitted or conditional use. Therefore, as part of this application a map amendment has been requested to rezone the area immediately surrounding the maintenance and office facility to Public. The Public zone allows affordable housing and a maintenance facility as conditional uses. 3. Land Uses: The land uses shall be those of the underlying zone district. RESPONSE: A parks and golf maintenance facility is a conditional use in the Park zone district as well as in the Public zone. The application addresses conditional use review. 4. Dimensional Requirements; The dimensional requirements shall be those of the underlying zone district. RESPONSE: The adoption of the Golf Course PUD plan did not specify area and bulk requirements for the site and building. In addition there are no specified setback requirements in the Public zone. However, as part of this plan review, dimensional requirements are to be established. Front, side, and rear yard setbacks will meet or exceed those dimensional requirements established for the adjacent residential zone district R-15: 25 feet for front yard 10 feet for side yard 10 feet for rear yard (for residential structures with all others being 20 feet). 12 The site plan identifies those recommended setbacks. In addition, Bugsy Barnard Park will remain zoned Park. 5. Off-street Parking: RESPONSE: Off-street parking is currently provided on site and the proposed development will not cause an increased need for additional parking. A designated parking space for the dwelling unit will be delineated on the site plan and signed in the field for the occupant. 6. Open Space: The open space requirement shall be those of the underlying zone district. RESPONSE: There are no specific open space requirements for this area, however, the proposed facilities are designed within the current maintenance area and no additional open space is lost by this development. 7. Landscape Plan: There shall be approved as part of the Final Development Plan a landscape plan, which exhibits a well designed treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. RESPONSE: A landscape plan has been submitted as part of the Final Development plan. The proposed development includes extensive landscaping on the berms surrounding the new development, including trees, shrubs and wildflowers. 8. Architectural Site Plan: There shall be approved as part of the Final Development Plan an architectural site plan, which ensures architectural consistency in the proposed development, architectural character, building design, and the preservation of the visual character of the City. RESPONSE: Full architectural drawings have been submitted as part of the Final Development Plan approval. 9. Lighting: All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. RESPONSE: Lighting will be designed in compliance with this requirement. The majority of outside lighting will be motion sensored lighting. There will be no lighting on the exterior of the building that face onto the golf course or north toward Cemetery Lane residences. A light plan will be submitted with building permit plans. 10. Clustering: Clustering of dwelling units is encouraged. 13 RESPONSE: The proposed building location is designed so that the maintenance area is clearly defined and separated from the golf course. The new storage building is in close proximity to the other maintenance buildings. The new office area and dwelling unit is attached to the existing office building. 11. Public Facilities: The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no new public cost for the provision of these public facilities. RESPONSE: There are adequate public facilities and services to serve the development and `will serve' letters from the major utilities for extensions of services have been provided within this application. 12. Traffic and Pedestrian Circulation: RESPONSE: Access to the offices and maintenance facility is provided by a variety of means. The main entrance is via Cemetery Lane, approximately 50 feet from the highway intersections. Two bus stops serve the area, one on Cemetery Lane at the entrance to the facility and one on Highway 82, approximately 50 feet from the intersection. Approximately, 16 parking spaces are provided for employees and 4-6 parking spaces are provided in front of the office for the general public. The bike/pedestrian trail also provides access to the property. A dirt service road exists on the west side of site which traverses the golf course to the Truscott housing. When the new Entrance to Aspen is constructed,the heavy traffic at the Cemetery Lane/82 intersection will be greatly reduced. Therefore, the existing entrance to the Parks Department will remain adequate and improved by the reduction in traffic. Many employees carpool to work and City of Aspen employees receive a complimentary bus pass if desired. C. GMOS EXEMPTION Affordable Housing & Essential Public Facility According to Section 100.050, the construction of essential public facilities may be exempted from the growth management competition and are not deducted from the pool of annual development allotments. In addition, deed restricted affordable housing may also be exempted from growth management competition but shall be deducted from the annual development pool. Upon recommendation from the Growth Management Commission, City Council shall review the GMQS Exemptions for essential public facility and affordable housing. 14 1. Essential Public Facility a. A development may be considered an essential public facility if it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a significant growth generator, is available for use by the general public, and serves the needs of the city. RESPONSE: The proposed facility is a necessary component to the existing parks and golf programs. Much of the existing equipment that is used must be stored and serviced outdoors as there is very little enclosed storage space. The Parks and Golf Department is not only responsible for the City of Aspen public golf course but is also responsible for the care and maintenance of 218 acres of public parks and open space and 10.5 miles of trails. In addition, the Nordic Council utilizes equipment out of this site to maintain the 22 miles of nordic trails. As outlined in the Background and Previous Planning Review section, city storage needs were studied during the City Shop Master Plan effort in 1992. The study confirmed that specific storage needs for other departments could not be accommodated at the City Shop. It was therefore determined that the Parks Department would need to pursue their own maintenance and storage needs at their existing site. Please see attached site and equipment analysis, Exhibit B. b. An applicant shall be required to demonstrate that the impacts of the essential public facility will be mitigated, including those associated with the generation of additional employees, the demand for parking, road and transit services, and the need for basic services including but not limited to water supply sewage treatment, drainage control, fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has a negligible adverse impact on the city's air, water, land and energy resources, and is visually compatible with surrounding areas. RESPONSE: The new maintenance facility will include a 600 square foot deed restricted employee unit. The unit will provide housing for a Parks employee, enable on-site security, and ensure a quick response in case of an emergency within the City. Existing infrastructure is adequate to accommodate the new development. Parking and equipment circulation will be enhanced due to the upgraded service yard. The ability to adequately store expensive equipment indoors is a more efficient and effective utilization of the City's resources. Storage of fertilizer and chemicals will be isolated within a separate building. 2. Affordable Housing 15 In order to mitigate 1.8 employees that are calculated to be generated by this development, a 600 square foot employee dwelling unit will be constructed on site and deed restricted. A one bedroom dwelling unit mitigates 1.75 employees. The Department will request, from City Council, a waiver of the .05 employee mitigation that is not included in the 1 bedroom dwelling unit. According to the Housing Office a payment-in-lieu would cost approximately$3525 depending upon the average salaries of the parks and golf personnel. D. CONDITIONAL USE REVIEW A park maintenance building as well as affordable housing are conditional uses in the Public (Pub) zone district. The review standards for a conditional use are as follows: 1. 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 Land Use Plan designates the site as Park/Golf Course. However, the applicant purposes to rezone the area surrounding the maintenance facility and office to Public. The purpose of the Public zone district is to provide for the development of governmental and quasi-governmental facilities for cultural, educational, civic and other governmental purposes. The golf course and the City parks must be maintained to ensure they are used for their"intended use" and that there is adequate maintenance and storage area to insure proper maintenance of the golf course and park land. Without an efficient maintenance facility, the parks and golf course will potentially suffer from improper maintenance and may face increasing pressure from non-recreational development. Two examples could be the change in use of the Aspen One and Marolt parcels. Please refer to the analysis of the equipment uses and depreciation costs which will be enhanced by a proper storage facility. It is a priority of the City of Aspen to require affordable housing on-site when considered for growth management mitigation. During conceptual review and approval employee mitigation for 1.8 employees was required. The provision of on-site housing will enable housing for city employees and on-site security. 2. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development; and RESPONSE: For this new maintenance plan, the applicant has carefully considered the input received from past meetings conducted prior to this submittal. 16 A facility has been designed which minimizes the impacts on the surrounding public and private lands. The visual impacts are designed to conceal the facilities from all aspects while the expanded facility will enable enclosed equipment storage, reducing the clutter of the area and protecting and extending the life of the equipment. The Previous Planning Review and Project Description sections further describe the process to date that address the neighbor's concerns and the benefits of the proposed building design. 3. 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; and RESPONSE: The proposed building is L-shaped to enclose equipment storage and maintenance functions and shield them from view of the golf course. The roof lines vary and the building mass is broken up by jogging elements in plan as well as incorporating varying vertical heights and shapes. Although the building is primarily single story, the mezzanine at the center provides greater storage capacity. The building heights range from a maximum of 22 feet for the mezzanine to 13 feet for the one story elements. The L-shaped building is designed to maximize equipment movement within the compound area thus the new building shields storage and maintenance functions from the public on the west side (golf course). A new landscaped berm with trees on the north side will visually buffer the new buildings from the golf course and the residence that is closest to the new facility. The east side (Cemetery Lane) is already buffered by a mature stand of trees and shrubs and an existing berm. The building's location brings operations away from the closest neighbor, thereby reducing noise, vibrations and odor to them. Functionally, the building works because it allows easy access to the bays for deliveries and turning radii, and allows for better circulation by not congesting major travel ways within the compound, making it more efficient for operations. Access to the site will use the traditional driveway near the intersection of Highway 82 and Cemetery Lane. With the proposed Entrance to Aspen plan, the Cemetery Lane/Highway 82 intersection should not be as problematic in the future due to decreased traffic volumes. All trash, recycle storage, and bicycle storage will occur within the perimeter of the new building. The employee dwelling unit is designed into the office building expansion. The unit will be at the entrance to the maintenance compound and will not be 17 separately distinguished from the rest of the development. A signed parking space will be provided for the employee unit. 4. 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; and RESPONSE: There are adequate public facilities and services to serve both conditional uses and `will serve' letters have been included in the Engineering, Exhibit A. 5. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; and RESPONSE: The 600 square foot employee dwelling unit will be constructed on- site. The unit shall be deed restricted to either category 2 or 3 depending upon the salaries of most parks and golf employees. In addition, Department employees will have priority for occupancy of the unit. A one bedroom unit supplies a demand for 1.75 employees. The Department was required to provided housing for 1.8 employees as outlined in the conceptual PUD approval. Therefore the applicants commit to make a payment-in-lieu for .05 employees unless City Council desires to waive the remaining mitigation amount which is $3525. 6. 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: A rezoning from Park to Public, final PUD review, and a GMQS Exemption for Essential Public Services and Affordable Housing is also required review of this project. The applicant will also submit a revised plat. E. RESIDENTIAL DESIGN STANDARDS Section 58, Residential Design Standards, requires all residential development within the City of Aspen to comply with the residential design standards unless granted a variance. In order to mitigate the employees generated by this new development, the applicants propose to construct, on-site, a 600 square foot deed restricted dwelling unit. Although, this represents the creation of a residential unit, it is clear that development of this type and nature was not intended to be reviewed based upon the Residential Design Standards. For example, the purpose of the residential design standards are to preserve established neighborhood scale and character, and to ensure that Aspen's streets and neighborhoods are public places conducive to walking. 18 The Parks Department requests an exemption from the Residential Design Standards. The employee unit is clearly accessory and subordinate to the public office, shop, and maintenance facility. The location of the Parks Department and proposed development is not within a residential neighborhood, there is no public street facade to be considered, and buildings are not oriented onto either Cemetery Lane or Highway 82. In fact, previous reviews of the Department's facilities encouraged low structures and the use of berms and vegetation to screen the development from public view. Therefore, the applicant requests an exemption from the Residential Design Standard. According to Section 58.010,the community development director may exempt those residential developments that add floor area but do not alter the exterior of an existing structure, is an addition or remodel that does not change the exterior of the structure, or repair of existing architectural feature, replacement of architectural features when found necessary for the preservation of the structure, and similar remodeling activities. Unfortunately, the Code does not provide the ability for the director to exempt the employee unit from Section 58. Because this development review requires Planning and Zoning Commission review for the conditional use and recommendation to Council regarding the PUD amendment and map amendment, the applicant's request an exemption from the Planning and Zoning Commission. VI. CONCLUSION In order to meet the existing needs of the City of Aspen parks, open space, golf and recreational needs, it is imperative that a proper maintenance and storage facility is provided for this Department. This proposal has been carefully scrutinized by the neighbors, Asset Planning Committee, Public Projects Review Group, and city staff. In addition, the 1992 survey confirmed that Parks and Golf service and maintenance needs can only be accommodated at this site. In order to complete this project, the Parks Department seeks review and approval for GMQS Exemptions from the Growth Management Commission and City Council for the development of an essential public facility and affordable dwelling unit, conditional use approval for a maintenance facility and affordable housing in the Public zone district and Residential Design Review exemption from the Planning and Zoning Commission, and a map amendment and final PUD approval for a substantial amendment to a PUD plan from the City Council. 19 ENGINEERS 1EX H IS 17- A S SURVEYORS (970) 925-6727 SCNMUESER GM P.O. Box 2155 FAX (970)925-4157 GORDON MEYER Aspen. CO 81612 May 13, 1997 Mr. Scott Smith Gibson Reno Architects 210 E. Hyman Ave., No. 202 Aspen, CO. 81611 RE: City of Aspen Parks/Golf Facility, Engineering Report Dear Scott: This letter comprises an engineering report regarding the proposed City of Aspen Parks and Golf Facility at the current Parks shop site at 585 Cemetery Lane near the intersection of Cemetery Lane and Highway 82 in Aspen, Colorado. This report is being provided in conjunction with a grading and drainage plan as well as preliminary utility schematic plans and profiles for submission to the City of Aspen review process. I have reviewed the site plan prepared by your office as well as available utility mapping for the immediate vicinity. I have also undertaken a couple of site visits to review existing utility locations and acquired some additional information from the Parks Department's files regarding the site. Finally, I have reviewed the documentation of the City's Conceptual P.U.D. approval for the project regarding infrastructure-related issues that will need to be addressed in the design of the project. Introduction The project site is located on Cemetery Lane just off of Highway 82 approximately 1/4 mile west of the Castle Creek bridge in Aspen. The property proposed for construction comprises a portion of the City-owned Golf Course property. The proposal comprises new office space, an on-site affordable housing unit, an equipment wash bay and both heated and cold storage space representing a total of approximately 14,660 square feet. The site plan incorporates 16 off-street parking spaces as well as enclosed garage and storage areas intended, to a great extent, to relocate existing equipment to inside storage. I have endeavored herein to identify engineering related elements of the development plan and to present the results of my discussions with relevant agencies. Water Based on a memo prepared by City of Aspen Water Department Director Phil Overeynder in March of 1995, a copy of which is attached, the Water Department currently serves the small office and shop buildings on the property and has the capacity to serve the proposed expansion. From the standpoint of service, the site is currently served by lines from the vicinity of a hydrant located in the existing parking area approximately 110 feet south of the existing 118 West 6th, Suite 200•Glenwood Springs,Colorado•(970)945-1004 May 13, 1997 Mr. Scott Smith Page 2 office. The small shop is served from the Cemetery Lane area (where no changes are proposed). Service to the proposed expansion would be via a new service extension from the existing hydrant line as shown on the utility plan (an additional isolation valve on the hydrant line may be required). The individual tap size would be determined when detailed designs can be reviewed by the Water Department and fire flow requirements determined by the mechanical designer. We would anticipate that internal fire suppression sprinklers will be required for the buildings as indicated by Ed Van Walraven in his memo of April 3, 1995, a copy of which is attached. One aspect of this site is that is already utilizes an extensive raw water irrigation system based on the property's ditch rights rather than domestic (treated) water for irrigation purposes. The new service, therefore, would not require flow associated with irrigation on the property. Capacity is generally available to supply the proposed City of Aspen Parks Shop expansion project without significant improvement to the existing water distribution system other than the extension of a new service line into the site. The site development plan avoids grading work or buildings over the existing mains. Sewer Based on letters provided by Aspen Consolidated Sanitation District (ACSD) Superintendent Tom Bracewell in March of 1995 and Director Bruce Matherly in April of 1995, copies of which are attached, adequate capacity is available from the ACSD to serve the project although service to the specific site will involve some main construction totalling about 460 feet with four new manholes. The existing 8 inch diameter collection main is located in the east side of the Cemetery Lane right-of-way adjacent to the northeast corner of the site. The proposed sewer main extension is shown in our utility schematic and profile plans accompanying this report. We intend to re-service the existing shop facility on the east side of the site to eliminate an older shallow service that has had freezing problems in the past. Sewer service is available to the project subject to construction of the necessary extension and payment of appropriate additional tap fees. We would anticipate providing easements for the as-built sewer main extension to the satisfaction of the Aspen Consolidated Sanitation District so that the main line could be accepted by the district for future maintenance. Miscellaneous Utilities Holy Cross Electric Association, Inc. Electric service to the Cemetery Lane area is provided by Holy Cross Electric Association, a rural cooperative. As indicated in the attached letter of March 15, 1995 from Holy Cross Staking Engineer Jeff Franke, the existing office structure is served by an existing buried primary electric line to vaults and a transformer located in the south parking area. My SCHMUESER GORDON MEYER, INC. May 13, 1997 Mr. Scott Smith Page 3 understanding is that these lines were installed in conjunction with general undergrounding work in the area within the past few years and there is sufficient capacity within the existing primary line to provide service to the new Parks and Golf facility. The only required extensions of the electrical distribution system may be a new buried secondary line to the new structure. Service from Holy Cross would be provided subject to normal connection and meter charges as well as appropriate service agreements. U.S. West Communications The existing telephone feed for the City of Aspen Parks and Golf office is in place as a buried service on the northeast corner of the building. My understanding is that there is not sufficient capacity within the existing service line to provide improved service to this project, although construction disruption will require relocation and replacement of the existing buried service line back to the pedestal. Service would be available from U.S. West Communication subject to normal connection fees and service agreements. Rocky Mountain Natural Gas Company Gas service to the Cemetery Lane area is provided by KN Energy (formerly Rocky Mountain Natural Gas Company) as indicated in the attached letter of March 15, 1995 from former Aspen District Manager Ray Patch. The existing office building does not have gas service. Service is available from Cemetery Lane and would require extension of about 200 feet of gas line and a service stub with meter to the building. Service is subject to normal connection charges and service agreements. Cable TV There is also cable TV available from Cemetery Lane which would be appropriate for extension to the on-site housing unit. A cable service extension of about 200 feet would be required to serve this project. Drainage I have also evaluated the Parks and Golf facility property with regard to internal drainage design. The development site is relatively flat, sloping gently to the northwest. Due to the ponds and water features around the site, little upslope drainage impacts the building site itself. Based upon my analysis, we have incorporated on-site drywells within the grading and drainage plan sized preliminarily to accommodate the increased runoff associated with the construction of impervious surfaces within the site plan. I should note that, at this point in time, we are designing drainage improvements based on the assumption of paving the entire yard area at some point in the future. Internal structure drainage will, for the most part, be routed to the sanitary sewer through oil and sand separators. Sand trap site drains are shown in the yard area as well since the yard SCHMUESER GORDON MEYER,INC. May 13, 1997 Mr. Scott Smith Page 4 may not be paved at the outset. Typical drainage considerations such as uphill drainage swales, foundation drains and sloping backfill away from the sides of the structure will be adequate to provide satisfactory drainage at the building. This project will have minimal impact on the historic drainage patterns, peak flows and runoff volumes of the immediate area subject to the inclusion of such features. I trust the above comments are sufficient for submission purposes for the City of Aspen Parks and Golf facility project. Please feel free to contact me if I may provide additional information or detail. Very truly yours, SCHMUESER GORDON MEYER INC. ay . Hammond, P.E. Principal, Aspen Office JH41, 96044ER SCHMUESER GORDON MEYER,INC. MEMORANDUM TO: STAN CLAUSON, COMMUNITY DEVELOPMENT DIRECTOR FROM: PHIL OVEREYNDER, WATER DIRECTOR 7,1_Q, DATE: MARCH 20, 1995 SUBJECT: WATER SERVICE FOR EXPANDED PARKS AND GOLF COURSE MAINTENANCE BUILDING 'The City of Aspen presently provides water service to the subject property. An expansion of the building to include toilet, work sink, and lavatory is consistent with our service plans for the area. The Aspen Water Department has adequate facilities to serve the proposed expansion and will provide service subject to compliance with current water system standards. A water utility connection permit will be required to provide for the expansion of water use as proposed. Our review of the building plans and issuance of permits will be necessary to ensure compliance with City of Aspen Standards. cc: Rebecca Baker, Parks David Bellack, Assistant City Attorney PO:ri iphil2/mmebldg.we • • Memorandum To: Leslie Lamont, Planner CC: From: Ed Van Walraven, Fire Marshal • Date: April 3, 1995 Subject: City Of Aspen Parks and Golf Maint. Facility Leslie, This project shall have an approved automatic sprinkler system installed. This system shall be in accordance with NFPA 13. Provisions shall also be made for the storage of all hazardous materials. you have any questions please contact me. Ed ✓Aspen Consolda/elcSanilairun 91s/rid 565 North Mill Street Aspen, Colorado 81611 Tele. (303) 925-3601 FAX #(303) 925-2537 Sy Kelly • Chairman Michael Kelly Albert Bishop • Treas. Frank Loushin Louis Popish • Secy. Bruce Matherly, Mgr. March 23 , 1995 Rebecca Baker Assistant Parks Director City of Aspen 130 S. Galena St . Aspen, CO 81611 RE: Sewer Service - City of Aspen Parks Dept . Dear Rebecca, At the present time the Aspen Consolidated Sanitation District has sufficient wastewater treatment and collection system capacity to serve the expansion of this project. Service is contingent upon compliance with the District Rules , Regulations and Specifications . Total connection costs for the project can be estimated once detailed plans are made available to the District and a tap permit has been completed at the District office. The Parks Department hired our consulting engineers in the summer of 1993 to prepare a sewer line design that would be built to District specifications and could then be given to the District for ownership and maintenance for this area during the last expansion of the Parks Department that could still be used to serve your project . Please let us know if you need to upgrade your existing sewer service lines before additional improvements are made that would make the installation even more expensive in the future. I have enclosed a copy of the letter from our consulting engineer to Mr. George Robinson of July 29, 1993 for your review. The costs would have to be adjusted to 1995 construction costs . Since ely Thomas R. Bracewell Collection Systems Superintendent cc George Robinson EPA Awards of Excellence 1976 . 1986 . 1990 Regional and National • I/sper. L)ons`olydafed cSanifalion 9.tsfricf" 565 North Mill Street Aspen, Colorado 81611 Telc. (303) 925-3601 FAX #(303) 925-2537 Sy Kelly • Chairman Michael Kelly Albert Bishop • Treas. Frank Loushin Louis Popish • Secy. Bruce Matherly, Mgr. • .cs.rfelTh 5— it Aor i i w. 1995 • % %. � Leslie Lamont Planning Office APR 0 6 1995 130 S. Galena Aspen. CO 81611 Re : City of Aspen Parks & Golf Facility PUD 5' •, i Dear Leslie : The District currently has sufficient line and treatment capacity to serve this deveicoment. Service is contingent upon compliance with District Rules and Regulations which are on file at the District office. We will require the installation of oil and sand separators in the enclosed areas where vehicles are maintained and stored. We would also require that the agricultural / chemical storage areas be designed so that fertilizers and other chemicals could not be accidentally introduced into the public sewer system . Preliminary engineering to improve the on site sewer system was completed in 1993. The current four inch diameter on site collection system is inadequate and should be replaced with an eight inch diameter line. By doing so. the main line serving the various buildings on site. could be dedicated to the District tor future maintenance. The existing four inch system is shallow and routinely freezes up in the winter months . Please call if you have any questions . Sincerely. Bruce Matherly District Manager EPA Awards of Excellence 1976 . 1986 . 1990 • Regional and National HOLY CROSS ELECTRIC ASSOCIATION , INC . 3799 HIGHWAY 82 (303194;A 491 P.O. DRAWER 2150 1FAX)943-40,11 GLENWOOD SPRINGS,COLORADO 81602 March 15, 1995 Ms. Rebecca Baker City of Aspen Parks Department 130 South Galena Aspen, Colorado 81611 RE: City of Aspen Parks and Golf Maintenance/Storage Building Dear Rebecca: The above mentioned development is within the certificated service area of Holy Cross Electric Association, Inc. Holy Cross Electric Association, Inc. has existing power facilities located on or near the above mentioned project. These existing facilities have adequate capacity to provide electric power to the development, subject to the tariffs, rules and regulations on file. Any power line enlargements, relocations, and new extensions necessary to deliver adequate power to and within the development will be undertaken by Holy Cross Electric Association, Inc. upon completion of appropriate contractual agreements. Please advise when you wish to proceed with the development of the electric system for this project. Sincerely, HOLY CROSS ELECTRI •CIATION, INC. /Off 7 e or (fr- A. Fran e, Staking Engineer JAF:rjm ROCKY Rocky Mountain Natural Gas A Division of K N Energy,Inc. MOUNTAIfN�wc 113 AABC NATURAL GAS Aspen.CO 81611 (303) 925-2323 March 15, 1995 City of Aspen Parks Dept . 130 South Galena Aspen, CO 81611 Re : Parks and Golf Maintenance Facility Dear : Rebecca Baker This is in reply to your inquiry concerning the proposed site at Aspen Colorado . Please be advised that the project is within the service area of Rocky Mountain Natural Gas (RMNG) . It is RMNG' s understanding that if RMNG installs any facilities to serve this development, said facilities will be installed on franchise property as governed by the franchise agreement . If some unusual circumstance arises that requires the installation of our facilities on a utility easement, the utility easement area must be accessible to the grantee for the purpose of construction, installation, maintenance, renewal, repair and operation of pipelines installed thereon; therefore, grantor shall not construct nor cause nor allow to be constructed surface structures over the easement area. Surface structures shall include, but not be limited to, fences, walls, buildings of any type, shrubs or trees . All service provided will be subject to the tariffs, rules and regulations on file and upon completion of contractual arrangements . We do not, however, consider this an application for natural gas service for this development . If the developer desires natural gas service, he must submit written applications for such service to the local RMNG distribution office . A decision will then be made as to whether or not natural gas service can be rendered. Very truly yours R ymbnd/� V.Patch Aspen District Manager RP/ r CHI T317- f3 PARKS DEPARTMENT RESPONSIBILITIES The City of Aspen Parks Department is responsible for a variety of management and maintenance duties, including 32 parks, the mall, pedestrian and bicycle trails, winter nordic trails, 5 miles of street trees, 200+ acres of open space, ditches, and building maintenance. The following list details the specifics of some of the maintenance duties: Parks: Seed, aerify, fertilize, rototill, mow(once a week), plant and maintain flowers, clean up, rake leaves, safety checks, playground checks, oiling picnic tables and trash barrels in 28 parks and properties. Designs, builds and maintains future parks. Trees: Trimming and maintenance of street trees. Approves all tree removal in the city limits. Plants and trims trees in parks and city ROW. Trails: Mowing, litter control, tree and shrub trimming 24 miles for pedestrian trails. Annual fall and spring set up and tear down for 40 miles of nordic trails. Grooming of 40 mile track approximately 3 times per week during ski season. Mall: Plants and maintains flowers, trees and turf. Maintains mall streams and fountains. Maintains mall restrooms and trash removal daily. Maintains brick and playground. Building Maintenance:City Hall and city housing. Ditches: Keeps debris cleared and maintains water level. Irrigation: Installation and maintenance in parks and properties, the mall and Rubey Park. Snow Removal: The mall, Rubey Park, Firehouse, Art Museum, and approximately 4 miles of pedestrian trails. Litter Control: Clean the core and Highway 82 to AABC of trash. maintfac.respsiby PARKS DEPARTMENT STAFF: Permanent Staff: Year-round staff Parks Director Jeff Woods Assistant Parks Director Rebecca Schickling Lead Parks Supervisor Tom Rubel Trails Supervisor John Krueger Parks Foreman Steve Slack Parks Foreman Scott Maynard Irrigation Coordinator Martin Mendoza Administrative Assistant Karma Borgquist Mechanic II Tom Bruening Heavy Equipment Op II Brian Nichols Maintenance-Op I Jim Ayers Maintenance Op I Luis Contreras Maintenance Op I Patrick Fitzharris Maintenance Op I Todd Manzanares Maintenance Op I Phil Maynard Maintenance Op I Bartolo Mendoza Maintenance Op I Ramon Perez Maintenance Op I Juan Vargas Nordic Coordinator Pierre Wille Parks Planner Open Temporary Staff: Summer: Flower Crew 3 Mowing Crew 3 Mall/Parks Maintenance 2 Parks Maintenance 1 Mall Maintenance 1 Trails Maintenance 1 Winter: Nordic Crew 3 CITY OF ASPEN GOLF DEPARTMENT STAFF EMPLOYEE POSITION Steve Aitken Director of Golf Rich Coulombe Assistant Golf Supervisor Dominic Lanese Assistant Golf Supervisor Duane Franklin Mechanic Rich Severy Supervisor Mike Galvin Irrigation Technician Jimmy Rodriguez Operator Terry Dangler Operator Ira Kraft Maintenance Jared Roberts Maintenance Randy Reimer Maintenance Fitz Scott Maintenance Jim Lutz Maintenance Terry Cagnoni Maintenance Tom O'Brien Maintenance John Mitchel Maintenance Sean Mullen Maintenance Justin Aubert Maintenance Blair Elliot Maintenance Robby Hinch Maintenance Maintenance maintfac.golfstaf < Z co v CO CO (0 ID CO tD (D O cc) t0 O o CD ID (0 tD 1.0 CD 1D tO CO CD CO (D CO D N CD 0 CE CO CO CO CO CO 10 CO CO to (D t0 CO 10 1D CD ID to co co to CO (0 t0 co N -- W a a O (1 N N 01 O N N Cr) co N A N tD 0 N A N 0 T 2 2 -1 0 3 Z Z C O O < r 0 > > o 0- f °v0 sz 0 a , aaa0 � 0 00ato m c = anv n D. 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