HomeMy WebLinkAboutLand Use Case.CR.Pitkin County Airport.A032-01
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A032-01
2643-342-00851
Airport Accessory Firefighting Facility County Referral
Pitkin County Airport
Greg Woods
County Referral
Pitkin County
The Ross Partnership
4/18/01
Comments Returned
6/1/01
J. Lindt
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MEMORANDUM
TO: Tamara Pregl, County Planner
FROM:
Greg Woods, City Planning Intern G U
Julie Ann Woods, Community Development Director
THRU:
RE:
Pitkin County Airport Scenic Overlay and Special Review for Temporary
Fabric Structure
DATE:
April 18, 2001
The City Planning Staff reviewed the Pitkin County Airport Scenic Overlay and Special
Review for the proposed temporary fabric structure to house a fire engine and had the
following concern.
1. Staff recommends that the County require the applicant to use a
darker earth tone fabric structure rather than the tan color that is
shown in the photo example. (A muted color that is hard to notice
from afar).
Thank you for the opportunity to provide comment on this County application.
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ASPENIPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920-5090 FAX (970) 920-5439
MEMORANDUM
TO: County Attorney
Zoning
/ City Planning
FROM: Janet Raczak, Community Development
RE:
Pitkin County Airport Scenic Overlay, Special Review, GMQS Exemption
(PID# 2643342008511CASE# P50-01)
DATE:
April 2, 2001
Attached for your review and comments are materials for an application submitted by The Ross
Partnership on behalf of the Board of County Commissioners, Pitkin County. The Planning
Commission will review the application on .::1...'^<- S
Please return your comments to me by Friday, ~ 4
, 2001.
PLEASE RETURN APPLICATION MATERIALS TO COMMUNITY DEVELOPMENT IF
YOU HAVE NO FURTHER NEED OF THEM.
Thank you.n
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March 23, 2001
Tamara Pregl
Aspen Pitkin Community Development Department
130 South Galena Street
Aspen, CO 8161 I
Tamara - On behalf of the Pitkin County Airport we are pleased to submit the following
application for approval to construct a temporary structure just to the south of the Commercial
Terminal at the Pitkin County Airport. As discussed at the pre-application conference, this
structure is proposed to house a second firefighting vehicle and associated equipment for the
airport. This application will address scenic overlay review, special review and GMQS
exemption for an essential accessory use to an existing govemmental community facility. We are
requesting that the structure be approved for a five year period which would begin when it was
occupied.
Proposed Change:
The airport is currently in the process of acquiring a second firefighting vehicle and is proposing
to house it in a temporary fabric structure located just to the south of the Commercial Passenger
Terminal. The long range plan for the airport anticipates that changes will be made to the
existing Airport Rescue and Firefighting Facility (ARFF) within the next five years so the request
for the temporary facility is for a five year period. The fabric type structure is proposed due to
the fact that it does not require any foundation work to be constructed and it can be sold and/or
relocated when it is no longer needed.
The location was chosen due to the fact that it is one of minimal visibility from Highway 82 and
it will not have an impact on aircraft operations. It is located adjacent to the terminal since many
of the ARFF personnel that respond to an emergency are cross trained in areas such as building
maintenance and are typically present in the terminal. By locating the structure adjacent to the
terminal, the response time to man the vehicle and respond to an incident is reduced. The site is
screened to the north by the existing structure and to the east by an existing berm. The area is
currently occupied by baggage tugs and other ground service equipment which will be displaced
somewhat farther to the south due to this project.
The proposed structure is approximately 31' wide by 55' long and is a peaked barrel vault shape.
The end facing the highway is rounded to provide lateral stability whereas the opposite end is flat
to receive the vehicle access door. The peak of the structure is 15'-10 Yz" above grade and is the
lowest structure of this type that will accommodate the firefighting vehicle. This compares with
a height of 13'-2" for the terminal fascia in this area and heights of 17'-8" and 22'-4" for the
skylight Structures and entry elements on the existing terminal. The Structure will be connected
to the existing terminal by a tunnel approximately II' in height.
THE ROSS PARTNERSHIP, P.c.
.
ARCHITECTURE & PROJECT MANAGEMENT
o
.
o 60 West Airport Road, Suite A
Aspen. Colorado 81611 . 970 920-6980
Fax 920.6994
email trp@sopris.net
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Tamara Preg] -3/23/01 - page 2 of7
Following are specific responses to the applicable Land Use Code Sections as noted in the pre-
application conference sununary:
SCENIC OVERLAY REVIEW CRITERIA - 3-60.40.E
1. Whether the proposed development has utilized existing topography and natural vegetation,
such as ridges and hills to screen buildings to the maximum extent possible.
There are several significant existing landforms located to the east and southeast that will
provide screening between highway 82 and the proposed location of the structure to
persons traveling downvalley. The existing Terminal structure will screen the building on
the north side to persons traveling upvalley on highway 82.
2. Whether the proposed development has been designed to complement the natural topography
of the land, including, whenever possible and appropriate, the utilization of innovative
architectural techniques such as earth sheltered design, natural materials and coloring, non-
reflectability and clustering of structures on the least visible portions of the site.
The structure is located on an existing paved asphalt apron so earth sheltering or other
topographic features are not available to be utilized. The structure will be fabricated in a
non-reflective, tan colored fabric and is located adjacent to the existing terminal on one of
the least visible areas of the site..
3. Whether the proposed development's height and bulk has been designed to avoid, to the
maximum extent possible, the visibility of buildings from the highway and public viewplanes.
The height of the building has been reduced to the minimum required to house the
firefighting vehicle. The curved profile will result in the least amount of mass being
located at the upper portions of the structure.
4. The proposed structure shall be placed so it does not break a ridgeline, unless there are no
alternate building sites on the lot.
Not applicable, no ridgelines are affected.
5. Whether the proposed development has avoided the location of uses on the highest ground or
most visible portion of the site as viewed from State Highway 82 and public rights-of-way,
identified in Section (B)(l) above.
The site for the facility is well screened from highway 82 by both the existing Terminal
Building and the berm located to the east of the commercial vehicle loop.
o
.
THE ROSS PARTNERSHIP, P.c.
.
ARCHITECTURE & PROJECT MANAGEMENT
o 60 West Airport Road, Suite A
Aspen, Colorado 81611
970 920.6980
Fax 920-6994
cmail trp@sopris.nct
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Tamara Pregl-3/23/01 . page 3 of7
6, Whether the proposed development has been located outside of the designated Scenic Overlay
or on a suitable site at the greatest distance possible from State Highway 82 and identified
ridgelines,
There is not a location for this development outside of the designated Scenic Overlay
Area. -The site is located the maximum distance away from highway 82 that would not
interfere with aircraft operations. The closest portion of the structure is approximately
375 feet back from the Highway 82 right-of-way boundary.
7. Whether the proposed development has been landscaped in accordance with the adopted
State Highway 82 Corridor landscape guidelines and has preserved natural vegetation, to the
maximum extent possible, including the avoidance of development within irrigated meadows.
Existing vegetation shall be maintained to the maximum extent possible, while using existing
vegetation to screen development. A landscaping plan shall be submitted by the applicant and
approved by the Planning and Zoning Commission.
No existing vegetation will be effected since the structure will be located totally on
existing paved surfaces. Due to the nature of the site, no landscaping can be installed on
the inside of the airport perimeter fence adjacent to the development area. There is
existing landscaping to the east of the project area that will screen the project area. No
new landscaping is proposed as a part of this project.
8. Whether the proposed development's exterior lighting has been designed in such a manner
that light sources, such as facade and landscape lighting, will not be seen from the public rights-
of-way as identified in Section (B)(l). In addition, an application shall be consistent with the
lighting regulation identified in the Pitkin County Land Use Code.
There is no new exterior lighting proposed as a part of this project.
9. Landforms and earth moving shall generally not be acceptable as the sole measure of
compliance with these regulations. However, they may be utilized in conjunction with other site
techniques designed into the development plan. These methods may be acceptable when utilized
as one of several methods to complement and enhance development, rather than the single device
for screening development from view from the State Highway 82 corridor and as mapped
As previously mentioned there are existing landforms located to the east and southeast of
the project site. In addition, the existing terminal building will screen the new structure
from vehicles traveling towards Aspen along highway 82.
o
THE ROSS PARTNERSIDP, P.C.
.
ARCHITECTURE & PROJECT MANAGEMENT
.
o 60 West Airport Road, Suite A
Aspen, Colorado 81611
970 920-6980
Fax 920-6994
email trp@sopris.net
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Tamara Pregl-3/23/01 - page 4 of7
10, Whether the proposed development has been designed so as to avoid, to the maximum extent
possible, any Scenic View plane identified on the State Highway 82 Corridor Master Plan and
Down Valley Comprehensive Plan.
The project does not affect any Scenic Viewplane.
11. 1n the case where 1041 hazard areas may be in conflict with preservation of scenic areas.
the Board acknowledges that 1041 issues take precedence over scenic concerns. These issues
may be reviewed on a case by case basis.
Not applicable.
SPECIAL REVIEW STANDARDS - 3-210.10
A.1: The proposal must be consistent with the Master Plan.
This proposal simply provides for housing an additional firefighting vehicle to improve
life safety for airport operations. The use of a temporary structure is responsive to
possible future changes to the Commercial Terminal. It is fully consistent with the
Master Plan.
A.2: The proposal must be consistent with County Land Use Policies,
None of the County Land Use Policies in Article 2 of the Land Use Code are affected by
this project.
A.3: The proposal must be consistent with the intent of the Zone District.
The proposal is consistent with the intent of the zone district in that there is no change in
use associated with this proposal.
A.4 The proposal must be consistent with the character of the immediate vicinity of the parcel
proposed for development and surrounding land uses, or enhance the mixture of complementary
uses and activities in the immediate vicinity of the parcel proposed for development,
There is no change in the character of the approved use of/and and the basic visual
appearance and method of operation will be unchanged.
o
THE ROSS PARTNERSHIP, P.c.
.
ARCHITECTURE & PROJECT MANAGEMENT
.
o 60 West Airport Road, Suite ^
Aspen, Colorado 81611
970 920-6980
Fax 920-6994
cmail trp@sopris.nct
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Tamara Pregl-3/23/01 - page 5 of7
B The location, size, design and operating characteristics of the proposed special review. use
must be in harmony with the surrounding area and minimizes adverse efficts, including visual
impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise.
vibrations andvdor on surrounding properties..
The project is in hannony with the surrounding area and there are no adverse effects on
surrounding properties.
C There must be adequate public facilities and services to serve the special review use including
but not limited to roads, potable water, sewer, solid waste, parks, police, fire proteclion,
emergency medical services, hospital and medical services. drainage systems and schools.
There is no change is use associated with this project so no public facilities or services are
affected in any way.
D.I The proposed development will not materially endanger the public health, safety or welfare.
The proposal will not endanger the public in any way and is in fact being proposed to
house a firefighting vehicle that will decrease response times and increase public safety at
the airport.
D.2 The proposed development will not substantially injure the value of adjoining or abutting
property.
This development will have no affect on the value of adjoining or abutting property.
ESSENTIAL COMMUNITY USE GMQS EXEMPTION STANDARDS _ 3-150-145
A.I The proposed development provides a basic or fundamental public service upon which the
community is dependent uponfor support,
The airport provides a basic transportation service upon which the community depends
for support. The proposed development will improve the life safety component
associated with the operation of the airport by providing for faster response times to
emergency incidents.
o
THE ROSS PARTNERSHIP, P.C.
.
ARCHITECTURE & PROJECT MANAGEMENT
.
o 60 West Airport Road, Suite A
Aspen, Colorado 81611
970 920-6980
Fax 920-6994
email trp@sopris.net
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Tamara Pregl -3/23/01 - page 6 of 7
A.2 The proposed development will be available to the general public,
The airport is available to the general public. Although not directly available to the
public, the proposed development is for the benefit of the general public.
A.3 The proposed development serves primarily the local community.
The airport and its associated ancillary functions serve primarily the local community.
A.4 The proposed development provides facilities in response to growth and is not itself a growth
generator.
The additional firefighting vehicle and its associated enclosure are being proposed to
reduce response times and increase life safety and will not generate growth of any type.
B.] The applicant shall demonstrate the mitigation of demands for additional affordable
housing.
There is no increase in personnel anticipated as a result of the addition of a second
firefighting vehicle. Firefighting personnel at the airport are typically cross trained to
serve in other existing capacities such as building operation and maintenance and only act
in the firefighting role in the event of an emergency.
B,2 The applicant shall demonstrate the mitigation of demands for transportation services and
parking.
There are no increased demands for transportation services or parking associated with the
proposed development.
B.3 The applicant shall demonstrate the mitigation of demands for basic services such as water
supply, sewage treatment, fire and police protection and solid waste disposal,
There are no increased demands for basic services associated with the proposed
development.
o
THE ROSS PARTNERSHIP, P.c.
.
ARCHITECTURE & PROJECT MANAGEMENT
.
o 60 West Airport Road, Suite A
Aspen, Colorado 81611
970 920-6980
Fax 920-6994
email trp@sopris.nct
........
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Tamara PregI -3/23/01 - page 7 of?
C.1 The applicant shall demonstrate the development has negligible adverse impacts on air
quality,
The nature of the proposed project is such that it will have no adverse impacts on air
quality.
C.2 The applicant shall demonstrate the development has negligible adverse impacts on water.
land and energy resources.
The project will not impact water or land resources. The structure is efficient in its use of
materials in that it requires no foundation construction and can be re-used for other
functions when it is removed from this site. The fabric enclosure is insulated and will be
only heated to approximately 60 degrees since it houses only a vehicle and is not
occupied by personnel. This will conserve energy resources.
C.3 The applicant shall demonstrate the development has negligible adverse impacts on scenic
quality.
The enclosure is located at one of the least visible locations on the airport that is suitable
for the function that it serves. The height of the structure has been minimized and it is
screened by both the existing building to the north and an existing berm to the east.
The following additional items are included in this application:
1. Vicinity Map
2. Letter of Authorization from Pitkin County
3. Pre- Application Sununary Form
4. Site Plan
5. Partial Floor Plans and Elevations
6. Photo views from Highway 82
7. Literature on Fabric Structure
Included separately are two copies of the signed fee agreement and a list of adjacent property
owners.
We thank you in advance for your consideration of this application. Please feel free to contact us
if you have any questions or require additional information.
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THE ROSS PARTNERSHIP, P.c.
.
ARCHITECTURE & PROJECT MANAGEMENT
o 60 West Airport Road, Suite A
Aspen, Colorado 8] 6] ]
970 920-6980
Fax 920-6994
cmair trp@Sopris.net
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P~"e 1 of 1
- From:
To:
Cc:
Sent:
Subject:
Peter Van Pelt <peterv@cLaspen.co.us>
<trp@sopris.net>
Ray Krebs <rayk@cLaspen.co.us>
Thursday, March 22, 2001 6:08 PM
Temporary ARFF (Fire truck) Structure Land Use App
Gary,
.
Please accept this email as you formal authorization to represent the
Pitkin County Airport in the matter of land use approvals
. including: Pitkin County Airport Scenic Overlay Review, Special Review and
GMQS Exemption for an Essential Accessory Use to an Existing
Governmental/Community Facility for the proposed temporary ARFF Structure
south of the existing Commercial Passenger Terminal Building.
Also accept this correspondence as authority to further represent us in any
other miscellaneous matters regarding this structure, as may arise,
pvp
Peter Van Pelt
Airport
X5384
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PITKIN COUNTY PRE-APPLICA nON CONFERENCE SUMMARY
PROJECT: Pitkin County Airport Scenic Overlay Review, Special Review and GMQS Exemption for an Essential
Accessory Use to Existing Governmental/Community Facility
LOCA nON: Pitkin County Airport adjacent to State Highway 82
OWNER: Board of County Commissioners
REPRESENTATIVE: Gary Ross, The Ross Partnership
DATE: March 6. 2001
PHONEIFAX: 920-6980/920-6994
PLANNER: Tamara Pregl, 920-5103
Type of Application: Scenic Overlay Review. Special Review, and Growth Management Quota System Exemption for an
Essential Accessory Use to Existing Governmental/Community Facility
Description of Project/Development: The applicant proposes to erect a temporary 31' X 55' structure for five years to
house a fire fighting vehicle on the south end of the main airport terminal adjacent to baggage claim.
Areas in wbicb tbe Applicant bas been requested to respond, types of reports requested:
Land Use Code Sections to be addressed in letter of request (application):
Section 3-60-040: Scenic Overlay Review
Section 3-210: Special Review
Section 3-150-145: GMQS Exemption for an Essential Accessory Use to Existing Governmental/Community Facility
Staffwill refer tbe application to tbe following agencies: County Attorney, Zoning, City Planning
Review by: P&Z and BOCe. Public Hearing? Yes, at BOCC. A public notice sign shall be posted on the property at
least 15 days prior to the hearing pursuant to Section 4-90 of the Land Use Code. Tbe Applicant sball mail notices to all
adjacent property owners at least 30 days prior to the hearing with the return address of the Community
Development Department (a copy of notice shall be obtained from the Community Development Department). The
names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60
days prior to the date of tbe public hearing.
What fee is the applicant requested to submit: Total Deoosit: $] .270
Planning Office (deposit) $1, I 10 (additional hrs are billed at a rate of $ I 85/hr); Clerk and Recorder ($160)
Number of copies of the application and maps to be submitted: 15
Please submit: A list ofadjacent property owners and 2 copies of the 'Agreement To Pay' form (do not include with each
packet copy.)
For a complete application, please include the following in eacb packet:
o Summary letter explaining the request and addressing all Land Use Code standards listed above.
o Parcel description, including description and vicinity map.
o Consent from property owner(s) to process application and authorizing the representative (if applicable).
Proof of ownership (from a title company or attorney licensed in the State of Colorado).
o 24" X 36"or II" X 17" site plan.
o Photos of the site as seen from pubic viewplanes,
o Scaled elevation drawings.
o Copy of this pre-app form.
NOTE:
This preapplication conference summary is advisory in nature and not binding on the County. The information provided in
this summary is based on current zoning standards and staffs interpretations based upon representations of the applicant.
Additional information may be required upon complete review of the application.
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