HomeMy WebLinkAboutLand Use Case.CR.Pitkin County Airport.A142-00
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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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A142-00
2643-342-00851
Pitkin County Airport T-Hangers County Referral
Pitkin County Airport
Greg Woods
County Referral
Pitkin County Airport
Ross Partnership
12/4/00
Comments Returned
12/6/00
J. Lindt
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MEMORANDUM
TO:
Tamara Pregl, County Planner
FROM:
Greg Woods, City Planning Intern
~
Joyce Ohlson, Deputy Director
THRU:
RE:
Pitkin County Airport Scenic Overlay and Special Review for T-Hangers
DATE:
December 4, 2000
The City Planning Staff reviewed the Pitkin County Airport Scenic Overlay and Special
Review for the proposed T-Hangers and had the following concerns and/or
recommendations.
I. Staff recommends that the County require the applicant to paint the
proposed T-hangers a dark mute non-reflective color.
2. Staff recommends that the proposed outdoor lighting be consistent
with existing County lighting standards and that exterior light
sources should not be visible from the public rights-of-way.
3. Landscaping, (including landforms and low-growing vegetation)
between the proposed T-hangers and Highway 82 should be
installed in order to minimize the visibility of the structures.
Thank you for the opportunity to provide comment on this County application.
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ASPEN/PITKIN
cO~TYDEVELOPMENTDEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920-5090 FAX (970) 920-5439
MEMORANDUM
TO:
Attorney
Zoning
Engineer - hourly
CDOT
Aspen Fire
"""criY""Praniiiifg~ZQiiii1'g?
FROM:
Tamara Pregl, Community Development
RE:
Pitkin County Airport Scenic Overlay and Special Review for T -Hangers
2643-342-00-851
P165-00
DATE:
November 11, 2000
Attached for your review and comments are materials for an application by Pitkin County Airport.
This application will be reviewed by the Pitkin County Planning & Zoning Commission on
February 6, 2001.
Please return your comments to me by January 6, 2001.
PLEASE RETURN APPLICATION MATERIALS TO COMMUNITY DEVELOPMENT
IF YOU HAVE NO FURTHER NEED OF THEM.
Thank you.
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September 22, 2000
Tamara Pregl
Aspen Pitkin Community Development Department
130 South Galena Street
Aspen, CO 81611
Tamara - On behalf of the Pitkin County Airport we are pleased to submit the following
application for approval to construct covered port structures over the privately owned aircraft
parked on the north ramp area of the Pitkin County Airport. As discussed at the pre-application
conference, these structures are proposed to built over aircraft: parking locations that are already
approved at the airport. There is no increase in paved aircraft: parking associated with this
application.
Current Status of Development and Approvals:
The general aviation north ramp is currently being reconstructed in accordance with approvals
that were previously granted. That work is scheduled to be completed in the late Fall of2000.
When completed, this project will provide for tie-down positions for 88 aircraft:. The majority of
the aircraft parking in this area are typically small single piston engine types although there are
some light twin piston engine aircraft: and on occasion a smaller jet may also be parked in this
area. The area being constructed begins just north of the control tower and extends
approximately 900 feet to the north.
In addition to the above project, approval is also in place to construct a 5,000 sf fully enclosed T-
Hangar on a site located approximately 125 feet to the north of the control tower. This square
footage was approved as a part of the overall general aviation redevelopment approval that was
granted in 1992 and the location for the T-Hangar was approved in 1999.
Proposed Change:
The primary component of this application requests approval~~~ct roof structures,.with~
sidewalli!, over 53 of the 88 tie down locations:-Eigfiteen Of the covers would be located at the
single row of aircraft at the east edge of the north ramp and the remaining 35 would be located
over the first double row of aircraft located west of the single row. FAA regulations do not allow
for construction of the structures at the west double row of aircraft: due to its location relative to
the runway centerline.
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THE ROSS PARTNERSHIP, P.c.
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ARCHITECTURE & PROJECT MANAGEMENT
314 Aspen Airport Business Center, Suite C . Ao,;ren. Colorado 81611
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970 920~69XO Fax 920~6994 . cmaillrr@sorris.ncL
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Tamara Pregl . 9/1/00 . page 2 of 6
Lhe second aspect of this application would. be to requ~l th~uh~ temporary aircraftp.1lEkingJlfe,!
tl!aLW!lliJlPpmvedforJlse_dmingJhe reconstruction of the north ramp area which is currently
under construction J:le allowed to remain until the patio shelters are constructed. This will provide
a location for the temporary relocatiol1 of the aircraft' during the construction period, At the
completion of the patio shelter project the temporary parking would be removed in accordance
with the approvals that were granted for the ramp project.
The last component of this application would delete the approved location for the 5,000 sfT-
Hangar without eliminating the approval of the square footage. In order to construct this facility
at a new location in the future, a separate land use application would be required to be filed
requesting approval of the new location.
Following are specific responses to the applicable Land Use Code Sections as noted in the pre-
application conference summary:
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 two small stands of existing vegetation located east of the project area that will
remain and provide some level of screening of the aircraft nearest the highway. This
screening will be effective to persons traveling downvalley, prior to reaching the
intersection for the RFT A bus facility.
, There are I)Q~istingJQP_o.grap-hic features such as ridg~sancLhil1S.1hat can he.utilizedt9_
provide screening for the development.
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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-
reflec{ability and clustering of structures on the least visible portions of the site.
The structures will incorporate earth tone, non-reflective colors. The roofs are pitched
down towards the highway elevatIOn so that a persons angle of view in the upvalley lanes
of highway 82 follow to some extent, the pitch of the roofs. This will reduce the apparent
visual area of the roof.
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 view planes.
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o 314 Aspen Airport Business Center, Suite C . Aspen, Colorado 8161 I . 970 920~6980 Fax 920-6994 . cmail trp@sopris.ncl
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Tamara Pregl - 9/1/00 - page 3 of 6
The buildings bulk has been reduced by the total elimination of all sidewalls and the
thinning of the roof structure as much as possible while still accommodating the required
snow loads. The roofs are pitched down towards the highway elevation so that a
person's angle of view in the upvalley lanes of highway 82 follow to some extent, the pitch
of the roofs. This will reduce the apparent visual area of the roof The roofs are also
stepped down as the structure extends to the north to keep the maximum height of the
structures as low as practical. We also feel that although the roof structures!!1liyJ?c~
visible, they will pr?vide SOlne organizatiQnJO.Jh~~ of the aircra.tl. thatlocated along
the east edge ofth~'parkillgra;;;p. ". - - ~_. ~
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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 area available for development at the airport is severely limited by FAA regulations
and the location of State Highway 82. The location of this development is controlled by
the previously approved location of the general aviation aircraft parking.
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 location of this development is controlled by the previously approved location
ofthe general aviation aircraft parking.
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.
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o 314 Aspen Airport Business Center, Suite C . Aspen, Colorado 81611 . 970 920.6980 Fax 920.6994 . email trp@sopris.net
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Tamara Pregl- 9/]/00 - page 4 of6
No existing vegetation will be effected since all of the structures will be located on
previously paved surfaces. Due to the fact that this proposed development is for roof
structures only (no wall surfaces to screen), we have not proposed any new landscaping be
installed.
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. Additionally, no plantings can be
located at a location adjacent to the security fence on the exterior side that would allow
those plantings to be used to gain access into the ramp area. These restrictions would
limit any significant planting to a location more than 15 feet to the east of the perimeter
fence. At that location, the grade elevation is generally 6 feet lower than the ramp
elevation and is continuing to fall so the screening effect of any plantings at that location
would be reduced by this height difference.
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)(1). In addition, an application shall be consistent with the
lighting regulation identified in the Pitkin County Land Use Code.
~I1IJ.'l1e~1!~]lroposed as a part of this development is located at the south end of
the double row ofarrcraft. lhis lighting will be directed down onto the ramp and the light
source will,.not be visilll~J:rom the hig~~a~. " !::ightl~g~ii!(teI-the- patio -shelters Wif[~' .
pmsided bYJh~gr.9unQ..mounted bollard lightsthat.wereapproved.as~part of the ramp
reconstruction application. ~--"~---_.
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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.
The use oflandforrns to screen this development is impractical due to the fact that the
highway elevation to the NE of the development is considerably lower (18' to 20') than the
nominal project elevation.
10. Whether the proposed development has been designed so as to avoid, to the maximum extent
possible, any Scenic Viewplane identified on the State Highway 82 Corridor Master Plan and
Down Valley Comprehensive Plan.
The project does not affect any Scenic Viewplane.
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o 314 Aspen Airport Business Center, Suite C -Aspen, Colorado 81611 . 970 920~6980 Fax 920-6994 . crnaillrp@sopris.nct
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Tamara PregI - 9/1100 - page 5 of 6
11. In the case where 1041 hazard areas may be in coriflict 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.l: The proposal must be consistent with the Master Plan.
This proposal simply provides for the ,"overing of aircraft that are already located at the
~. It is fully consistent with the M~1ari:. " - --~
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 proposedfor development.
There is no change in the character ofthe approved use ofland and the basic visual
appearance and method of operation will be unchanged.
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 effects, including visual
impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties..
The project is in harmony with the surrounding area and there are no adverse effects on
surrounding properties.
o
314 Aspen Airport Business Center, Suite C .
Fax 920-6994 . cmail trp@sopris.nct
Aspen. Colorado 81611 . 970 920-6980
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Tamara Pregl - 9/1100 - page 6 of 6
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 protection,
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.l The proposed development will not materially endanger the public health, safety or welfare.
The proposal will not endanger the public in any way..
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.
Other Information:
The following additional items are included in this application:
1. Vicinity Map
2. Letter of Authorization from Pitkin County
3. Pre- Application Summary Form
4. Site Plan
5. Photo view from Highway 82 as currently exists
6. Perspective view of site as currently approved
7 . Perspective view of site as proposed
8. Signed Fee Agreement (2 copies)
Attached are 18 copies of the following 24" x 36" drawings
AI. Site Plan
A2. Building Plans and Elevations
A3. Grading Plan
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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. 0 314 Aspen Airport Business Center, Suite C . Aspen, Colorado 81611 . 970 920-6980 Fax 920-6994 . emaillrp@sopris.nel
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Sardy Field
Aspen/Pitkin County Airport
February 09, 2000
0233 East Airport Road
Aspen. Colorado 8161 1
970/920-5384
FAX 970/920-5378
Pitkin County Community Development Department
130 South Galena Street
Aspen, CO 81611
To Whom It May Concern:
By this letter, the Aspen/Pitkin County Airport hereby authorizes The Ross Partnership,
P.c. and any and all of their sub-contractors to represent us before the Board of
Adjustments in matters related to the land use application for the construction of patio T-
hangars/patio shelters on the North General Aviation Ramp for which we are seeking
Scenic Overlay and Special Review approval from Pitkin County. This includes the
preparation and submission of the land use application and representation of this
application before the applicable appointed and elected boards.
Sincerely,
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Cc: Gary Ross
File
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PITKIN COUNTY PRE-APPLICATION CONFERENCE SUMMARY
PROJECT: Pitkin County Airport Scenic Overlay Review and Special Review for T-Hangers
LOCATION: Pitkin County Airport adjacent to State Highway 82
OWNER: Board of County Commissioners
REPRESENTATIVE: Gary Ross, The Ross Partnership
DATE: August 29,2000
PHONEIFAX: 920-6980/920-6994
PLANNER: Tamara Pregl, 920-5103
Type of Application: Scenic Overlay Review and Special Review
Description of Project/Development: The applicant proposes to install covered port structures for the protection of parking
privately owned aircrafts.
Areas in which the Applicant has 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
Staff will refer the application to the following agencies: County Attorney, Zoning, County Engineer, COOT, Aspen Fire
Protection District and City Planning and Zoning
Review by: P&Z and BOCC. 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. The Applicant shall 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 the public hearing.
What fee is the applicant requested to submit: Total Deposit: $1,270
Planning Office (deposit) $1,110 (additional hrs are billed at a rate of$185/hr); Clerk and Recorder ($160)
Fees for the County Engineer will be billed on the final bill at a rate of $65/hour.
Number of copies onhe application and maps to be submitted: 18
Please submit: A list of adjacent 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 each packet:
. Summary letter explaining the request and addressing all Land Use Code standards listed above.
. Parcel description, including description and vicinity map.
. 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).
. 24" X 36"or II" X 17" site plan with topography (2' contours).
. Photos of the site as seen from pubic viewplanes.
. Scaled elevation drawings.
. 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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