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HomeMy WebLinkAboutLand Use Case.110 E Hallam St.A065-00 MEMORANDUM TO: Mayor and City Council THRU: Steve Barwick, City Manager Julie Ann Woods, Community Development Director\ Joyce Ohlson, Deputy Director i ' FROM: Fred Jarman, Planner 4;S ' V RE: Red Brick Arts and Recreation Center PUD Amendment Public Hearing(2"d Reading) DATE: September 11, 2000 0,' f i , ° .d r I 1 r r € i _ 1 ,,. , 1 d"1 4 3 vu / ' g A��I-/ s" 1 r q � 43 6' �1 WA t ' . . S ,m -'" .-;„,,,,L.....3',-,,_a .d P * `f'YIGM' YS i '%' R * l ..j E a. 'roposet snow-s e• canopy on ron entrance 'ropose. on erence 'oom on 'vest en. o along gymnasium the Structure APPLICANT/OWNER: SUMMARY: City of Aspen Parks & Recreation The applicant proposes to 1) add a Department conference room to the west end of the structure and convert the existing REPRESENTATIVE: conference room into storage spaces for Tim Anderson existing d bu snow canopy tenants on thane front of ild tha e new structurentry e LOCATION: over .the entrance and next to the 110 East Hallam Street gymnasium. CURRENT ZONING: APPROVED AND CURRENT LAND USE: Public (PUD) Public Arts and Recreation Facility PROPOSED LAND USE: Public Arts and Recreation Facility REVIEW PROCEDURE Planned Unit Development Amendment Reviews: A Planned Unit Development (PUD) amendment found to be inconsistent with the approved final development plan by the Community Development Director shall be subject to final development review and approval by the Planning and Zoning Commission and City Council. The Planning and Zoning Commission shall by resolution recommend City Council approve, approve with conditions, or deny the PUD amendment. STAFF COMMENTS: The City of Aspen Recreation Department (Applicant), represented by Tim Anderson, is requesting approval of an amendment to the Red Brick Arts and Recreation Center PUD to 1) add a conference room to the west end of the structure and convert the existing conference room into storage spaces for existing tenants and 2) build a new entry snow-shed canopy on the front of the structure over the entrance and adjacent to the gymnasium. All of these improvements would be located within the approved building envelopes and comply with all other aspects of the PUD. The Red Brick Arts and Recreational Center is located two blocks north of Main Street between Garmisch and Aspen Streets. Surrounding land uses include the Given Institute, the Yellow Brick Early Learning Center, and residential neighborhoods. The Red Brick was most recently an elementary school open from the 1940's to the early 1990's. Prior to being used as a school, the site was home to one of Aspen's grand mansions built during Aspen's mining boom. The building's current appearance and structure has evolved over the last 60 years with major developments in the 1950's, 1970's, and 1990's into what is currently on the site. City Council approved the Red Brick Arts and Recreational Center PUD on May 10, 1993 via Ordinance 22, Series 1993 which included a rezoning of the former school site from R-6 to Public. This request allowed the rehabilitation of the building into a public arts and recreation facility. Any development in a Public Zone requires PUD review to establish the site plan and dimensional requirements. The planning staff and the Planning and Zoning Commission supported a PUD plan adoption for this project. Further, the planning staff and Growth Management Commission recommended approval of GMQS Exemption of the proposal as an "Essential Public Facility." At present, the Red Brick Arts and Recreational Center is earmarked to be included as an historical landmark for the City of Aspen and will be placed on the inventory list of Aspen's historical buildings. As a result, the applicant presented to and received a referral of unanimous endorsement from the Historic Preservation Commission (HPC) to the Planning and Zoning Commission and City Council regarding the two proposed developments, which constitute this PUD amendment. By approving Resolution 00-35, Series 2000, the Planning and Zoning Commission unanimously recommended City Council approve the Red Brick Arts and Recreation PUD Amendment at a duly noticed public hearing on August 1, 2000, by a seven to zero (7-0) vote. 2 Staff believes the proposed conference room addition and snow-shed canopy are consistent with the original intention of the PUD and Master Plan as well as enhancing the function of the Red Brick Arts and Recreational Center as an arts and recreation facility. It will continue to be a benefit to the tenants of the building by providing added storage space converted from the original conference room and will continue to serve as a meeting space for the Aspen community. Moreover, the new facade of the proposed addition will enhance the appearance of the west end of the structure creating an aesthetic improvement for residents in the neighborhood. The proposed snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for safety, structural, use, and aesthetic reasons. Staff agrees with the functional importance and artistic approach to the snow-shed canopy design for the Red Brick because it serves as an arts and recreation center. In sum, Staff agrees the proposed conference room addition and snow-shed canopy are consistent with the standards and intent of the original PUD adopted by City Council pursuant to Ordinance No. 22, Series 1993. Therefore, staff and the Planning and Zoning Commission recommend approval of the PUD amendment as proposed with the following conditions. Conditions of Approval: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils report and drainage report are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 3 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the.PUD. The applicant shall provide adequate and scaled site plans indicating exact locations of all proposed structures so that they do not exceed the height, setback, and floor area requirements of the PUD prior to the application for building permits. RECOMMENDATION: Staff recommends the City Council approve the Red Brick Arts and Recreation Center Planned Unit Development Amendment. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Ordinance No. 37, Series of 2000, approving the Red Brick Arts and Recreation Center Planned Unit Development Amendment." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Photo Documentation of Proposal and Site Exhibit C -- Parcel Location Vicinity Map Exhibit D -- Development Application Exhibit E -- Ordinance No.37, Series 2000 4 EXHIBIT A RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT REVIEW CRITERIA& STAFF FINDINGS 26.445.050 Review Standards: PUD Amendment A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding The AACP pays particular attention to "community" and the full time residents of Aspen as the heart of this "community." The Red Brick was purchased and preserved by the City of Aspen so that it could continue to provide for the "community." The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs, along with community non-profits, the local radio station KAJX, and many arts oriented programs serving the community. Staff believes the proposed PUD amendment to 1) add a conference room to the west end of the structure and 2) build a new entry snow-shed canopy on the front of the structure are consistent with the AACP because the proposed development would enhance the location for community serving uses. This development would be located within established building envelopes and provide an increase of 546 sq. ft. to the west end of the building that does not adversely affect the allowable density of the site. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding Existing land uses in the Red Brick Arts and Recreation Center include the Aspen Recreation Department, youth and adult programs, community non-profits, local radio station KAJX, and arts oriented programs. Staff believes the proposed conference room fits with the original intent of the Red Brick Arts and Recreation Center PUD and will be a marked improvement to the west end face of the structure and create storage space for the building's tenants. Currently, the west façade of the Red Brick is industrial like (including a truck loading dock area) in appearance and is out of character in the West End Neighborhood. This conference room development will largely improve the current appearance of this facade to fit within the character of the land uses in the surrounding area. A snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for safety and structural reasons. The applicant contends that the new canopy reflects an artistic touch while creating a fun atmosphere for users of the building and is consistent with the continued evolution of the building. Staff agrees with this interpretation of the proposed snow-shed canopy design indicating that that the design incorporates functionality with an artistic approach appropriate for the building. Staff finds that the intent of the proposed snow-shed canopy for safety and structural reasons is 5 consistent with the original PUD as it would replace the existing canopy, which does not function properly with respect to prevention of snow accumulation while fitting within the character of the land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. Through meetings held by the Red Brick Committee, area residents indicated acceptance of the west end improvements as provided for in the Red Brick Master Plan. The proposed canopy serves to meet the safety issues regarding snow slough from the gymnasium roof as a potential danger to tenants and patrons of the Center. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding The proposed PUD amendment would not require additional GMQS allotments or be subject to growth management provisions of the land use code as it has already been exempted from GMQS as an"essential public facility"pursuant to Ordinance No. 22, Series 1993. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. Staff Finding The property has always been used for educational activities and continues to house educational components. Staff finds that the improvements to the west end and the east end snow-shed canopy to be consistent with the character of and compatibility with existing and expected future land uses in the surrounding area. 6 b) Natural or man-made hazards. Staff Finding The intent of the proposed improvements is to create more storage space needed by current tenants and to prevent an unsafe situation resulting from the poor ability of the existing snow-shed canopy over the east end entrance to function properly in preventing snow and ice collection at the entrance. Further, the existing canopy connected to the western wall of the gymnasium currently threatens the integrity of the wall due to the freeze/thaw activity of accumulated ice and snow during the winter months. Staff agrees with the intent and function of the proposed snow-shed canopy to bring snow and ice off the main room of the gymnasium so that Red Brick Arts and Recreation Center patrons remain clear of dangerous snow and ice sliding from the roof onto the walkway. c) Existing natural characteristics of the property and surrounding area such as steep slopes,waterways, shade, and significant vegetation and landforms. Staff Finding Staff finds the proposed improvements in no way affect the current natural beauty of the site and surrounding area. Further, the west end plan provides for additional landscaping and an improved appearance of the building. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise,traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the proposed changes are consistent with the intended use of the building. There will be no additional traffic or transit activity generated as a result of the improvements. Additionally, the improvements allow for better-defined pedestrian circulation and parking located at the west end of the building as a result of the improvements. The significance of the historic portion of the building will not be damaged or removed. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding There will be no change in the scale, massing, and quantity of open space to the building. The parking and pedestrian area at the west end of the building currently contains deteriorating asphalt that is unattractive and ill defined. The west end improvements will 1) improve the appearance of the area, 2) provide some new landscaped areas including trees and grass, and 3) better define pedestrian circulation and parking in this area. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. 7 Staff Finding Appropriate parking has been addressed by City Council pursuant to Resolution No. 22, Series of 1993. Parking will be further addressed and defined through the west end improvements. The west end parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking and Transportation Department. Currently there are 35 parking spaces to the north of the building. Parking on the west end of the structure is currently ill defined. They propose to add 13 spaces and some additional landscaping to this west end to better define parking. Additionally, the use of on-street parking is highly functional and serves as a drop off/pickup area for kids. b) The varying time periods of use,whenever joint use of common parking is proposed. Staff Finding The times of use for the Red Brick Arts and Recreation Center are typically 8:00 AM to 5:00 PM in all buildings except the Recreation Department, which normally operates until 9:00 PM: Some artists work later into the evening, but are quiet and unobtrusive to the neighbors. c) 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. Staff Finding Staff finds that the close proximity of the building to existing bus routes, the downtown core area, and the Rio Grand Trail make it easily accessible via public transit and for the pedestrian. Therefore there is little need for the auto given the easy access provided by alternative transportation modes relative to the proximity of the building to the Aspen Community. In addition, a West End Shuttle has recently been added which passes directly in front of the building. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Findin' Staff finds that that the building's close proximity to the core area allows for easy accessibility for the Aspen public. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. Staff Finding The proposed improvements to the existing PUD will not affect the current water pressure, drainage capabilities, or other utilities that service the existing development. 8 b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding These proposed improvements do not change any of the existing and approved roads ensuring fire protection, snow removal, and road maintenance. All existing roads are adequate and remain unchanged as a result of these proposed developments. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rock falls or avalanche dangers. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building should not adversely affect the maximum allowable density. There are no geological issues associated with the proposed improvements. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. Staff Finding There are no run-off or drainage issues associated with these proposed improvements. In defining the west end improvements, a better grade could be incorporated for run-off. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. Staff Finding Air quality will not be affected by these improvements. d) 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 proposed improvements will not affect any critical natural features. The improvements to the west end will improve the view for surrounding neighbors. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: 9 a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building will not significantly add constraints to the site. The intention of the improvement is to better utilize space and define the area. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. Staff Finding Staff finds that the existing site will easily accommodate the addition of 546 sq. ft. conference room to the west end of the building. There currently exists an overhang covering an unused loading dock area. The proposed addition will not extend past the outer edge of the existing overhang. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The increase in density is compatible with and complimentary to the building's use as an "Essential Public Facility." C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding The proposed site plan ensures that the Red Brick is heralded as a long time West End entity, while addressing the needs of current day Aspen. Trees have been transplanted from the Paepke property to ensure the continuation of the Paepke family's giving nature. Plantings along Garmisch St. will lead the way to the Given Institute and pedestrian traffic headed to the music tent. The proposed landscaping on the north side of the building provides an attractive direction to the Post Office and Clark's Market. Older street right-of-ways have been maintained to the east of the building as trail connections. Tree plantings along Hallam and Garmisch Streets are reminiscent of the tree plantings of old Aspen. Several of these trees are old and present an unsafe situation therefore should be 10 replaced. New trees will be planted on the northwest corner of the lot(as part of the west end development) to respect the traditional pattern along Hallam Street. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed west end improvements to the Red Brick building will only occupy current concrete and asphalt surfaces. These improvements, requested in part by neighbors, allows the buildings tenants and community members to take advantage of the attractive views in the City of Aspen. The canopy suggested for the east end of the building along the gymnasium retains green space so that it may be used in the winter months at the same time it will alleviate a safety issue of snow falling from the gym roof 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The improvements to the West End of the building are more pedestrian and neighborhood friendly. The present appearance looks fairly industrial and unattractive. The West End improvements will better define the pedestrian flow and reinforce the purpose of the building as a community facility. The intent of the proposed east end canopy, while serving a safety function while the building is being used, also serves to engage the public in the notion of the building's transition from a public school to an Arts & Recreation Center. The current canopy design intends to reflect a fun and artistic touch while providing for safety at the same time. Staff agrees with the function and artistic design of the proposed canopy indicating the design compliments the currently existing adjacent shade structures while allowing for Red Brick educational activities to take place. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding All emergency access has been maintained as they currently exist. 5. Adequate pedestrian and handicapped access is provided. Staff Finding The West End improvements will define and allow for adequate pedestrian access and flow along the West End of the building. The building also provides handicapped access through the doors located to the north side of the building off of the parking lot. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. 11 Staff Finding During improvements to the West End of the building, curb and gutter will be incorporated as requested by the City Engineering Department. All other drainage on site will remain the same. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The only change in space between buildings would be from the west end of the building to a neighboring home across the street. The proposed snow-shed canopy will replace the existing canopy and extend the length of the gymnasium. Its use is designed to prevent snow sloughing from the gymnasium roof D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city,with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well-designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Staff Finding The landscape plan retains all vegetation and adds where appropriate. The building addition takes current space occupied by asphalt and creates a useable community space, which includes some added landscaping. 2. Significant existing natural and man-made site features,which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. Staff Finding All features in both improvements retain current features to the building and take into consideration a pleasant addition that can be enjoyed by residents and building tenants and visitors alike. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding No protection of damage of existing vegetation will occur as a result of these improvements. Some additional vegetation will be added to the west end of the building to better define pedestrian flow. 12 E. Architectural Character. It is the purpose of this standard is to encourage architectural interest,variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes,which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan,which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The orientation of the proposed improvements to the building considers the building's historic appearance in the Aspen community and its appearance to surrounding structures. The Red Brick's west end improvements fit into and enhance the existing asphalt occupied space and existing overhang. The architecture takes into consideration the building's Red Brick appearance and the appearance of the unattractive side of the building to the surrounding neighbors. The snow-shed canopy coincides with the building's evolution, but also the evolution of Aspen as a community. Staff finds the proposed west end improvements for a conference room and snow-shed canopy are consistent with and respect the existing Red Brick's architectural appearance. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. Staff Finding The large windows proposed for the west end conference room addition allow for more natural light and heat in the winter months. No major changes are proposed which would affect the overall efficiency of the building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The purpose of the east end snow-shed canopy is to address the snow shed sloughing issue off of the gymnasium in a safe, reliable, and fun manner consistent with the building's character. The addition to the west end will use the same drainage system from the roof as currently exists. 13 F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. Staff Finding All lighting will be added such that it illuminates the surrounding area for safety but is not intrusive to the neighbors. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Lighting will be added per the Aspen City Code. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding There are no common park space improvements included with this application as part of the Red Brick Arts and Recreation Center PUD Amendment. The proposed canopy contains a playful element designed to allow children to play on accumulated snow as it builds up along the sides. The building currently has a large green space to the south side, which is used by 14 many tenants and users of the building. There is a sitting area being developed to the southwest corner of the site as defined in the Red Brick Master Plan. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding Within the past year, the Red Brick upgraded the electrical capacity within the building. The conference room addition on the west end of the structure should not pose any strain on the infrastructure of the City utilities. I. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate 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. Staff Finding Access and circulation remain one of the key reasons for undertaking the Red Brick Master Plan. Currently all lots and structures are easily identified and are easily accessed from streets and sidewalks. The proposed west end development will better outline existing vehicle parking as well as provide a better pedestrian sidewalk to and around the west of the structure. The proposed snow-shed canopy will prevent snow and ice from accumulating on the main walkway and entrance into the Red Brick Arts and Recreation Center. 2. The proposed development,vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 15 Staff Finding No increased traffic congestion will be generated as a result of the proposed improvements. More importantly, this plan addresses currently existing vehicular and pedestrian conflicts. This plan better identifies spaces for parking and pedestrian walkways. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. Staff Finding The west end conference room addition and associated improvements will define and better introduce pedestrians to the Red Brick Arts and Recreation Center. Access to the Given Institute, Clark's, Post Office, and the Rio Grand Trail are better defined and identified in this plan. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. Staff Finding One of the main goals of these improvements is to better define all pedestrian access and vehicular parking spaces in and around the Red Brick Arts and Recreation Center. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. Staff Finding This criterion does not apply to this development. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding This criterion does not apply to this development. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 16 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. Staff Finding The City plans to complete the east end canopy in the fall of 2000. The east end canopy is self-sufficient once completed. The west end improvements will be completed when funding becomes available. Breaking up these two projects will not create any hardships on the tenants or the surrounding neighbors. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. Staff Finding At this time there are no plans to phase the development. The Red Brick Committee would like to complete each project once construction has begun. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees- in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding These proposed improvements will enhance the function of the Red Brick Arts and Recreation Center as it is designated as an "essential public facility." 17 EXHIBIT B RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION mono r -,w Ina � r West view of the west end of the existing Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing facade to the edge of the existing overhang. The entrance will remain located as showing in the photo. rt lik. _ IIIMIIIIIIIIIIMIIIIIIEIIIIIIIFIIIXIISMIIMINESMIII ! r. :.. 1 i i West view of the west end of the proposed Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing façade to the edge of the existing overhang. The entrance will remain located as showing in the photo. Plan view of the proposed conference room adding 546 sq. " " ` ft. to the west end of the F - I existing structure. 5. , ,..,,...� ....... . ' -yam.. ..-•... —+ �+.... � v(-•'.-"�-.war t. 1 o. 18 EXHIBIT B (PART 2) RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION 4ifi 1 p_, ui pg nom. ' ,..-.;z,,,,irs'TI17.7% :',„ '',:i .; ': ' 7'11::::,' • rn k z i • �qd f A.. r ei+IIIMti` Existing entrance to the Red Brick Arts and Recreation Center showing existing canopy and roof to gymnasium. I t-t- *-'E' 1 t z 1 t E _7 ; F.� I , , i ` " } , 7, x : t . 1 I i a ' F ,I",- I 4.-,;;;V;V;t f,`,:::!;.::".:',7;1°7 ,-;,p, *-7:-'741,7#'':.;i1r:% '11-7>fl\'''14'''! 3 XC` ): � t « , ' ::x T Fe. ..t k i ekv �4 € .. 3 . / kl e on w i canopy®gyrompnoasse i•um sn(East Ve iew) r" rg a G rt I r ttiilli E 1E �I ,m.. ., .....: , " ( fix; rY„ ' c' ► F ' .., ..,... .." --„„:„77-,. ;,__ ' -,'..<,,-,'":',;n;,,A,-=s'-t-;-nt% r f'trm �.h 4t 'tFa : ��k i Proposed°snow-shed canopy on front`entranc=� g gymnasium (North View) 19 EXHIBIT C PARCEL LOCATION VICINITY MAP j r gamg _ 9 r � y,� ��" J,� �.�-, m,.._ x a a rg< � � , ' � "fit am + ��� - n i 3i s az v � �� �&�k ,. ,ate., �` ! �Mq t v £;_� . , rye 9 .. X4:3 a5 J � dY� A �% l, g §,5F.. y r> `^ta 6� �S,(r$ .. �,'�y'.L. i r .. ' z, E r� , ' ru � S 20 I-4 11 j) APPLICATION OF RED BRICK IMPROVEMENTS Submitted By: Tim Anderson, Recreation Director Date: May 10, 2000 Section 26.445.050 Review Standards A. General Requirements: 1. The Aspen Area Community Plan (AACP)pays particular attention to "community" and the full time residents of Aspen as the heart of this "community. " The Red Brick was purchased and preserved by the City of Aspen so that it could continue providing for the "community. '' The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs, along with community non-profits. local radio station KAJX, and many Arts oriented programs. 2. The changes being proposed to the Red Brick are as follows and would be consistent with the character of the property in the following aspects. a.) Development of a Community Meeting room to the West End of the building. The existing meeting room would become storage for the many users of the building. This is consistant with the character in that the building was intended to be community based and utilized. The community oriented non-profits and artists in the building are in need of storage to operate. b.) A snow-shed canopy to the East End of the building along the West Side of the gymnasium wall is being proposed for safety and structural reasons. The Red Brick Committee in working with Architect. Glenn Rappaport have conceived what is viewed as an artistic touch to this issue. The building has been retained as an Arts & Recreation Center and it is felt that the new canopy reflects and artistic touch while creating a fun atmosphere for users of the building. 3. The proposed development will not adversely affect the future development of the surrounding area. As a matter of fact. when surrounding residents were asked about issues regarding the building in developing a mater plan. they cited the West End of the Red Brick as an eyesore and the #1 area that needed improvement. The canopy being recommended to the East End addresses a safety issue in that snow sloughs off the Gym roof and creates a danger to small children. In addition the freeze/thaw effect surrounding the current canopy has developed structural movement in the current entrance canopy to the building. 4. The building currently has been exempted from GMQS as an "essential public facility. - (see attachment "C') B. Establishment of Dimensional Requirements: 1. The proposed dimensional requirements for the property are appropriate as follows: a.) The character and compatibility are consistent in that the community voted on and approved the current use of the building. The property has always been used for educational aspects and continues to house educational components. The facility has always been community based in its uses. and continues to do so. The improvements being proposed reflect the wishes of adjoining landowners as well as being consistent with the Arts & Recreation component of the building. b.) The proposed improvements are trying to rid the building of man made hazards. c.) The proposed improvements in no way affect the current natural beauty. The West End plan provides for additional landscaping and an improved appearance to the building. d.) The proposed changes are consistent with the intended use of the building. There will be no additional traffic, transit: instead the pedestrian circulation will be better defined along with parking as well. The significance of the historic portion of the building will not be damaged or removed. The additions, changes. and continued evolution of this building are consistent with its presence in Aspen in that the Aspen Community has evolved. 2. The scale of open space to the building remains the same. The area to the West End is currently deteriorating asphalt that is ugly and ill-defined. The West End improvements will improve the appearance of this area, and better define pedestrian circulation and parking in this area. 3. Parking has been addressed by City Council through Resolution NO. 88. - Series of 1993 (see attachment "A"). Parking will be further addressed and defined through the West End improvements. The West End parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking & Transportation Department. a) Currently there are 35 parking spaces to the north of the building. Parking is ill defined to the West End and is recommended to be reduced. b) Times of use are typically Sam to 5pm in all of the building except the • Recreation Department, which normally operates until 9pm. Some Artists may work later into the evening, but are quiet and unobtrusive to the neighbors. c) The closeness of the building to bus routes and the Downtown Core area makes it easily accessible and little need for the auto. In addition a West End Shuttle that passes directly in front of the building has recently been added. d) Again, the building's close proximity to the Core area allows for easy accessibility. 4. The proposed improvement will not affect the current PUD. a) All services are currently in place and are able to accommodate the building's uses. b) Fire. snow, and road maintenance are all accessible to the building. 5. The addition of 546 sq. ft. to the West End of the building should not adversely affect the maximum allowable density of the site. a) The are no geological issues associated with the improvements being suggested. b) The are no run off or drainage issues associated. In defining the West End a better grade could be incorporated for runoff. c) Air Quality will not be affected. d) The improvements will not affect any critical natural features. The improvements to the West End will improve the view for many people. 6. The addition of 546 sq. ft. on the West End of the building will not significantly add constraints to the site. It will ultimately better define the area. a) The addition of the West End conference room meets the goal of the adopted Red Brick Master Plan. (see attachment "B") h) The site will easily accept the addition of the conference room space. There currently exists an overhang that extends as far as the addition will go. Again, these improvements will only benefit the site and the building's use to the community. c) The increase in density is necessary for the building's use as an "Essential Public Facility." 3 C Landscape Plan: 1. The landscape plan retains all vegetation and adds where appropriate. The building addition simply takes current space occupied by asphalt and creates useable community space. 2. All features in both improvements retain current unique features to the building and take into consideration a pleasant addition that can be enjoyed by residents and users. 3. No protection of damage of existing vegetation will take place. Some additional vegetation will be added to the West End of the building so as to better define pedestrian flow. E. Architectural Character: The orientation of the proposed improvements to the building take into consideration the buildings historic appearance. its evolution in the Aspen Community. and its appearance to surrounding structures. 1. The West End improvement fits nicely into existing asphalt occupied space and existing overhang. The architecture takes into consideration the building's Red Brick appearance and the appearance of an ugly side of the building to the surrounding neighbors. The Canopy suggested for the East End of the building coincides with the building's evolution into and Arts & Recreation Center. This reflects not only the building's evolution, but also the evolution of Aspen as a community. 2. The large windows proposed for the West End improvement allows for more natural light and heat in the winter months. 3. The sole purpose of the East End canopy is to address the snow shed issue in a safe. reliable. and artistic manner consistent with the buildings character. The addition to the West End will use the same drainage system from the roof as currently exists. F. Lighting: 1. Lighting will be added such that it illuminates the surrounding area for safety. but is not intrusive to the neighbors. 2. Lighting will be added per the Aspen City Code and with the neighbor's privacy in mind. G. Common Park, Open Space, or Recreation Area: There is no common Park space included in these improvements. although the East End canopy is being developed with a fun play type of atmosphere in mind for the children as the snow builds up along the sides. 4 The building currently has a large green space to the south side, which is used by many tenants and building users. The is a sitting area being developed to the southwest corner of the site as identified in the Red Brick Master Plan. H. Utilities and Public facilities: The Red Brick recently (within the past year) upgraded the electrical capacity within the building. The addition to the West End of the building should pose any additional strain upon the infrastructure of the City utilities. I. Access and Circulation: Access and Circulation were one of the key reasons for undertaking this Master Plan for the Red Brick. 1. Access is very identifiable and easy entered from streets and sidewalks according to the proposed improvements. 2. No traffic congestion is created with the plan. More importantly is the fact that this plan addresses current vehicular and pedestrian conflicts. This plan better identifies space for vehicles and pedestrians. 3. The West End improvements would define and introduce pedestrians to the Red Brick School. Access to the Given Institute. the Clark's & the Post Office, and even the Rio Grande trail are better defined and identified in this plan. 4. The goal of these improvements are to better define all pedestrian access in and around the Red Brick School. 5. Not Applicable 6. Not Applicable J. Phasing of Development Plan: The City does have plans to complete the East End canopy in the fall of 2000. The West End improvement would be completed when funding becomes available. Breaking up these two projects will not create any hardships on the tenants or the surrounding neighbors. 1. The East End canopy is self-sufficient once completed. If the Red Brick Committee were to begin work on the West End improvements, the exterior walls would be completed initially; therefore, hiding any phased work from the neighbors sight. 2. At this time there are no plans to phase. The Red Brick Committee would like to complete each project once construction has begun. As mentioned before. if the West End improvement needed to be phased it would be done in such a fashion that the exterior would be completed in full, and then the interior. 3. All this has been considered and would not impact the facility for the most part as it is designated an "essential public facility. " • 6 A ^ .r It is anticipated between the parties that two (2) months before the expiration of the initial twelve (12) month term of this agreement, the parties shall confer to determine (1) the appropriateness of renewing this agreement for a new term, (2) amending the agreement, (3) entering into an entirely new agree- ment, or (4) terminating the relationship between the parties. In the event the parties have been unable to finally determine the status of this agreement and their relationship by the expiration of the initial twelve (12) month term, then this agreement shall continue on a month-to-month basis until a new term and/or agreement has been established. The City shall maintain the option and unqualified right to terminate the services of the Arts Council and this agreement upon the expira- tion of the initial twelve (12) month term and/or after any month-to-month term as provided for hereinabove. XX. START UP FEE The City acknowledges that the Arts Council has limited operating funds and hereby agrees to pay to the Arts Council a monthly start-up fee of One Thousand Four Hundred Fifty Dollars ($1, 450. 00) for services rendered by Arts Council during each month prior to the date (s) upon which the Building is ready for occupancy and use by arts, non-profit and other tenants. During such start-up period, which shall commence ninety (90) days before planned occupancy, Arts Council shall solicit and secure tenants for the Building, establish operating and maintenance policies, and take whatever further steps as are necessary to prepare the Building for occupancy and operation. e XXI . PARKING MITIGATION The Arts Council agrees to monitor and control the parking on-site based on the following requirements: a. No free parking shall be provided on-site to tenants. b. Tenants shall have the option of leasing two (2) on- site parking spaces, cost to be determined by Arts Council and required to be more than the daily cost at the parking garage. c. Arts Council shall designate free spaces for qualified carpools. d. All on-site spaces not leased to tenants or assigned to carpools shall be signed with the 2-hour limit for Arts and Recreation Center visitors. 11 e. Arts Council shall be responsible for enforcing all of the parking issues above. XXII . ' MISCELLANEOUS A. PERSONAL LIABILITY The City acknowledges and agrees that the individuals comprising the Board of Trustees for the Arts Council shall not be responsible in their personal and individual capacities for the performance of the terms and conditions as set forth in this agreement and shall, likewise, not be personally liable for the collection or payment of funds as provided for, except that nothing herein shall be construed to relieve individual Board Members from acts or omissions of a willful, malicious or illegal nature. The parties further agree that this provision shall act as an absolute bar and defense to the commencement of any action or claim against Board Members in their personal and individual capacities by the City, except where such action or claim in- volves verified allegations of willful, malicious or illegal conduct. Any attempt by the City to assert a claim against one or more of the Board Members in their individual or personal capaci- ties, and which does not involve verified allegations of willful, malicious and/or illegal conduct, shall cause the City to pay reasonable attorney' s fees and costs incurred by those against whom such a claim is asserted. B. NOTICES All notices, certificates or other communications hereunder shall be sufficiently given and shall be deemed given when delivered or mailed by certified mail, postage prepaid, addressed as follows: If to the Arts Council: Executive Director Aspen Snowmass Council for the Arts P.O. Box 4615 Aspen, Colorado 81612 With a copy to: Legal Counsel If to City: City of Aspen, Colorado 130 South Galena Street Aspen, Colorado 81611 Attention: City Manager 12 si • • S S Red Brick Arts and Recreation Center • Master Plan Summary 1 • • a • J a ; 1 , :S ;, a a a September 15, 1997 a Prepared for: The City of Aspen Prepared By: DESIGNWORKSHOP 11 BLACK SHACK ARCHITECTS Glenn Rappaport,AIA i P a Contents t I. Introduction a. Summary b. Process II. Existing Conditions III. Summary of Issues and Program Elements S a. Contextual Issues b. Site Issues IV. Plan Elements a. Contextual Plan b. Site Plan V. Phasing and Priorities Plan I a. Phasing and Priorities b. Estimate of Probable Cost 1 VI. Conclusions i I 1 1 1 1 1 • I. Intoduction • a. Summary • This document delineates the preliminary issues brought out in meetings with user groups, neighbors, the general public, and City Council. We have focused on: • • Enhancing the sense of place, through the addition and relocation of :.r w k sidewalks on site more specifically defined outdoor spaces, and 4 •*:-' • • . more clearly delineated entries through signage, lighting and gener `'' t Q. al site beautification. = ' Y • 4; . We have examined the nature of the adjoining street network and 3 " E;=' '� E • '' • have proposed ways in which it can better function given the change of uses that has occurred. . r •• In addition we have proposed the reinforcing of pathways within the • site as well as connections to downtown Aspen, the Post office, and the West End. • Specifically, we have looked at how the Red Brick site could • become more tied conceptually and physically to the adjacent public buildings and create an area of great public benefit and pride. • • b. Process • The purpose in developing a master plan for the Red Brick Arts and Recreation Facility is to facilitate and complete the transition of the = building from an elementary school to a community facility. The 4 r ;� s '• building itself has recently been rennovated to meet the demands of r 3 't•ssI sl Ra . its new uses(community arts and recreation)and some site specific • * • modifications have been made to the site, but the Red Brick has not �--=f - yet wholly been integrated into its neighborhood and surrounding • community. • The master planning process involved several public meetings • where participants, including Red Brick tenants,members of the Aspen Snowmass Council on the Arts organization, City of Aspen k; Parks Department staff, City of Aspen Recreation Department staff, HPC members, and surrounding neighbors,worked with the plan- , ning team to identify key issues and ways in which to address these issues. The master plan was recycled a few times based upon input at each of these public meetings,and ultimately was present- ed to City Council. This Master Plan summary document is intended to serve as a tool towards implementation of the master plan over the next 10 years. As individual projects are undertaken, more detailed design will be required. © Red Brick Arts and Recreation Facility Master Plan i 6 • II. Existing Conditions �y 5 f 'j The Red Brick Arts and Recreation Facility is located two blocks R 7 •AG9 N A • north of Main Street between Garmisch and Aspen Streets. � ��`a► .`. � .�: y�< ,�,�, Surrounding land uses include the Given Institute, the Yellow Brick t x :.. K, Y0. . i: .t . +.�- ' 1 Early Learning Center, and residential neighborhoods. c,:. ' ,. a. . °r ...I. s 6 > i `4 b .JYiE ' The Red Brick was most recently an elementary school, open from • the 1940's to the early 1990's. Before being utilized as a school, the site was home to one of the City's grand mansions built during • Aspen's mining boom. :# M: . • The Red Brick site can be characterized as having a front, a back, Existing Courtyard and two side yards. 1 The"front"area consists of the entrance courtyard, where there are separate building entrances for Arts and for Recreation; and a long, linear lawn enclosed by irregular street tree plantings. The court , yard was constructed in the fall of 1994 as part of the Red Brick ren novations and consists of a center lawn panel surrounded by trellis- , like building remnants which support climbing vines. A wooden panel is located at the edge of the lawn area and was intended to serve as a display for outdoor films. The concrete walkway which 194os serves the entrance to the recreation facility was relocated in the fall II of 1996 because of snowshed from the adjacent gymnasium roof. . The"back"area is where parking and service activities occur. Limited attention was given to this area during the building rennova- tions and consequentlythis portion of the building presents itself as 1950's the backside. A bike trail traverses along the north edge of the park- - ing. At the bottom of the hill and connected to the Red Brick through . r the bike trail, is the Post Office, the Clark's Market complex, the Rio .. , Grande, the Arts Park and the Aspen Art Museum beyond. A build- , ing entrance exists off of the parking, but the connection from the .....:.:..:. building entrance to the bike trail is obscure. A makeshift design shop is found on this side of the building with uses that flow out into .:..:::: the parking area. Two large transformers are located at the north 1970's west edge of the parking lot. r. 1 The west side of the Red Brick is primarily asphalt on the ground- . plane with loosely organized parallel parking. A loading dock used primarily by the theater and dance groups is located on this side of • f the building. Next to the loading dock is an entrance to the building. There are no sidewalks along this side, although the bike trail Present Day i Historic Sequence Diagrams © Red Brick Arts and Recreation Facility Master Plan merges with Garmisch Street in thy,. _,ea.Across from the Red Brick • on the west side of Garmisch are private residences. �•. t +! fN t ` °q ` , ` On the east side of the Red Brick a gravel access extends from %' 'l " is £''.. h of .z•' N • Hallam Street to the back of the building. There is limited space �s J between the Red Brick and its eastern boundary; residential uses F - 7'4 : s=. y e'er • extend beyond this boundary. An old barn is located just beyond the x J northeast corner of the property boundary. '_ ' ,^ =.. . Parking . . • Current approvals allow for 35 parking spaces in the parking lot. These spaces are leased on a monthly basis to Red Brick tenants. • Angled parking also occurs on the west side of the building, although there are no officially designated spaces here. East side of building • 0 a 0 S a ✓/ \�\\,'‘1,', ',1',‘,,';) ``\I / 1 1�'' �a / 111 1 I ',`I',�1',1;11111 i __-__ tl,,•�'M' 'ft 6r `►,fx4r,4,4∎4 �, \ `:� -.0.1--7-77--_ -v"---':':f`-1 Sf-_:_ -- ' _ 11' 11 I Ii - L 1 � �' �.- , \ ; j - , Nee Ismer••r•• A•G.••rIOM , 1 _ r. 1 - �' a1 I I 1 �` .:Ti ':,,ate:i i? a e '� icy: ►�' I 1 i u�, c \' fur••uur STREET cc i / * -,- fp 0)A TA*6 /1 b '18111m MI 0 �1 Existing Conditions Plan i b Red Brick Arts and Recreation Facility Master Plan b I a • III. Summary of Issues and Program Elements • Through the site analysis process and public meetings, several issues, both contextual and site specific,were identified which would • provide the focus for the master planning efforts. • a. Contextual issues: • • 1. Connection to neighborhood and community • The Red Brick should be fully integrated into the Aspen Community and serve as a strong presence for the arts and recreation, elements a which are part of the Aspen Idea. As well, visual connections from Main Street along Aspen Street should be enhanced. a The Red Brick should be physically and visually integrated with the Yellow Brick Facility and the Given Institute, allowing for a flow of movement, a sharing of ideas and facilities between each of the indi- • vidual buildings. An important pedestrian link is at the intersection of Garmisch and Hallam, where diagonal crossing between the Yellow Brick and the Red Brick occurs. Also an important link is along Garmisch at the west side of the Red Brick. The Red Brick should be a good neighbor to the surrounding residen- • tial neighborhood. Care should be taken to present an attractive face toward the street. • • a 2. Connection to Post Office, Clark's Complex r . • The Red Brick is highly utilized by Aspen and Downvalley residents 11,-s„. and is an important civic facility. The existing"back"of the building ` • should be given a presence toward the important social center of ,, V. .. area residents, the Post Office and Clark's Market. ' • k f V � 3. Connection to other Arts Facilities 7 g@ {' � • The Red Brick should be connected, symbolically, physically or visu View toward Post Office and Clark's ally to the Aspen Art Museum and the Art Park. • $ b. Site Specific issues: 1. Storage There is limited storage at the Red Brick. Additional storage space 1 © Red Brick Arts and Recreation Facility Master Plan i S must be found on site or down vall xage solutions must be explored.A viable location for on-site storage is the area at the west side of the building between the service loading dock and the $ entrance. • 2. Completion of the Courtyard • • The courtyard as it exists is incomplete. The original design for the courtyard was not fully implemented during the building rennova- • Lions. Planned for the courtyard was an overhead canopy which would provide shade and weather protection during the showing of • outdoor films or lectures. • Issues to be addressed as part of the Master Plan are shade, addi x 4 tional hardscape, visibility from Main Street, feasibility of outdoor � • films, clearly defined building entrances, better orientation from the ' ` � ' sidewalk, snow shedding from the roof of the gym, and the west w fir, 111 sunlight through windows of the gym. • . ; 3. Building Entry at North side 11 � $ This entrance to the Arts facility should be enhanced to encourage • more people, by passing through the building, to casually or pur- w posefully interact with the facility. Lawn Area View of north entrance • The central lawn to the south side of the building should remain open in character so that uses such as doggy training school and • child play can continue to occur here. • Modifications to the west end of the lawn could provide for other uses such as shaded areas for informal gatherings, outdoor class- • es, the display of art and outdoor studio space. Such a space would also provide an area where people could cross-circulate through the Red Brick site,further engaging visitors to the Red Brick. 1 5. ADA Access ADA access to the building must be maintained, as well as ramps and curb cuts provided from the street. Automatic doors should be explored for the front and back entrances. 6. Parking ) The parking lot on the north side of the building is underutilized due 1 to the space leasing arrangement and the availability of on-street parking nearby. No additional parking should be required, but the on-street parking, particulary on the west side of the building, should 6 Red Brick Arts and Recreation Facility Master Plan i be formalized and possibly reduce arking at the Red Brick should be monitored to understand it the parking policies currently in place are effective. • 7. East End of Building • Poor drainage makes the gravel access road often muddy and a poor pedestrian way. Also, there is little buffer between the private . residence and the Red Brick. Drainage should be improved by pro- viding either subsurface drainage, by regading the area and/or by . resurfacing the access road. Also, a planting buffer should be pro- vided between the residence and the gravel access. I • 8. Design Shop . The shop currently occupies a space on the north side of the build- ing. The space is considered inadequate for its current uses and, • though not in the scope of this master plan,should be looked at for future improvements. I I a S a I S I 1 1 1 Red Brick Arts and Recreation Facility Master Plan r • IV. Plan Elements ✓ a. Contextual Plan I 1. Roadway Intersection Between The Red Brick and the • Yellow Brick • At the intersection of Garmisch and Hallam there is the potential to visually and physically join the Red Brick with the Yellow Brick by • narrowing the roadway widths and enhancing the pavement within the intersection. These improvements will slow vehicle traffic and • encourage pedestrians/children to pass freely between the Red Brick and the Yellow Brick,creating a pedestrian dominated zone. • The paving within the intersection can also provide a surface for children to create chalk art. I Narrowing the roadway by creating"neckdowns" slows vehicles • and shortens the distance which the pedestrian must travel to cross the street. To insure that snow can easily be removed by plowing, • neckdowns should adhere to the City of Aspen standard of 20' tapers from the curb line at parking to the curb line at the pedestrian crossing. A graphic of this standard is included at the end of this document. I J i J 6 - J t�a _ 1 �.......rww• JJ ' ,,.;J 1 . _.... : : ._....... e.J .. J .J , I � J ' ,) ,i_) j':: 'J3 0 3'.J J .';) %}j: i J 1. a ,.+JJ .. . =} •. ✓ 1 :1::: j):Iy • Contextual Plan 1 j Red Brick Arts and Recreation Facility Master Plan 1 II II The enhanced paving at the center of the intersection should be of a material that can withstand the dramatic freeze-thaw cycles that II Aspen normally experiences. Unit pavers will deteriorate quickly. Better alternatives are concrete or colored asphalt. Also,the materi- II al selected should be suitable for drawing upon with chalk. 2. Streetscape Enhancement of Aspen Street II Streetscape improvements to Aspen Street are recommended to II enhance the civic presence of the Red Brick facility and to improve the safety of pedestrians walking from Main Street to the facility. The northern terminus of Aspen Street is centered upon the entrance to the Red Brick facility. An alle of street trees planted at II either side of Aspen Street will visually strengthen the connection between the facility and Main Street. The provision of sidewalks between Bleeker and Hallam Streets will greatly improve pedestrian safety. 0 3. Connection to Clark's, Post Office,Art Museum and Rio Grande Park ' The north side of the Red Brick is currently considered the"back"of the building. Giving a face to this side will help in visually connect- ! ing with the locals-oriented center of the Post Office and Clark's shopping complex. The Master Plan recommends planting a very strong alle of cottonwood trees along the pedestrian and bike path connecting the Red Brick with this area. 0 b. On-Site Improvements 1. Main Entrance and Courtyard The existing building entry is confusing for the first time visitor. This is primarily due to the existence of two separate entrances, one for the Arts facilities and one for the Recreation facilities. Above each s . entrance is a small entrance sign indicating either Arts or T`" , ; " _'� • Recreation. The Master Plan recommends creating a common f-, C ' l arrival and signage area near the curb and at the terminus of Aspen ■ Street and eliminating the linear sidewalk which leads to the Arts P � �� . rwra.,pwe..�r.i side of the building. This arrival area will provide a focal point from Q gi �-•�•- • Main Street and will give clear orientation for the first time visitor to I ��•• ^mod-�•^� -� LAM the Red Brick. - '-. d.i _____. i d Also recommended is the expansion of the paved area of the w NW,tft t--.f-^ , i ! __ f • Courtyard. The expanded courtyard will provide a larger outdoor _ space for community gatherings as well as serving as a pathway from the arrival area to the entrance of the Arts facility. ANNAS^•-^- b2•.. • Two small bosques of trees are proposed to provide structure to the a""`-*• i space as well as to provide shade. The materials envisioned for the Courtyard Improvements ) 9 Red Brick Arts and Recreation Facility Master Plan 1 a ground plane are large sandstone set in sand with grass joints. IP 1.1101.'"--__, MI II 2. Roof Addition • The snow shed problem with the roof of the gym should be mitigat- . • ed by the addition of a shed roof running along the west side of the gym wall, serving as a covered walkway connectionfrom Hallam • Street to the Recreation entrance and a covered waiting area for the arrival/drop-off zone. II Several ideas for the shape and dimension of the roof structure :::.>::: II were explored. The nature of this structure (an addition to an exist- ing facility) and the function of the building create an opportunity for . a more playful piece of architecture which is an expression of identi ty for the Red Brick Arts and Recreational facility. The proposed Model of Courtyard with Roof addition 11 the is of an undulating roof which opens up at the entrance to the walkway. The low points,or"valleys", of the roof would form areas where snow would collect and spill to the ground. The con- • centrated piles of snow could then become areas of play for chil- dren. II • 3. Improvements at East End of Building • The east end of the building will be enhanced by additional planti- / P '',;j'i;±;∎ ;,' 11 \ (/� G -Q \! �\,- _--__=Jsy yam=_ _' - --'-� 1 (43\ ,,:__ii.-,11:07,,, 1 i ,,,,,,p; air°_ _0. =,:),_,,_____ ,.., 7.E....,..._,,,,..,-__._.,_,.„_,„:„::::__,„__,_______,__,:,,,,,:,,,,,,„ i I e_-2 r--' , i 7:174:1... ; I ! 1 '.!'4 I II 1 I ' ll ., \-t—' A -- e I JIA0. ...:. , ....,0_____p___..v.._}.. ......._ . , i ..... , O.$ in � \ J.L ,' i s � � . „:,)---. I--4 oi.-.7-, p s. , �b'3CJ �� 1' ' :fi '. -- T : -, to ` Ida, . 1 n Master Plan 1 10 Red Brick Arts and Recreation Facility Master Plan 1 1 • ngs and an improved surface on 3rvice access roadway. 9 Because snow shed problems exist on the east side of the gym and the close proximity of the adjacent residence, planting is proposed • along the east side of the service access. This will provide a larger plant buffer zone between the Red Brick and the adjacent residence • as well as locating plant materials in an area free of damaging snowfall. Shrubs, possibly lilacs, should be used to create the • screening effect desired. • Drainage is a problem in this area,with many areas of standing water existing throughout the year. Improved drainage would create • a more pleasant walking environment. (A detailed site survey will be necessary to complete a thorough grading and drainage plan for • the entire site). 9 A clear entrance to the access road from Hallam street should be provided. This could be accomplished by extending pavement . across the road at the entrance. • The area around the building entrance at the southest corner of the gymnasium should be improved to provide safer emergency egress . from the building. The brick wall should be removed and replaced with a planted edge. • • 4. Stairway at Northeast Corner • • Provide a stairway at the northeast corner of the property to allow direct pedestrian circulation from Hallam Street to the Post Office • and Clark's Market area. The stairway should be informal with sim- ple construction methods. Sandstone slabs or wood should be • used. 5. Sidewalk Additions and Relocations Pedestrian circulation around the facility will be improved by the fol- $ lowing sidewalk additions or relocations: • Relocate the sidewalk along Hallam Street to the north of _-. 1 the existing line of trees. This will further engage the pedestrian _ '�I with the surroundings. — tIJ b Extend to the existing sidewalk that is directly in front of ±� the south side of the building so that it is continuous along the N '1`I� .0 g f = ''i .fir _ facade of the building. With the addition of the sitting/performance ; 4 s $, area, cross-circulation from the corner of Garmisch and Hallam will a 4 r� ' ��'",- be increased, requiring this additional sidewalk. • X61 1rm. j,. wrQ Reconfigure the parking and create a sidewalk along the 2 ,�y�e,�it **V 8 . _b west side of the Red Brick, connecting the Yellow Brick to the Rio .• lV 1 ;- :!.� a .• .l - ,.�. . Grande trail and the Given Institute via the Red Brick. ,��. �-ivir,,,���. I 6. Sitting and Performance Area at West End of Lawn _ It. ,,ten,.,,.o� ...., nm ) Located at the west end of the lawn, this area will provide a place ,J E ! for outdoor classes, performances, the display of art work,or simply ( \ a place to sit in the shade and eat lunch. It will also serve to i ( r. ,.� r � -� 1 strengthen the connection between the Red Brick and Yellow Brick Performance and Sitting Area 1 W Red Brick Arts and Recreation Facility Master Plan I I facilities and will encourage cross-c' ation through the site,further engaging pedestrians with the Red K. IP This space is envisioned as a simple rectangle sunk below the lawn surface approximately 18". The edges of the space is formed by 10 crushed sandstone slabs which also serve as seating. The surface is a crushed stone. Aspen trees are planted within the space, providing 1110 shade. The space is further defined by a dense planting of aspen , trees around the exterior of the sunken space. !J _ ; Q- t C c . TE The sunken space will require subsurface drainage. ADA access $.,t? • and egress for the sunken space will be addressed. ;IN,. t ViII 7. Signage Kiosk • ' III Two large transformers are located at the northwest corner of the • A r f t site in a visually prominent area and an area which could play an a important role in the overall signage and information system associ- . ated with the county-wide trail network. The transformers should be j screened with a structure which also serves as a signage/informa- -- - . tion kiosk. • II 8. Enhancement of Entry at North Side of Building North entrance to building A"face"should be given to the north side of the building to better connect the Red Brick with the Post Office area and encourage • access from the pedestrian/bike path. This is accomplished through the following: II • Create an entry gate along the pedestrian/bike path. • Enhance the paving from the entry gate to the building entrance to create a path through the parking. The large sandstone slabs should be used. II II S . 0.,., 4.1.41$4t 4044, Li II ' . Tc ,•. ' ' -i, te , ' ! ' . • � ��. ' • r . • li 4„ 4•'ir':i •....o A�rors � II ' lir 7-7-7:„, ,,,,,yrifiI..', wi 44,,:e•steiv,,,,,, -.4: oft,_4:',. 'is .i7.40•;:;:„.44,':tp5.47)- -1..i.,-,tii-(4;,.:/-,-..e#9,,t,,;;:14.!:;,;;;,7,41 II c.r. i//%/''f'/t/tY-/f(4/,'!/ ' l II II I Signage Kiosk I ® Red Brick Arts and Recreation Facility II Master Plan I S 9. Storage • A need of Red Brick tenants is increased storage areas. The under- . utilized area between the west building entrance and the service dock could be transformed into a storage shed. The creation of this . storage space with architectural design that makes the storage space an integral component of the building facade could enhance the overall appearance of the building in this area. S ! 10. Improvements at West End of Building This area suffers from poorly defined pedestrian circulation and paved areas. Cars park here in a random pattern, often blocking building entrances and forcing pedestrians to walk in the roadway. The Master Plan recommends clearer definition of sidewalks, park- ' ing areas and building entrances by creating a curb edge, tree lawn and sidewalk along the West end of the building. The area between the building entrance and the service dock becomes a landscaped area or a storage area. Vehicle access to the service dock is main- , tained. 11. Landscape Concept The general landscape plan is intended to further integrate the Red Brick with the surrounding neighborhood and streetscape context, as well as to provide identity to the facility. Proposed plant materi- als are either native or are of a type historically found at the Red Brick. Streetscape planting at Hallam and Garmisch: • Cottonwood trees(3"cal.) • Tree lawn Planting at bike and pedestrian trail: • Cottonwood trees(3"cal.) • Lilac shrubs(5 gal.) • Native grasses Planting at performance/sitting area: • Aspen trees(varied sizes, 1.5"-3.5") • Lawn Planting at courtyard: j • Aspen trees(varied sizes, 1.5"-3.5") • Periwinkle groundcover • Perennials Planting at east side of building: • Lilac shrubs(5 gal.) ® Red Brick Arts and Recreation Facility Master Plan 1 a V. Phasing and Priorities Plan and • Estimate of Probable Cost a. Two Year Plan • Complete detailed site survey • Sidewalk improvements • Landscape/softscape improvements at East and West ends of building • ADA access to building • Creation of additional storage space at West end of • building • Relocated sidewalk at East Hallam Street • • Improved directional signage at entry S b. Five Year Plan S • Enhanced secondary entrance at North side of building • ▪ Roof addition at West side of gym • Signage kiosk at transformers • • Stairway at Northeast property line • Tree plantings at bike path • • c. Ten Year Plan • Courtyard improvements • Seating/Performance area at West end of lawn • Improvements to intersections at Garmisch and Hallam S d. Off-Site Recommendations/Long Term • • Universal signage/signal system for pedestrian and bike • trail systems • Street tree planting and creation of sidewalks on Aspen Street between Main and Hallam • Yellow Brick Master Plan • • I I Red Brick Arts and Recreation Facility Master Plan 1 0 ! TWO YEAR PLAN • Unit III Quantity Units Cost Cost Sidewalk Improvements • • New concrete sidewalk @ 5'width 2,875 sf $2.00 $5,750 • Demolition of existing sidewalk 2,200 sf $0.75 $1,650 • • Reseeding 6,385 sf $0.06 $383 5 • New curb 575 If $12.50 $7,188 • Cottonwood street trees(3"cal.) 13 ea $325.00 $4,225 • Irrigation improvements allowance $1,000 a Subtotal $20,196 ID Landscape Improvements @ East&West 10 West i • Import topsoil 19 CY $22.00 $418 Seeding of lawn areas 1,050 sf $0.06 $63 II • Aspen trees 14 ea $250.00 $3,500 • Demolition of asphalt paving 2,000 If $0.50 $1,000 I • Irrigation improvements allowance $1,000 East • Resurfacing of access(crusher fines) 1,670 sf $8.00 $13,360 • Resurfacing of back lot 3,835 sf $8.00 $30,680 • • Shrub planting(lilacs, 5 gal.) 24 ea. $28.00 $672 • Subsurface drainage allowance $1,500 9 • Irrigation Improvements allowance $1,500 • Subtotal $53,693 • Storage 500 sf $50.00 $25,000 6 Subtotal $25,000 II Signage at Entry • Entry sign 1 ea $2,500.00 $2,500 • Subtotal $2,500 Subtotal Two-Year Improvements $101,389 1 t ) ) ) ) ) ) ID ID I) FIVE YEAR PLAN Unit North Entry Quantity Units Cost Cost • Demolition of asphalt 1,200 sf $0.50 $600 • Culvert @ swale 18 If $8.00 $144 p • Sandstone slab walkway 1,200 sf $15.00 $18,000 • Cottonwood trees(3"cal.) 6 ea $325.00 $1,950 • Signage 2 allowance $3,000 ID • Irrigation improvements $600 Subtotal ' $24,294 Roof Addition D • New Roof 1,125 sf $30.00 $33,750 ' • Paving(sandstone) 600 sf $15.00 $9,000 • Subtotal $42,750 p Signage Kiosk • Structure 80 If $20.00 $1,600 • • Paving(sandstone) 450 sf $15.00 $6,750 • Signage 25 sf $50.00 $1,250 0 • Planting(vines, 1 gal.) 14 ea $0 • Irrigation improvements allowance $300 1 • Drainage improvements allowance $500 0 Subtotal $10,400 0 Tree Planting at Bike Path , • Cottonwood trees(3"cal.) 32 ea $325.00 $10,400 • Irrigation 6,700 sf $0.75 $5,025 ' • Reseeding 6,700 sf $0.06 $402 ' Subtotal $15,827 ) Subtotal Five Year Improvements $93,271 1 1 1 1 1 1 1 ■ • • • TEN YEAR PLAN O Unit O Quantity Units Cost Cost Courtyard • • Demolition of concrete walks 780 sf $0.75 $585 • Sandstone paving 4,100 sf $15.00 $61,500 • Benches 4 ea $850.00 $3,400 • Cottonwood trees(5"cal.) 7 ea $750.00 $5,250 D • Groundcovers 125 sf $10.00 $1,250 Concrete paving @ drop-off 1,125 sf $2.00 $2,250 0 • New curb @ bulb-out 60 If $12.50 $750 • Canopy(Glen) $0 / • Subsurface drainage allowance $1,200 / Subtotal $76,185 Seating/Performance Area II • Excavation to 18"depth 66 cy $5.00 $330 • Seatwall @ 18"(conc.with sandstone cap) 110 If $47.00 $5,170 1 • Crusher fines surface 1,200 sf $8.00 $9,600 • Aspen trees(2.5"cal.) 5 ea $250.00 $1,250 1 • Reseeding 1,500 sf $0.06 $90 • Irrigation allowance $1,200 • Sidewalk along south-facade of building 760 sf $2.00 $1,520 Subtotal $19,160 1 Garmisch!Hallam Intersection • New curb @ bulb-out 320 If $12.50 $4,000 • Sidewalk additions 1,000 sf $2.00 • Demolition of asphalt $2,000 � 4,000 sf $0.50 $2,000 • Concrete paving @ center 2,700 sf $3.50 $9,450 Subtotal $17,450 Subtotal Ten Year Improvements $112,795 1 Summary of Improvements t Two Year Plan total $101,389 i Five Year Plan total $93,271 *All costs are based on 1997 dollars and Ten Year Plan total $112,795 are an estimate only and subject to change. Total $307,455 20%Contingency $61,491 Subtotal Construction costs plus contingency $368,946 Design Fees @ 10% $36,895 Grand Total $405,840 I VI. Conclusions A strong vision for the Red Brick Arts and Recreation Center will be a benefit to the town of Aspen. The strength of this facility will set the tone for many io things, including clarity about Aspen's West End and what public places can be found there; city-wide bike path and walking path improvements; the importance of the arts; and the commitment to recreation. Above all it can be a community meeting place and a physical presence that reinforces the nec- p essary connections between recreation,the arts and community service. Prior uses of the building which the Red Brick now inhabits have historically fulfilled an important community role, and the current use of the building con- tinues that tradition. 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If c) . . , 7 .•.1;. k 1 ;11 1--- c.. -0 0 , . . I ... i I 37 0 I 73.13 74 I% .:i-.1 ivill ! los. .1 I f . I! Pillir i 11 g hi g. ) il -• i . :IP• - 22.0 '111 ril —1 -1 c.c1 I. sa 1. I) , r/i 1 .” 1111 . • -4. 0 ii Li 1 - 41 i • .0.1) ,- stl's ..wn -1,J- Q . vim.. ;:,,,-, umm 4 a te rtl . NI We m ,-- IN I 0 11 ili :. . . C .,...-..- cti t■I • INI h ■• , 1 --- -- % • % .—.... ,. ... 7j i 41 . ■ — 71 4 75 I : r.1 ci ... 7:^ I tillio?'■ ic -- - . - = _ =. _ - =.__ = _ _ 728 = _ .77 CXf(tf% rr /� ORDINANCE NO.22 (SERIES OF 1993) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING REZONING FROM R-6 MEDIUM DENSITY RESIDENTIAL TO PUBLIC (PUB) , GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES, AND APPROVAL OF A FINAL PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN FOR THE ASPEN ARTS AND RECREATIONAL CENTER (F.K.A. THE RED BRICK ELEMENTARY SCHOOL) LOCATED AT 110 E. HALLAM (LOTS A-I AND K-S, INCLUDING THE ALLEY IN BLOCK 64, AND LOTS E,F,G AND PART OF LOTS A,B AND C, BLOCK 71) , IN THE CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. WHEREAS, on January 14 , 1993 , the City of Aspen purchased the former Red Brick Elementary school for- the purpose of creating a community-oriented arts and recreation facility; and WHEREAS, the City Council appointed a citizen ' s advisory group known as the Red Brick Committee to recommend appropriate uses and development scenarios for the structure; and WHEREAS, the City intends to lease portions of the building for non-profit arts related organizations for offices and studio spaces , for-profit studio spaces, and for use by the City Recreation Department for office space and the gymnasium; and WHEREAS, the Aspen Area Community Plan established a goal to rezone the former school site to Public; and WHEREAS, the City of Aspen (Applicant) submitted an application (the "Plan") to the Planning Office for rezoning of the former school site from R-6 (medium Density Residential) to Public (PUB) , GMQS Exemption for Essential Public Facilities, Special Review for Parking, and Final (Consolidated) PUD review, in conjunction with a code amendment to the Public (PUB) zone district to allow "arts, cultural and recreational activities, buildings and uses" ; and 1 - - - :7/7-7 728 _a 278 WHEREAS, the Planning Office received referral comments from the City Engineer, Housing Office, and Water Department; and WHEREAS, upon review of the application, referral comments, and the applicable code standards, the Planning Director forwarded a recommendation for approval of the Plan with conditions to the Planning and Zoning Commission; and WHEREAS, the Planning and Zoning Commission reviewed the development proposal in accordance with those procedures set forth at Section 24-6-205 (A) (5) (b) of the Municipal Code and did conduct a public hearing thereon on April 13 , 1993 ; and WHEREAS, upon review and consideration of the plan, agency and public comment thereon, and those applicable standards as contained in Chapter 24 of the Municipal Code, to wit, Division 9 of Article 7 (Planned Unit Development) , Division 4 of Article 7 (Special Review) , Division 11 of Article 7 (Zoning Map and Text Amendment) , Section 8-104 (C) (1) (b) of Article 8 (Growth Management Quota System Exemptions by City Council for Essential Public Facilities) , the Planning and Zoning Commission has recommended final approval of the Aspen Arts and Recreation Center subject to conditions, to the City Council; and WHEREAS, the Planning and Zoning Commission further granted Special Review approval for parking in a Public (PUB) zone district; and WHEREAS, the Aspen City Council has reviewed and considered the Plan under the applicable provisions of the .Municipal Code as identified herein, has reviewed and considered those 2 = - - - -- _ _ 728 279 recommendations and approvals as granted by the Planning and Zoning Commission, and has taken and considered public comment at public hearing; and WHEREAS, the City Council finds that the Plan meets or exceeds all applicable development standards and. that the approval of the Plan, 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. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO as follows: Section 1: Pursuant to Section 24-7-903 B. 4 . of the Municipal Code, and subject to these conditions of approval as specified hereinafter, the City Council finds as follows in regard to the Plan ' s planned unit development dimensional requirements component: 1. The Developer ' s final plan submission is complete and sufficient to afford review and evaluation for approval. 2 . The Plan is consistent with the Aspen Area Community Plan. 3 . The Plan is consistent with the character of existing land uses in the surrounding area. 4 . The Plan will not adversely affect the future development of the surrounding area. 5 . The Plan approval is being granted only to the extent to which GMQS exemptions are obtained by the applicant. Section 2 : Pursuant to the findings set forth in Section 1 above, the City Council grants -consolidated Final PUD development plan approval for the Aspen Arts and Recreation Center subject to the following conditions: 3 • 1. Prior to issuance of the Certificate of Occupancy the 35 on-site parking spaces shall be striped and signed for use by users of the Aspen Arts and Recreation Center. 2 . Prior to or within 6 months of the issuance of the Certificate of Occupancy, a landscaped buffer shall be A installed between the parking area and the trail on the north side of the subject property. 3 . Prior to the issuance of a Certificate of Occupancy, a drop-off parking area shall be dedicated in front of the building along East Hallam Street pursuant to ' -/ _ recommendations of the Parking and Transportation Director. V; t°4\ i 4 . Any improvement to the parking in the Garmisch St. right- of-way must be coordinated with the Engineering Department. 5 . Prior to the issuance of a Certificate of Occupancy, an easement must be established for a 14 ' wide trail , electric switchgear, and other utility or pedestal needs . 6 . Prior to the issuance of a Certificate of Occupancy the two water service lines to the building must be properly metered. 7 . The applicants shall agree to join any future improvement districts which may be formed for the purpose of constructing improvements in the public right-of-way. 8 . The actual dimensions shall be the dimensional requirements of this PUD development plan: a. Minimum distance between buildings - 10 ' b. Maximum height (including viewplanes) - 25 ' c. Minimum front yard - 10 ' (except 4 ' at southeast entry. d. Minimum rear yard - 15 ' e. Minimum side yard - 5 ' f. Minimum lot width - 60 ' g. Minimum lot area - 6, 000 square feet h. Trash access area - see provided survey i. External and internal floor area ratio - . 75: 1 j . Minimum percent open space - no requirement 9 . The Final PUD Development Plan and PUD Agreement shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part of the applicant to record the documents within a period of one hundred and eighty (180) days following approval by the City Council shall render the approvals invalid, unless reconsideration and approval of both the Commission and City Council is 4 ,Z8 • obtained before their acceptance and recording. 10. The City shall require that annual tenant leases and/or sub-leases include stipluations for auto-disincentives and measures to reduce parking demand and congestion in the immediate neighborhood. 11. The traffic mitigation portion of the PL'D plan shall be reviewed by City Council aftr the first and third years of operation. Section 3 : Pursuant to Section 24-8-104 C. 1. b. of the Municipal Code, the City Council finds as fol lows in regard to the Applicant ' s request for Growth Management Quota System development exemption for essential public 1. Arts and recreation have historically provided cultural enrichment to the citizens of the City of Aspen without which the City would not have attained its present character and standing in the national and international community. The City ' s proposal for use of the former school building as a center for non-profit arts related studios and offices , limited area for for-profit studios, and recreation offices and activities will enhance the art and recreation experiences for the citizens of the City of Aspen and the general public. 2 . The use of the building for for-profit artist studio space is limited to 5% of the structure pursuant to the financial bonding requirements for the building. Furthermore, the artist studio space is intended to be educationally oriented to allow citizens of Aspen and the general public the opporturity to observe artists practicing their skills. Section 4 : Pursuant to Section 24-7-1102 of the Municipal Code, the City Council finds as follows in regard to the zoning map amendment component of the Plan: 1. The proposed zoning amendment as set forth in the Plan are not in conflict with the provisions of Chapter 24 of the Municipal Code or the Aspen Area Community Plan. 2 . The proposed zoning amendment is compatible with the surrounding zone districts and land uses. 3 . The proposed zoning amendment will not adversely impact 5 • -- __ _ _. .. _ - - _ _ 728 282 traffic generation or road safety when taken into consideration with the other aspects of the Plan. 4 . The proposed zoning amendment will promote the public interest and character of the City of Aspen. Section 5 : Pursuant to Section 24-7-1102 and 24-7-1103 , and Division 2 of Article 5 of Chapter 24 of the Municipal Code, and findings set forth in Section 5 above, the City Council does grant the following amendment to the Official Zone District Map and does designate the following zone district for the development subject to the conditions as specified below: 1. The Public (PUB) zone district shall be applied to Lots A-I and K-S, including the alley in Block 64 , and Lots F:, F, G and part of Lots A,B,and C in Block 71, in the City • and Townsite of Aspen. Section 6 : All material representations and commitments made by the developer pursuant to the Plan approvals as herein awarded, whether in public hearing or documentation presented before the 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 7 : The Official Zone District Map for the City of Aspen, Colorado, shall be and is hereby amended to reflect the rezoning action as set forth in Section 6 above and such amendment shall be promptly entered on the Official Map in accordance with Section 24-5-103 B. of the Municipal Code. Section 8: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now 6 = 7_,:.1E: _. _ _- = - _ - 728 = _ 73 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. Section 9 : 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 10: The City Clerk shall cause notice of this Ordinance to be published in a newspaper of general circulations within the City of Aspen no later than fourteen (14) days following final adoption hereof. Such notice shall be given in the following form: Notice is hereby given to the general public of the approval • of a site specific development plan, and the creation of a vested property right pursuant to Title 24 , Article 68 , Colorado Revised Statutes, pertaining to the following- described property: The property shall be described in the notice and appended to said notice shall be the ordinance granting such approval. Section 11: 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 12 : A public hearing on the Ordinance shall be held on the /O day of 1993 at 5: 00 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a 7 72E 284 public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 240 day of 1993 . John Bennett, Mayor Attest: :7 /P ■ ...— Kathryn . Koch, City Clerk FINALLY, adopted, passed and approved this /e>t4L'dav of , 1993 . John ennett, Mayor Attest: Kathryn . Koch, City Clerk 8 ORDINANCE NO. 37 (SERIES OF 2000) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING THE RED BRICK ARTS AND RECREATION CENTER PLANNED UNIT DEVELOPMENT AMENDMENT TO CONSTRUCT A CONFERENCE ROOM AND SNOW-SHED CANOPY ON THE RED BRICK ARTS AND RECREATION CENTER, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2735-124-36-850 WHEREAS, the Community Development Department received an application from the City of Aspen Recreation Department, represented by Tim Anderson, Recreation Director, for an amendment to the Red Brick Arts and Recreation Planned Unit Development (PUD) to construct a conference room on the west end of the structure and construct a snow- shed canopy on the east end of the structure; and, WHEREAS, the subject property is a located in the Public (PUB)Zone District; and, WHEREAS, the Aspen City Council approved Ordinance No. 22, Series 1993 that granted rezoning from R-6 to Public, Growth Management Quota System Exemption for Essential Public Facilities, and approval for a Final PUD Development Plan for the Aspen Arts and Recreation Center (F. K. A. The Red Brick Elementary School) located at 110 East Hallam (Lots A-I and K-S, including the alley in block 64, and lots E, F, G, and part of lots A, B, and C, Block 71) in the Townsite of Aspen, Pitkin County, Colorado; WHEREAS, pursuant to Sections 26.445, the City Council may approve an amendment to an approved Planned Unit Development, during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; WHEREAS, the Community Development Director reviewed the PUD amendment and recommended approval; and, WHEREAS, the Historic Preservation Committee offered a unanimous endorsement of the proposed developments during a special meeting on July 13, 2000; and WHEREAS, during a duly noticed public hearing on August 1, 2000, the Planning and Zoning Commission approved Resolution No. 00-35, Series 2000, by a seven to zero (7- 0) vote, recommending City Council approve the Red Brick Arts and Recreation PUD Amendment; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, during a duly noticed public hearing on September 11, 2000, the City of Aspen City Council approved a second reading of Ordinance No. 37, Series 2000, by a four to zero (4-0) vote, approving the Red Brick Arts and Recreation PUD Amendment; 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 the promotion of public health, safety, and welfare. NOW,THEREFORE,BE IT RESOLVED BY THE ASPEN CITY COUNCIL AS FOLLOWS: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,the Red Brick Arts and Recreation PUD Amendment to construct a conference room on the west end of the structure and construct a snow-shed canopy on the east end of the structure is approved with the following conditions: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils report and drainage report are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the PUD. The 2 applicant shall provide adequate and scaled site plans indicating exact locations of all proposed structures so that they do not exceed the height, setback, and floor area requirements of the PUD prior to the approval of the PUD Amendment and the application for building permits. Section 2: 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 Planning and Zoning Commission 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 an authorized entity. Section 3: This Ordinance shall not effect 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. Section 4: 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 INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on this 14th day of August, 2000. Attest: Kathryn S. Koch,City Clerk Rachel Richards,Mayor FINALLY,adopted,passed and approved this 11th day of September, 2000. Attest: Kathryn S. Koch, City Clerk Rachel Richards,Mayor 3 Approved as to form: John Worcestor, City Attorney 4 ; . : y �'' R. �j; I tom- �yr1� �\ : �\�`4`30Y,V �j { 7 lit t r"° 11kQ k�� ,\^ ¢ W M N E ty� }, " �.ti\� 7'+ 1 "3.4 ,N, ' , `F'+. ', Y, +. E,� Q O o Cr 4,� ti.4 a ` hx - a 1° q `e U) D n r- ' w 4, 1e, a ,, # 1 Q O it - �4 y,t�,. X Ili I Yr` i�t4\114Y4 o d ' t ���\� - Z LLI Q i•F q �,y. .t r r A .' 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Q S 411:! 1 ' 1 . • , . . . tiil - . . 1 I S• .„.1.k. . , %meg ..... -I- I• . • /------ I . • .. • / . - • . • .e.. • . . . . . •1›.---1 _I i . • I . . • BIEW . • 2 - t •i 1 1 I, 1 I • , e , ..=, • . , , i.ti. . . .• • - . ii L . • • . • • • . • . ____,___._ _,.._ - I I ( • I 1 ■ I • , . d I 2 r.c' - No.��S -for Jd u- O\ �— J )1— f Gwd L Palk-, n 45 crl /! f ➢ This is a Public Hearing to consider the Red Brick Arts and Recreation Center Planned Unit Development(PUD)Amendment; ➢ The Red Brick building is located at: 110 East Hallam Street 2 blocks north of Main St. B/w Garmisch and Aspen Streets ➢ The building currently serves as an "Arts and Recreation Facility;" ➢ It is zoned Public; ➢ It obtained original PUD approval from P&Z and City Council on May 10th 1993 via Ordinance 22, Series 1993; ➢ The Original PUD approved: 1- Rezoning from R-6 to Public 2- Final PUD plan 3- GMQS Exemption (for an Essential Public Facility) ➢ The Red Brick is earmarked to be included as an historical landmark for the City of Aspen and will be placed on the inventory of Aspen's historical buildings; ➢ The applicant met with the Historic Preservation Commission several times to discuss the proposed improvements: This project has an unanimous endorsement form HPC; ➢ This applicant requests approval for two improvements at the Red Brick: 1- A Conference Room Addition on the West end of the structure; 2- A Snow-Shed Canopy over the main entry to extend over the walkway the length of the Gym. Conference Room: (546 sq. ft.) 1- To convert existing conference room to storage space for existing tenants; 2- Continue to provide a meeting room for the Red Brick and Aspen Community; 3- Enhance the west end of the Red Brick for the neighborhood. Snow-shed Canopy 1- Safety 2- Structural 3- Use 4- Aesthetic ➢ Staff feels these two proposed improvements fit with the intention of the Original PUD and recommend approval to the Commission. ➢ This ends staffs presentation! / 15 /20"5"4// rt-e,,e1A-1 ‘,4048‘Itsio."5 yor,..en404,1.h (-4. y4- 4yr+►,•� ,,y j�r'Jjlsl•� - ( (2-456 CEO ' 3 5— 0". 4,1- County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } ss. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.304.060(E) I, T, fkiftif• e>.1\ , being or representing an Applicant to the City of Aspen,personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred(300) feet of the subject property, as indicated on the attached list, on the a`k day of , 200 cl (which is 1`6 days prior to the public hearing date of Si4 , \\> 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the o2M day of , 200>, to the "1±,‘ day of c-\ , 200 0 . (Must be posted for at least ten(10)full days before the hearing date). A photograph of the posted sign is attached hereto. Signature Signed before me thisa' day of • 2000. by PI '! IC NOTICE dia % �,v • GATE__ _. TIME — WITNESS MY HAND AND OFFICIAL SEAL PLi'r►c _� _ PUI SE - — My Commission expires: 4, (ZoD 11,�itf lll111���� Notary Public NOTARY • Ira. V.:** UBL� PC' MY COMMISSION EXPIRES: September 4,2002 PUBLIC NOTICE RE: RED BRICK SCHOOL PLANNED UNIT DEVELOPMENT AMENDMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, September 11, 2000 at a meeting to begin at 5:00 P.M. before the Aspen City Council, Council Chambers, City Hall 130 South Galena, Aspen,to consider an application submitted by the City of Aspen Parks and Recreation Department requesting approval to construct a new conference room, and to build an extended snow-shed canopy next to the Gym. The Property is located at 110 E. Hallam, and is on the corner of Garmish and East Hallam Street. The Property is commonly known as the Red Brick School, and is described as Lots A-I and K-S, Block 64, City and Townsite of Aspen. For further information contact Fred Jarman at the Aspen/Pitkin Community Development Department, 130 South Galena St., Aspen, CO (970) 920-5102. S/Rachel E. Richards, Mayor Aspen City Council Published in the Aspen Times on August 26, 2000 City of Aspen Account OWNER_NAME ADDRESS_1_ LEWIS JONATHAN & POSADA ROBERTO TRUST4649 PONCE DE LEON BLVD#304 GIVEN INSTITUTE REGENTS OF UNIVERSITY OF COLORADO ASPEN VALENTINE LLC C/O GARFIELD & HECHT MANCLARK Q P RESIDENCE TRUST MANCLARK WILLIAM & DARLEEN TRUSTEES ASPEN CENTER FOR ENVIRONMENTAL STUDIE100 PUPPY SMITH ST ALDERWOOD SECURITIES LTD PACOR SECOMA SAM 24BD LEVY DAVID M TIMES SQUARE BLDG CITY OF ASPEN 130 S GALENA ST FABRY PAULA 1127 BOURBON ST VICKERY JACK H 100 S SPRING ST NEW ROBERT& MONICA 11414 N BAYSHORE DR PENINSULA LLC HCR 64 B 200 ERWIN GREGORY D 11248 JOHN GALT BLVD NOLAN ELAINE L 148 GLENRIDGE PKWY HENRY FREDERICK B 100 W HALLAM ST PUPPY SMITH LLC 205 S MILL ST STE 301A FROST MONA C/O CNB TRUST REAL ESTATE CNDT2311 YELLOW BRICK SCHOOL PROPERTY 130 S GALENA ST PACE LINDA MARIE 445 N MAIN AVE AMATO JOSEPH A PO BOX 503 GORMAN JAMES & PATRICIA 1426 ROSE GLEN RD KRUMM DONALD PAUL PO BOX 874 JOHNSON RICHARD & MONTAE IMBT 6820 BRADBURY PALMER COMMUNICATIONS INC C/O KERMIT S SUTTON SUTTON KERMIT S & JENNY W 801 12TH AVE S STE 400 SEGUIN WILLIAM L PO BOX 4274 BERKO FERENC & MIRTE PO BOX 360 GROSSE ADELINE M REVOCABLE LIVING TRUS GROSEE EDWIN J &ADELINE M TRUSTESS BROCKWAY LEXIE 7714 FISHER ISLAND DR GSW FAMILY INVESTMENT LTD PARTNERSHIP 1300 CHAPLINE ST LIGHT JOAN ENID 733 13TH ST GSW FAMILY INVESTMENT LTD PARTNERSHIP RD#1 BOX 110 HOGUET CONSTANCE M 333 E 68TH ST HOGUET CONSTANCE M 333 E 68TH ST SADLER PRISCILLA ANNE TRUSTEE FOR SADLER PRISCILLA A REVOC TRUST PENN PAUL E PENN SUSAN W ASPEN COMMUNITY UNITED METHODIST CHUR114 N ASPEN ST BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO PARZYBOK WILLIAM G JR TRUSTEE 3609 EL CAMINITO • ADDRESS_2 CITY STATE CORAL GABLES FL BOULDER CO 601 E HYMAN AVE ASPEN CO 313E BAY FRONT BALBOA ISLAND CA ASPEN CO PRINCESS CHARLOTTE MC 98000 MONACO 45 EXCHANGE ST ROCHESTER NY ASPEN CO NEW ORLEANS LA ASPEN CO NORTH MIAMI FL BROOKLIN ME OMAHA NE EL DORADO AR ASPEN CO ASPEN CO PO BOX 5168 DENVER CO ASPEN CO SAN ANTONIO TX HIGHLAND MILLS NY GLADWYNE PA ASPEN CO DALLAS TX 801 12TH AVE S STE 400 NAPLES FL NAPLES FL ASPEN CO ASPEN CO 100 E BLEEKER ST ASPEN CO FISHER ISLAND FL WHEELING WV BOULDER CO WHEELING WV NEW YORK NY NEW YORK NY PO BOX 2989 ASPEN CO 9505 COPLEY DR INDIANAPOLIS IN ASPEN CO MILWAUKEE WI MILWAUKEE WI LOVELAND CO ZIP STREET_NO PREFIXSTREET_NAM SUFFIX UNIT 33146-2119 414 N FIRST ST 80304 81611 410 N FIRST ST 92662 126 W FRANCIS ST 81611 100 PUPPY SMITH ST 120 W FRANCIS ST 14614 100 W FRANCIS ST 81611 PUPPY SMITH 70116 135 W FRANCIS ST 81611 129 W FRANCIS ST 33181 123 W FRANCIS ST 04616 111 W FRANCIS ST 68137 101 W FRANCIS ST 71730 308 N FIRST ST 81611 100 W HALLAM ST 81611 80217 216 E HALLAM ST 81611 215 N GARMISCH ST 78205 232 E HALLAM ST 10930 222 E HALLAM ST 19035 101 E HALLAM ST 81612 105 E HALLAM ST 75230 123 E HALLAM ST 33940 127 E HALLAM ST 33940 131 E HALLAM ST 81612 203 E HALLAM ST 81612 223 E HALLAM ST 81611 100 E BLEEKER ST 33109-0966 110 E BLEEKER ST 26003 114 E BLEEKER ST 102 80302 26003 114 E BLEEKER ST 101 10021 118 E BLEEKER ST 2 10021 118 E BLEEKER ST 1 81612 126 E BLEEKER ST 46260 134 E BLEEKER ST 81611 200 E BLEEKER ST 53201 214 E BLEEKER 53201 214 E BLEEKER 80537 232 E BLEEKER ST MEMORANDUM V ti TO: Mayor and City Council THRU: Steve Barwick, City Manager Julie Ann Woods, Community Development Director C. Joyce Ohlson, Deputy Director FROM: Fred Jarman, Planner cj , RE: Red Brick Arts and Recreation Center PUD Amendment Public Hearing(1St Reading) DATE: August 14, 2000 R i ' t ' I a t t r t t r — Y , t i '�` l w _.._. 1 E i E € i � , 1.,.- ,.,. ..v.... . .. .� ----- 'ropose. snow-s es canopy on ron en ranee 'ropose• on erence Thom on ITest en• o along gymnasium the Structure APPLICANT/OWNER: SUMMARY: City of Aspen Parks & Recreation The applicant proposes to 1) add a Department conference room to the west end of the structure and convert the existing REPRESENTATIVE: conference room into storage spaces for Tim Anderson existing tenants and 2) build a new entry snow canopy on the front of the structure LOCATION: over the entrance and next to the 110 East Hallam Street gymnasium. CURRENT ZONING: APPROVED AND CURRENT LAND USE: Public (PUD) Public Arts and Recreation Facility PROPOSED LAND USE: Public Arts and Recreation Facility REVIEW PROCEDURE Planned Unit Development Amendment Reviews: A Planned Unit Development (PUD) amendment found to be inconsistent with the approved final development plan by the Community Development Director shall be subject to final development review and approval by the Planning and Zoning Commission and City Council. The Planning and Zoning Commission shall by resolution recommend City Council approve, approve with conditions, or deny the PUD amendment. STAFF COMMENTS: The City of Aspen Recreation Department (Applicant), represented by Tim Anderson, is requesting approval of an amendment to the Red Brick Arts and Recreation Center PUD to 1) add a conference room to the west end of the structure and convert the existing conference room into storage spaces for existing tenants and 2) build a new entry snow-shed canopy on the front of the structure over the entrance and adjacent to the gymnasium. All of these improvements would be located within the approved building envelopes and comply with all other aspects of the PUD. The Red Brick Arts and Recreational Center is located two blocks north of Main Street between Garmisch and Aspen Streets. Surrounding land uses include the Given Institute, the Yellow Brick Early Learning Center, and residential neighborhoods. The Red Brick was most recently an elementary school open from the 1940's to the early 1990's. Prior to being used as a school, the site was home to one of Aspen's grand mansions built during Aspen's mining boom. The building's current appearance and structure has evolved over the last 60 years with major developments in the 1950's, 1970's, and 1990's into what is currently on the site. City Council approved the Red Brick Arts and Recreational Center PUD on May 10, 1993 via Ordinance 22, Series 1993 which included a rezoning of the former school site from R-6 to Public. This request allowed the rehabilitation of the building into a public arts and recreation facility. Any development in a Public Zone requires PUD review to establish the site plan and dimensional requirements. The planning staff and the Planning and Zoning Commission supported a PUD plan adoption for this project. Further, the planning staff and Growth Management Commission recommended approval of GMQS Exemption of the proposal as an "Essential Public Facility." At present, the Red Brick Arts and Recreational Center is earmarked to be included as an historical landmark for the City of Aspen and will be placed on the inventory list of Aspen's historical buildings. As a result, the applicant presented to and received a referral of unanimous endorsement from the Historic Preservation Commission (HPC) to the Planning and Zoning Commission and City Council regarding the two proposed developments, which constitute this PUD amendment. By approving Resolution 00-35, Series 2000, the Planning and Zoning Commission unanimously recommended City Council approve the Red Brick Arts and Recreation PUD Amendment at a duly noticed public hearing on August 1, 2000, by a seven to zero (7-0) vote. 2 Staff believes the proposed conference room addition and snow-shed canopy are consistent with the original intention of the PUD and Master Plan as well as enhancing the function of the Red Brick Arts and Recreational Center as an arts and recreation facility. It will continue to be a benefit to the tenants of the building by providing added storage space converted from the original conference room and will continue to serve as a meeting space for the Aspen community. Moreover, the new facade of the proposed addition will enhance the appearance of the west end of the structure creating an aesthetic improvement for residents in the neighborhood. The proposed snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for safety, structural, use, and aesthetic reasons. Staff agrees with the functional importance and artistic approach to the snow-shed canopy design for the Red Brick because it serves as an arts and recreation center. In sum, Staff agrees the proposed conference room addition and snow-shed canopy are consistent with the standards and intent of the original PUD adopted by City Council pursuant to Ordinance No. 22, Series 1993. Therefore, staff and the Planning and Zoning Commission recommend approval of the PUD amendment as proposed with the following conditions. Conditions of Approval: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils report and drainage report are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 3 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the PUD. The applicant shall provide adequate and scaled site plans indicating exact locations of all proposed structures so that,they do not exceed the height, setback, and floor area requirements of the PUD prior to the application for building permits. RECOMMENDATION: Staff recommends the City Council approve the Red Brick Arts and Recreation Center Planned Unit Development Amendment. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Ordinance No. -, Series of 2000, approving the Red Brick Arts and Recreation Center Planned Unit Development Amendment." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Photo Documentation of Proposal and Site Exhibit C -- Parcel Location Vicinity Map Exhibit D -- Development Application Exhibit E -- Ordinance No.' , Series 2000 4 EXHIBIT A RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT REVIEW CRITERIA& STAFF FINDINGS 26.445.050 Review Standards: PUD Amendment A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding The AACP pays particular attention to "community" and the full time residents of Aspen as the heart of this "community." The Red Brick was purchased and preserved by the City of Aspen so that it could continue to provide for the "community." The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs, along with community non-profits, the local radio station KAJX, and many arts oriented programs serving the community. Staff believes the proposed PUD amendment to 1) add a conference room to the west end of the structure and 2) build a new entry snow-shed canopy on the front of the structure are consistent with the AACP because the proposed development would enhance the location for community serving uses. This development would be located within established building envelopes and provide an increase of 546 sq. ft. to the west end of the building that does not adversely affect the allowable density of the site. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding Existing land uses in the Red Brick Arts and Recreation Center include the Aspen Recreation Department, youth and adult programs, community non-profits, local radio station KAJX, and arts oriented programs. Staff believes the proposed conference room fits with the original intent of the Red Brick Arts and Recreation Center PUD and will be a marked improvement to the west end face of the structure and create storage space for the building's tenants. Currently, the west façade of the Red Brick is industrial like (including a truck loading dock area) in appearance and is out of character in the West End Neighborhood. This conference room development will largely improve the current appearance of this facade to fit within the character of the land uses in the surrounding area. A snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for safety and structural reasons. The applicant contends that the new canopy reflects an artistic touch while creating a fun atmosphere for users of the building and is consistent with the continued evolution of the building. Staff agrees with this interpretation of the proposed snow-shed canopy design indicating that that the design incorporates functionality with an artistic approach appropriate for the building. Staff finds that the intent of the proposed snow-shed canopy for safety and structural reasons is 5 consistent with the original PUD as it would replace the existing canopy, which does not function properly with respect to prevention of snow accumulation while fitting within the character of the land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. Through meetings held by the Red Brick Committee, area residents indicated acceptance of the west end improvements as provided for in the Red Brick Master Plan. The proposed canopy serves to meet the safety issues regarding snow slough from the gymnasium roof as a potential danger to tenants and patrons of the Center. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding The proposed PUD amendment would not require additional GMQS allotments or be subject to growth management provisions of the land use code as it has already been exempted from GMQS as an"essential public facility"pursuant to Ordinance No. 22, Series 1993. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. Staff Finding The property has always been used for educational activities and continues to house educational components. Staff finds that the improvements to the west end and the east end snow-shed canopy to be consistent with the character of and compatibility with existing and expected future land uses in the surrounding area. 6 b) Natural or man-made hazards. Staff Finding The intent of the proposed improvements is to create more storage space needed by current tenants and to prevent an unsafe situation resulting from the poor ability of the existing snow-shed canopy over the east end entrance to function properly in preventing snow and ice collection at the entrance. Further, the existing canopy connected to the western wall of the gymnasium currently threatens the integrity of the wall due to the freeze /thaw activity of accumulated ice and snow during the winter months. Staff agrees with the intent and function of the proposed snow-shed canopy to bring snow and ice off the main room of the gymnasium so that Red Brick Arts and Recreation Center patrons remain clear of dangerous snow and ice sliding from the roof onto the walkway. c) Existing natural characteristics of the property and surrounding area such as steep slopes,waterways, shade, and significant vegetation and landforms. Staff Finding Staff finds the proposed improvements in no way affect the current natural beauty of the site and surrounding area. Further, the west end plan provides for additional landscaping and an improved appearance of the building. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the proposed changes are consistent with the intended use of the building. There will be no additional traffic or transit activity generated as a result of the improvements. Additionally, the improvements allow for better-defined pedestrian circulation and parking located at the west end of the building as a result of the improvements. The significance of the historic portion of the building will not be damaged or removed. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding There will be no change in the scale, massing, and quantity of open space to the building. The parking and pedestrian area at the west end of the building currently contains deteriorating asphalt that is unattractive and ill defined. The west end improvements will 1) improve the appearance of the area, 2)provide some new landscaped areas including trees and grass, and 3) better define pedestrian circulation and parking in this area. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. 7 Staff Finding Appropriate parking has been addressed by City Council pursuant to Resolution No. 22, Series of 1993. Parking will be further addressed and defined through the west end improvements. The west end parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking and Transportation Department. Currently there are 35 parking spaces to the north of the building. Parking on the west end of the structure is currently ill defined. They propose to add 13 spaces and some additional landscaping to this west end to better define parking. Additionally, the use of on-street parking is highly functional and serves as a drop off/pickup area for kids. b) The varying time periods of use,whenever joint use of common parking is proposed. Staff Finding The times of use for the Red Brick Arts and Recreation Center are typically 8:00 AM to 5:00 PM in all buildings except the Recreation Department, which normally operates until 9:00 PM. Some artists work later into the evening, but are quiet and unobtrusive to the neighbors. c) 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. Staff Finding Staff finds that the close proximity of the building to existing bus routes,the downtown core area, and the Rio Grand Trail make it easily accessible via public transit and for the pedestrian. Therefore there is little need for the auto given the easy access provided by alternative transportation modes relative to the proximity of the building to the Aspen Community. In addition, a West End Shuttle has recently been added which passes directly in front of the building. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Staff finds that that the building's close proximity to the core area allows for easy accessibility for the Aspen public. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. Staff Finding The proposed improvements to the existing PUD will not affect the current water pressure, drainage capabilities, or other utilities that service the existing development. 8 b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding These proposed improvements do not change any of the existing and approved roads ensuring fire protection, snow removal, and road maintenance. All existing roads are adequate and remain unchanged as a result of these proposed developments. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rock falls or avalanche dangers. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building should not adversely affect the maximum allowable density. There are no geological issues associated with the proposed improvements. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. Staff Finding There are no run-off or drainage issues associated with these proposed improvements. In defining the west end improvements, a better grade could be incorporated for run-off c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. Staff Finding Air quality will not be affected by these improvements. d) 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 proposed improvements will not affect any critical natural features. The improvements to the west end will improve the view for surrounding neighbors. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: 9 a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building will not significantly add constraints to the site. The intention of the improvement is to better utilize space and define the area. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. Staff Finding Staff finds that the existing site will easily accommodate the addition of 546 sq. ft. conference room to the west end of the building. There currently exists an overhang covering an unused loading dock area. The proposed addition will not extend past the outer edge of the existing overhang. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The increase in density is compatible with and complimentary to the building's use as an "Essential Public Facility." C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding The proposed site plan ensures that the Red Brick is heralded as a long time West End entity, while addressing the needs of current day Aspen. Trees have been transplanted from the Paepke property to ensure the continuation of the Paepke family's giving nature. Plantings along Garmisch St. will lead the way to the Given Institute and pedestrian traffic headed to the music tent. The proposed landscaping on the north side of the building provides an attractive direction to the Post Office and Clark's Market. Older street right-of-ways have been maintained to the east of the building as trail connections. Tree plantings along Hallam and Garmisch Streets are reminiscent of the tree plantings of old Aspen. Several of these trees are old and present an unsafe situation therefore should be 10 replaced. New trees will be planted on the northwest corner of the lot(as part of the west end development) to respect the traditional pattern along Hallam Street. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed west end improvements to the Red Brick building will only occupy current concrete and asphalt surfaces. These improvements, requested in part by neighbors, allows the buildings tenants and community members to take advantage of the attractive views in the City of Aspen. The canopy suggested for the east end of the building along the gymnasium retains green space so that it may be used in the winter months at the same time it will alleviate a safety issue of snow falling from the gym roof. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The improvements to the West End of the building are more pedestrian and neighborhood friendly. The present appearance looks fairly industrial and unattractive. The West End improvements will better define the pedestrian flow and reinforce the purpose of the building as a community facility. The intent of the proposed east end canopy, while serving a safety function while the building is being used, also serves to engage the public in the notion of the building's transition from a public school to an Arts & Recreation Center. The current canopy design intends to reflect a fun and artistic touch while providing for safety at the same time. Staff agrees with the function and artistic design of the proposed canopy indicating the design compliments the currently existing adjacent shade structures while allowing for Red Brick educational activities to take place. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding All emergency access has been maintained as they currently exist. 5. Adequate pedestrian and handicapped access is provided. Staff Finding The West End improvements will define and allow for adequate pedestrian access and flow along the West End of the building. The building also provides handicapped access through the doors located to the north side of the building off of the parking lot. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. 11 Staff Finding During improvements to the West End of the building, curb and gutter will be incorporated as requested by the City Engineering Department. All other drainage on site will remain the same. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The only change in space between buildings would be from the west end of the building to a neighboring home across the street. The proposed snow-shed canopy will replace the existing canopy and extend the length of the gymnasium. Its use is designed to prevent snow sloughing from the gymnasium roof. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city,with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well-designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Staff Finding The landscape plan retains all vegetation and adds where appropriate. The building addition takes current space occupied by asphalt and creates a useable community space, which includes some added landscaping. 2. Significant existing natural and man-made site features,which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. Staff Finding All features in both improvements retain current features to the building and take into consideration a pleasant addition that can be enjoyed by residents and building tenants and visitors alike. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding No protection of damage of existing vegetation will occur as a result of these improvements. Some additional vegetation will be added to the west end of the building to better define pedestrian flow. 12 E. Architectural Character. It is the purpose of this standard is to encourage architectural interest,variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes,which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan,which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The orientation of the proposed improvements to the building considers the building's historic appearance in the Aspen community and its appearance to surrounding structures. The Red Brick's west end improvements fit into and enhance the existing asphalt occupied space and existing overhang. The architecture takes into consideration the building's Red Brick appearance and the appearance of the unattractive side of the building to the surrounding neighbors. The snow-shed canopy coincides with the building's evolution, but also the evolution of Aspen as a community. Staff finds the proposed west end improvements for a conference room and snow-shed canopy are consistent with and respect the existing Red Brick's architectural appearance. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. Staff Finding The large windows proposed for the west end conference room addition allow for more natural light and heat in the winter months. No major changes are proposed which would affect the overall efficiency of the building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The purpose of the east end snow-shed canopy is to address the snow shed sloughing issue off of the gymnasium in a safe, reliable, and fun manner consistent with the building's character. The addition to the west end will use the same drainage system from the roof as currently exists. 13 F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. Staff Finding All lighting will be added such that it illuminates the surrounding area for safety but is not intrusive to the neighbors. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Lighting will be added per the Aspen City Code. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding There are no common park space improvements included with this application as part of the Red Brick Arts and Recreation Center PUD Amendment. The proposed canopy contains a playful element designed to allow children to play on accumulated snow as it builds up along the sides. The building currently has a large green space to the south side, which is used by 14 many tenants and users of the building. There is a sitting area being developed to the southwest corner of the site as defined in the Red Brick Master Plan. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding Within the past year, the Red Brick upgraded the electrical capacity within the building. The conference room addition on the west end of the structure should not pose any strain on the infrastructure of the City utilities. I. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate 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. Staff Finding Access and circulation remain one of the key reasons for undertaking the Red Brick Master Plan. Currently all lots and structures are easily identified and are easily accessed from streets and sidewalks. The proposed west end development will better outline existing vehicle parking as well as provide a better pedestrian sidewalk to and around the west of the structure. The proposed snow-shed canopy will prevent snow and ice from accumulating on the main walkway and entrance into the Red Brick Arts and Recreation Center. 2. The proposed development,vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 15 Staff Finding No increased traffic congestion will be generated as a result of the proposed improvements. More importantly, this plan addresses currently existing vehicular and pedestrian conflicts. This plan better identifies spaces for parking and pedestrian walkways. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. Staff Finding The west end conference room addition and associated improvements will define and better introduce pedestrians to the Red Brick Arts and Recreation Center. Access to the Given Institute, Clark's, Post Office, and the Rio Grand Trail are better defined and identified in this plan. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. Staff Finding One of the main goals of these improvements is to better define all pedestrian access and vehicular parking spaces in and around the Red Brick Arts and Recreation Center. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. Staff Finding This criterion does not apply to this development. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding This criterion does not apply to this development. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 16 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. Staff Finding The City plans to complete the east end canopy in the fall of 2000. The east end canopy is self-sufficient once completed. The west end improvements will be completed when funding becomes available. Breaking up these two projects will not create any hardships on the tenants or the surrounding neighbors. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. Staff Finding At this time there are no plans to phase the development. The Red Brick Committee would like to complete each project once construction has begun. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees- in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding These proposed improvements will enhance the function of the Red Brick Arts and Recreation Center as it is designated as an "essential public facility." 17 EXHIBIT B RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION b. n .� 111 y� West view of the west end of the existing Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing façade to the edge of the existing overhang. The entrance will remain located as showing in the photo. ......a .. ... ..,,„�':-•xrr«w•^.w{"...4'::..'„»-":K: .,rte .Dy...47 �...„ ' .. �� �� _r- _ '"«7'_..,."-. « ,.� ice•_ ..t. West view of the west end of the proposed Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing façade to the edge of the existing overhang. The entrance will remain located as showing in the photo. '> [r.M. + . , .^ , Plan view of the proposed Ax ,..fr., .t N„t.fSq,', } - '' , conference room adding 546 sq. 1^,� M ,` ,�, ,, _ ' *`.� "t ft. to the west end of the • ,;; „ '�''"'r, ,:�•.0,," ;,• existing structure. . ,. � ,.-.7-7_„.A.40, ,;ter.. :.„..', t s :AA11G s 1 �x«ems. -�.. ice• wcwr..r►---wwNw,MN/r.•• �.:;,,,..... L* Raw« ... ...w 7 f 18 EXHIBIT B (PART 2) RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION it L- ¢ tom; 7 A, ^ �` , 9 o • Existing entrance 't o the Red Brick Arts and Recreation Center showing existing canopy and roof to gymnasium. i I sal 7,c,,,„ i - I 3 I 3 , „,,,,,...,; }' "r k' �wl ^may '' l' 7, 4 `ropose snow-s` es canopy on on en rar ce a ong gymnasium (East View) Grs art w s , 1F 1�., a L� r k ' . �p ∎...aster 'roposed snow=shed canopy on front entrari�-"ao'rig gymnasium (Nort h View) 19 EXHIBIT C PARCEL LOCATION VICINITY MAP e fl �A P g $$ ?y' 2,. g' 20 ,r,.. EXHIBIT E ORDINANCE NO. (SERIES OF 2000) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING THE RED BRICK ARTS AND RECREATION CENTER PLANNED UNIT DEVELOPMENT AMENDMENT TO CONSTRUCT A CONFERENCE ROOM AND SNOW-SHED CANOPY ON THE RED BRICK ARTS AND RECREATION CENTER, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY,COLORADO. Parcel ID: 2735-124-36-850 WHEREAS, the Community Development Department received an application from the City of Aspen Recreation Department, represented by Tim Anderson, Recreation Director, for an amendment to the Red Brick Arts and Recreation Planned Unit Development (PUD) to construct a conference room on the west end of the structure and construct a snow- shed canopy on the east end of the structure; and, WHEREAS, the subject property is a located in the Public (PUB) Zone District; and, WHEREAS, the Aspen City Council approved Ordinance No. 22, Series 1993 that granted rezoning from R-6 to Public, Growth Management Quota System Exemption for Essential Public Facilities, and approval for a Final PUD Development Plan for the Aspen Arts and Recreation Center (F. K. A. The Red Brick Elementary School) located at 110 East Hallam (Lots A-I and K-S, including the alley in block 64, and lots E, F, G, and part of lots A, B, and C, Block 71) in the Townsite of Aspen, Pitkin County, Colorado; WHEREAS, pursuant to Sections 26.445, the City Council may approve an amendment to an approved Planned Unit Development, during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; WHEREAS, the Community Development Director reviewed the PUD amendment and recommended approval; and, WHEREAS, the Historic Preservation Committee offered a unanimous endorsement of the proposed developments during a special meeting on July 13, 2000; and WHEREAS, during a duly noticed public hearing on August 1, 2000, the Planning and Zoning Commission approved Resolution No. 00-35, Series 2000, by a seven to zero (7- 0) vote, recommending City Council approve the Red Brick Arts and Recreation PUD Amendment; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, 21 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 the promotion of public health, safety, and welfare. NOW,THEREFORE, BE IT RESOLVED BY THE ASPEN CITY COUNCIL AS FOLLOWS: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,the Red Brick Arts and Recreation PUD Amendment to construct a conference room on the west end of the structure and construct a snow-shed canopy on the east end of the structure is approved with the following conditions: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils report and drainage report are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the PUD. The 22 applicant shall provide adequate and scaled site plans indicating exact locations of all proposed structures so that they do not exceed the height, setback, and floor area requirements of the PUD prior to the approval of the PUD Amendment and the application for building permits. Section 2: 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 Planning and Zoning Commission 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 an authorized entity. Section 3: This Ordinance shall not effect 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. Section 4: 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 INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on this 14th day of August,2000. Attest: Kathryn S.Koch, City Clerk Rachel Richards,Mayor FINALLY, adopted,passed and approved this 28th day of August, 2000. Attest: Kathryn S. Koch, City Clerk Rachel Richards,Mayor 23 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: Red Brick Arts and Recreation Center- Referral comment DATE: June 14, 2000 The Red Brick Arts and Recreation Center is not currently listed on the "Inventory of Historic Sites and Structures," but will be recommended as an addition in the Summer 2000 update. At this time the Red Brick Committee has submitted an application for Planning and Zoning and City Council review of two alterations to the site; construction of a new conference room on the west end of the building and a canopy over a walkway on the west side of the gym. HPC is asked to make a referral comment on the proposal, to be forwarded to P&Z and Council. A site visit will be held on the day of the meeting. Drawings and a written description of the proposal are attached, along with a diagram of the construction history of the building. The conference room will be attached to the original structure, although it appears to affect an area which has been previously remodeled. The canopy will attach to the gym, which was built in the 1940's. • • APPLICATION OF RED BRICK IMPROVEMENTS Submitted By: Tim Anderson, Recreation Director- Date: May 10, 2000 Section 26.445.050 Review Standards A. General Requirements: 1. The Aspen Area Community Plan (AACP) pays particular attention to "community- and the full time residents of Aspen as the heart of this "community. " The Red Brick was purchased and preserved by the City of Aspen so that it could continue providing for the "community. - The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs, along with community non-profits. local radio station KAJX. and many Arts oriented programs. 2. The changes being proposed to the Red Brick are as follows and would be consistent with the character of the property in the following aspects. a.) Development of a Community Meeting room to the West End of the building. The existing meeting room would become storage for the many users of the building. This is consistant with the character in that the building was intended to be community based and utilized. The community oriented non-profits and artists in the building are in need of storage to operate. b.) A snow-shed canopy to the East End of the building along the West Side of the gymnasium wall is being proposed for safety and structural reasons. The Red Brick Committee in working with Architect. Glenn Rappaport have conceived what is viewed as an artistic touch to this issue. The building has been retained as an Arts & Recreation Center and it is felt that the new canopy reflects and artistic touch while creating a fun atmosphere for users of the building. 3. The proposed development will not adversely affect the future development of the surrounding area. As a matter of fact, when surrounding residents were asked about issues regarding the building in developing a mater plan, they cited the West End of the Red Brick as an eyesore and the 41 area that needed improvement. The canopy being recommended to the East End addresses a safety issue in that snow sloughs off the Gym roof and creates a danger to small children. In addition thc. reeze!thaw effect surrounding the current canopy has developed structural movement in the current entrance canopy to the building. 4. The building currently has been exempted from GMQS as an "essential public facility. - (see attachment "C') B. Establishment of Dimensional Requirements: 1. The proposed dimensional requirements for the property are appropriate as follows: a.) The character and compatibility are consistent in that the community voted on and approved the current use of the building. The property has always been used for educational aspects and continues to house educational components. The facility has always been community based in its uses. and continues to do so. The improvements being proposed reflect the wishes of adjoining landowners as well as being consistent with the Arts & Recreation component of the building. b.) The proposed improvements are trying to rid the building of man made hazards. c.) The proposed improvements in no way affect the current natural beauty. The West End plan provides for additional landscaping and an improved appearance to the building. d.) The proposed changes are consistent with the intended use of the building. There will be no additional traffic. transit: instead the pedestrian circulation will be better defined alone with parkin2 as well. The significance of the historic portion of the building will not be damaged or removed. The additions. changes. and continued evolution of this building are consistent with its cresence in Aspen in that the Aspen Community has evolved. 2. The scale of open space to the building remains the same. The area to the West End is currently deteriorating asphalt that is ugly and ill-defined. The West End improvements will improve the appearance of this area. and better define pedestrian circulation and parking in this area. 3. Parking has been addressed by City Council through Resolution NO. 88. Series of 1993 (see attachment "A"). Parking will be further addressed and defined through the West End improvements. The West End parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking & Transportation Department. a) Currently there are 35 parking spaces to the north of the building. Parking is ill defined to the West End and is recommended to be reduced. b) Times of use are typically Sam to 5pm in all of the building except the Recreation Department. which normally operates until 9pm. Some Artists may work later into the evening. but are quiet and unobtrusive to the neighbors. c) The closeness of the building to bus routes and the Downtown Core area makes it easily accessible and little need for the auto. In addition a West End Shuttle that passes directly in front of the building has recently been added. d) Again, the building's close proximity to the Core area allows for easy accessibility. 4. The proposed improvement will not affect the current PUD. a) All services are currently in place and are able to accommodate the building's uses. b) Fire. snow. and road maintenance are all accessible to the building. 5. The addition of 546 sq. ft. to the West End of the building should not adversely affect the maximum allowable density of the site. a) The are no geological issues associated with the improvements being suggested. b) The are no run off or drainage issues associated. In defining the West End a better grade could be incorporated for runoff c) Air Quality will not be affected. d) The improvements will not affect any critical natural features. The improvements to the West End will improve the view for many people. 6. The addition of 546 sq. ft. on the West End of the building will not significantly add constraints to the site. It will ultimately better define the area. a) The addition of the West End conference room meets the goal of the adopted Red Brick Master Plan. (see attachment "B'') b) The site will easily accept the addition of the conference room space. There currently exists an overhang that extends as far as the addition will go. Again. these improvements will only benefit the site and the building's use to the community. c) The increase in density is necessary for the building's use as an "Essential Public Facility." 3 C. Landscape Plan: 1. The landscape plan retains all vegetation and adds where appropriate. The building_ addition simply takes current space occupied by asphalt and creates useable community space. 2. All features in both improvements retain current unique features to the building and take into consideration a pleasant addition that can be enjoyed by residents and users. 3. No protection of damage of existing vegetation will take place. Some additional vegetation will be added to the West End of the building so as to better define pedestrian flow. E. Architectural Character: The orientation of the proposed improvements to the building take into consideration the buildings historic appearance. its evolution in the Aspen Community. and its appearance to surrounding structures. 1. The West End improvement fits nicely into existing asphalt occupied space and existing overhang. The architecture takes into consideration the building's Red Brick appearance and the appearance of an ugly side of the building to the surrounding neighbors. The Canopy suggested for the East End of the building_ coincides with the building's evolution into and Arts & Recreation Center. This reflects not only the building's evolution. but also the evolution of Aspen as a community. 2. The large windows proposed for the West End improvement allows for more natural light and heat in the winter months. 3. The sole purpose of the East End canopy is to address the snow shed issue in a safe. reliable. and artistic manner consistent with the buildings character. The addition to the West End will use the same drainage system from the roof as currently exists. F. Lighting: 1. Lighting will be added such that it illuminates the surrounding area for safety. but is not intrusive to the neighbors. 2. Lighting will be added per the Aspen City Code and with the neighbor's privacy in mind. G. Common Park, Open Space, or Recreation Area: There is no common Park space included in these improvements. although the East End canopy is being developed with a fun play type of atmosphere in mind for the children as the snow builds up along'the sides. 4 The building. currently has a large green space to the south side. which is used by many tenants and building users. The is a sitting area being developed to the southwest corner of the site as identified in the Red Brick Master Plan. H. Utilities and Public facilities: The Red Brick recently (within the past year) upgraded the electrical capacity within the building. The addition to the West End of the building should pose any additional strain upon the infrastructure of the City utilities. I. Access and Circulation: Access and Circulation were one of the key reasons for undertaking this Master Plan for the Red Brick. 1. Access is very identifiable and easy entered from streets and sidewalks according to the proposed improvements. 2. No traffic congestion is created with the plan. More importantly is the fact that this plan addresses current vehicular and pedestrian conflicts. This plan better identifies space for vehicles and pedestrians. 3. The West End improvements would define and introduce pedestrians to the Red Brick School. Access to the Given Institute. the Clark's & the Post Office. and even the Rio Grande trail are better defined and identified in this plan. 4. The goal of these improvements are to better define all pedestrian access in and around the Red Brick School. 5. Not Applicable 6. Not Applicable J. Phasing of Development Plan: The City does have plans to complete the East End canopy in the fall of 2000. The West End improvement would be completed when funding becomes available. Breaking up these two projects will not create any hardships on the tenants or the surrounding neighbors. 1. The East End canopy is self-sufficient once completed. If the Red Brick Committee were to begin work on the West End improvements, the exterior walls would be completed initially; therefore, hiding any phased work from the neighbors sight. 2. At this time there are no plans to phase. The Red Brick Committee would like to complete each project once construction has begun. As mentioned before. if the West End improvement needed to be phased it would be done in such a fashion that the exterior would be completed in full, and then the interior. 3. All this has been considered and would not impact the facility for the most part as it is designated an "essential public facility. 6 �i, Existing Conditions The Red Brick Arts and Recreation Facility is located two blocks �� f %. .' north of Main Street between Garmisch and Aspen Streets. ., �:r'� � � .r.w- Surrounding land uses include the Given Institute, the Yellow Brick ` ` a- Early Learning Center, and residential neighborhoods. : _..• The Red Brick was most recently an elementary school, open from ' the 1940's to the early 1990's. Before being utilized as a school,the t site was home to one of the City's grand mansions built during Aspen's mining boom. i. °� , The Red Brick site can be characterized as having a front, a back, Existing Courtyard and two side yards. ) The"front"area consists of the entrance courtyard, where there are separate building entrances for Arts and for Recreation; and a long, ' linear lawn enclosed by irregular street tree plantings. The court yard was constructed in the fall of 1994 as part of the Red Brick ren- novations and consists of a center lawn panel surrounded by trellis- ) like building remnants which support climbing vines. A wooden panel is located at the edge of the lawn area and was intended to 1940'' 1 serve as a display for outdoor films. The concrete walkway which serves the entrance to the recreation facility was relocated in the fall of 1996 because of snowshed from the adjacent gymnasium roof. The"back" area is where parking and service activities occur. • Limited attention was given to this area during the building rennova- tions and consequentlythis portion of the building presents itself as 1950's the backside. A bike trail traverses along the north edge of the park- • ,--~ • -. ... ing. At the bottom of the hill and connected to the Red Brick through - >a , the bike trail, is the Post Office, the Clark's Market complex, the Rio Grande, the Arts Park and the Aspen Art Museum beyond. A build- ing entrance exists off of the parking, but the connection from the <..> building entrance to the bike trail is obscure. A makeshift design i shop is found on this side of the building with uses that flow out into the parking area. Two large transformers are located at the north 1970's 3 west edge of the parking lot. The west side of the Red Brick is primarily asphalt on the ground- i plane with loosely organized parallel parking. A loading dock used primarily by the theater and dance groups is located on this side of • the building. Next to the loading dock is an entrance to the building. . There are no sidewalks along this side, although the bike trail Present Day 1 Historic Sequence Diagrams 1 ■ ) © Red Brick Arts and Recreation Facility Master Plan , 4 O It 0 t • ark• ! f a0 , , : ` �% i * ,n v f '1 ,��,���;,hsh+r,�y,'n ^y't t• i. '� ti ,, '+4+f, � � t,� . 'Id n "S,L. 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' - i •( • • 1.3 . 3-a S 2`* • l _ _ • _..H..0.-5._.1_, _ILY-V • ;told( • . 4.11, C•al) MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Directok0 FROM: Fred Jarman, Planner, RE: Red Brick Arts and Recreation Center PUD Amendment Public Hearing DATE: August 1, 2000 r gg a :: \" vme—: G ice. ® m ....ua_ .F•m 'P`-& . ,, L a E 'inIIIIBIIIIIIIII;.„ 41111111 � ti 4 'day Ea lr, ,I i , ..., (t v'-- "mi4 -,° .e ue• `roposes snow-s"e• canopy on ron en ranee 'roposes on erence 'oom on ITest ens o along gymnasium the Structure APPLICANT/OWNER: SUMMARY: City of Aspen Recreation Department The applicant proposes to 1) add a conference room to the west end of the REPRESENTATIVE: structure and convert the existing Tim Anderson conference room into storage spaces for existing tenants and 2)build a new entry LOCATION: snow canopy on the front of the structure 110 East Hallam Street over the entrance and next to the gymnasium. CURRENT ZONING: Public (PUD) APPROVED AND CURRENT LAND USE: Public Arts and Recreation Facility PROPOSED LAND USE: Public Arts and Recreation Facility REVIEW PROCEDURE Planned Unit Development Amendment Reviews: A Planned Unit Development (PUD) amendment found to be inconsistent with the approved final development plan by the Community Development Director shall be subject to final development review and approval by the Planning and Zoning Commission and City Council. The Planning and Zoning Commission shall by resolution recommend City Council approve, approve with conditions, or deny the PUD amendment. STAFF COMMENTS: The City of Aspen Recreation Department (Applicant), represented by Tim Anderson, is requesting approval of an amendment to the Red Brick Arts and Recreation Center PUD to 1) add a conference room to the west end of the structure and convert the existing conference room into storage spaces for existing tenants and 2) build a new entry snow-shed canopy on the front of the structure over the entrance and adjacent to the gymnasium. All of these improvements would be located within the approved building envelopes and comply with all other aspects of the PUD. The Red Brick Arts and Recreational Center is located two blocks north of Main Street between Garmisch and Aspen Streets. Surrounding land uses include the Given Institute, the Yellow Brick Early Learning Center, and residential neighborhoods. The Red Brick was most recently an elementary school open from the 1940's to the early 1990's. Prior to being used as a school, the site was home to one of Aspen's grand mansions built during Aspen's mining boom. The building's current appearance and structure has evolved over the last 60 years with major developments in the 1950's, 1970's, and 1990's into what is currently on the site. City Council approved the Red Brick Arts and Recreational Center PUD on May 10, 1993 via Ordinance 22, Series 1993 which included a rezoning of the former school site from R-6 to Public. This request allowed the rehabilitation of the building into a public arts and recreation facility. Any development in a Public Zone requires PUD review to establish the site plan and dimensional requirements. The planning staff and the Planning and Zoning Commission supported a PUD plan adoption for this project. Further, the planning staff and Growth Management Commission recommended approval of GMQS Exemption of the proposal as an "Essential Public Facility." At present, the Red Brick Arts and Recreational Center is earmarked to be included as an historical landmark,for the City of Aspen and will be placed on the inventory list of Aspen's historical buildings. As a result, the applicant presented to and received a referral of unanimous endorsement from the Historic Preservation Commission (HPC) to the Planning and Zoning Commission and City Counci regarding the two proposed— developments, which constitute this PUD amendment. Staff believes the proposed conference room addition and snow-shed canopy are consistent with the original intention of the P D and Master Plan as well as enhancing the function of the Red Brick Arts and Recreational Center as an arts and recreation facility. It will continue to be a benefit to the tenants of the building by providing added storage space converted from the original confern and will continue to serve as 2 a meeting space for the Aspen community. Moreover, the new facade of the proposed addition will enhance the appearance of the west end of the structure creating an aesthetic improvement for residents in the neighborhood. The proposed snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for saw, structural, use, and aesthetic_reasons. Staff agrees with the functional importance and artistic approach to the snow-shed canopy design for the Red Brick because it serves as an arts and recreation center. In sum, Staff agrees the proposed conference room addition and snow-shed canopy are consistent with the standards and intent of the original PUD adopted by City Council pursuant to Ordinance No. 22, Series 1993. Therefore, staff recommends approval of the PUD amendment as proposed with the following conditions. Conditions of Approval: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils and drainage reports are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the PUD. The applicant shall provide adequate and scaled site plans indicating exact locations of 3 all proposed structures so that they do not exceed the height, setback, and floor area requirements of the PUD prior to the approval of the PUD Amendment and the application for building permits. RECOMMENDATION: Staff recommends the Planning and Zoning Commission recommend approval of the Red Brick Arts and Recreation Center Planned Unit Development Amendment to City Council. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Resolution No. , Series of 2000, recommending City Council approve the Red Brick Arts and Recreation Center Planned Unit Development Amendment." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Photo Documentation of Proposal and Site Exhibit C -- Parcel Location Vicinity Map Exhibit D -- Development Application Exhibit E -- Resolution No. , Series 2000 4 EXHIBIT A RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT REVIEW CRITERIA& STAFF FINDINGS 26.445.050 Review Standards: PUD Amendment A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding The AACP pays particular attention to "community" and the full time residents of Aspen as the heart of this "community." The Red Brick was purchased and preserved by the City of Aspen so that it could continue to provide for the "community." The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs, along with community non-profits, the local radio station KAJX, and many arts oriented programs serving the community. Staff believes the proposed PUD amendment to 1) add a conference room to the west end of the structure and 2) build a new entry snow-shed canopy on the front of the structure are consistent with the AACP because the proposed development would enhance the location for community serving uses. This development would be located within established building envelopes and provide an increase of 546 sq. ft. to the west end of the building that does not adversely affect the allowable density of the site. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding Existing land uses in the Red Brick Arts and Recreation Center include the Aspen Recreation Department, youth and adult programs, community non-profits, local radio station KAJX, and arts oriented programs. The proposed development of a community meeting /conference room in the west end of the building would 1) allow the existing meeting room to be converted to storage for tenants of the building while 2) continuing to devote a separate meeting space utilized by the community. Specifically, staff believes the proposed conference room adding an additional 546 sq. ft. fits with the original intent of the Red Brick Arts and Recreation Center PUD and will be a marked improvement to the west end face of the structure and create storage space for the building's tenants. A snow-shed canopy to the east end of the building along the west side of the gymnasium wall is proposed for safety and structural reasons. The applicant contends that the new canopy reflects an artistic touch while creating a fun atmosphere for users of the building and is consistent with the continued evolution of the building. Staff agrees with this interpretation of the proposed snow-shed canopy design indicating that that the design incorporates functionality with an artistic approach appropriate for the building. Staff finds that the intent of the proposed snow-shed canopy for safety and structural reasons is 5 consistent with the original PUD as it would replace the existing canopy, which does not function properly with respect to prevention of snow accumulation. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. Through meetings held by the Red Brick Committee, area residents indicated acceptance of the west end improvements as provided for in the Red Brick Master Plan. The proposed canopy serves to meet the safety issues regarding snow slough from the gymnasium roof as a potential danger to tenants and patrons of the Center. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, -or in combination with, final PUD development plan review. Staff Finding The proposed PUD amendment would not require additional GMQS allotments or be subject to growth management provisions of the land use code as it has already been exempted from GMQS as an"essential public facility"pursuant to Ordinance No. 22, Series 1993. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. Staff Finding The property has always been used for educational activities and continues to house educational components. Staff finds that the improvements to the west end and the east end snow-shed canopy to be consistent with the character of and compatibility with existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. 6 Staff Finding The intent of the proposed improvements is to create more storage space needed by current tenants and to prevent an unsafe situation resulting from the poor ability of the existing snow-shed canopy over the east end entrance to function properly in preventing snow and ice collection at the entrance. Further,the existing canopy connected to the western wall of the gymnasium currently threatens the integrity of the wall due to the freeze /thaw activity of accumulated ice and snow during the winter months. Staff agrees with the intent and function of the proposed snow-shed canopy to bring snow and ice off the main room of the gymnasium so that Red Brick Arts and Recreation Center patrons remain clear of dangerous snow and ice sliding from the roof onto the walkway. c) Existing natural characteristics of the property and surrounding area such as steep slopes,waterways, shade, and significant vegetation and landforms. Staff Finding Staff finds the proposed improvements in no way affect the current natural beauty of the site and surrounding area. Further, the west end plan provides for additional landscaping and an improved appearance of the building. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the proposed changes are consistent with the intended use of the building. There will be no additional traffic or transit activity generated as a result of the improvements. Additionally, the improvements allow for better-defined pedestrian circulation and parking located at the west end of the building as a result of the improvements. The significance of the historic portion of the building will not be damaged or removed. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding There will be no change in the scale, massing, and quantity of open space to the building. The parking and pedestrian area at the west end of the building currently contains deteriorating asphalt that is unattractive and ill defined. The west end improvements will 1) improve the appearance of the area, 2)provide some new landscaped areas including trees and grass, and 3) better define pedestrian circulation and parking in this area. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. 7 Staff Finding Appropriate parking has been addressed by City Council pursuant to Resolution No. 22, Series of 1993. Parking will be further addressed and defined through the west end improvements. The west end parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking and Transportation Department. Currently there are 35 parking spaces to the north of the building. The original Red Brick PUD required they provide spaces. Parking on the west end of the structure is currently ill defined. They propose to add 13 spaces and some additional landscaping to this west end to better define parking. Additionally, the use of on-street parking is highly functional and serves as a drop off/pickup area for kids. b) The varying time periods of use,whenever joint use of common parking is proposed. Staff Finding The times of use for the Red Brick Arts and Recreation Center are typically 8:00 AM to 5:00 PM in all buildings except the Recreation Department, which normally operates until 9:00 PM. Some artists work later into the evening, but are quiet and unobtrusive to the neighbors. c) 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. Staff Finding Staff finds that the close proximity of the building to existing bus routes, the downtown core area, and the Rio Grand Trail make it easily accessible via public transit and for the pedestrian. Therefore there is little need for the auto given the easy access provided by alternative transportation modes relative to the proximity of the building to the Aspen Community. In addition, a West End Shuttle has recently been added which passes directly in front of the building. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Staff finds that that the building's close proximity to the core area allows for easy accessibility for the Aspen public. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically,the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. Staff Finding The proposed improvements to the existing PUD will not affect the current water pressure, drainage capabilities, or other utilities that service the existing development. 8 b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding These proposed improvements do not change any of the existing and approved roads ensuring fire protection, snow removal, and road maintenance. All existing roads are adequate and remain unchanged as a result of these proposed developments. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rock falls or avalanche dangers. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building should not adversely affect the maximum allowable density. There are no geological issues associated with the proposed improvements. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. Staff Finding There are no run-off or drainage issues associated with these proposed improvements. In defining the west end improvements, a better grade could be incorporated for run-off c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. Staff Finding Air quality will not be affected by these improvements. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible will or causes harmful disturban°- ` p 02- - 6(2/0 Staff Finding f 3 The proposed improvements will not affect any ci /� �-- improvements to the west end will improve the vi 1419 (4' f 6. The maximum allowable density wit a exists a significant community goal t the development pattern is compatib /y patterns and with the site's physical, ,) es4/ density of a PUD may be increased if �— 9 a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. Staff Finding Staff finds that the addition of 546 sq. ft. to the west end of the building will not significantly add constraints to the site. The intention of the improvement is to better utilize space and define the area. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. Staff Finding Staff finds that the existing site will easily accommodate the addition of 546 sq. ft. conference room to the west end of the building. There currently exists an overhang covering an unused loading dock area. The proposed addition will not extend past the outer edge of the existing overhang. c) The increase in maximum density results in a development pattern compatible with, and complimentary to,the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The increase in density is compatible with and complimentary to the building's use as an "Essential Public Facility." C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding The proposed site plan ensures that the Red Brick is heralded as a long time West End entity, while addressing the needs of current day Aspen. Trees have been transplanted from the Paepke property to ensure the continuation of the Paepke family's giving nature. Plantings along Garmisch St. will lead the way to the Given Institute and pedestrian traffic headed to the music tent. The proposed landscaping on the north side of the building provides an attractive direction to the Post Office and Clark's Market. Older street right-of-ways have been maintained to the east of the building as trail connections. Tree plantings along Hallam and Garmisch Streets are reminiscent of the tree plantings of old Aspen. Several of these trees are old and present an unsafe situation therefore should be 10 replaced. New trees will be planted on the northwest corner of the lot(as part of the west end development) to respect the traditional pattern along Hallam Street. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed west end improvements to the Red Brick building will only occupy current concrete and asphalt surfaces. These improvements, requested in part by neighbors, allows the buildings tenants and community members to take advantage of the attractive views in the City of Aspen. The canopy suggested for the east end of the building along the gymnasium retains green space so that it may be used in the winter months at the same time it will alleviate a safety issue of snow falling from the gym roof 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The improvements to the West End of the building are more pedestrian and neighborhood friendly. The present appearance looks fairly industrial and unattractive. The West End improvements will better define the pedestrian flow and reinforce the purpose of the building as a community facility. The intent of the proposed east end canopy, while serving a safety function while the building is being used, also serves to engage the public in the notion of the building's transition from a public school to and Arts & Recreation Center. The current canopy design intends to reflect a fun and artistic touch while providing for safety at the same time. Staff agrees with the function and artistic design of the proposed canopy indicating the design compliments the currently existing adjacent shade structures while allowing for Red Brick educational activities to take place. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding All emergency access has been maintained as they currently exist. 5. Adequate pedestrian and handicapped access is provided. Staff Finding The West End improvements will define and allow for adequate pedestrian access and flow along the West End of the building. The building also provides handicapped access through the doors located to the north side of the building off of the parking lot. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. 11 Staff Finding During improvements to the West End of the building, curb and gutter will be incorporated as requested by the City Engineering Department. All other drainage on site will remain the same. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The only change in space between buildings would be from the west end of the building to a neighboring home across the street. The proposed snow-shed canopy will replace the existing canopy and extend the length of the gymnasium. Its use is designed to prevent snow sloughing from the gymnasium roof D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city,with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well-designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Staff Finding The landscape plan retains all vegetation and adds where appropriate. The building addition takes current space occupied by asphalt and creates a useable community space, which includes some added landscaping. 2. Significant existing natural and man-made site features,which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. Staff Finding All features in both improvements retain current features to the building and take into consideration a pleasant addition that can be enjoyed by residents and building tenants and visitors alike. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding No protection of damage of existing vegetation will occur as a result of these improvements. Some additional vegetation will be added to the west end of the building to better define pedestrian flow. 12 E. Architectural Character. It is the purpose of this standard is to encourage architectural interest,variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes,which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan,which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The orientation of the proposed improvements to the building considers the building's historic appearance in the Aspen community and its appearance to surrounding structures. The Red Brick's west end improvements fit into and enhance the existing asphalt occupied space and existing overhang. The architecture takes into consideration the building's Red Brick appearance and the appearance of the unattractive side of the building to the surrounding neighbors. The snow-shed canopy coincides with the building's evolution, but also the evolution of Aspen as a community. Staff finds the proposed west end improvements for a conference room and snow-shed canopy are consistent with and respect the existing Red Brick's architectural appearance. 2. Incorporate,to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. Staff Finding The large windows proposed for the west end conference room addition allow for more natural light and heat in the winter months. No major changes are proposed which would affect the overall efficiency of the building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The purpose of the east end snow-shed canopy is to address the snow shed sloughing issue off of the gymnasium in a safe, reliable, and fun manner consistent with the building's character. The addition to the west end will use the same drainage system from the roof as currently exists. 13 F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. Staff Finding All lighting will be added such that it illuminates the surrounding area for safety but is not intrusive to the neighbors. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Lighting will be added per the Aspen City Code. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD,the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding There are no common park space improvements included with this application as part of the Red Brick Arts and Recreation Center PUD Amendment. The proposed canopy contains a playful element designed to allow children to play on accumulated snow as it builds up along the sides. The building currently has a large green space to the south side, which is used by 14 many tenants and users of the building. There is a sitting area being developed to the southwest corner of the site as defined in the Red Brick Master Plan. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding Within the past year, the Red Brick upgraded the electrical capacity within the building. The conference room addition on the west end of the structure should not pose any strain on the infrastructure of the City utilities. I. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate 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. Staff Finding Access and circulation remain one of the key reasons for undertaking the Red Brick Master Plan. Currently all lots and structures are easily identified and are easily accessed from streets and sidewalks. The proposed west end development will better outline existing vehicle parking as well as provide a better pedestrian sidewalk to and around the west of the structure. The proposed snow-shed canopy will prevent snow and ice from accumulating on the main walkway and entrance into the Red Brick Arts and Recreation Center. 2. The proposed development,vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 15 Staff Finding No increased traffic congestion will be generated as a result of the proposed improvements. More importantly, this plan addresses currently existing vehicular and pedestrian conflicts. This plan better identifies spaces for parking and pedestrian walkways. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. Staff Finding The west end conference room addition and associated improvements will define and better introduce pedestrians to the Red Brick Arts and Recreation Center. Access to the Given Institute, Clark's, Post Office, and the Rio Grand Trail are better defined and identified in this plan. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. Staff Finding One of the main goals of these improvements is to better define all pedestrian access and vehicular parking spaces in and around the Red Brick Arts and Recreation Center. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. Staff Finding This criterion does not apply to this development. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding This criterion does not apply to this development. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 16 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. Staff Finding The City plans to complete the east end canopy in the fall of 2000. The east end canopy is self-sufficient once completed. The west end improvements will be completed when funding becomes available. Breaking up these two projects will not create any hardships on the tenants or the surrounding neighbors. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. Staff Finding At this time there are no plans to phase the development. The Red Brick Committee would like to complete each project once construction has begun. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees- in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding These proposed improvements will enhance the function of the Red Brick Arts and Recreation Center as it is designated as an"essential public facility." 17 EXHIBIT B RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION of k 7ti 5 nq., °."y 1 ems. . j�r a r„ a West view of the west end of the existing Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing facade to the edge of the existing overhang. The entrance will remain located as showing in the photo. � v r to ' ,....., ,,.. .-... H .„ ,... . ,, West view of the west end of the proposed Red Brick Arts and Recreation Center. The proposed development includes the construction of a conference room to extend out from the existing facade to the edge of the existing overhang. The entrance will remain located as showing in the photo. Plan view of the proposed conference room adding 546 sq. ft. to the west end of the existing structure. rdr 8 0 (PART 2) EXHIBIT B RED BRICK ARTS AND RECREATION CENTER PUD AMENDMENT PHOTO DOCUMENTATION s -tt.. °kt ,aw £'t' N°_""tom; `„,,,, ,-4-0' r' ' ti arm-• •Existing entrance to the Red BrickNArts and Recreation Center showing existing canopy and roof to gymnasium. {{ i F P1�W S-7 E: i __1_,-1 .�� iveli.40 'x tAzt t a,t 0. xcr1ro ropose s snow- . s es canopy on on en ance a ong gymnasium(East View) aoN ejAarY Sf W X �-- ' ...,',Ati Ill 4. 1-' ►„-Mfli7,. ` 1 ' 1r 1• . "1q �, ..3 .t.4. ( nI P. •t3 E � "E (��y pp(( r1GJlJ11y0. Proposed snow-shed canopy on front entrance along gymnasium (North View) 19 0 EXHIBIT C PARCEL LOCATION VICINITY MAP ' ,> "fit, 1 :::,,,,,, :44,,,,, jot ''..,:,-Iprv- 1, 11,7,st4,4''',* ';44,,i.t,,',1 *1, fl, -;* ‘,.1,j ',.;,2, .t.: ,i ,,.11.4-':':'":,=.4#'q .•, ` '_ 4' fib . ', t$ t- f!a 3 g e `^mod i '-aD$ .. "y 4 yp3°y� S f: y .yam ler wk 'lam : ' 2 a a ,,,,,..i. „rit.,:z.-,;:".• --.7'./PIN . _ N,ildv i 20 • , x h b i+ D • APPLICATION OF RED BRICK IMPROVEMENTS Submitted By: Tim Anderson, Recreation Director Date. May 10, 2000 Section 26.445.050 Review Standards A. General Requirements: 1. The Aspen Area Community Plan (AACP) pays particular attention to '`community" and the full time residents of Aspen as the heart of this "communing. .' The Red Brick was purchased and preserved by the City of Aspen so that it could continue providing for the "community. " The Red Brick currently hosts the Aspen Recreation Department and many youth and adult programs. along with community non-profits. local radio station KAJX. and many Arts oriented programs. 2. The changes being proposed to the Red Brick are as follows and would be consistent with the character of the property in the following aspects. a.) Development of a Community Meeting room to the West End of the building. The existing meeting room would become storage for the many users of the building. This is consistant with the character in that the building was intended to be community based and utilized. The community oriented non-profits and artists in the building are in need of storage to operate. b.) A snow-shed canopy to the East End of the building along the West Side of the gymnasium wall is being proposed for safety and structural reasons. The Red Brick Committee in working with Architect. Glenn Rappaport have conceived what is viewed as an artistic touch to this issue. The building has been retained as an Arts & Recreation Center and it is felt that the new canopy reflects and artistic touch while creating a fun t. atmosphere for users of the building. 3. The proposed development will not adversely affect the future development of the surrounding area. As a matter of fact, when surrounding residents were asked about issues regarding the building in developing a mater plan. they cited the West End of the Red Brick as an eyesore and the 41 area that needed improvement. The canopy being recommended to the East End addresses a safety issue in that snow sloughs off the Gym roof and creates a danger to 1 small children. In addition the freeze/thaw effect surrounding the current canopy has developed structural movement in the current entrance canopy to the building. 4. The building currently has been exempted from GMQS as an "essential public facility. " (see attachment "C") B. Establishment of Dimensional Requirements: 1. The proposed dimensional requirements for the property are appropriate as follows: a.) The character and compatibility are consistent in that the community voted on and approved the current use of the building. The property has always been used for educational aspects and continues to house educational components. The facility has always been community based in its uses. and continues to do so. The improvements being proposed reflect the wishes of adjoining landowners as well as being consistent with the Arts & Recreation component of the building. b.) The proposed improvements are trying to rid the building of man made hazards. c.) The proposed improvements in no way affect the current natural beauty. The West End plan provides for additional landscaping and an improved appearance to the building. d.) The proposed changes are consistent with the intended use of the building. There will be no additional traffic. transit: instead the pedestrian circulation will be better defined along with parking as well. The significance of the historic portion of the building will not be damaged or removed. The additions. changes. and continued evolution of this building are consistent with its presence in Aspen in that the Aspen Community has evolved. 2. The scale of open space to the building remains the same. The area to the West End is currently deteriorating asphalt that is ugly and ill-defined. The West End improvements will improve the appearance of this area. and better define pedestrian circulation and parking in this area. 3. Parking has been addressed by City Council through Resolution NO. 88. Series of 1993 (see attachment "A"). Parking will be further addressed and defined through the West End improvements. The West End parking definition is addressed in the Red Brick Master Plan and is endorsed by the Parking & Transportation Department. a) Currently there are 35 parking spaces to the north of the building. Parking is ill defined to the West End and is recommended to be reduced. b) Times of use are typically Sam to 5pm in all of the building except the Recreation Department. which normally operates until 9pm. Some Artists may work later into the evening. but are quiet and unobtrusive to the neighbors. • c) The closeness of the building to bus routes and the Downtown Core area makes it easily accessible and little need for the auto. In addition a West End Shuttle that passes directly in front of the building has recently been added. d) Again, the building's close proximity to the Core area allows for easy accessibility. 4. The proposed improvement will not affect the current PUD. a) All services are currently in place and are able to accommodate the - building's uses. b) Fire. snow. and road maintenance are all accessible to the building. 5. The addition of 546 sq. ft. to the West End of the building should not adversely affect the maximum allowable density of the site. a) The are no geological issues associated with the improvements being suggested. b) The are no run off or drainage issues associated. In defining the West End a better grade could be incorporated for runoff. c) Air Quality will not be affected. d) The improvements will not affect any critical natural features. The improvements to the West End will improve the view for many people. 6. The addition of 546 sq. ft. on the West End of the building will not significantly add constraints to the site. It will ultimately better define the area. a) The addition of the West End conference room meets the goal of the adopted Red Brick Master Plan. (see attachment "B") b) The site will easily accept the addition of the conference room space. There currently exists an overhang that extends as far as the addition will . go. Again, these improvements will only benefit the site and the building's use to the community. c) The increase in density is necessary for the building's use as an "Essential Public Facility.- C. Landscape Plan: 1. The landscape plan retains all vegetation and adds where appropriate. The building addition simply takes current space occupied by asphalt and creates useable community space. 2. All features in both improvements retain current unique features to the building and take into consideration a pleasant addition that can be enjoyed by residents and users. 3. No protection of damage of existing vegetation will take place. Some additional vegetation will be added to the West End of the building so as to better define pedestrian flow. . E. Architectural Character: The orientation of the proposed improvements to the building take into consideration the buildings historic appearance. its evolution in the Aspen Community. and its appearance to surrounding structures. I. The West End improvement fits nicely into existing. asphalt occupied space and existing overhang. The architecture takes into consideration the building's Rea Brick appearance and the appearance of an ugly side of the building to the surrounding neighbors. The Canopy suggested for the East End of the building coincides with the building's evolution into and Arts 8a Recreation Center. This reflects not only the buildings evolution. but also the evolution of Aspen as a community. 2. The large windows proposed for the West End improvement allows for more natural light and heat in the winter months. 3. The sole purpose of the East End canopy is to address the snow shed issue in a safe. reliable. and artistic manner consistent with the buildings character. The addition to the West End will use the same drainage system from the roof as currently exists. F. Lighting: 1. Lighting will be added such that it illuminates the surrounding area for safety. but is not intrusive to the neighbors. - - - - - - - 2. Lighting will be added per the Aspen City Code and with the neighbor's privacy in mind. G. Common Park, Open Space, or Recreation Area: There is no common Park space included in these improvements. although the East End canopy is being developed with a fun play type of atmosphere in mind for the children as the snow builds up along the sides. 4 The building currently has a large green space to the south side. which is used by many tenants and building users. The is a sitting area being developed to the southwest corner of the site as identified in the Red Brick Master Plan. • H. Utilities and Public facilities: The Red Brick recently (within the past year) upgraded the electrical capacity within the building. The addition to the West End of the building should pose any additional strain upon the infrastructure of the City utilities. I. Access and Circulation: Access and Circulation were one of the key reasons for undertaking this Master Plan for the Red Brick. 1 . Access is very identifiable and easy entered from streets and sidewalks according to the proposed improvements. 2. No traffic congestion is created with the plan. More importantly is the fact that this plan addresses current vehicular and pedestrian conflicts. This plan better identifies space for vehicles and pedestrians. 3. The West End improvements would define and introduce pedestrians to the Red Brick School. Access to the Given Institute. the Clarks & the Post Office. and even the Rio Grande trail are better defined and identified in this plan. 4. The goal of these improvements are to better define all pedestrian access in and around the Red Brick School. 5. Not Applicable 6. Not Applicable J. Phasing of Development Plan: The City does have plans to complete the East End canopy in the fall of 2000. The West End improvement would be completed when funding becomes available. Breaking up these t vo projects will not create any hardships on the tenants or the surrounding neighbors. 1. The East End canopy is self-sufficient once completed. If the Red Brick Committee were to begin work on the West End improvements. the exterior walls would be completed initially; therefore, hiding any phased work from the neighbors sight. 2. At this time there are no plans to phase. The Red Brick Committee would like to • complete each project once construction has begun. As mentioned before. if the West End improvement needed to be phased it would be done in such a fashion that the exterior would be completed in full, and then the interior. 3. All this has been considered and would not impact the facility for the most part as it is designated an "essential public,facility. " • 6 EXHIBIT E RESOLUTION NO. (SERIES OF 2000) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL OF THE RED BRICK ARTS AND RECREATION CENTER PLANNED UNIT DEVELOPMENT AMENDMENT TO CONSTRUCT A CONFERENCE ROOM AND SNOW-SHED CANOPY ON THE RED BRICK ARTS AND RECREATION CENTER,CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2735-124-36-850 WHEREAS, the Community Development Department received an application from the City of Aspen Recreation Department, represented by Tim Anderson, Recreation Director, for an amendment to the Red Brick Arts and Recreation Planned Unit Development (PUD) to construct a conference room on the west end of the structure and construct a snow- shed canopy on the east end of the structure; and, WHEREAS, the Aspen City Council approved Ordinance No. 22, Series 1993 that granted rezoning from R-6 to Public, Growth Management Quota System Exemption for Essential Public Facilities, and approval for a final PUD development plan for the Aspen Arts and Recreation Center (F. K. A. The Red Brick Elementary School) located at 110 East Hallam (Lots A-I and K-S, including the alley in block 64, and lots E, F, G, and part of lots A, B, and C, Block 71) in the townsite of Aspen, Pitkin County, Colorado; WHEREAS, pursuant to Sections 26.445, the City Council may approve an amendment to an approved Planned Unit Development, during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; WHEREAS, the Community Development Department reviewed the PUD amendment and recommended approval; and, WHEREAS, the Historic Preservation Committee offered a unanimous endorsement of the proposed developments during a special meeting on July 13, 2000; and WHEREAS,the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the Aspen Planning and Zoning Commission 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 Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. 21 WHEREAS, during a duly noticed public hearing on August 1, 2000, the Planning and Zoning Commission recommended, by a_to_ L-J vote, approval of the amendment to the Red Brick Arts and Recreation PUD Amendment; and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION as follows: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,the Red Brick Arts and Recreation PUD Amendment to construct a conference room on the west end of the structure and construct a snow-shed canopy on the east end of the structure is approved with the following conditions: 1. This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but is not limited to maintaining fire alarm coverage in the new conference area; 2. Site development approvals must include the requirement meeting runoff design standards of the Land Use Code Section 26.580.020(A)(6)(a) and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm; 3. That a full soils and drainage reports are needed prior to the application of a building permit; 4. That the applicant receive approval from the City Engineering Department for design of improvements, including grading, drainage, transportation /streets, landscaping, and encroachments within public right of way; 5. That the applicant receive approval from the Streets Department for mailboxes, finished pavement, surface materials on streets, and alleyways; 6. That the applicant obtain either right-of-way permits or encroachments licenses as required for any work or development in the public right-of-way, from the Engineering Department; and 7. That the current drawings submitted are insufficient to determine if the proposed additions meet the height, setback, and floor area requirements of the PUD. The applicant shall provide adequate and scaled site plans indicating exact locations of all proposed structures so that they do not exceed the height, setback, and floor area 22 requirements of the PUD prior to the approval of the PUD Amendment and the application for building permits. Section 2: 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 Planning and Zoning Commission 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 an authorized entity. Section 3: This Resolution shall not effect 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. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Resolution 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 Approval by the Commission at its regular meeting on August 1, 2000. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Robert Blaich, Chair ATTEST: Jackie Lothian, Deputy City Clerk 23 I • CC , II.. N . 01 ,' .-- 01 l ow 0 ,r) .- •i''' 0 on r, .7 sow 1 7 0) 10 ---7--11----1----4____ I.- 0 1.0 ID Z I 1 .' 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IL ; O , _(;' \ 0 6 jail 111111 (--- O i a rm V 0 6 au au L O 6 W ///L i LL Z I H I 0 J_ 1.1-5 NV-1IVH . 0 u d- N Z o w w „ I ....- (5-- CA i ; 0 0 0 Q ce a W Q O — 0. 0..03 w W co II j I N 2 W I J z_ }J z F-- J v uui i Q/ O I kil ct_ . i . ,' v il■ 1. , i 1 O I 0 0 O i EI ' - k J I 1 I z� i o 1 z i i O ri i i / P i It LI I z Q i oo i O i i \ o � i D I i W i J i Q i i h ' � 1 1 1 - I i =1 • i• a • 1 I Q 0 i I 0 0 0 0 ,--- I i I 1 z w 1 0 Q i . a_ I j 4 O i 1 0 j H n 1 O } • i i Q i I Oi -s- O H L V'd ; 19 1 i r \. zo 0 0 �O tu O w Ns, ., . . 1 o op o 0 0 10 _1 / D r ; rn // GARMISGH STREET O / --f --- _- O ,\ O O 411) ` 0\ 00 1 .1,...... u, I ( u , ❑ 0 p i 0 __ ____ ..,, > o z • to o P O 1 1 0 r T D A v r Ill fff Ii 1, _.._____;: i o O NORTH ASPEN STREET i — _ 0 0 0 0 0 0 0 0 L' /// \N rr ,/ L, , , , , , , , IL _. . _ _. N°o, RED BRICK ARTS CENTER 2101 WILLIS PEMBER ARCHITECTS INC 110 E.HALLAM STREET ASPEN,COLORADO 81611 / _ . .... Iti 1 /' t . ��_r. N E O 1 c^,. a . 0 , ,,, 1.,,,....., ,. _ ..,..... . , .-. ... _L.ii, , ).,A • ,r, , . _ ..... , ,4 t • , ,,,;, 1' ) r •� z l Y 1 i �, j 4f fi ) +fir • r u• s .. "' f v. �' • y 1 ti t� 1 ° � *Iv so • 411 Alpi6 s •, ' � I, , RECEIVED } AFFIDAVIT OF NOTICE PURSUANT AUG G 9 2000 } ss. TO ASPEN LAND USE REGULATIONS ASPEN I PITKIN } SECTION 26.304.060(E) COMMUNITY DEVELOPMEN1 I, 444. (\ .c.,4 ,being or representing an Applicant to the City of Aspen,personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred(300) feet of the subject property, as indicated on the attached list, on the I day of �.�� ,2003 (which is days prior to the public hearing date of `i i )- 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 't day of Pii.vtv,s , 2003 ,to the ,.,g day of P►i,,s , 200 o . (Must be posted for at least ten(10) full days before the hearing date). A photograph of the posted sign is attached hereto. likrj ire ' P1 r3LIC NOTICE . --- before me this q day of A�c.cS-}- DATE by TIME P PLACE - A 1 si , r & Y ,''"""" p PURPOSE ;gyp•,.• •!�+=_ :SS MY HAND AND OFFICI• S AicmCg'8 N oeHNE O: mmission expires: $ S- • _uij;,• •0��•`, 0 ��`" ' / - F'CF��C�,, ' 4tee/.Public PUBLIC NOTICE RE: RED BRICK SCHOOL PLANNED UNIT DEVELOPMENT AMENDMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, August 28, 2000 at a meeting to begin at 5:00 P.M. before the Aspen City Council, Council Chambers, City Hall 130 South Galena, Aspen, to consider an application submitted by the City of Aspen Parks and Recreation Department requesting approval to construct a new conference room, and to build an extended snow-shed canopy next to the Gym. The Property is located at 110 E. Hallam, and is on the corner of Garmish and East Hallam Street. The Property is commonly known as the Red Brick School, and is described as Lots A-I and K-S, Block 64, City and Townsite of Aspen. For further information contact Fred Jarman at the Aspen/Pitkin Community Development Department, 130 South Galena St., Aspen, CO (970) 920-5102. S/Rachel E. Richards, Mayor Aspen City Council Published in the Aspen Times on August 12, 2000 City of Aspen Account OWNER_NAME ADDRESS_1_ LEWIS JONATHAN & POSADA ROBERTO TRUST4649 PONCE DE LEON BLVD#304 GIVEN INSTITUTE REGENTS OF UNIVERSITY OF COLORADO ASPEN VALENTINE LLC C/O GARFIELD & HECHT MANCLARK Q P RESIDENCE TRUST MANCLARK WILLIAM & DARLEEN TRUSTEES ASPEN CENTER FOR ENVIRONMENTAL STUDIE100 PUPPY SMITH ST ALDERWOOD SECURITIES LTD PACOR SECOMA SAM 24BD LEVY DAVID M TIMES SQUARE BLDG CITY OF ASPEN 130 S GALENA ST FABRY PAULA 1127 BOURBON ST VICKERY JACK H 100 S SPRING ST NEW ROBERT& MONICA 11414 N BAYSHORE DR PENINSULA LLC HCR 64 B 200 ERWIN GREGORY D 11248 JOHN GALT BLVD NOLAN ELAINE L 148 GLENRIDGE PKWY HENRY FREDERICK B 100 W HALLAM ST PUPPY SMITH LLC 205 S MILL ST STE 301A FROST MONA C/O CNB TRUST REAL ESTATE CNDT2311 YELLOW BRICK SCHOOL PROPERTY 130 S GALENA ST PACE LINDA MARIE 445 N MAIN AVE AMATO JOSEPH A PO BOX 503 GORMAN JAMES & PATRICIA 1426 ROSE GLEN RD KRUMM DONALD PAUL PO BOX 874 JOHNSON RICHARD & MONTAE IMBT 6820 BRADBURY PALMER COMMUNICATIONS INC C/O KERMIT S SUTTON SUTTON KERMIT S & JENNY W 801 12TH AVE S STE 400 SEGUIN WILLIAM L PO BOX 4274 BERKO FERENC & MIRTE PO BOX 360 GROSSE ADELINE M REVOCABLE LIVING TRUS GROSEE EDWIN J &ADELINE M TRUSTESS BROCKWAY LEXIE 7714 FISHER ISLAND DR GSW FAMILY INVESTMENT LTD PARTNERSHIP 1300 CHAPLINE ST LIGHT JOAN ENID 733 13TH ST GSW FAMILY INVESTMENT LTD PARTNERSHIP RD#1 BOX 110 HOGUET CONSTANCE M 333 E 68TH ST HOGUET CONSTANCE M 333 E 68TH ST SADLER PRISCILLA ANNE TRUSTEE FOR SADLER PRISCILLA A REVOC TRUST PENN PAUL E PENN SUSAN W ASPEN COMMUNITY UNITED METHODIST CHUR114 N ASPEN ST BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO PARZYBOK WILLIAM G JR TRUSTEE 3609 EL CAMINITO ADDRESS_2 CITY STATE CORAL GABLES FL BOULDER CO 601 E HYMAN AVE ASPEN CO 313E BAY FRONT BALBOA ISLAND CA ASPEN CO PRINCESS CHARLOTTE MC 98000 MONACO 45 EXCHANGE ST ROCHESTER NY ASPEN CO NEW ORLEANS LA ASPEN CO NORTH MIAMI FL BROOKLIN ME OMAHA NE EL DORADO AR ASPEN CO ASPEN CO PO BOX 5168 DENVER CO ASPEN CO SAN ANTONIO TX HIGHLAND MILLS NY GLADWYNE PA ASPEN CO DALLAS TX 801 12TH AVE S STE 400 NAPLES FL NAPLES FL ASPEN CO ASPEN CO 100 E BLEEKER ST ASPEN CO FISHER ISLAND FL WHEELING WV BOULDER CO WHEELING WV NEW YORK NY NEW YORK NY PO BOX 2989 ASPEN CO 9505 COPLEY DR INDIANAPOLIS IN ASPEN CO MILWAUKEE WI MILWAUKEE WI LOVELAND CO ZIP STREET_NO PREFIXSTREET_NAM SUFFIX UNIT 33146-2119 414 N FIRST ST 80304 81611 410 N FIRST ST 92662 126 W FRANCIS ST 81611 100 PUPPY SMITH ST 120 W FRANCIS ST 14614 100 W FRANCIS ST 81611 PUPPY SMITH 70116 135 W FRANCIS ST 81611 129 W FRANCIS ST 33181 123 W FRANCIS ST 04616 111 W FRANCIS ST 68137 101 W-- FRANCIS ST 71730 308 N FIRST ST 81611 100 W HALLAM ST 81611 80217 216 E HALLAM ST 81611 215 N GARMISCH ST 78205 232 E HALLAM ST 10930 222 E HALLAM ST 19035 101 E HALLAM ST 81612 105 E HALLAM ST 75230 123 E HALLAM ST 33940 127 E HALLAM ST 33940 131 E HALLAM ST 81612 203 E HALLAM ST 81612 223 E HALLAM ST 81611 100 E BLEEKER ST 33109-0966 110 E BLEEKER ST 26003 114 E BLEEKER ST 102 80302 26003 114 E BLEEKER ST 101 10021 118 E BLEEKER ST 2 10021 118 E BLEEKER ST 1 81612 126 E BLEEKER ST 46260 134 E BLEEKER ST 81611 200 E BLEEKER ST 53201 214 E BLEEKER 53201 - 214 E BLEEKER 80537 232 E BLEEKER ST . 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MEMORANDUM TO: Fred Jarman, Planner FROM: Sarah Oates, Zoning Officer 5 RE: Red Brick Arts and Recreation Center PUD Amendment DATE: May 25, 2000 The applicant is requesting a PUD Amendment for a 546 square foot addition on the west end of the building for the construction of a conference room, and the exterior addition of a snow-shed canopy on the east end of the building. The Red Brick Arts and Recreation Center ("Red Brick") is zoned Public (PUB) with a Planned Unit Development(PUD) overlay. The following dimensional requirements were established with the initial PUD approval: Maximum height: 25' Minimum front yard setback: 10' (4' at the southeast entry) Minimum rear yard setback: 15' Minimum side yard setback: 5' Floor area ratio: .75 : 1 The drawings submitted with the application are not sufficient to determine if the proposed additions met the height, setback and floor area requirements of the PUD. The applicants must verify, prior to approval of the PUD Amendment and the submission of a building permit, the following: ➢ The west end addition is not encroaching on the side yard setback; ➢ The east end addition does not encroach into the front yard setback, nor exceed the height limit; ➢ The proposed interior addition of 546 square feet does not exceed the allowable floor area. All setbacks, heights and FAR calculations will be verified when working drawings are submitted to the Building Department for building permit review. The drawings included in the application packet do not contain adequate detail for this level of review. County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } ss. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26.304.060 (E) I, 1-,vY,u4-\\y` S • G►!.6rs ov. , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class,postage prepaid U.S. Mail to all owners of property with three hundred(300) feet of the subject property, as indicated on the attached list, on the S day of ..1,....q, ,tom_(which is ao� days prior to the public hearing date of 174(11ov). • A2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously tk, A.n'. from the ( day of - -v,,n.L. .1:95 . (Must be posted for at least ten (10) fill days before the hearing date). A photograph of the posted sign is attached hereto. \ - 4 ((/),. .v.--- _ a::• I Signs Iti\I Sign efore me this (' day ,199_by ' - Ali .6 PUBLIC � tryO NOTICE _ N DATE G./z ,i TIME 'a 30 PM 1120/1 PLACE s, c WITNESS MY HAND AND OFFICIAL SEAL ''t' PC SE u Not My commission expires: 1 7 .;: ,0a/ � .- — - si Nv, Pub '- ./9 I otary Public's Signayure • PUBLIC NOTICE RE: RED BRICK SCHOOL PLANNED UNIT DEVELOPMENT AMENDMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 27, 2000 at a meeting to begin at 4:30 P.M. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room, City Hall 130 South Galena, Aspen, to consider an application submitted by the City of Aspen Parks and Recreation Department requesting approval to close off an existing loading bay and create a new conference room, and to build an extended covered walkway into the building next to the Gym. The Property is located at 110 E. Hallam, and is on the corner of Garmish and East Hallam Street. The Property is commonly known as the Red Brick School, and is described as Lots A-I and K-S, Block 64, City and Townsite of Aspen. For further information contact Fred Jarman at the Aspen/Pitkin Community Development Department, 130 South Galena St., Aspen, CO (970) 920-5102. S/Bob Blaich, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on June 10, 2000 City of Aspen Account 01/16/1994 19:38 970-920-7478 ASPEN RECREATION PAGE 02 OWNER_NAME ADDRESS_1_ LEWIS JONATHAN & POSADA ROBERTO TRUST4649 PONCE DE LEON BLVD#304 GIVEN INSTITUTE REGENTS OF UNIVERSITY OF COLORADO ASPEN VALENTINE LLC C/O GARFIELD& HECHT MANCLARK Q P RESIDENCE TRUST MANCLARK WILLIAM & DARLEEN TRUSTEES ASPEN CENTER FOR ENVIRONMENTAL STUDIE100 PUPPY SMITH ST ALDERWOOD SECURITIES LTD PACOR SECOMA SAM 24BD LEVY DAVID M TIMES SQUARE BLDG CITY OF ASPEN 130 S GALENA ST FABRY PAUL A 1127 BOURBON ST • VICKERY JACK H 100 S SPRING ST NEW ROBERT& MONICA 11414 N BAYSHORE DR PENINSULA LLC HCR 64 B 200 ERWIN GREGORY D • 11248 JOHN GALT BLVD NOLAN ELAINE L 148 GLENRIDGE PKWY HENRY FREDERICK B 100 W HALLAM ST PUPPY SMITH LLC 205 S MILL ST STE 301A FROST MONA C/O CNB TRUST REAL ESTATE CNDT2311 YELLOW BRICK SCHOOL PROPERTY 130 S GALENA ST PACE LINDA MARIE 445 N MAIN AVE AMATO JOSEPH A PO BOX 503 GORMAN JAMES&PATRICIA 1426 ROSE GLEN RD KRUMM DONALD PAUL PO BOX 874 JOHNSON RICHARD&MONTAE IMBT 6820 BRADBURY PALMER COMMUNICATIONS INC C/O KERMIT S SUTTON SUTTON KERMIT$&JENNY W 801 12TH AVE S STE 400 SEGUIN WILLIAM L PO BOX 4274 BERKO FERENC &MIRTE PO BOX 360 GROSSE ADELINE M•REVOCABLE LIVING TRUS GROSEE EDWIN J &ADELINE M TRUSTESS BROCKWAY LEXIE 7714 FISHER ISLAND DR GSW FAMILY INVESTMENT LTD PARTNERSHIP 1300 CHAPLINE ST LIGHT JOAN ENID 733 13TH ST GSW FAMILY INVESTMENT LTD PARTNERSHIP RD#1 BOX 110 HOGUET CONSTANCE M 333 E 68TH ST HOGUET CONSTANCE M 333 E 68TH ST SADLER PRISCILLA ANNE TRUSTEE FOR SADLER PRISCILLA A REVOC TRUST PENN PAUL E PENN SUSAN W ASPEN COMMUNITY UNITED METHODIST CHUR114 N ASPEN ST BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO BRUMDER WILLIAM G FLORIDA LAND TRUST 2054 FIRST WISCONSIN TRUST CO PARZYBOK WILLIAM G JR TRUSTEE 3609 EL CAMINITO 01/16/1994 19:38 970-920-7478 ASPEN RECREATION PAGE 03 ADDRESS_2 CITY STATE CORAL GABLES FL BOULDER CO 601E HYMAN AVE ASPEN CO 313 E BAY FRONT BALBOA ISLAND CA ASPEN CO PRINCESS CHARLOTTE MC 98000 MONACO 45 EXCHANGE ST ROCHESTER NY ASPEN CO NEW ORLEANS LA ASPEN CO NORTH MIAMI FL BROOKLIN ME OMAHA NE EL DORADO AR ASPEN CO ASPEN CO PO BOX 5168 DENVER CO ASPEN CO SAN ANTONIO TX HIGHLAND MILLS NY GLADWYNE PA ASPEN CO DALLAS TX 801 12TH AVE S STE 400 NAPLES FL NAPLES FL ASPEN CO ASPEN CO 100E SLEEKER ST ASPEN CO FISHER ISLAND FL WHEELING WV BOULDER CO WHEELING WV NEW YORK NY NEW YORK NY PO BOX 2989 ASPEN CO 9505 COPLEY DR INDIANAPOLIS IN ASPEN CO MILWAUKEE WI MILWAUKEE WI LOVELAND CO 01/16/1994 19:38 970-920-7478 ASPEN RECREATION PAGE 04 ZIP STREET_NO PREFIXSTREET NAM SUFFIX UNIT 33146-2119 414 N FIRST ST 80304 81611 410 N FIRST ST 92662 126 W FRANCIS ST 81611 100 PUPPY SMITH ST 120 W FRANCIS ST 14614 100 W FRANCIS ST 81611 PUPPY SMITH 70116 135 W FRANCIS ST 81611 129 W FRANCIS ST 33181 123 W FRANCIS ST 04616 111 W FRANCIS ST 68137 101 W FRANCIS ST 71730 308 N FIRST ST 81611 100 W HALLAM ST 81611 80217 216 E HALLAM ST 81611 215 N GARMISCH ST 78205 232 E HALLAM ST 10930 222 E HALLAM ST 19035 101 E HALLAM ST 81612 105 E HALLAM ST 75230 , 123 E HALLAM ST 33940 127 E HALLAM ST 33940 131 E HALLAM ST 81612 203 E HALLAM ST 81612 223 E HALLAM ST 81611 100 E SLEEKER ST 33109-0966 110 E BLEEKER ST 26003 114 E BLEEKER ST 102 80302 26003 114 E SLEEKER ST 101 10021 118 E BLEEKER ST 2 10021 118 E SLEEKER ST 1 81612 126 E BLEEKER ST 46260 134 E SLEEKER ST 81611 200 E SLEEKER ST 53201 214 E BLEEKER 53201 214 E BLEEKER • 80537 232 E BLEEKER ST CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY* PLANNER: Nick Lelack, 920-5095 DATE: 1/20/00 PROJECT: Red Brick Arts and Recreation Center PUD Amendment REPRESENTATIVES: Tim Anderson OWNER: City of Aspen LOCATION: East Hallam Street TYPE OF APPLICATION: PUD Amendment DESCRIPTION: The applicant proposes to add a conference room to the west end of the structure and convert the existing conference room into storage spaces for Red Brick tenants. In addition,the applicant proposes to build a new entry canopy on the front of the structure over the entrance and next to the gymnasium. Land Use Code Section(s) to Address in Application: Section 26.304.030, Application and Fees; Section 26.445.050, Review Standards for PUD (Attached. Address only those standards that apply and write "does not apply"to the other standards.) Review by: Planning and Zoning Commission and City Council Public Hearing: Yes at Planning and Zoning Commission and City Council Referral Agencies: Engineer, Parks, Zoning, Fire, HPC Planning Deposit: 0 Total Deposit: 0 To apply, submit the following information: (Also see Section 26.304.030, Application and Fees) 1. A Site Improvement Survey depicting: a) Existing natural and man-made site features. b) Existing topography and categorization of site slopes falling within the thresholds described in General Provisions, Section 26.445.040. c) All legal easements and restrictions. 2. A detailed description and site plan of the proposed development including a statement of the objectives to be achieved by the PUD and a description of the proposed land uses, densities, natural features, traffic and pedestrian circulation, off-street parking, open space areas, infrastructure improvements, and site drainage. Site plan at 1" = 10'. Show ground floors of all buildings on the subject parcel, as proposed, and footprints of adjacent buildings for a distance of 100' from the side property lines. Show topography of the subject site with 2' contours. 3. An architectural character plan indicating the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the proposed development. 4. 31 Copies of the complete application packet and maps. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 2 * The foregoing summary is advisory only and is not binding on the City. The opinions contained herein are based on current zoning and regulations, which are subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not, in any way, create a legal or vested right. 26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD. A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain standards shall not be applied as noted. The burden shall rest upon an applicant to show the reasonableness of the development application, and its conformity to the standards and procedures of this Chapter and this title. A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. c) 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. d) The proximity of the proposed development to the commercial core and general activity centers in the city. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mud flow, rock falls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) 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. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. • Notes: a) Lot sizes for individual lots within a PUD may be established at a higher or lower rate than specified in the underlying zone district as long as, on average, the entire PUD conforms to the maximum density provisions of the respective zone district or as otherwise established as the maximum allowable density pursuant to a Final PUD Development Plan. b) The approved dimensional requirements for all lots within the PUD are required to be reflected in the final PUD development plans. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. 5. Adequate pedestrian and handicapped access is provided. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's s proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. 2. incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. 3. accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. F. Lighting. The purpose of this standard to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 2. All exterior lighting shall in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up-lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years)to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate 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. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. 6AA°10.14 ORDINANCE NO.22 4- /"a'.1 40 1 16143 (SERIES OF 1993) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING REZONING FROM R-6 MEDIUM DENSITY RESIDENTIAL TO PUBLIC (PUB) , GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES, AND APPROVAL OF A FINAL PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN FOR THE ASPEN ARTS AND RECREATIONAL CENTER (F.K.A. THE RED BRICK ELEMENTARY SCHOOL) LOCATED AT 110 E. HALLAM (LOTS A-I AND K-S, INCLUDING THE ALLEY IN BLOCK 64, AND LOTS E,F,G AND PART OF LOTS A,B AND C, BLOCK 71) , IN THE CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. WHEREAS, on January 14, 1993 , the City of Aspen purchased the former Red Brick Elementary school for the purpose of creating a community-oriented arts and recreation facility; and WHEREAS, the City Council appointed a citizen' s advisory group known as the Red Brick Committee to recommend appropriate uses and development scenarios for the structure; and WHEREAS, the City intends to lease portions of the building for non-profit arts related organizations for offices and studio spaces, for-profit studio spaces, and for use by the City Recreation Department for office space and the gymnasium; and WHEREAS, the Aspen Area Community Plan established a goal to rezone the former school site to Public; and WHEREAS, the City of Aspen (Applicant) submitted an application (the "Plan") to the Planning Office for rezoning of the former school site from R-6 (medium Density Residential) to Public (PUB) , GMQS Exemption for Essential Public Facilities, Special Review for Parking, and Final (Consolidated) PUD review, in conjunction with a code amendment to the Public (PUB) zone district to allow "arts, cultural and recreational activities, buildings and uses" ; and 1 WHEREAS, the Planning Office received referral comments from the City Engineer, Housing Office, and Water Department; and WHEREAS, upon review of the application, referral comments, and the applicable code standards, the Planning Director forwarded a recommendation for approval of the Plan with conditions to the Planning and Zoning Commission; and WHEREAS, the Planning and Zoning Commission reviewed the development proposal in accordance with those procedures set forth at Section 24-6-205 (A) (5) (b) of the Municipal Code and did conduct a public hearing thereon on April 13 , 1993 ; and WHEREAS, upon review and consideration of the plan, agency and public comment thereon, and those applicable standards as contained in Chapter 24 of the Municipal Code, to wit, Division 9 of Article 7 (Planned Unit Development) , Division 4 of Article 7 (Special Review) , Division 11 of Article 7 (Zoning Map and Text Amendment) , Section 8-104 (C) (1) (b) of Article 8 (Growth Management Quota System Exemptions by City Council for Essential Public Facilities) , the Planning and Zoning Commission has recommended final approval of the Aspen Arts and Recreation Center subject to conditions, to the City Council; and WHEREAS, the Planning and Zoning Commission further granted Special Review approval for parking in a Public (PUB) zone district; and WHEREAS, the Aspen City Council has reviewed and considered the Plan under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered those 2 recommendations and approvals as granted by the Planning and Zoning Commission, and has taken and considered public comment at public hearing; and WHEREAS, the City Council finds that the Plan meets or exceeds all applicable development standards and that the approval of the Plan, 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. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO as follows: Section 1: Pursuant to Section 24-7-903 B. 4 . of the Municipal Code, and subject to those conditions of approval as specified hereinafter, the City Council finds as follows in regard to the Plan' s planned unit development dimensional requirements component: 1. The Developer's final plan submission is complete and sufficient to afford review and evaluation for approval. 2 . The Plan is consistent with the Aspen Area Community Plan. 3 . The Plan is consistent with the character of existing land uses in the surrounding area. 4 . The Plan will not adversely affect the future development of the surrounding area. 5. The Plan approval is being granted only to the extent to which GMQS exemptions are obtained by the applicant. Section 2: Pursuant to the findings set forth in Section 1 above, the City Council grants consolidated Final PUD development plan approval for the Aspen Arts and Recreation Center subject to the following conditions: 3 1. Prior to issuance of the Certificate of Occupancy the 35 on-site parking spaces shall be striped and signed for use by users of the Aspen Arts and Recreation Center. 2 . Prior to or within 6 months of the issuance of the Certificate of Occupancy, a landscaped buffer shall be installed between the parking area and the trail on the north side of the subject property. 3 . Prior to the issuance of a Certificate of Occupancy, a drop-off parking area shall be dedicated in front of the building along East Hallam Street pursuant to recommendations of the Parking and Transportation Director. 4 . Any improvement to the parking in the Garmisch St. right- Ov' of-way must be coordinated with the Engineering Department. 5. Prior to the issuance of a Certificate of Occupancy, an easement must be established for a 14 ' wide trail, electric switchgear, and other utility or pedestal needs. 6. Prior to the issuance of a Certificate of Occupancy the two water service lines to the building must be properly metered. 7 . The applicants shall agree to join any future improvement districts which may be formed for the purpose of constructing improvements in the public right-of-way. 8 . The actual dimensions shall be the dimensional requirements of this PUD development plan: a. Minimum distance between buildings - 10 ' b. Maximum height (including viewplanes) - 25 ' c. Minimum front yard - 10 ' (except 4 ' at southeast entry) d. Minimum rear yard - 15 ' e. Minimum side yard - 5 ' f. Minimum lot width - 60 ' g. Minimum lot area - 6, 000 square feet h. Trash access area - see provided survey i. External and internal floor area ratio - . 75: 1 j . Minimum percent open space - no requirement 9. The Final PUD Development Plan and PUD Agreement shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part of the applicant to record the documents within a period of one hundred and eighty (180) days following approval by the City Council shall render the approvals invalid, unless reconsideration and approval of both the Commission and City Council is 4 obtained before their acceptance and recording. 10. The City shall require that annual tenant leases and/or sub-leases include stipluations for auto-disincentives and measures to reduce parking demand and congestion in the immediate neighborhood. 11. The traffic mitigation portion of the PUD plan shall be reviewed by City Council after the first and third years of operation. Section 3: Pursuant to Section 24-8-104 C. l.b. of the Municipal Code, the City Council finds as follows in regard to the Applicant's request for Growth Management Quota System development exemption for essential public facilities: 1. Arts and recreation have historically provided cultural enrichment to the citizens of the City of Aspen without which the City would not have attained its present character and standing in the national and international community. The City's proposal for use of the former school building as a center for non-profit arts related studios and offices, limited area for for-profit studios, and recreation offices and activities will enhance the art and recreation experiences for the citizens of the City of Aspen and the general public. 2 . The use of the building for for-profit artist studio space is limited to 5% of the structure pursuant to the financial bonding requirements for the building. Furthermore, the artist studio space is intended to be educationally oriented to allow citizens of Aspen and the general public the opportunity to observe artists practicing their skills. Section 4: Pursuant to Section 24-7-1102 of the Municipal Code, the City Council finds as follows in regard to the zoning map amendment component of the Plan: 1. The proposed zoning amendment as set forth in the Plan are not in conflict with the provisions of Chapter 24 of the Municipal Code or the Aspen Area Community Plan. 2 . The proposed zoning amendment is compatible with the surrounding zone districts and land uses. 3 . The proposed zoning amendment will not adversely impact 5 traffic generation or road safety when taken into consideration with the other aspects of the Plan. 4. The proposed zoning amendment will promote the public interest and character of the City of Aspen. Section 5: Pursuant to Section 24-7-1102 and 24-7-1103 , and Division 2 of Article 5 of Chapter 24 of the Municipal Code, and findings set forth in Section 5 above, the City Council does grant the following amendment to the Official Zone District Map and does designate the following zone district for the development subject to the conditions as specified below: 1. The Public (PUB) zone district shall be applied to Lots A-I and K-S, including the alley in Block 64, and Lots E,F,G and part of Lots A,B,and C in Block 71, in the City and Townsite of Aspen. Section 6: All material representations and commitments made by the developer pursuant to the Plan approvals as herein awarded, whether in public hearing or documentation presented before the 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 7: The Official Zone District Map for the City of Aspen, Colorado, shall be and is hereby amended to reflect the rezoning action as set forth in Section 6 above and such amendment shall be promptly entered on the Official Map in accordance with Section 24-5-103 B. of the Municipal Code. Section 8: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now 6 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. Section 9: 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 10: The City Clerk shall cause notice of this Ordinance to be published in a newspaper of general circulations within the City of Aspen no later than fourteen (14) days following final adoption hereof. Such notice shall be given in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right pursuant to Title 24 , Article 68, Colorado Revised Statutes, pertaining to the following- described property: The property shall be described in the notice and appended to said notice shall be the ordinance granting such approval. Section 11: 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 12: A public hearing on the Ordinance shall be held on the i O day of , 1993 at 5: 00 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a 7 public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the day of apt;;& 1993 . 2,4 (J „:,71r--- John Bennett, Mayor Attest: Kathryn . Koch, City Clerk FINALLY, adopted, passed and approved this /d ''day of , 1993 . John ennett, Mayor Attest: Kathryn . Koch, City Clerk 8 MEMORANDUM To: Fred Jarman, Planner From: Ben Ludlow, Project Engineer Reference DRC Caseload Coordinator I!' Date: June 8, 2000 Re: Redbrick PUD General 1. Sufficiency of Submittal: Engineering comments are based on the fact that we believe that the submitted site plan is accurate, that it shows all site features, and that it is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to alleviate problems related to approvals tied to "issuance of building permit." 2. R.O.W. Impacts: If there are any encroachments into the public rights-of-way, the encroachment must either be removed or be subject to current encroachment license requirements. Site Review 1. Site Drainage— Requirement—A drainage report was not submitted with the application. The site development approvals must include the requirement meeting runoff design standards of the Land Use Code at Sec. 26.580.020.A.6.a and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. The foundation drainage system should be separate from storm drainage, must be detained and routed on site, and must be shown on drainage plans prior to application for building permit. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm. Information —The City drainage criteria needs to be implemented. This includes but is not limited to erosion control, soil stabilization, and vegetation disturbance. Also, there needs to be an analysis of where the drainage will flow and what adverse affects may arise from potential mud and debris flow. 2. Engineering — Requirement—The following requirements have been provided by the Engineering Department: • R Page 2 of 2 06/08/00 Redbrick PUD a. ROW permits and Encroachment licenses will be required during construction if applicable. b. A full soils report and drainage report are needed before the issuance of the building permit. Presenting it in a timely manner is beneficial to the applicant as well as the reviewer. - Construction: Work in the Public Right of Way - Requirement— Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: Approvals 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department. 01/28/1994 01:11 970-920-7478 ASPEN RECREATION PAGE 01 <-01) MEMORANDUM TO: MAYOR&CITY COUNCIL THRU: AMY MARGERUM, CITY MANAGER FROM: TIM ANDERSON, RECREATION DIRECTOR DATE: October 1, 1997 RE: RED BRICK ARTS & RECREATION CENTER SITE PLAN SUMMARY: In the fall of 1996 the Recreation Department in cooperation with the Aspen/Snowmass Arts Council began work on a Site Plan for the Red Brick Arts& Recreation.Center. The objective of this process was to involve all tenants and surrounding neighbors in an effort to ultimately create a vision for what the Site should reflect in the future. Attached is the product of such an effort. The adoption of this document does not require official council approval since the - - proposed improvements are consistent with the existing land use as filed with the Community Development Department. The Community Development Director has reviewed this document and is willing to grant an Insubstantial Amendment to the PUD. This document is being provided to council for your individual review. If you have comments or concerns about the Site Plan please advise staff so that we may follow up with you. BACKGROUND: The Red Brick was purchased from the Aspen School District and renovated in 1993/94. The creation of a non profit center in the heart of Aspen by way of a facility that had long established itself as a spoke in the wheel of this community, is an issue that you will be hard pressed to find any opponents these days. Many local not for profits,thanks to this community facility,have been able to maintain their base of operations here in the Aspen Community. The Recreation Department has been able to add many youth and adult programs that cater to community desires thanks to the Red Brick Gymnasium. CURRENT ISSUES: Although the Red Brick Arts and Recreation Center has done well in serving the local non profits, the Center's ability to fit into Aspen's West End Community needs work. With the Center's location such that it adjoins access to the Post Office, the Rio Grande Trail, Clark's Center, and the West End Walk Experience, it is essential that the Red Brick plays an important role as an ambassador to guests of the community as well as host to the locals that travel these routes. , 01/28/1994 01:11 970-920-7478 ASPEN RECREATION PAGE 02 As you will read in the document,many of the issues that have been addressed deal not only with the function of the facility, but how its appearance fits into our serene mountain setting as well. This plan allows the building to reflect what Aspen once was,what Aspen is today,and set a direction for tomorrow. FINANCIAL IMPLICATIONS: At the present time there are no funding requirements. As you can see in the back of the document, estimated costs associated with various aspects of the plan have been calculated so we know what issues may be tackled as funding becomes available. There is $39,092 remaining in the Red Brick construction fund from the sale of the bonds in 1993. Staff will come back to council at a later date to pursue funding for the implementation of this plan. RECOMMENDATION:: Staff is recommending that Council accept the Red Brick Arts and Recreation Center Master Plan Summary as presented. MANAGER'S COMMENTS: + 01/28/1994 01:11 970-920-7478 ASPEN RECREATION PAGE 03 MEMORANDUM TO: Tim Anderson,Recreation Director FROM: Jeff Woods, Parks Director DATE: September 15, 1997 RE: Red Brick Arts and Recreation Center Master Plan The Park's Department strongly endorses the overall direction of the Master Plan for the Red Brick Arts and Recreation Center. The enhancement of the landscape and strengthening of access routes fit well within the Park's Department mission of reinforcing the neighborhood character of the West End. However, a couple of minor elements are of concern. The first issue is the paver design with grass growing in the joints. The grass will pose a problem for snow removal in the winter. The second issue is lining the trail with cottonwoods. This needs to be carefully looked at again in regards these trees being located far enough off the path to accommodate snow removal. In closing the Park's Department should be involved in any elements of the Master Plan which are in the Street Right of Way or elements which our department may be called upon to maintain. In addition there several elements which we may be able to implement. These include street trees,sidewalk improvements,and irrigation to support plantings along the street or pathways in the project area. , 01/28/1994 01:11 970-920-7478 ASPEN RECREATION PAGE 04 Memorandum TO: Tim Anderson,Recreation Director FROM; Nick Adeh, City Enginee DATE: October 7, 1997 SUBJECT: Red Brick School Site Im•rovements Pro'ect I have reviewed the proposed intersection improvements at Hallam and Garmisch Streets. The intersection neckdown proposal as submitted under a conceptual plan is well justified for this pedestrian corridor and in order to function as intended it must meet the following criteria: 1. Minimum curb return radius must be 25 feet. 2. As shown on your sketch, handicap ramps must be directional (no diagonal ramp construction will be allowed). Ramps must be designed and built according to the Engineering Department's standards and practices. 3.Intersection drainage patterns must be evaluated and improved if necessary, to avoid ponding or icing in front of the handicap ramps. 4. Cross walks must be clearly striped and marked including vehicle stopping bars(asphalt overlay and thermoplastic tape is the preferred application). 5. A traffic control plan and signage must be submitted to City Engineer for review and approval. This includes all Early Warning Signs and Flashers and Regulatory Signs related to the posting and enforcement of the pedestrian cross walk regulations. The complete design plan and type of devices and signs must be in accordance with MUTCD. Tim, I also noticed some work items were substanially underestimated by your consultant, and the project costs will be higher than the estimated propbable cost of construction. In addition to construction costs, there will be field engineering work,matreials testing, reporting and preparation of as-built plans. I will be happy to help you as much as my time allows and within the resources made available to us under this project. Please stop by or call me if you have any questions. My extension is 7476. NA97d109 -I (22_ ,4114--1 7Ti-4^e q) ,414-17-e'eP:7 MEMORANDUM ( 7 U TO: Mayor and City Council THRU: Amy Margerum, City Manager THRU: Diane Moore, City Planning Director FROM: Kim Johnson, Planner DATE: May 10, 1993 RE: Aspen Arts and Recreation Center (f.k.a. Red Brick School) Rezoning from R-6 Medium Density Residential to Public (PUB) , Final (Consolidated) PUD Development Plan, and GMQS Exemption for Essential Public Facilities - Second Reading of Ordinance 22, Series 1993 SUMMARY: The Planning Commission recommends approval of rezoning the former school site from R-6 to Public (PUB) . This request is being made to allow the rehabilitation of the building into a public arts and recreation facility. Any development in a Public zone requires PUD (Planned Unit Development) review to establish the site plan / dimensional requirements. The Planning staff and Commission support a consolidated (two-step) PUD Plan adoption for this project. In addition, the Commission recommends approval of GMQS Exemption of this proposal as an Essential Public Facility. The rezoning, PUD Plan and GMQS Exemption package is accompanied by a code amendment for the Public (PUB) zone which is being considered under a separate Council memo and ordinance. PREVIOUS COUNCIL ACTION: First reading was approved by Council on April 26, 1993 by a 5-0 vote. At first reading, Mayor Bennett offered for discussion the possibility that a new type of public zone district could be formulated specifically for arts and recreation type uses. Staff stated that this action would add yet another zone to the City's lengthy list of zone districts and would be very limited in its use. Council agreed with staff that this suggestion would not be a desirable alternative to the proposed amendment for the existing Public zone. On February 22, 1993, City Council reviewed the program package and building plan recommendations from the citizens ' advisory group which was appointed in late 1992 . Council decided to send out architectural Requests for Proposals for all three building options presented by the advisory group. BACKGROUND: The City wishes to lease office and studio space to arts and cultural related non-profit groups and operate recreational activities in the eastern portion of the former school building including the gymnasium. In 5% of the structure, studio space may be rented to "for-profit" working artists, either as individual or shared studio space. This arts/recreation concept requires an amendment the Official Zone District map from R-6 to Public (PUB) and to add "arts, cultural and recreational activities, buildings and uses" to the Public zone permitted use list. As required by the Public zone, the Applicant must receive approval of a site plan pursuant to the Planned Unit Development (PUD) review process. The Applicant requests, and the Planning Director has agreed, to process this application as a two-step review (P&Z and Council) , finding that a full four step review would be redundant and would serve no public benefit. Special Review for parking is required for uses in a Public zone. The Commission approved the parking plan at its April 13 , 1993 meeting. Also being requested is GMQS Exemption as an essential public facility for the building's revised use. Please refer to the attached application package from Davis Horn, Inc. , Exhibit "A" . STAFF DISCUSSION: The current zoning of the parcel is R-6 Medium Density Residential. Concurrently requested via a separate memo and ordinance is a text amendment to add "Arts, cultural and recreational activities, buildings and uses" to the Public zone district. Referral Comments: Complete memos are attached as Exhibit "B" . Summaries are follows: City Engineer Chuck Roth stated that the proposed rezoning and arts/recreational use will have improved impacts on traffic generation and road safety. The proposed parking should exceed minimum requirements for similar office uses. Housing Office Director Tom Baker commented that the employee generation for the proposed uses will not exceed the employment figures for the previous school use. Rezoning From R-6 Medium Density Residential to Public (PUB) : The Planning Office and the Planning and Zoning Commission believe that rezoning the former school site is the best mechanism to allow the proposed arts/recreation uses. The Aspen Area Community Plan specifically recommended rezoning the parcel to Public. The other option would be to amend the R-6 zone with an SPA overlay on the parcel and approve a use variation. Neighborhood Input: The Planning Commission was presented with four letters from three neighbors who oppose the rezoning to Public. Please refer to Exhibit "C" . The letters and personal presentations at the April 13 public hearing voice concern that the rezoning to Public will allow other uses of the property which are not compatible with the residential neighborhood, ie. public transportation stop, terminal building, public parking areas, and 2 • government offices. An alternative offered by Mr. Segall is to retain the R-6 zone and create a new conditional use in the zone district for arts and recreation use. Another concern is that the former school parcel could be used as a site for affordable housing. On April 27, Mr. Bill Light phoned staff to reiterate his objection to the rezoning which he originally expressed in the letter sent prior to first reading. His principal concerns are increased traffic and noise. In response to the neighbor' s concerns about other uses being incorporated onto the site, staff wishes to emphasize that the site plan (approved via PUD dimensional requirement review) cannot change without appropriate City review. Any other major changes to the proposed arts/recreation related uses will represent a change to the application and will require additional community consideration. Affordable Housing would likely be easier to accomplish if the site retained its R-6 zoning and was not rezoned to Public (PUB) . Additionally, staff believes that it would be inappropriate to amend the R-6 zone to include a conditional use for arts, cultural and recreational activities as this type of use is not consistent with the medium density residential uses of the R-6 zone district. Section 24-7-1102 of the Municipal Code establishes the review criteria for a rezoning. These criteria and staff comment are attached as Exhibit "D" . In summary, staff and the Planning and Zoning Commission find that the criteria have been met by the proposal, and recommend approval of the rezoning to Public (PUB) . Final PUD (Planned Unit Development) Plan: The proposed rezoning to Public (PUB) requires that the dimensional requirements of a development be set by the adoption of a conceptual development plan and final development plan pursuant to Article 7 , Division 9, Planned Unit Development. Consolidation of Conceptual and Final reviews is allowed if the Planning Director determines that "the full four step review would be redundant and not serve any public purpose" . If, during review, Council believes that a consolidated two step review is not adequate, the full four step process must take place. The Planning Commission and staff believe that since the structure/site plan is not changing as a result of this application, four step review is excessive and will serve no useful public purpose. The proposed dimensional requirements shall be those of the underlying zone district. Because of the surrounding residential uses and proposed arts/office/recreational use, the following dimensional requirements are a combination of those required in both the R-6 and the Office zone districts. The existing structure' s footprint is used to establish the proposed setbacks: 3 a. Minimum distance between buildings - 10 ' b. Maximum height (including viewplanes) - 25 ' c. Minimum front yard - 10 ' (except 4 ' at southeast entry) d. Minimum rear yard - 15 ' e. Minimum side yard - 5' f. Minimum lot width - 60 ' g. Minimum lot area - 6, 000 square feet h. Trash access area - see provided survey I. External and internal floor area ratio - .75: 1 j . Minimum percent open space - no requirement Staff believes that these dimensions are appropriate for this structure and future development. If other dimensions are needed to accommodate future growth, additional PUD review is required. GMQS Exemption for Essential Public Facilities: Pursuant to Section 8-104 C. 1.b. the Council may exempt construction of essential public facilities. The Commission reviewed the project and recommends approval of GMQS Exemption to Council. Section 24- 8-104.C. 1.b. reads: (i) 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 growth generator, is available for use by the general public, and serves the needs of the City. It shall also be taken into consideration whether the development is not-for-profit venture. This exemption shall not be applied to commercial or lodge development. (ii) A development application shall demonstrate that the impacts of the essential public facility will be mitigated, included those associated with the generation of additional employees, the demand for parking, road and transit services, the need for basic services including but not limited to water, sewage, drainage, fire and police protection, and solid waste disposal. It shall also be demonstrated that the proposed development has negligible adverse impacts on the city's air, water, land, and energy resources, and is visually compatible with the surrounding areas. (iii) Notwithstanding the criteria as set forth in paragraphs (i) and (ii) 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 GMQS and from some or all such mitigation requirements as it deems appropriate and warranted. Response: The Planning Office acknowledges that the structure 4 proposed as the Arts and Recreation Center is not new construction, but is in effect a new use or development on the site. For this reason, staff believes that GMQS Exemption as an essential public facility is warranted so that any increased impacts may be addressed. Official recognition that the structure and its non- profit uses qualify as essential to the community will solidify the Center's important role in the community. The Center complies with paragraph (i) above in that it will serve the public in many ways, from active recreation to art support and education; offers space to recreation and arts users who must accommodate their increased growth based on community growth; is not a growth generator itself (the proposed occupants are currently scattered elsewhere throughout the city) ; is available to the public as any other public facility; and serves the citizens and guests of Aspen. Aspen's long-standing reputation as an arts and recreation focus will be enhanced by the adaptive re-use of this building. The groups who will occupy the building must qualify as bona fide nonprofit entities except for those artists occupying the 5% of the building set aside for working "fine artists" . The City's bond requirements specify that no less than 95% of the structure may be occupied by non-profit users to retain the bond's status. The artist studio spaces are intended for educational use where visitors may observe working artists and works in progress. The Center also meets the requirements of paragraph (ii) regarding impacts to the vicinity and larger community. Employee generation will be less for the proposed uses (approximately 21-28) than the previous school use (25-30) . According to the Housing Office's employee generation guidelines for "utilities / quasi-governmental" rate, 1. 5 to 2 . 5 persons per 1, 000 s.f. are generated. The belief of the Housing Office is that the non-profit offices proposed for this building will have limited hours of business and run on "shoestring" staff, thus employee generation will be less than for typical office users. According to Housing Director Tom Baker, the recreational uses will generate less than one full time equivalent employee (FTE) . The internal layout of the structure is shown in Attachment 2 of the application information. The net leasable area of the post- 1941 portion of the school (the eastern half of the building) is approximately 14, 093 s. f. At the quasi-governmental generation of 1. 5 persons per 1, 000 s. f. , the employee generation would be 21 persons. If the entire building is renovated, the same number of users will spread out to occupy more space rather than increase the number of tenants. The studio space cannot exceed 5% of the building because of limitations set by the financial bonding requirements. This represents approximately 1, 000 s. f. based on the 21,800 s. f. post- 5 1941 building, or 1,750 s.f. of the entire 35, 000 s. f. building. The studio spaces will probably be 200-300 s. f. each, according to information from Julia Marshall, who has worked on the lease agreements for the arts representatives. Parking has been reviewed by the Planning Commission and Special Review was approved as being a neutral impact. Utility needs will probably decrease from the previous school use. No negative environmental impacts will occur, nor will visual incompatibility. The City should find that the nonprofit use of this structure as an arts and recreation center qualifies as essential public facility per paragraph (iii) . After its 4-3 vote to approve the GMQS Exemption, the Commission passed a motion recommending that the City act in accordance with the intentions of housing production plans/quotas and consider creating housing opportunities to help mitigate housing made necessary by the change in use of the building from educational to arts/recreational use. This is due to the deficit created by the School District when it did not provide housing for its new elementary school. ADVISORY COMMITTEE RECOMMENDATION: The Planning and Zoning Commission recommends approval of the rezoning request by a vote of 7-0 at a public hearing on April 13, 1993 . Minutes of this meeting are attached as Exhibit "E" . The GMQS Exemption for an Essential Public Facility was approved by a 4-3 vote. The Commission also voted 7-0 to approve Special Review for Parking in a Public (PUB) zone via the proposed Final PUD Development Plan with conditions requiring landscaping, striping, signage, and drop- off parking along East Hallam St. After an adjunct discussion on affordable housing, the Commission voted 4-2 to forward a recommendation that Council "consider creating housing opportunities to help mitigate housing required or made necessary directly or indirectly by the change in use from educational to arts and recreational even though both are within the public use" ALTERNATIVES: The land area could remain zoned as R-6 Medium Density Residential with an SPA (Specially Planned Area) overlay map amendment and use variation to allow "arts, cultural and recreational activities, buildings and uses" . PROPOSED MOTION: "I move to adopt Ordinance 22 , Series 1993 at second reading, approving with conditions the rezoning of the former Red Brick School site from R-6 Medium Density Residential to Public (PUB) , the Final PUD Development Plan, and a GMQS 6 �' 4 Exemption Essential Public Facilities. " CITY MANAGER COMMENTS: Attachments: Ordinance 22, Series 1993 Exhibits "A" - Application Information "B" - Referral Memos "C" - Letters from Citizens "D" - Rezoning Review Standards "E" - P&Z minutes of April 13, 1993 "F" - Affidavit of Public Notice Mailing t� _Le,