HomeMy WebLinkAboutLand Use Case.39551 Hwy 82.A02-00
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TO:
THRU:
FROM:
RE:
DATE:
MEMORANDUM
"It .f.
Mayor and City Council
Steve Barwick, City Manager
John Worcester, City Attorney
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director~
Chris Bendon, Senior Planner (!J1ItJ
Truscott Conceptual PUD - Public Hearing
April 24, 2000
.
SUMMARY:
During the Planning and Zoning Commission review of this project, several
"threshold issues" were identified early in the process and then discussed during
detailed presentations by the applicant. The "findings" of the Commission are
documented on P&Z Resolution No. 00-_, attached as Exhibit C.
City Council was presented with the Planning and Zoning Commission
recommendation on April 10lh and staff concentrated on a few major issues. The
purpose of tonight's public hearing is to finalize and document all ofthe "findings" of
the City Council for this Conceptual Plan. An overview of the entire project will be
presented by the applicant team in order to ensure a common understanding of the
Conceptual Plan between staff, the Council, and the public.
Staff recommends City Council consider the Conceptual Plan Resolution in the
following manner: First, planning staff will review the Main Issues (described
below) of the Conceptual Plan and describe the language in the corresponding
finding. (The findings are in Section #1 of the Resolution.) This will include
"checking-in" on significant topics that may not appear to be controversial, but are
major components of a Conceptual PUD.
Second, Council members should request planning staff for clarification or comments
on topics/findings not already covered. This may include addition of new issues. At
this point, the applicant team should be provided with an opportunity to respond to
the proposed Resolution and any issues raised by Council.
Third, the public hearing should be opened on the entire Resolution.
Last, Council should consider the Resolution as a whole, including amendments. This
also includes any discussion related to the conditions of approval (Section #2 of the
Resolution). If certain aspects of the amendments require a new graphic, the design
team should be directed to supply a revised graphic for the Resolution.
Staff recommends City Council use the process outlined above, amend the
findings accordingly, and adopt Resolution No. 41, Series of 2000.
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MAIN ISSUES: (Each of these issues relates to a finding of the Resolution.)
Intersection:
The Commission considered a range of intersection designs with the aid of the design
team's transportation consultant, Jim Charlier. The Commission concluded that the
most reasonable solution is a signalized intersection with a short cycle for exiting
Truscott. The Commission also concluded that the intersection should be developed
as an early phase of the development, preferably before any major construction
commenced on the Truscott site. This would facilitate a.dequate construction access
through the development phases. Lastly, the Commission recommends this
intersection be developed once and not be developed as a temporary intersection and
then later redeveloped with a final intersection.
Staff concurs with the finding of the Planning Commission and does recommend a
signalized intersection. The other options that were studied are either very land
consumptive or do not provide sufficient safety. Staff does not believe these other
options represent preferred solutions.
The Resolution has been worded in support of a signalized intersection.
Garages:
The Commission strongly supports the concept of remote parking for infill projects
and believes this Truscott site to be an ideal location as a component of this remote
strategy. This is an issue that the Commission has been discussing for years and the
Truscott site represents an excellent opportunity for such a facility. The Commission
is aware that aremote parking study is underway. The free bus system and the ability
for a garage to serve a dual role with recreational and overflow parking demands of
the Truscott residents make this aspect of the development very valuable. The
Commission encourages the development of structured parking below both the golf
parking lot and the Tennis courts.
Planning staff supports the concept of remote parking. Remote "car storage" is a
significant factor in realizing a successful infill program as the need for everyday use
of a car is low when living near the Commercial Core. F or every parking space not
developed in the center of town, additional room for affordable housing is available.
This would achieve goals of increaS'ed density where services can easily
accommodate such development and of further encouraging private sector
development of affordable housing.
There are many un-quantifiable benefits to infillhousing, such as the town's social
well-being and downtown vibrancy. There are also quantifiable values. For example:
If the Stoney Davis project (Draco PUD, currently under review) was allowed to
provide off-site car storage, the development program could increase from 6 units to 9
units of affordable housing without significant change to the exterior aesthetic,
including height. Three additional affordable housing units represents a certain value
to the public, most-likely proportional to the typical per-unit public subsidy. In
addition, the public tasks of acquiring land, land use approvals, designing, budgeting,
and building units would be handled by the private sector. This has another certain
value to the public. Considering existing zoning in the downtown of Aspen could
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accommodate 100 to 150 additional affordable housing units (per Bob Nevins Study)
and there is a desire to allow for greater densities in this area, significant public
benefit could be achieved.
The City has undertaken a study for remote parking facility locations. Although the
Truscott site appears to be a prime location, other sites may offer greater function
and/or value to the City. The Resolution has been worded to not include a structured
garage at this time but for the physical design to accommodate a future garage if so
desired by Council. With this language in the Resolution, a parking garage will not
be expected in the Final PUD application.
Residential:
The Commission strongly supports a high density project at this location. In their
Resolution, the Commission states: "The project should first and foremost strive for a
high density." The Com.mission continues by stating that a high level of "livabi1ity"
can be achieved with good design without sacrificing density.
Staff believes this point is worth reiterating. Density and quality oflife are not
inversely proportional but are directly dependant upon good design. This site is an
excellent site for high density with superb access to free transit and staff believes the
design team that has been assembled for this project has significant expertise and can
achieve both a high density and a high quality of life for residents.
At the previous City Council meeting, the issue of density and quality ofliving
experience was considered. The result of this discussion was that a range of
9lunits/l08 bedrooms to 108 units/120 bedrooms was acceptable to the Council as
long as provision of a community center, play areas for children, and modulation in
roof forms could be maintained.
It should be noted that the density on the higher end of this scale may require some
four-story elements if the modulated roofforms are also maintained. Staff believes
the benefits of high density on this site and of modulated roofforms far exceed the
effects of buildings with some taller elements and is supportive of the possible four-
story elements.
The Resolutkn has been worded to include the noted range of units in Phases 1 and 2
and between 75 and 85 units for Phase three (expected for 2006 construction).
Restaurant:
The Commission has a concern about the restaurant facility becoming an attraction
onto its own. They have stated in their Resolution that the restaurant should not
become a "stand alone" use but should remain a use accessory to the recreational
components of the plan. Part of the concern raised by the Commission addressed the
demands for additional parking and the tendency for "special events" to take place at
the new restaurant.
Staff agrees with the Commission that the facility should not be in direct competition
with the activity of downtown. At the same time, staff questions whether any specific
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provisions are necessary for the restaurant to remain a subservient use to the
recreation components of the Plan. A long-time operator of the restaurant testified
that the very nature of the facility would prohibit the use from becoming "stand
alone," regardless of any requirement to function as such. The current restaurant has
had significant difficulty staying open with no restrictions on its use. In addition, the
Meadows Restaurant (which has a similar non-core location) does not appear to draw
patrons from the downtown even though it has no special provisions attached to its
operation, it is closer to town that the Truscott site, and patrons are actively sought by
the operator.
Staff recommends the Council encumber the restaurant use to the extent that a "stand
alone" use is expected. Staff does not expect the restaurant to function as such. The
Resolution is worded to not restrict the restaurant.
Architectural Style: .
Aspen has had a long tradition of aesthetic opinion and the Land Use Code reflects
many aesthetic concerns. In fact, the City has recently undertaken another study on
the visual effects of residential development related to bulk and mass. A primary
criteria of PUD Review is of architectural style. This criteria applies to both
Conceptual and Final reviews. Typically, staffwill comment on the basic
architectural approach in Conceptual Review and leave more detailed discussion to
the Final Review.
Staff believes this architectural approach is appropriate for this project. The splitting
of the buildings into smaller components with varied fayade lines, materials, color,
and roof pitches benefit the project as the large buildings have a significant visual
interest and don't appear to be as large. This typology is also very diverse as
components can be added and subtracted easily as the density program is finalized.
To achieve the high range of the proposed density, however, a forth floor may be
necessary in certain sections to maintain the variation in fayade lines and roof heights.
Altogether, staff believes this approach will result in an attractive project and has
structured the Council Resolution to support the architectural style.
The Commission was largely disinterested in discussing the architecture style of this
project. Half of the Commission supported the current direction while the other half
expressed indifference.
Infrastructure:
The Sanitation District is required to replace a major line across this parcel this
coming Fall and is currently designing the placement of this facility. Once this
facility is installed, moving it will be very expensive and disheartening, especially if a
planning process could have avoided the dilemma. Location and timing of
infrastructure improvements is important at this step in the process. The Resolution
should address these two items:
#1 - Building Locations. A conceptual plan should, at a minimum, determine what
goes where. Within those envelopes, final designs may result in buildings twice the
size, half the size, etc., as long as the locations don't change significantly. SolidifYing
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the general building locations will ensure that the final designs don't require moving
recently developed utilities.
#2 - "Dig Once." Utilities are not typically installed until a project receives all of its
necessary land use approvals. This is not due to any restriction in the Land Use Code,
but rather because developers typically won't risk these expensive improvements.
There are, however, significant economies of scale to be achieved in coordinating
utility upgrades, especially where significant earthmoving and re-paving are required.
To the extent practicable, the City should "follow" the Sanitation line with any other
utility that may require digging in the same general area. "Stubs" may be placed to
still allow flexibility in final design of buildings.
The Council Resolution has been worded to SUPPClrt the location and "dig once"
concepts and to give the "go ahead" on designing and installing major utilities at the
same time as the Sanitation improvements. .
Growth Management:
The re-development of commercial space may be exempted from GMQS by the
Planning Director as long as mitigation is provided by the developer as if it were
newly constructed. In this case, the proposed restaurant, pro-shop, and Jr. Golf
facilities are expected to contain less commercial square footage than what exists
today. A requirement that the reconstructed commercial space provide affordable
housing mitigation at the current Land Use Code rates has been included in the
Council Resolution. The mitigation "method" allows for the provision of new units
and/or financial contribution towards new units from the commercial component of
this plan to satisfY the GMQS exemption.
For other "essential community facilities" in this plan, such as administrative offices,
City Council may request any amount of affordable housing (including none) deemed
commensurate with the expected employee generation. Staff recommends these uses
mitigate as if they were any other commercial office development. This has been
done with other City administrative offices such as the Parks/Golf Maintenance
building. The Resolution is worded in this manner with the same method provisions
as above.
Roaring Fork Transit Agency (part of Transitfinding):
In their referral comments, RFT A has requested an annual operating budget
mitigation fee of$86,263 and suggested a "set-aside" of housing units for their
employees. The Agency has no exaction authority in the City of Aspen Land Use
Code or any other law to which this development is subject. Hence, City Council has
no authority to require a RFT A impact fee. Staff is not recommending any exaction
be made on behalf of the Agency. The rental units being provided at the Truscott site
are open to the general public, including the Agency. Any set-aside of Truscott units
for the Agency should be done voluntarily and without the appearance of an exaction.
This is the same position the City has taken with the Agency in various other land use
applications.
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ApPLICANT:
City of Aspen and the AspenlPitkin County Housing Authority.
PREVIOUS ACTION:
An overview of the project was presented to the Commission on February 15,2000.
A substantive review of the intersection, transit, pedestrian facilities, and parking was
held on March 7, 2000. Recreation, housing, the clubhouse facility, and parking
garages were substantively reviewed in March 21, 2000. The Commission reviewed a
summary resolution on April 4, 2000, and recommended, by a 6-0 vote, City Council
approve the Conceptual PUD with the findings and conditions contained in the
Resolution.
City Council vyas presented with the conclusions of the Planning and Zoning
Commission review process on April 1 Olh.
.
REVIEW PROCEDURE:
ConceptualPUD. The Commission shall recommend City Council approve, approve
with conditions, or deny the application during a meeting. No public hearing was
required, but this review was administered as a public hearing. City Council shall, by
Resolution at a public hearing, approve, approve with conditions, or deny the
Conceptual PUD application.
RECOMMENDATION:
Staff recommends City Council use the process outlined on the front page of this
memo, amend the Resolution "findings" accordingly, and approve the Conceptual
PUD for Truscott.
RECOMMENDED MOTION:
"I move to adopt Resolution No. 41, Series of 2000, approving the Aspen Golf and
Tennis/Truscott Housing Conceptual PUD."
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A -- Staff Comments.
Exhibit B -- Referral Comments
Exhibit C -- P&Z Resolution with preferred plan map.
Note: The Application was distributed on April 1 0, 2000, and has not been
duplicated for this packet.
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Exhibit A
Truscott Conceptual PUD
STAFF COMMENTS: Planned Unit Development - Section 26.445
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.
Staff Finding:
Staff believes this development is consistent with the AACP. The housing development
has been identified as a priority site for additional affordable housing and was the topic
of a City-wide vote (for use of the "dirt pile" area). The high level of transit usage in
the current project and the pedestrian amenities that are being proposed for crossing
Highway 82 make this site a logical location for high density transit oriented
development. This project not only represents consistency with the AACP, but a means
of furthering Transportation, Housing, and Growth goals of the Community Plan.
The recreation component of the project was also subject of an approved vote. Staff
believes as high quality golf experience, a high quality Nordic facility, opportunity for
a Jr. Golf Program to continue, and a high quality and centrally located tennis facility
will further Recreation goals of the AACP.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
Staff Finding:
Staff believes the development proposed is consistent with the manner in. which the
property has been developed and used to date. The property has historically been used
for recreation related supporting uses and as high-density rental housing.
3. The proposed development shall not adversely affect the future
development ofthe surrounding area.
Staff Finding:
A important aspect of this development plan is a more realistic solution to the Highway
82 intersection than the current, possibly unsafe, situation. The development potential
Staff Comments Page 1
of the surrounding area is not expected to be negatively impacted and the new
intersection may actually aid the development potential of surrounding properties.
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 restaurant will be using leasable square footage that already exists on-site and is
intended to be de-commissioned as part of the development. The residential portion of
the development is intended as 100 % affordable housing as is therefore available for an
exemption from GMQS. A GMQS Review is required for the Final application
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 ofthe 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 ofthe property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding:
The dimensional provisions that are being contemplated are compatible with these
influences on the property. The density, mass, heights, view planes, and parking ratios
being proposed are compatible for the intended uses, the proximity to transit, and are
appropriate for transit oriented development.
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 pun and of the surrounding area.
Staff Comments Page 2
Staff Finding:
Staff believes that the open space, scale, massing, and site coverage are appropriate for
the character of 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.
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.
StaffPinding:
The parking required for the proposed development program is adequate. The high rate
of transit usage, the desire to maintain sllch a high rate through alltomobile disincentives,
and the expected parking requirements of the non-residential uses proposed was
contemplated in determining the level of p~king to be appropriate. The excess parking
proposed within structured garages is expected to serve off-site development (closer to
the Commercial Core) and is a desirable use of this parcel.
4. The maximum allowable density within a PUD may be reduced if
there exists insufficient infrastructure capabilities. Specifically, the
maximum density of a pun 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.
Staff Finding:
No infrastructure constraints have been identified that would require a reduction in the
amount of development that is being proposed.
5. The maximum allowable density within a pun may be reduced if
there exists natural hazards or critical natural site features.
Specifically, the maximum density of a pun 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.
Staff Comments Page 3
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:
No natural hazards exist on this property that would require a reduction in the density
for the property.
6. The maximum allowable density within a pun 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 pun 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.
Staff Finding:
The Public Zone District requires the adoption of a PUD to establish the dimensional
requirement and does not provide any dimensions by right. The density being
contemplated is well within the densities provided for other multi-family zone districts.
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.
Staff Finding:
Concerns related to visual impacts on the golf course have been addressed by the
application with provision of landscape buffers and demonstration of the visual impacts
through on-site "story poles" and photo simulations. The residential development has
Staff Comments Page 4
been designed with the intention of minimizing this impact and staff believes the
resulting designs are sensitive to the concerns that have been raised.
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 application proposes a more formal street aesthetic with trees, street parking, etc.
This approach is certainly welcome as the existing public space is not very pedestrian
friendly or visually interesting.
4. Buildings and access ways are appropriately arranged to allow emergency
and service vehicle access.
Staff Finding:
The plans have been reviewed by the emergency services providers and indications are
that the current plans address their access concerns. A condition of approval requires
the final application to demonstrate emergency access adequacy.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The applicant has indicated that handicapped access will be provided meeting the
standards set forth by the ADA.
6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding
properties.
Staff Finding:
Site drainage is being contemplated via a site storm system that will convey drainage
towards a wetland area adjacent to Maroon Creek. The system has not been designed.
The drainage design will be supplied during the final review and will become part of the
recorded plat.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The areas between the clubhouse and the tennis courts are intended to facilitate functions
that may be held in aggocintion with the uses. Staff believes these areas are appropriate
for these outdoor functions and encourages these are,as to be used in this manner. The
golf practice areas are also designed to associate well with the clubhouse building.
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:
Staff Comments Page 5
1. The landscape plan exhibits it. 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.
Staff Finding:
The conceptual landscape plan appears to provide a well designated treatment of outdoor
spaces includin~ both the residential development and the recreational portion of the
development. More detail related to species and methods of protecting existing
vegetation should be provided, but staff believes the amount of information provided in
the application is adequate for a conceptual review.
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 bull dIngs, use 01 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
cultunIl resources.
Staff Finding:
The character of the architecture does relate to its intended use appropriately. There
have been some concerns about the visual impacts on the golf course and the colors that
have been represented in the application. The applicant has demonstrated the level of
visual impact on the golf course through use of story poles and photo simulations. Staff
believes the proposal represents a minor visual impact on the golf course and no impact
on any protected view planes as none of the golf course views are protected or
guaranteed by right. Staff believes the massing, scale, and overall architecture is
appropriate and compatible with the intended uses.
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 Comments Page 6
3. accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not reqnire significant maintenance.
Staff Finding:
The residences have been clustered to maximize efficiencies that may exist in building
and operation. Details related to snow shedding, and efficient mechanical systems have
not been addressed at this point. The architecture of the clubhouse is also indicative of
its intended use and represents a high quality design. Staff does believe that the
architectural intentioru:, as proposed, are appropriate for this type of dev!!lllpl11!!tit.
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 iu 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.
Staff Finding:
The applicant has indicated that the outdoor lighting will be in compliance with the City's
Outdoor Lighting regulations while addressing the safety concerns related to the
intersection.
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 ofthe common park, open
space, or recreation area enhances the character ofthe 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 ofthe
various land u~es 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.
Staff Comments Page 7
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.
Statt FIndIng:
The application included an adequate amount of open space for the uses being
contemplated. These include outdoor areas for residents and the recreational uses being
contemplated. The outdoor areas are proposed in a manner which allows for the
character of those specific areas to be appropriate for the associated land use. During
final review, the design of these areas will be addressed in greater detail as well as
provisions preventing additional development of the open space areas.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an
undue burden oil 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.
Staff Finding:
Both the Water Department and ACSD have indicated that they have adequate capacity
to serve the development. The primary issue related' to utilities is the timing of
improvements and the necessary connections that need to be made to serve other
developments that rely on infrastructure within this area. Staff recommends the
conceptual approval accommodate the locations of the buildings to allow the
infrastructure system to be designed with the knowledge that building will not be re-
located.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
Staff Finding:
The applicant has indicated their responsibility to upgrade infrastructure where
necessary. The final improvements and associated costs are not known at this time.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately
for the additional improvement.
Staff Finding:
This conceptual review contemplates that the basic utility plans will not change during
final review. There exists a significant public interest in finalizing and constructing
major utility upgrades during the time in which the Sanitation District is upgarding their
facility. Oversized capacities (to accommodate other system users) are being
contemplated but not at the expense of the developer. .
Staff Comments Page 8
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the pun, are minimized to the extent practical.
Staff Finding:
No entry way features, are proposed that would be overly sized.
J. Phasing of Development Plan. (does not apply to Conceptual PUD
applications)
Staff Comments Page 10
MEMORANDUM
t;';q~t,(l-- S
...
~I &;,mwfrs
To: Chris Bendon
From: Ben Ludlow, Project Engineer 1?JZ-L
, Reference DRC Caseload Coordinator
Date: February 8, 2000
Re: Truscott PUD (Draft Response)
The Development Review Committee has reviewed the Truscott Redevelopment .
Conceptual PUD application at their January 19, 2000, and the January 16, 2000
meeting, and has compiled the following comments:
General
1. Sufficiency of Submittal: DRC 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 - The drainage report submitted with the
application is incomplete. Before the final design is approved, the site development
approvals must include the requirement meeting runoff design standards of the Land
Use Code at Sec. 26.88.040.CA.f 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) and a report signed and stamped by an engineer registered in the State of
Colorado, 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. If drywells are an acceptable solution for
site drainage, a soils report must be provided with a percolation test to verify the
feasibility of this type of system. Drywells have depths well below depth of frost (10'
minimum) to function in cold weather. The drainage plan must contain a statement
specifying the routine maintenance required by property owner(s) to ensure continued
and proper performance. Drywells may not be placed within public right of way or utility
easements. The foundation cjrainage 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.
Page 2 of?
February 8, 2000
Truscott Redevelopment
Information - The City drainage criteria needs to 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. Sidewalk, Curb, and Gutter - Requirement- The submitted plat does not show
the installation of curb, gutter, and sidewalk along roadways. As of the request of the
Engineering Department revisions need to be made, if urban design features are
proposed, as follows:
a. All streets and access roads need to have curb and gutter that complies with
City of Aspen standards.
.
b. All streets and access roads need to have sidewalks that comply with City of
Aspen standards.
c. All streets and access roads need appropriate landscaping.
3. Fire Protection District - Information - As of the request of the Fire Protection
District revisions need to be made as follows:
a. Fire alarms and sprinklers should be placed in all structures within the
premises.
b.' The proposed signalized intersection on SH 82 be equipped with an Opticom
for the emergency vehicles.
c. The road accessing the affordable housing should be designed wide enough
to allow for emergency vehicles. This includes the turn around and / or the
redesigned loop.
d. All road radii should adhere to design standards (50' min) that allow for
proper emergency vehicle access.
e. The new restaurant should be designed according to all regular commercial
restaurant standards for fire protection.
4. Utilities (General) - Information - All use of City utilities must be planned
accordingly. Currently there is no "real" utility plan and the only mention of utilities is
conceptual. The following revisions need to be made:
a. A flow study should be performed to analyze the current and future waste
flows.
b. Water access and flow analysis needs to be confirmed before approval of the
final design.
c. A full-scale utility plan needs to be performed and will be due prior to final
design approval.
Page 3 of7
February 8, 2000
Truscott Redevelopment
d. All Regional Service Utilities need a relocation and timing schedule well in
advance.
e. The crossing of State Highway 82 with all utilities needs to occur at the same
time and they also need to Occur at the time of the installation of the tunnel.
5. Environmental Health Department - Please see attachment 1 ~ ~ ~ C;l)(er-
6. Streets Department - Requirement- As of the request of the Engineering
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction.
7. Community Development -Information - The following information has been
provided by the Community Development Office.
a. The planned space for retail is not enough to incorporate a "community" in
the development. Based on the number of people that will be living in the
area, a commercial space within the restaurant should be considered. This
would, in turn, reduce the number of traffic trips by residents.
8. Parks - Requirement- The following comments have been produced by the Parks
Department:
a. The outside areas that will require irrigation need to be determined (I.e. an
approximate square footage calculated) and a decision made as to whether it
will be irrigated with raw water or potable water. If it is determined to be raw
water, the applicant may be required to contribute to the upgrade cost of the
Marolt and Holden ditches to deliver raw water to the site. A collection pond
may be necessary to pump water from the ditch or the applicant will need to
work with the Aspen Golf Course to tap into their system. Any work that
impacts or connects to the raw water system must be done during early
spring or fall when the ditch is not flowing. '
b. The open area at the end of the housing project needs to be identified as
public space or private space because of the requirement of maintenance.
c. The road needs to be identified as public or private because there are right of
way criteria that needs to be enforced which includes landscape and
maintenance.
9. Trails - Information':' The following comments have been produced by the Trails
Coordinator of the Parks Department:
a. The trail alignment and pedestrian overpass across Maroon Creek need to be
confirmed with COOT.
b. All trail alignments in front of the development and along State Highway 82
need to be confirmed with COOT.
Page 40f7
February 8, 2000
Truscott Redeveloprnent
Requirement. The following comments have been produced by the Trails
Coordinator of the Parks Department:
a. The design of the underpasses is a vital part of the trail system. It is very
important that they are not lost in the design phase.
b. The current trail along State Highway 82 must be open at all times.
c. Alternate routes for temporary alignment along State Highway 82 for
pedestrian and traffic control must be designed.
d. If any utility design or construction is to impact existing or proposed trails, the
design and construction must be coordinated with the Trails Coordinator of
the Parks Department.
e. All trail design and construction must meet City of Aspen trail standards and
be coordinated with and approved by the Trails Coordinator at the Parks
Department prior to the final design and start of construction. .
f. All trail design and construction should be coordinated \iVith COOT plans for
the Entrance to Aspen (ETA). This should include the proposed Maroon
Creek Pedestrian Bridge planned for the ETA by COOT.
g. Restoration of the trail shoulders and surrounding vegetation and landscape
must be included in the design and construction of any trails.
10. Utilities:
Water:
City Water Department
Requirement - As a request of the-City of Aspen Water Department,
revisions need to be made as follows:
a. The water department needs to have capacity estimates for the residential,
commercial, and irrigated areas.
b. Water demand factors rated in ECU's (Equivalent Capacity Units) should be
estimated for the project at buildout in 2007. This should incorporate a
determination as to whether raw water from the Holden and Marolt ditch
systems can be utilized for irrigation, and if not, a specific allowance for the
number of square feet to be irrigated with overhead sprinkler systems versus
drip irrigation systems.
c. A detailed utility plan showing the proposed finished location of all
utilities needs to be prepared for review and approval of all affected
utilities. If construction of utilities are to be phased over a several
month period, a phasing plan showing how service will be maintained to all
existing customers should be provided as part of the utility plan.
d. A final decision needs to be made regarding construction of the second
parking structure since preferred utility alignments would cross between the
two structures and alternate routes would need to be defined. An alignment
needs to be identified for regional serving utilities (water and sewer) that
will need to be relocated as a result of the proposed footprint for the
project. The location and phasing of these utilities need to be shown on
the utility plan. The utility plan should include provision for continuous
operation during construction and should be scheduled to occur concurrently
Page 5 of7
February 8, 2000
Truscott Redevelopment
with low demand periods such as the spring or fall of the year. It would
also be desirable if relocation of existing large diameter water and sewer
lines occur simultaneously.
e. It would be further advantageous if required highway crossings for deep
utilities (water and sewer) were made concurrently with construction of the
pedestrian underpass beneath Hwy 82."
f. Define to what extent the project will use raw water from the Holden and
Marolt ditch systems (see item b. above).
g. All uses and construction will comply with the City of Aspen Water System
standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as
they pertain to utilities.
h. Each new residential unit and commercial facility will be required to be
separately metered. In lieu of this requirement, the Water Director may .
approve an alternate plan for metering provided it promotes water
conservation and is otherwise consistent with the requirements of the Aspen
Municipal Code.
Wastewater:
Aspen Consolidated Waste District
Information - As a request of the Consolidated Waste District, revisions
need to be made as follows:
a, Phase 3 of the project will cause ACSD to have to upgrade its flow
study. The cost of the upgrade will have to come from the project.
b. If the upgrade of the flow study shows the increase of the flow
capacity above allowable capacity, then there will haveto be a
replacement of the sanitary line at the river crossing. This is an
extreme concern due to its financial impact, design, and construction.
c. The crossing of the golf course needs to scheduled in a time that
acceptable to the Parks Department and ACSD.
d. The City of Aspen owns the line that currently serves Truscott.
e. The alignment directions for the main line need to be identified as
soon as possible.
Requirement - As a request of the Consolidated Waste District, revisions
need to be made as follows:
a. The current lease agreements with ACSD need to be revised or
completely renewed.
b. At all underground parking facilities the following items must be
adhered:
. Installation of an oil and sand interceptor
. All surface clear water must be diverted from entering the waste
system
· The design must be sent to Tom Bracewell for approval
c. The restaurant seating estimate needs to be confirmed so that need
for an oil and grease interceptor can be identified.
d. Each building needs to have its own separate sewer lateral to the
main line.
Page 60f7
February 8, 2000
Truscott Redevelopment
e. The ACSD needs an easement that is without a lot intricate
landscaping. This easement needs to be 10 feet on each side of the
mainline.
f. The existing Junior Golf Facility needs to have new sewer lines
installed.
Electric:
Information - The current lighting design for the area is stated as ''well
lit." This definition needs to be more refined and reflect the City of Aspen
Ordinance 47 of 1999. This will keep the area from being too bright as is the
case of the roundabout due to COOT's more intense lighting standards.
.
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
landscaping, within public rights 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, streets, and alley.
4. Permits:
Obtain permits for any work or development, including street cuts,
landscaping, within the public rights of way from the city
community development department.
Page 7 of7
February 8, 2000
Truscott Redevelopment
ORC Attendees
Staff: Tom Bracewell
Claude Morelli
Lee Cassin
Ed Van Walraven
Becca Schickling
Chris Bendon
Phil Overynder
Nick Adeh
Jeff Woods
John Krueger
Julie Ann Woods
Nick Lelack
Ben Ludlow
Applicant's Representative: Lee Novak
Laura Kirk
Bruce Barth
Jay Leavitt
Yancy Nichol
Ed Sadler
.
MEMORANDUM
TO:
Chris Bendon, Planner
J:;~Ce!b..
· "t...'l)
ff8 0 9
POOQ
Co-.,t;!;},NI ~
{)eVEI.O,
FROM:
Claude Morelli, City Transportation Planner
CC:
Randy Ready, Assistant City Manager
DATE:
~feh~
RE: Truscott Redevelopment Conceptual PUD Review
Parcel ID #2735-111
.
In response to your request, staff of the City of Aspen Transportation & Parking Department has
reviewed the Conceptual Submission for the Aspen Golf & Tennis Club/ Truscott Housing project
and offers the following comments:
A. NEED FOR ACTIVE TRAVEL DEMAND MANAGEMENT AT TRUSCOTT
Summary. Aspen has a clear policy of holding traffic at the Entrance to Aspen to current levels.
The purposes of this policy include protecting air and water quality, limiting traffic noise, managing
congestion, minimizing the visual impacts of roadways, minimizing the quantity of land consumed
by roadways, and minimizing the costs of building and maintainirig roadway irifrastructure.' Given
the City's traffic policy, together with recognition that the cumulative long-term impact of many
small or medium-size projects can be substantial, staff considers all projects that generate additional
traffic volume as cause for concern.
The plan for redeveloping Truscott calls for adding 141 units and 176 bedrooms to the existing
housing/golf site. The housing component of the project could add as many as 400 additional
automobile trips per day to the stream of traffic crossing the Castle Creek Bridge. This number
represents an increase in average daily traffic (ADT) of approximately 1.5 to 2.0-percent.
Staff views an increase of this magnitude as representing a substantial impact. For this reason, staff
recommends implementation of an active (and aggressive) travel management program as an
appropriate traffic mitigation strategy. "Active" in this sense means on-going committment and
effort by Housing staff to support and encourage use of alternative travel modes. Such support and
encouragement should go above and beyond simple "passive" measures such as incorporation of
supportive physical elements into the project.
A detailed outline of staff s recommended program for Truscott is provided in Section B of this
memo.
Itrusctt
Page 1 of7
Review Comments: Truscott Redevelopment Conceptual PUD
City of Aspen, Transportation & Parking Department
Background and Context: The Entrance to Aspen Traffic Policy. For almost a decade, a key
component of Aspen! AACP transportation policy has been to hold traffic volumes into and out of
town to the levels of 1993/94. This traffic restraint forms the basis of the Entrance to Aspen (ETA)
Record of Decision, and is one of the primary standards by which staff of the Transportation &
Parking Department evaluates proposed development projects in the Highway 82 corridor. Staff
determines compliance with the standard by considering the potential impact of development
projects on peak-hour and average daily traffic (ADT) crossing the Castle Creek Bridge.
Traffic Volumes at the Entrance to Aspen. Table 1 provides information on policy and realized
Highway 82 ADT for 1998 and 1999. As the data in the table indicate, the ADT cap has generally
been met in recent years; however, very little capacity remains available in the system. During peak
hours, even less capacity is available. '
Factors in the Success of the Traffic Policy. Staff attributes the success of the Aspen traffic policy
on a combination of factors. These include:, .
· The availability of excellent public transit service as an alternative to driving in the
Highway 82 corridor.
· Paid parking in the Aspen Core Area.
· Willingness on the part of many Aspen-area employers and others to support and
encourage use of alternative travel modes (i.e., buses, carpools, vanpools, cycling,
walking, telecommuting, etc.).
· Transit and pedestrian-oriented design of many Aspen-area development projects.
Table 1: A VERAGE DAlLY TRAFFIC ON THE CASTLE CREEK BRIDGE
Traffic Cap 1998 1999
January 23,800 22,500 22,700
February 24,300 23,700 23,700
March 24,800 23,600 25,600
April 18,800 19,800 19.700
May 19.300 18,200 18.500
June 26,200 N/A 25,400
July 28,600 29,000 26,600
August 28,600 27,200 25,100
Septem ber 24,000 23,300 23,300
October 20,500 20,500 N/A
November 20,000 N/A N/A
December 25,200 24,200 N/A
Itrusctt
Page 2 of7
Review Comments: Truscott Redevelopment Conceptual PUD
City of Aspen, Transportation & Parking Department
Obstacles to Continued Success of the Traffic Policy. Staff is concerned that land-use and other
changes occUTJ.1ng in the Highway 82 corridor will make continued realization of the traffic-cap
policy increasingly difficult in future years. In particular, staff is concerned by two emerging and
problematic trends:
· Increasing difficulty associated with crossing Highway 82 for non-motorized access to
bus stops. CDOT's plans for Highway 82 call for the transformation of the road into a
controlled access facility. Part of this transformation involves substantially increasing
the pavement width of the highway's cross-section. The increase in width will
exacerbate existing and future scarcities in traffic gaps to make non-motorized traversal
of the highway considerably more difficult. Both problems are particularly apparent at
Truscott, where a planned widening of the highway to almost 100 feet would exacerbate
the difficulties caused by the existing, near-continuous flow of traffic to and through the
nearby roundabout. .
· Rising daily traffic volumes generated by increasing population in and around Aspen. On
average, Aspen-area residents tend to generate substantially more local vehicle trips than
in-commuters. For example, the typical in-commuter to Aspen generates one inbound
and one outbound trip per day, plus occasional mid-day trips. The likelihood of an in-
. commuter traveling into and out of town by bus (and traveling by foot for mid-day
travel) is generally high.l By contrast, the typical resident of a two-person/two-
automobile household in Aspen can be expected to generate at least 4.05 home-based
trips per day, plus several non-home-based mid-day tripS.2 Absent any significant
disincentives to using automobiles, a resident is likely to make most of these trips by car.
Thus, if part of the Aspen work force shifts from "in-commuter" to "resident" status by
moving to Truscott or other in-town development sites, and if the Housing Authority and
other developers do not commit to active (and aggressive) travel-demand management
programs, substantially more traffic on Aspen's local streets will result.
Impacts of the Truscott Redevelopment Project on Traffic at the Entrance to Aspen. The plan for
redeveloping Truscott calls for adding 141 units and 176 bedrooms. Absent an active and
aggressive travel management program, the impact of these additional units and bedrooms on traffic
at the Entrance to Aspen would be significant.
If, for example, each bedroom were occupied by one person with access to an automobile, and if
each person were, on average, to generate a maximum of 2.82 net new automobile trips per day, the
number of new automobile trips generated by the project could total as many as 496 per day (= 176
bedrooms x 1 person per bedroom x 2.82 trips per person).3 As many as 80-percent, or about 400,
I For Aspen employee mode split information, see Healthy Mountain Communities, Study of Local and Regional Travel
Patterns, Volume 1.
2 Martin, William A. and Nancy A. McGuckin. 1998. Travel Estimation Techniques for Urban Planning. NCHRP
Report 365 (Washington, DC: National Academy Press), esp. Table 6.
3 The auto trip generation rate is based on the following assumptions: (I) All future Truscott residents would otherwise
live Downvalley and commute to Aspen; (2) 80-percent of future residents would otherwise commute in personal
vehicles with an average occupancy level of 1.3 persons per vehicle (= 0.77 vehicle trips per in-commuter per day); and
(3) the remaining 20-percent of future residents would otherwise commute by bus. Thus, given a "base" residential
Itrusctt
Page 3 of7
Review Comments: Truscott Redevelopment Conceptual PUD
. City of Aspen, Transportation & Parking Department
of these trips might reasonably be destined for points east of the Castle CreekBridge. The addition
of these trips to the existing traffic stream would increase the volume of Highway 82 traffic by
approximately 1.5 to 2.0 percent, depending on the season.'
Given the strict, policy-driven traffic volume and capacity limits at the Entrance to Aspen, staff
considers that an impact of this magnitude justifies implementation of aggressive travel-
management measures.
B. PROPOSED TRAVEL-DEMAND MANAGEMENT STRATEGY FOR TRUSCOTT
"Passive" Traffic-Management Elements of the Current Proposal. The current Truscott proposal
incorporates several "passive" traffic-mitigation features. Staff strongly recommends retaining
.
these in the final plan. They include:
· HighlWide Pedestrian Underpass. The current proposal calls for constructing a high and
wide underpass of Highway 82 to provide a direct, safe and comfortable connection to
the eastbound RFT A bus stop for non-motorized travelers. Construction of such an
underpass is essential to overcoming the difficulties and dangers associated with crossing
the high\Vay by foot and bike (see discussion in Section A).
· RemoteParking for Truscott Residents. The current proposal would locate much
(though, unfortunately, not all) of the parking for the project some distance away from
the residential units. Locating parking in this manner tends to increase the relative
attractiveness of using the bus instead of driving. The means by which this is achieved
is through a narrowing of the difference between auto and transit "out of vehicle" time at
the start and end of trips.
· Good System of Walkways. The current proposal (at least as staff interprets the
conceptual site plan) appears to call for the construction ofa network of wide (ideally, ~
5 feet), detached sidewalks and clearly visible crosswalks throughout the site. Well-
designed, pedestrian-exclusive pathways are essential for enabling and encouraging non-
motorized internal circulation and access to the Highway 82 bus stops during both
summer and winter. 5 '
person-trip generation rate of 4.05 trips per day, the following relationship holds: (Net maximum auto-trip generation
rate) = (4.05 total trips per day) - [(2.00 work trips per day) x (0.80) x (0.77)] =(4.05 total trips per day) - (1.232
"credit" work trips per day) = 2.818 '" 2.82 net total trips per day.
, Percentages are based on the "Traffic Cap" volumes shown in Table I.
, At least one of the architects working on the Truscott project suggested that streets on the site could be designed for
shared vehicle/pedestrian use in the "Woonerf' style. In staff's opinion, Woonerf-style walkways maybe inferior to
sidewalks during winter unless it can be proven that snow and ice can be removed from walking surlaces at least as
effectively in the case ofWoonerfs as in the case of sidewalks.
Itrusctt
Page 4 of7
Review Comments: Truscott Redevelopment Conceptual PUD
City of .Aspen, Transportation & Parking Department
Recommended "Active" Traffic-Management Elements. In addition to the passive traffic-
mitigation features already incorporated into the proposed conceptual plan for Truscott, staff
recommends incorporating the following "active" traffic-management elements:
· Limited Residential Parking Supply. The supply of parking available to residents of
Truscott should be limited to encourage economization and sharing ofvehic1e ownership
and use. The ratio of resident-accessible parking spaces to units (not bedrooms) should be
held to a maximum of 1.0 (and ideally much less). On-site provision of additional parking
should be considered, but these spaces should be reserved for long-term, remote car storage
(a subject that staff will discuss in more detail in a future memo). Parking spaces reserved
for golf in summer should be available only for remote car storage during other seasons.
· Parking Fees. The Housing Office should require Truscott residents to pay for th~ privilege
of parking on-site. Under no circumstances should parking be included in the rent for
housing. Instead, the Housing Office should charge a separate fee or set of fees.
The purpose of a system of this sort is twofold. First, it provides a stream of revenue to
reimburse the public for its investment of scarce capital resources in the parking facility and
for the administrative and other costs associated with parking operations. Second, it enables
the project residents to choose for themselves how often or even whether to pay for parking.
This gives the residents opportunities to trade the purchase of "more"parking for the
purchase of goods and services they might value more highly (e.g., new furniture, movie
tickets, a better pair of skis, etc.).
Ideally, to encourage economy of vehicle use by project residents, the Housing Office
should establish a variable parking-fee structure. Such a structure would provide a powerful
tool for managing and moderating the volume and time of "departures" from the parking
facility. Application of smart-card technology can minimize the administrative burden of
the system. The technology permits easy tracking ofvehic1e movements and accounting of
accumulated fees. An example of variable fee schedule might look something like the
following: -.
Fee Component
Fee
Monthly base fee (payed by all users of the parking facility,
regardless of the frequency of departure)
$100.00
First 15 departures
16" through 25'h departure
26" through 35" departure
36" through 45" departure
46" through 60" departure
'" 61" departure
Free
$1.00 per departure
$2.00 per departure
$3.00 per departure
$4.00 per departure
$6.00 per departure
Surcharge for each departure made during peak travel periods
(e.g.; weekdays from 7:30 a.m. to 10;00 a.m.)
$1.00
Itrusctt
Page 5 of7
Review Comments: Truscott Redevelopment Conceptual PUD
City of Aspen, Transportation & Parking Department
Example: A resident makes 50 departures from the Truscott parking facility in a month.
Ten of these departures are during peak travel periods. The resident pays a total of $190
in parking charges.
Explanation:
Base Fee $ 100.00
First 15 departures (@ $0.00) $ 0.00
16" through 25'" departure (@ $1.00) $ 10.00
26" through 35'" departure (@ $2.00) $ 20.00
36'" through 45'" departure (@ $3.00) $ 30.00
46'" through 50'" departure (@ $4.00) $ 20.00
Ten (10) peak-period departures (@$1.00) $ 10.00
TOTAL moilthlyparking bill $ 190.00
.
· Formal Transportation-Management Program. A formal transportation-management
program should be instituted at Truscott. This program should include, but not be limited to:
. Periodic distribution of information to residents on alternative travel modes.
. Regular participation of the Truscott housing manager in the City's Transportation
Options Program (TOP).
. Sale ofRFTA passes on-site.
. Periodic administration of resident travel surveys (to be provided by the City
Transportation & Parking Department).
· Taxi Voucher Program. The Housing Office should provide two non-transferable taxi
vouchers per month to each Truscott resident. Additional vouchers should be provided to
residents on a "co-pay" basis (e.g., $3.00 per trip). The vouchers should be valid only for
one-way travel between Aspen and Truscott. The purpose of the voucher program would be
to enable Truscott residents to travel into town by bus for shopping, but travel back (with
heavy items such as grocery bags, etc.) by car.
Other Recommended Improvements. In addition to the active travel-demand management
elements listed above, staff recommends incorporating the following "passive" elements into the
Truscott plan:
· "Loop" Termination of the Access Road. To leave open the possibility of operating "small"
transit vehicles (including the elderlylhandicapped dial-a-ride vehicles) directly nto and out
the Truscott site, the terminus for the project's access road should be designed as a cul-de-
sac or loop rather than a "hanuner-head". Project designers might consider the loop that
terminates Ute Avenue as an appropriate model.
ltrusctt Page 6 of 7
Review Comments: Truscott Redevelopment Conceptual PUD
City of ~pen. Transportation & Parking Deparbnent
· Bicycle Parking. At least two ground-level, easily accessible and secure bicycle parking
spaces should be provided in close proximity to the front door of all housing units in the
project.
ltrusctt
Page 7 of?
.
MEMORANDUM
To:
Chris Bendon, Planner
From:
Lee Cassin, City Environmental Health Director
Date:
January 26, 2000
Re:
Truscott Redevelopment Conceptual PUD Review
Parcel ID # 2735-111-
The City of Aspen Environmental Health Department has reviewed the Truscott Redevelopment Conceptual PUD land use
submittal under authority ofthe Municipal Code of the City of Aspen, and has the following comments.
.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "Itshall be unlawful for the owner or occupant of any building used for
residence or business purposes within the city to construct or reconstruct an on~s.ite sewage disposal device,"
The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation
District (ACSD) meet the requirements of this department.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, structures, facilities, parks. or the like within the city
limits which use water shan be connected to the municipal water utility system."
The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the
supply of safe water. The City of Aspen water supply meets all standards of the Colorado Department of Health for drinking water
quality.
WATER QUALITY IMPACTS: Section 11-1.3 "Forthe purpose of maintaining arid protecting its municipal water supply from injury and
pollution, the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and ov~r all streams and sources
contributing to municipal water supplies for a distance of five (5) miles above the points from which municipal water supplies are diverted,"
A drainage plan to mitigate the water quality impacts from drive, roof and parking areas will be evaluated by the City Engineer.
The applicant needs to make sure that no federal permits are required.
AIR QUALITY: . Sections 11-2.1 "It is the purpose of [the air quality s~~tion.ofthe ~u~icipal Code} t?ach,ieve the maxilTlum practical degree of air
purity possible by requiring the use of all available practical m~thods and tecbni9uesto control, prevent and reduce air pollution throughout the city ..." The
Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by protecting the
natural air sheds and reducing pollutants".
The major air quality impact of a development is the emissions resulting from the traffic generated hy the project. PM-IO (83% of
which comes from traffic driving on paved roads) is a significant health concern in Aspen. Traffic also produces carbon monoxide
and other emissions that are health concerns. The municipal code requires developments to a" chieve the maximum practical degree
i. . ......, .'. ."""'" .' .
of air purity by using all available practical methods to reduce pollution. The applicant needs to implement measures that will
minimize traffic increases, or offset the emissions from the project with PMI 0 reduction measures elsewhere. In order to do this,
the applicant determines traffic increases generated by the project (using standard HE trip generation rates), commits to a set of
control measures, and shows that the control measures offset the traffic or PMI 0 produced by the project.
The housing units and other uses will generate a significarit number of vehicle trips/day unless stringent mitigation measures are
used. The restauraiJ.t's trip generation rate is difficult to determine, since its use is uncertain. If it is a "high end" restaurant, it will
generate more trips than if it is just a golf burger establishment. In any case, there will be trips from deliveries and restaurant
employees.
A traffic light at the intersection would be a likely benefit, because, even with an underpass, people will walk and bike across the
intersection. Without a light, this would be a very unsafe area for children to be anywhere hear, and would be likely to result in
more trips of parents driving children to activities, as well as more driving trips by adults.
Several aspects of the proposed development will be crucial to offsetting pollution impacts from the project. Providing
underground remote parking for housing sites in town is essential to reducing vehicle trips and the associated pollution. Most
people need to own a car, but many do not need to drive every day; Remote parking is a severe need for present and future
affordable housing projects in town, especially as the goal of increasing in-fill projects moves forward. In downtown areas, there is
no way to provide large amounts of parking associated with housing projects. Only if there is remote parking available will these
projects be possible. By providing it at the only, or one of the only, possible sites, future housing can be provided in a way that
minimizes traffic and air pollution.
The possibility of gated access for residents, using a 25 cent or 50-cent fee each time, is an ideal way to reduce vehicle trips at a
site close to transit and employment sites. It allows residents to have a car close-by, but creates an incentive to think about each trip
and decide whether a trip to town could be made by bus or bike. An alternative way to provide the same incentive would be paying
a lower fee to park if the user goes in and out orily a few times a month, and a higher fee for more frequent use. These methods are
.
much more effective than a monthly flat parking rate, in which case once a user has paid to park, they have an incentive to drive
and park more, since "they've already paid for it".
Ability to provide a loop for buses to access the south end of the site would be a great benefit in reducing trips if it is feasible given
other constraints. People are much more likely to use transit if it is close and convenient, and it has been shown that even a short
walking distance to a transit stop is a disincentive to transit use.
Providing parking for some of the units in the underground garage will act as an incentive for transit and bike use, since in some
cases it will be just as easy to hop on the bus as to walk to the parking garage and then drive. In fact, having all of the parking for
the project in the garages instead of by the unit would be preferable from the point of view of air quality and an incentive to use
transit.
The two pedestrian underpasses are essential for trip reductions. Without them, the risk of trying to cross the road would make
walking or biking unrealistic for childreri and perhaps most adults.
If it were possible to provide covered, convenient bike storage near units, bicycle use would be encouraged.
A condition of approval should be that the applicant provide a PMIO mitigation plan for approval from
the City of Aspen Environmental Health Department, which documents that measures are sufficient to
offset increases in PM" caused by the project. If the remote parking is approved with a fee structure th'at
rewards reduced use, and the project does not change significantly in number of units, there will be
adequate mitigation and the details oftbis plan can be approved before detailed submission.
FIREPLACEIWOODSTOVE PERMITS Given the density of units, certified woodstoves would be likely to present nuisance
issues. If any devices are contemplated, they should be restricted to gas flIeplace appliances. The applicant will need to file a
flIeplace/woodstove registration fonn with the Building Department before the building pennit will be issued, if any devices are
installed.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencmg, watering of haul roads
and disturbed areas, daily or more frequent cleaning of adjacent paved roads to remove mud that has been carried out, speed limits,
or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. Dust control will be
crucial due to the closeness of existing homes and the highway to the site. The applicant will need to clean highway 82 more than
on a daily basis, to ensure that no dust blows onto the roadway.
ASBESTOS Prior to remodel, expansion or demolition of any building, including removal of drywall, carpet, tile, etc., a
person licensed by the state to do asbestos inspections must do an inspection. This is a requirement for building permits. The
applicant has indicated that asbestos tests have already been performed, so the Building Department will need this test results
prior to issuance of a permit.
UNDERGROUND PARKING The applicant should consult with an engineering frrm about the design of the underground
parking structure ventilation system to ensure that ventilation is adequate to prevent carbon monoxide from reaching high levels
inside the facility or in the nearby areas outside it. An engineer who specializes in design of heating and ventilation systems should
certify that the proposed design will prevent excessive levels of carbon monoxide from concentrating inside the structure and in
nearby areas and buildings. This may be fairly simple if the underground area is open to the air so well ventilated.
The maintenance shop will need the same evaluation of its ventilation system, especially since it is close to housing.
NOISE ABA TEl\'IENT: Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents
a present and increasing threat to the public peace and to the health, safety and, welfareofthe residents of the City of Aspen and it its visitors._:...Accordingly,
it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of
those levels."
.
During construction, noise can not exceed maximum permissible sound level standards, and construction cannot be done except
between the hours of 7 a.m. and 7 p.m., Monday through Saturday.
It is very likely that noise generated during the construction phase of this project will have some negative impact on the
neighborhood. The applicant should be aware of this and take measures to minimize the predicted high noise levels.
FOOD SERVICE FACILITIES
A review of plans and specifications by this department is required by Section 10-401 of the Rules and Regulations Goveming the
Sanitation of Food Service Establishments in the State of Colorado. The Department should be consulted well before preparation
of plans and specifications. The Aspen Consolidated Sanitatjo~ District must be contacted for their recommendation on the proper
size of the grease trap. The City of Aspen regulates restaurant grills and the applicant should contact this Department to be sure
that if a grill is planned that it is in compliance with City code.
A condition should be approval of both plans and specifications before the building permit is approved. A minimum of two weeks
shall be necessary for the Department to review and approve plans. Also, fmal approval from this Department is necessary before
opening for business and prior to issuance ofa Colorado Food Service License.
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Memo
.
To: Chris Bendon
From: Mike Davis
Date: 1/25/2000
Re: Truscott Redevelopment Conceptual PUD Review
The Roaring Fork Transit Agency (RFTA) appreciates the opportunity to
assess the impacts of Truscott Redevelopment Conceptual PUD on the public transit
system. Truscott Redevelopment is located on Highway 82 and would utilize RFTA's
valley service. It is proposed to have 141 additional units with a total of 176
bedrooms. RFTA first estimated the ridership of the development and then
compared this with existing capacity. Second, RFTAestirnat"d, the transit costs
associated with this development. Finally,RFTAbrieflyanalYzed the site design and
congruence with RFTA's draft "Strategic Plan."
Ridership
RFTA has estimated that the proposed development will create about 49,000
, annual one-way transit trips and 134 daily one-way transit trips. Twenty two of these
daily trips will be made during the peak period in the p"ak direction. These numbers
were, estimated using RFTA's 'Transit Mitigation Assessment Form." (See
Attachment I Part B & C) In the assessment form, the land use quantities of the
existing Truscott housing were compared with the land use quantities of the
proposed redevelopment.
. Page 1
Capacity Constraints
As a second step, RFTA compared the estimated ridership with existing
capacity. Under current conditions, existing capacity is adequate,-In fact, total
ridership on valley services is 12 percent less at the Aspen city limit than it is just to
the south of the Brush Creek/SH 82 intersection. (LSC, Inc. memo dated May 14,
1999)
Costs
Even though RFTA has the existing capacity to accommodate the proposed
development, future developments in the area maycre~tecapacity constraints.such
as the North 40, Buttermilk, and Burlingame. RFTA, therefore, poses the following
policy question: Should mitigation be required only when new transit capacity is
needed? If so, by luck of the draw, new developments could be required to pay very
high costs for transit. Or, from this point forward, should each development be
required to make an incremental contribution for the capacity it uses, thereby helping
to ensure that adequate resources will be available to add capacity when the time
comes that it is needed. RFTA has discovered that it is the cumulative effect of
several developments that causes the need for more employees and more buses.
Generally, developments have not been adequately, mitigating for transit over the last
twenty years. This has contributed to current personnel shortages and financial
shortages. RFTA has an estimated budget shortfall of close to half a million dollars in
the year 2000.
Assuming an incremental cost sharing approach may be more appropriate,
RFTA has estimated the cost of using 48,774 seats out of the 2,134,944 seats
available on valley service. The operating and maintenance costs for valley service
for 1999 were about $2,764,286. Truscott Redevelopments share of this cost is
about $63,152 annually. Annualized capital costs for valley service are $1,011,593.
Truscott Redevelopments share of this cost is about $23,110. In summary, Truscott
Redevelopments incremental cost of valley service is approximately $86,263.
Site Design
The site design of this development is very transit oriented. The development
is located just a short distance from a bus stop on Highway 82. The interconnected
trails in the development allow pedestrians good access to this bus stop.
A pedestrian underpass is currently planned for this location allowing safe
pedestrian movement across Highway 82. Unfortunately, this improvement may not
happen for quite some time. RFT A would like to see, a safer pedestrian crossing
provided temporarily by the development until a pedestriar;1 underpass can be
. Page 2
constructed. The best option for providing a safe crossing is a temporary signal. The
proposed development suggests that a permanent signal may be warranted. Other
options include crossing guards, taxi service to town, and providing a dedicated
shuttle that could serve several developments on Highway 82.
Congruence with RFTA's Draft Strategic Plan
This development is consistent with RFTA's draft "StrCitegid Plan" that states
that RFTA "supports responsible land use." Responsible land use is further defined
as growth that is concentric to existing urban areas ,and growth that encourages in-fill
development. This development meets both of these criteria.
.
Conclusions
RFTA t!?s the existing capacf!y to accommodate the proposed development.
However, the question was posed to policy makers as to whether each new
development should pay an incremental cost or whether the development faced with
the need to add capacity should pay a larger cost to increase transit service.
Assuming each development should pay an incremental cost, RFTA has estimated
the cost of transit service for Truscott Redevelopment passengers to be around
$86,263 annually. In addition, RFTA is interested in receiving this mitigation in the
form of housing.
. Page 3
Attachment I
Transit Mitigation Assessment Form
B. Ridership
,
Residential Land Use
Truscott
Daily Transit Trip Generation Rate
(One-way Psgr-Trips per Capita)
Truscott Redevelopment
Residential Population
Estimated
PODulation
149 (1)
176
Commercial
Sauare Footaae
311,234
Commercial land Use
Roaring Fork Market Place
Daily Transit Trip Generation Rate
(One-way Psgr-Trips per 1000 SF)
Truscott Redevelopment
Truscott RedeveOne-Way Daily Trips By Season
Average Vehicle Occupancy
Required Number of One-Way Trips
Service Days Per Season
One-Way Ridership by Season
One-Way Annual Ridership
4,071
Average Daily RFTA Ridership
Summer Off-Season
112 (2) 112 (2)
0.75 0.75
Winter
112 (2)
0.75
132 132 132
102 (2) 102 (2) 102 (2)
0.33 0.33 0.33
1 1 1
134 134 134
42 42 42
3 3 3
99 114 152
13,229 15,234 20,312
48.7741
"
c. Peak Direction/Peak Period Ridership
Proportion of Transit Demand in Peak Direction
Daily Passenger Round-Trips in Peak Direction
Proportion of Transit Demand in Peak 4-Hour Period
Daily Passenger Trips in Peak Direction in Peak Period
Average Vehicle Occupancy
Required Number of Round-Trips
Truscott Redeveiopment
Summer
70%
Off-Season
Winter
47
47
47
48%
22
42
0.5
22
42
0.5
22
42
0,5
Page 1 of2
D. Operating and Maintenance Costs
Truscott Redevelopment
Annual Net Operating Cost of Valley Service (6)
Total Annual Seats on the Valley Service
o & M Cost per Seat
o & M Cost of Seats used by Truscott Redevelopment
$2.764,286 (4)
2.134,944 (3)
$1.29
1$63,152.161
E. Capital Costs
c....':.... ....,...^"o "":-"":"_'~_'.~
Truscott Redeveiopment
Total RFTA Annual Average Capital Costs
Estimated Annual Federal Capital Funding
Required Local Capital Funding
Proportion ofTotal Vehicle-Hours That Are Downvalley
Estimated Annual Valley Capital Costs
Total # of Annual Seats On Valley Service
Annual Capital Cost Per Seat
Capital Cost of Seats uS,ed by Truscott Redevelopment
,
$2,514,000 (5)
$650,000
$1,864,000
54.27%
$1.011,593
2,134.944 (3)
$0.47
I $23,110.591
.
,
F. Summary Sheet
"-'
Truscott Redevelopment
-'-
Annual Ridership
Capital Cost
Total Operating and Maintenance Costs
Total Costs
48.774
-
+
$23,111
$63,152
$86,2631
G. References Truscott Redevelopment
Note 1: Pitkin County Housing Department
Note 2: RFTA Ridership
Note 3: 1999 RFTA Ridership Surveys
Note 4: 1999 RFTA Budget
Note 5: Transit Needs and Benefits Survey
"-'
Page 2 of 2
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MEMORANDUM
To:
City Council
From:
Lee Novak
Subject:
Truscott
Date:
April 17, 2000
Summary:
At the April 10th Council meeting, two issues were raised on the Truscott project: density
comparisons with other projects and what intersection alternatives exist. Below staff have
provided background information on these issues.
Background:
Density Comparisons:
Staff requested that the GIS department calculate unit per acre densities for 5 projects. The design
team has already calculated the density of the proposed design. These numbers are provided
below.
Area Area Density
Project (sq ft) (acres) Units (per acre)
Marolt 273,017 6.268 100 15.96
Hunter Creek 631,431 14.496 299 20.63
Centennial 736,220 16.901 240 14.20
Benedict Commons 14,865 0.341 27 79.12
Castle Ridge 364,957 8.378 98 II. 70
Truscott (Pre-Phase 3) 266,798 6.125 198 32.33
Truscott (Post-Phase 3) 266,798 6.125 234 38.21
Intersection:
The team assembled by the city included Charlier Associates, Inc. as its transportation consultant.
Charlier developed conceptual plans for the intersection, pedestrian and auto movements within
the site and strategies for parking management. Charlier worked with the following program
objectives:
I. Provide a safe intersection for vehicle access to and from the site.
2. Provide a high quality pedestrian environment within the site and for access to public transit.
It should be safe for children to walk around on the site and using public transit.
3. Provide direct, safe and seamless trail linkages (for bicycles and other nsers) between the site,
the regional trails system and public transit.
4. Ensure a high level of access for disabled persons to and around the site.
5. Address City of Aspen goal of no additional traffic on Highway 82.
6. Preserve the potential for rail to be developed in the Highway 82 corridor and for a station to
be developed for this site.
Intersection Alternatives
Based on those goals, Charlier's firm investigated four intersection altematives:
1. Traffic signal
This is staff s and Charlier's preferred alternative. They believe that this is the safest
alternative for the site. Traffic volumes are predicted to be high enough to meet engineering
warrants required by CDOT. Signal controls will be set to minimize disruption to flows on
highway 82. For example, a 4 second green time that can only be triggered by a stacking of
cars or a wait time for a single car will create minimal interruptions to Highway 82 traffic.
Also, there is sufficient distance from the roundabout to not affect its operation according to
Charlier. The estimated cost for this intersection is between $200,000 and $500,000, plus the
$750,000 underpass cost.
2. Merge and deceleration lanes for tuming movements
This is the design shown in the current Record of Decision for the Entrance to Aspen. It calls
for refuge lanes that make tuming movements safer. It is the second choice alternative.
Unfortunately, it does not completely solve the challeuge of making a left turn out of the site.
That movement would still depend on the few gaps (especially during the afternoon rush) in
down valley traffic. This solution has the widest cross-section, as it requires six lanes plus bus
stops. This width would increase the cost of a pedestrian underpass and is the main reason for
a cost estimate of between $700,000 and $1.2 million plus the underpass cost.
3. Grade separation
This intersection would be an underpass interchange. Due to the proximity of the Maroon
Creek Bridge and given the future alignment, sight distances are less than those desired by
CDOT. This alternative would require the most amount of land (including condemnation
across the highway) and would have significant impacts on the site. The golf parking lot
would need to be shrunk and changes would likely be required for the 10th hole. This
alternative would be made more complex by existing utility layouts and the plans for an
underpass beneath the project entrance. This is the highest cost alternative and would require
between $5 and $10 million dollars. A left turn only underpass would have all of these
limitations, as well, and would cost between $2 and $4 million dollars plus condemnation
costs.
4. Right tum only
In this alternative, a median barrier would be installed to prevent left turns into or out of the
site. This would require motorists to make a V-turn down valley at some point. Since this
would probably be done by some motorists at inappropriate locations, this alternative raises
safety concerns. The introduction of the median barrier would complicate snow removal on
highway 82 and make fire access from down valley slower. This would still require the
installation of deceleration and merge lanes for right turns. This alternative would cost
between $200,000 and $400,000.
Both neighbors and the Planning & Zoning Commission have supported the signalized
intersection alternative. Staff are proposing to move forward with an application for warrant to
CDOT. As part of that application, staff will study the impacts that this signal will have on
Highway 82 traffic flows, including impacts on the round-about. Staff will keep Council up-to-
date on the results of that study and application.
Recommendation:
Staff are recommending that Council approve the conceptual resolution being presented by
Community Development.
-
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SUBDIVISION IMPROVEMENT AND PUD AGREEMENT
FOR THE ASPEN GOLF AND TENNIS CLUB/
TRUSCOTT AFFORDABLE HOUSING PROJECT
This SUBDIVISION AND PUD AGREEMENT is made and entered into as of
the ;)3r~ day of ~~bV''^C-/'1' 2001 by the City of Aspen, as, the "owner" and the
"City".
WITNESSETH:
WHEREAS, the owner owns that certain real property (the "Property") currently
legally described as Lots 1 and 2 of the amended plat of the Aspen Golf Course
Subdivision, parcel numbers 2735-111-09-702 & 2735-111-09-001, City of Aspen,
County of Pitkin, State of Colorado; and
WHEREAS, on August 14, 2000 the City Council of the City of Aspen granted
approval pursuant to Sections 26.304, 26.310, 26.440, 26.445, 26.470, 26.480 and 26.710
of the Municipal Code of the City of Aspen (the "Code") for the development "Aspen
Golf and Tennis Club/ Truscott Affordable Housing Proiect" to be situated on the
property pursuant to Ordinance 34, Series of 2000, recorded in Pitkin couttY. Clerk and
Recorders Office in Book'------ ,Page ,..---- as Recording number '- L:fb358 ; and
.
WHEREAS, the approval of the development was conditioned upon the owner
complying with certain requirements, including entering into and executing a Subdivision
Agreement for the Property; and
WHEREAS, the Owner has submitted to the City for approval, execution and
reCOrda,tion a Plat for the property (the "Pl~..leCOrded in the Office of the Pitkin County
Clerk and Recorders Office in Plat Book ~ at Page -=f;)...- 'il'i as Reception No.
ll:51 '-1'1 S and the City agrees to approve, execute and record the Plat on the
agreement of the Owner to the matters described herein, subject to the provisions of the
code, the conditions contained herein and other applicable rules and regulations; and
WHEREAS, the City has imposed conditions and requirements in connection
with its approval, execution and acceptance of the Plat and such matters as are necessary
to protect, promote and enhance the public health, safety and welfare; and
WHEREAS, under Section 26-440, 26-445, and 26-480 of the Municipal Code of
the City of Aspen (hereinafter "Land Use Regulations"), the City is entitled to assurance
that the matters agreed to herein will be performed by the Owner and its successors or
assigns; and
WHEREAS, the Owner is willing to enter into such agreement with the City and
provide assurances to the City; and
ll~~~6"11111111111111111111111111111111111111111111
02/23/2001 12:36P SUB IMPR DAVIS SILVI
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WHEREAS, prior to entering into this Agreement, the City fully considered the
development applications filed by the Owner with the City Planning Department and has
reviewed the anticipated benefits and burdens to neighboring and adjoining properties by
reason of this Project. Further, the City has considered the requirements, terms and
conditions of the Municipal Code of the City of Aspen and such laws, rules and
regulations as are applicable; and
Now, Therefore, in consideration of the mutual covenants contained herein and
the approval, execution and acceptance of the Plat for recordation by the City, it is agreed
as follows:
1. Description of the Proiect: The project which the City Council approved
consists of a multiple lot subdivision containing two phases of rental
affordable housing, a new pro shop/restaurant facility, a new tennis facility,
and related infrastructure and intersection improvements. Phase one of the
housing will contain 58 units consisting of 19 studios, 20 one bedroom units
and 19 two bedroom units. Phase two of the housing will contain 41 units
consisting of 22 studios, 14 one bedroom units and 5 two bedroom units. The
redevelopment of Phase 3 has received conceptual approval, but will need to
receive final approval before construction can begin.
2. AccePtance of Plat and PUD Plans: Prior to filing, the amended Subdivision
Plat and PUD plans shall be reviewed and approved by the Engineering and
Planning Departments. Upon execution of this Agreement by all parties
hereto, and upon approval of the Final Plat by the Engineering and Planning
Departments, the City agrees to approve, and execute the Final Plat for the
Project submitted herewith, which conforms to the requirements of Sections
440, 445 and 480 of the Aspen Municipal Code. The City agrees to accept the
Plat for recording and the Lessor shall file with the Pitkin County Clerk and
Recorder a Final Plat and Subdivision Agreement within 180 days of final
approval (August 14, 2000) or the approval is rendered invalid.
3. Transportation Demand Management: The owner will hold a joint meeting
between the Aspen/Pitkin County Housing Board, the Planning and Zoning
Commission and the City Council to discuss a plan for transportation demand
management. Approval of the plan by City Council will necessarily precede
residential occupancy.
4. Lighting Plan: A final lighting plan will be submitted to the Planning and
Zoning Commission prior to installation of any exterior lighting.
5. Construction Schedule and Phasing: The City and the Owner mutually
acknowledge that an exact construction schedule cannot be determined for the
project at this time. However it is anticipated that construction of the project
will begin during October, 2000 with completion occurring within twenty-four
(24) months thereafter. A preliminary construction schedule is attached as
1I1111111111111111111111 11111111111111111I11111 11111111
4~1796 02/23/2001 12:36P SUB I"PR DAVIS SILVI
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Exhibit A. During construction, emergency access across the golf course will
be maintained when the primary access is blocked.
6. Parking Requirements: The owner will provide 153parking spaces for
recreation use. The owner will provide 209 spaces for housing use. Recreation
lot spaces may be used for remote parking for the Burlingame project during
the winter months. Any parking freed up via future development will be used
as remote parking for infill projects.
Four of the housing spaces along Truscott drive will be signed for "15 minute
parking only." No parking will be permitted along the internal street outside
of designated parking areas. The recreation parking area will be routinely
cleared of any non-permitted cars. The provisions in this paragraph will be
enforced by the housing property manager.
7. Dimensional Requirements: The dimensional requirements applicable to each
of the newly created lots are illustrated on the submitted plat.
8. Public Improvements and Landscaping:
a. Special Improvements District: The Owner hereby agrees to join any
Special Improvements District formed to cover the improvements not
covered by the curb, gutter and sidewalk to be installed at the time of
construction.
b. Necessary Public Improvements and Landscaping: The Owner will
maintain the parcel's common areas. The Owner will guarantee for 2 years
the landscaping improvements for the parcel, including trees, starting on
the issuance day of the last certificate of occupancy for a housing unit. All
site lighting shall comply with the lighting plan submitted at the time of
building permit approval.
c. Utility Service Approval: Prior to issuance of a building permit for the
project, detailed plans shall be issued to and reviewed by each of the
utility providers.
9. Utility Easements: Utility easements as shown on the Subdivision Plat are
hereby dedicated by the Owner for the benefit of the City and public utility
companies. The Plat shall contain a dedication by the owners to this effect. All
utility meters and any new utility pedestals or transformers must be installed
on the Owner's property and not in the public right-of-way.
10. Public Rights of Wav: The Owner shall obtain an excavation permit from the
Streets Department and design approval from the Engineering Department for
any work done in the public rights of way.
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11. Trees: The Owner shall obtain a tree removal permit prior to issuance of a
building permit for the project, and shall stake and fence all existing trees that
are not to be removed in order to protect them from excavation and
construction activities. The Owner shall specify cotton-less varieties of
Cottonwood trees.
12. Parking Mitigation During Construction: During construction, contractor
parking shall be limited to the site and sufficient parking shall be maintained
for existing residents and recreation users. Contractor use of car pooling
and/or use of the daily park-and-ride lots at the airport shall be encouraged.
13. Deed restrictions: The housing portion of the project shall be deed restricted to
category prices to be determined by the Aspen City Council prior to
occupancy. Attached as Exhibit B is an Occupancy and Resale Master Deed
Restriction, which shall be recorded prior to issuance of a building permit for
the project.
14. Material Representations: All material representations made by the Owner on
record to the City in accordance with the approval of the project shall be
binding upon the Owner, its successors and assigns.
15. Enforcement: In the event the City determines the Owner is not in substantial
compliance with the terms of the Agreement or the Final Subdivision Plat or
PUD Plans, the City may serve a notice of noncompliance and request that the
deficiency be corrected within a period of forty-five (45) days. In the event the
Owner believes that it is in compliance or that the noncompliance is
insubstantial, the Owner may request a hearing before the City Council to
determine whether the alleged noncompliance exists or whether any
amendment, variance or extension of time to comply should be granted. On
request, the City shall conduct a hearing according to standard procedures and
take such action as it then deems appropriate. The City shall be entitled to all
remedies at equity and at law to enjoin, correct and/or receive damages for
any noncompliance with this agreement.
16. Notices: Notices to the parties shall be sent by U.S. certified mail, return
receipt requested, postage prepaid to the addresses set forth below, or to any
other addresses which the parties may substitute in writing. Such notiCes shall
be deemed received, if not sooner received, three (3) days after the date of
mailing same.
To the Owner:
City Manager
City of Aspen
130 South Galena Street
Aspen, CO 81611
111111111111111111111111111111111I111111111111111111111
4e1796 02/23/2001 12:36P SUB IMPR DAVIS SILVI
4 0' 6 R 30.00 D 0.00 N 0.00 PITKIN' COUNTY CO
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To the City: City Attorney
City of Aspen
130 South Galena Street
Aspen, CO 81611
17. Binding Affect: The provisions of this agreement shall run with and constitute
a burden on the land on which the project is located and shall be binding and
inure to the benefit of the Owner, its successors and assigns and to the City, its
successors and assigns.
18. Amendment: This agreement may be altered or amended only by written
instrument executed by all the parties hereto, with the same formality as this
Agreement was executed.
19. Severabilitv: If any ofthe provisions of this agreement are determined to be
invalid, it shall not affect the remaining provisions hereof.
IN WITNESS HEREOF, the parties hereto have executed this Subdivision and
Pun Agreement the day and year first written above.
APPROVED AS TO FORM
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MEMORANDUM
TO:
Mayor and City Council
THRU:
Steve Barwick, City Manager
John Worcester, City Attorney ,
Julie Ann Woods, Community Development Dire,ctor C]1\-k;t7
Joyce Ohlson, Deputy Director It
Chris Bendon, Senior Planner ~
Truscott Conceptual PUD - Action Item
FROM:
RE:
DATE:
April! 0, 2000
SUMMARY:
During the Planning and Zoning Commission review of this project, several
"threshold issues" were identified early in the process and then discussed during
detailed presentations by the applicant. Certain findings were made by the
Commission on each issue. The Resolution passed by the Commission reflects these
findings and should be used to inform Council on the opinion of the Commission on
each issue.
No specific action is required by the City Council during this meeting as the City
Council will be considering this Conceptual PUD during a public hearing on April
24th. The purpose of this presentation is to summarize the findings of the Planning
and Zoning Commission and to initiate the Council review and possible modification
of the Conceptual PUD Resolution.
Staff recommends City Council consider the Conceptual Resolution in the same
manner as the Commission. Council should first consider whether these topics are
indeed the "threshold issues" to be resolved by the Conceptual Review. Topics can
be added or deleted as necessary. Next, the Council should consider the substantive
finding related to each topic by accepting or amending each finding according to the
position of the Council. The findings included in Council's draft Resolution are
exactly those recommended by the Commission and should be used as a starting
point. The applicant team will also be concentrating on these findings and the
manner in which they should be amended.
Considering the time necessary to review each of the findings, staff will concentrate
on only four Main Issues identified by the Commission. These issues are discussed
below.
Staff recommends City Council direct planning staff to make the appropriate
adjustments to this proposed Resolution. The final resolution and public
hearing on this conceptual PUD will be on April 24th.
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MAIN ISSUES:
Intersection:
The Commission considered a range of intersection designs with the aid of the design
team's transportation consultant, Jim Charlier. The Commission concluded that the
most reasonable solution is a signalized intersection with a short cycle for exiting
Truscott. The Commission also concluded that the intersection should be developed
as an early phase of the development, preferably before any major construction
commenced on the Truscott site. This would facilitate adequate construction access
through the development phases. Lastly, the Commission recommends this
intersection be developed once and not be developed as a temporary intersection and
then later redeveloped with a final intersection.
Garages:
The Commission strongly supports the concept of remote parking for infill projects
and believes this Truscott site to be an ideal location as a component of this remote
strategy. This is an issue that the Commission has been discussing for years and the
Truscott site represents an excellent opportunity for such a facility. The Commission
is aware that a remote parking study is underway. The free bus system and the ability
for a garage to serve a dual role with recreational and overflow parking demands of
the Truscott residents make this aspect of the development very valuable. The
Commission encourages the development of structured parking below both the golf
parking lot and the Tennis courts.
Planning staff supports the concept of remote parking. Remote parking is a
significant factor in realizing a successful infill program (also Lodge preservation and
Affordable Housing) as the largest design parameter of any project is accommodating
parking. Both the planning staff and the Planning Commission realize the financial
issues related to the structured parking that Council will be considering. As a
minimum, planning staff encourages the Council to consider a surface parking
scenario that could accommodate a future garage.
Residential:
The Commission strongly supports a high density project at this location. In their
Resolution, the Commission states: "The project should first and foremost strive for a
high density." The Commission continues by stating that a high level of "livability"
can be achieved with good design without sacrificing density.
Staff believes this point is worth reiterating. Density and quality of life are not
inversely proportional but are directly dependant upon good design. Staff believes
the design team that has been assembled for this project has significant expertise and
can achieve both a high density and a high quality of life for residents.
Restaurant:
The Commission has a concern about the restaurant facility becoming an attraction
onto its own. They have stated in their Resolution that the restaurant should not
become a "stand alone" use but should remain a use accessory to the recreational
components ofthe plan. Part of the concern raised by the Commission addressed the
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demands for additional parking and the tendency for "special events" to take place at
the new restaurant. As part of the review, several members of the public with specific
golf and associated restaurant experience indicated that the restaurant would function
as an accessory use by virtue of its location away from town, regardless of any
requirement to function as such.
ApPLICANT:
City of Aspen and the Aspen/Pitkin County Housing Authority.
PREVIOUS ACTION:
An overview of the project was presented to the Commission on February 15,2000.
A substantive review of the intersection, transit, pedestrian facilities, and parking was
held on March 7, 2000. Recreation, housing, the clubhouse facility, and parking
garages were substantively reviewed in March 21,2000. The Commission reviewed a
summary resolution on April 4, 2000, and recommended, by a 6-0 vote, City Council
approve the Conceptual PUD with the findings and conditions contained in the
Resolution.
City Council has not previously considered this Conceptual PUD application.
REVIEW PROCEDURE:
Conceptual PUD. The Commission shall recommend City Council approve, approve
with conditions, or deny the application during a meeting. No public hearing was
required, but this case was administered as a public hearing. City Council shall, by
Resolution at a public hearing, approve, approve with conditions, or deny the
Conceptual PUD application.
RECOMMENDATION:
This presentation is intended to inform City Council on the recommendation made by
the Planning and Zoning Commission. No specific action by Council is required. In
fact, the City Council will be considering this Resolution on April 24th during a public
hearing. Time permitting, City Council should direct planing staff if amendments to
the draft Council Resolution are desired.
RECOMMENDED MOTION:
"Planning staff should prepare the Council Resolution on this Truscott Conceptual
PUD in the following manner: "
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A
Draft Council Resolution and Map.
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MEMORANDUM
To:
Mayor and Council
Subject:
Steve Barwick
Ed Sadler q
Truscott Conceptual Designs
Through:
From:
Date:
April 5, 2000
Summary:
This memorandum discusses issues related to the entire Truscott development plan. These
include:
I. The Tennis Courts.
2. The Golf/Nordic/Tennis facility
3. The Restaurant
4. Traffic
5. Other Issues
6. Housing and associated issues
7. A discussion of the timeline
8. Recommendation
Discussion:
I. Tennis Courts
As set forth in the previous proposals, there are six tennis courts proposed for this site on the
far west end where the current soccer fields are located. The bond proposal included eight
total tennis courts. What is currently proposed is to locate six tennis courts at Truscott (one
of which will be a stadium court), with the remaining two to be built at Iselin. To build all
eight at Truscott would either reduce parking or force the relocation ofthe pro
shop/restaurant from it's proposed location. Splitting the tennis courts will also help to
reduce traffic to the area.
2. Golf/Nordic/Tennis facility
The Golf/Nordic/TennislRestaurant facility as currently proposed encompasses slightly over
6,000 square feet, with a separate building to be used for cart storage. The cart storage
building, located on the north side of the tennis courts would also act as a backdrop for the
tennis courts. Improvements have been made to the previous designs, which will improve
the use of the facility, by the Nordic users. Different from many of the previous designs is
that it does not include office space for City Golf employees. The design does however
allow space for the addition of offices for these employees at a later date. This can be
accomplished due to the fact that the current office area is not scheduled to be removed until
at least 2006 when the phase three housing project is to be built. An improved floor plan will
make the building more usable than the existing facilities.
3. Restaurant
The restaurant as proposed will utilize just over 2,000 square feet of the above described
facility for it's bar, kitchen and service area. This area is somewhat smaller than the existing
facility, however with a more efficient design and the use of the outside deck; this should
provide a much improved facility for both the patrons and the operator. Staff will continue to
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work with the operator selected to ensure that the facility is properly designed. The operation
as proposed is for the facility to operate year around with a rather simple, moderately priced
menu, with the possibility of hosting some special events to try to insure the success of the
chosen operator. The Planning and Zoning Commission has recommended limiting the use
of this portion of the facility so that it does not become a "destination", but rather serves the
recreational needs of the site.
4. Traffic
The design team and the stafffor the project has looked at numerous options for dealing with
both vehicular and pedestrian traffic at the site. The recommended proposal is still one
which includes two pedestrian underpasses. One underneath the entry into Truscott to service
the trail and one underneath Highway 82 to facilitate pedestrian traffic crossing the highway.
For vehicular traffic, a signalized intersection is recommended as the most feasible option.
The planning and Zoning Commission agrees with these recommendations and believes that
these proposals will encourage use of transit options and improve safety. The Planning and
Zoning Commission also believes that this part of the project should be completed early on in
the project to better facilitate traffic at the site.
5. Other Issues
Under the recommended proposal, the parking for recreational needs will remain at
approximately 140 spaces, and the current Pro Shop will be retained and utilized by Junior
Golfor another appropriate community. service.
6. Housing and associated issues
The Housing portion of the Truscott redevelopment has been proposed to oCCur in three
phases. Phase I is the dirt storage pile area at the far east end of the existing Housing project
that the voters approved for use as housing last May. Phase 2 is currently used for the cart
barn, two tennis courts and a play area. Phase 3 is the 100 Building, also known as the former
Red RoofInn. Phases I and 2 can occur soon after approvals. Phase 3 is not proposed to be
redeveloped until after 2006 when the current debt will be retired.
Staff has developed several alternatives for the layout of the housing units. A matrix is
attached that shows the unit, bedroom and parking counts in each alternative. Before a land
use application was submitted, we presented two site plan alternatives to Council. These have
been called the U-shape and Cross plans. At the time, Council had concerns about the
livability and design quality of both designs.
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Based on that input, we developed a new alternative that was submitted with a land use
application. That plan included a dead end road in Phase 1 and used a structured parking lot
located underneath the golf parking lot to provide housing parking for units at Truscott and
for future in-town projects.
While the land use application was being analyzed by Community Development, staff
obtained a cost estimate. On February 1'511>, staff presented cost information to Council on the
housing and underground garages components of the site design. At that meeting, Council
felt that the project could not support the cost of the garages and also expressed a desire for
more usable open space for the housing component.
Based on Council direction at the February 15th meeting, staff developed a fourth alternative,
which extended a loop road through Phase 1. This design included bridges across that loop
road and sod covered roofs over the parking to increase the amount of green space and
improve connections from the units to the open space. Eliminating parking adjacent to the
new units in Phase 2 also increased open space. Parking was provided for those units by
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expanding the golf parking surface lot. When presented with this design and cost estimates,
Council again expressed its concern with the cost of the structural amenities in Phase 1.
Council directed staff to propose an alternative that included the Phase 2 design from the
most recent alternative (i .e. the design with surface parking adjacent to the golf parking) and
the Phase 1 design that is similar in density and parking to the u-shaped alternative presented
before submittal, but also looking at some increases in open space to enhance livability.
Staff presented that alternative to the Planning and Zoning Commission. For the most part,
the P&Z agreed with that direction. They supported the Phase 2 design and supported the
Phase 1 design if it was done in a less formal pattern than the u-shape proposal. Most
important to the P&Z was to achieve close to 100 new units in Phases I and 2.
The P&Z support the creation of garages for future in-town projects. While that is a desirable
planning goal, staff has two concerns. One, no overall parking needs study has been done to
examine the demand for remote parking that in-fill development will create. This issue has
been identified in the AACP as an issue to work on in the coming year. Based upon this
work, a better idea of the need and possible solutions can be developed. Two, staff can find
no source of money at this time to pay the cost of creating these garages. Based on these
concerns, staff is not recommending including parking garages in the final'plan.
Staff will be presenting a drawing on April loth that reflects many of the recommendations of
the P&Z, but does not include garages for the reasons stated above. This plan will show a
new Phase 1 plan and will use the Phase 2 plan from the most recent alternative( alternative
IV). Staff believes that this newest design is a good balance between the desire for density,
the goal of parking the project at one space per unit, and the provision of adequate useable
open space. While this alternative does not achieve the same level of density as the u-shape
plan, it is very close especially in terms of bedrooms. As a comparison, the u-shaped Phases I
and II would achieve 102 units and 116 bedrooms. Parking for this plan would be at one
space per unit and no guest parking other than the recreation parking area in the evenings.
The newest plan would achieve 91 units and 108 bedrooms. The cnrrent unit mix is 42
studios, 32 one bedrooms, and 17 two bedrooms. Under this plan, the overall density of the
project would be at 32 units per acre. To achieve this level of density, the buildings will have
tuck under parking and the majority of structures will be three stories high. That will increase
to 38 units per acre after the Phase 3 redevelopment.
The redesigned street between Phase 2 and Phase 3 is proposed as a curvilinear shape. Staff
feels that the curved shape will help slow traffic as it moves through the project. This will
make the neighborhood safer for pedestrians; this was one of Council's main goals for the
project. Staff examined whether a straight street would allow us to provide more parking than
a curvilinear street, but it did not. In either layout, we are able to achieve 29 parking spaces.
Staff agrees with most of the housing-related recommendations made by the Planning and
Zoning Commission including their direction on the intersection, pedestrian connections,
infrastructure, and residential design. Staff will strive to achieve the density goals set by the
P&Z, but believes that some units may need to be lost to achieve parking and open space
goals. Staff does not think the total unit count will decrease below the current proposal. Staff
does not recommend including parking structures in the final alternative due to the cost and
the ability to provide adequate parking in an on-site surface lot. Staff believes that the
proposed site plan allows the parking garage idea to be revisited at a later date if the financial
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resources are available and if the review of the remote parking issue under the AACP
workplan so warrants.
7. Timeline
Council requested a timeline from staff for the remainder of the approval process. Staff has
attached that timeline here. The proposed time line is very tight and leaves little time for
delays. Staff have reviewed this timeline with the consultant team, and believe that they can
meet the deadlines. If there are no delays in the approvals and bidding process, staff believes
that construction can begin in mid-October. This will allow the golf facility and the
intersection to be completed before spring, barring any problems. A timeline for construction
will be prepared as part of the final application. An RFP has been advertised to hire a
construction management firm to help us plan the smoothest and most cost efficient
construction cycle. Staff hopes to hire that firm by May with Council's approval.
8. Recommendation
In conclusion, the staff recommends that Council approves the recommended conceptual plan
and that the staff then is directed to proceed with final designs for the project.
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COUllty of Pitkin
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Siate of Colol":Ido
FAX NO,
~~1(.
AFFIDAVIT OF NOTICE PURSUAt'\'T
TO ASPEN LAL'ID USE REGULA nON
SECTION 26.30.-1.060 (E)
p, 03
r, L~ <. ~~ l , being or representing an
AppIic:1ll.t to the City of Aspe:1, personally certify that r have complied with the public notice
requtreme=1ts pl.lI'Stlallt to Section 26.304.060 (E) of the Aspen Land Use Regulations in the
following manner;
I. By mailiug of nOiice, a copy of which is attached hereto, by first-class, postage prepllid
U.S. Mail to ail owners of property with three hundred (3~O) feet of the subject
property, as indicated On the anached list, on the~ day of ~~9~ (which is Ii
, ~; \;l.'1~
days prior to the public hearing date of . ).
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
L+L., ~,II~.:>:::>'
from the ,;). day of~, ~ (Must be posted for at le3St ten (10) full
days before the hearing date). A photograph of the posted sign is attached hereto.
/7~
"Si"nature '
.,
Signed before me this :5 r-- day
+v-1/ . ~y
& I/t;ll fA.-IL
'.
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()
PUBLIC NOTICE
RE: ASPEN GOLF AND TENNIS CLUBITRUSCOTT HOUSING CONCEPTUAL
PLANNED UNIT DEVELOPMENT.
NOTICE IS HEREBY GIVEN that a public hearing will be held on April 24, 2000, at a
meeting to begin at 5:00 P.M. before the Aspen City Council, Councit Chambers, City
Hall, 130 South Galena, Aspen, to consider a Conceptual Planned Unit Development
application submitted by the City of Aspen for the Aspen Golf and Tennis Club and
Truscott Affordable Housing redevelopment, The plan contemplates a new golf
clubhouse and restaurant, teMis facilities, additional affordable housing, and additional
parking. This area is currently developed with affordable housing and the principal
staging 'area and clubhouse facility for the municipal golf course located on the north side
of Highway 82 just east of the Maroon Creek bridge. The land is legally described as
lands within Section 11, T,5. 10 S. It 8S W of the 6th P.M. and also know as the Aspen
Golf Course: Subdivision. For further information contact Chris Bendon at the Aspen
/Pitkin Community Development Department, 130 South Galena St., Aspen, CO, (970)
920-5072.
S/R:u:hel E. Richards, Mayor
Aspen City Council
Published in the Aspen Times on April 8, 2000
City of Aspen Account .
-
LYONS CHARLES P & EDEL TRAUD
1690 HOMESTAKE DR
ASPEN CO 81611
COOPER JOHN
C/O H COOPER SUPPLY
536 N SHERMAN
SPRINGFIELD MO 65802
TAYLOR J DAVID
1570 HOMESTAKE DR
ASPEN CO 81611
PHILLIPS SUSAN Z & STEVEN J
4323 GRAND AVE APT 105
DES MOINES IA 50312-2439
GILE ROBERT B JR
PO BOX 25
ASPEN CO 81612
BRIEN ALICE M
PO BOX 11915
ASPEN CO 81612
SILVER QUEEN LLLP
1452 SILVER KING DR
ASPEN CO 81611
RED BUTTE CEMETERY
STAPLETON JANE - C/O
67 LEMOND PL
SNOWMASS VILLAGE CO 81615
GOLDEN SALLIE ANN
999 CEMETARY LANE
ASPEN CO 81611
LANG JENNIFER
PO BOX 5001
ASPEN CO 81612
r,
BRESNITZ KURT G & LOTTE S
1650 HOMESTAKE DR
ASPEN CO 81611
DALY THOMAS J
520 W HALLAM ST
ASPEN CO 81611
MANN FLOYD C TRUST & JOSEPHINE S
TRUST
1550 HOMESTAKE DR
ASPEN CO 81611
SMITH JOAN FRENSLEY & STEPHEN B
4033 GRASSMERE
DALLAS TX 75205
P&S DATA LC PROFITSHARING PLAN
FBO PHILLIPS STEVEN J
4323 GRAND AVE APT 105
DES MIONES IA 50312-2439
HOMESTAKE TRUST
C/O COMMONWEALTH GUARANTY
62 READS WAY
NEW CASTLE DE 19720
WIRTH PAUL H
PO BOX 59
ASPEN CO 81612
DUCHESS CORPORATION
2820 E VIKING RD
LAS VEGAS NV 89121
SIMPSON ELEANOR 25% SIMPSON R
25%
MACKEY EILEEN 25% BORDEN NANCY
25%
PO BOX 25425
DALLAS TX 75225-1425
MODELL HARRY J TRUST
1350 SIERRA VISTA
ASPEN CO 81611
(')
KAUFMAN CURTIS & JILL
601 UNIVERSITY AVE STE 288
SACRAMENTO CA 95825-6745
NIVEN MICHAEL C
875 CHATFIELD RD
ASPEN CO 81611
MILLER JOHN L & KATHERINE L
PO BOX 267
CAMBRIDGE CITY IN 47327-0267
BLUEPOINT PROPERTIES LLLP
1450 SILVER KING DR
ASPEN CO 81611
JACOBS MARVIN L DOROTHY S
234 LOYOLA BLOG STE 909
NEW ORLEANS LA 70112
STITT HAROLD L & AUSTINE N
1450 SILVER KING DR #1
ASPEN CO 81611
ORION FAMILY L TO LLLP 60%
1450 SILVER KING DR
ASPEN CO 81611
BROWN DONNA L
1425 SILVERKING DR
ASPEN CO 8i611
MCDONALD STEPHEN
PO BOX 3751
ASPEN CO 81612
. SEVERY CHARLES L
1390 SIERRA VISTA DR
ASPEN CO 81611
ANDERSON PARKER T & CYNTHIA
c/o WING MERRILL
1345 SIERRA VISTA DR
ASPEN CO 81611
ROTH ALLAN G & PATRICIA T
1395 SIERRA VISTA DR
ASPEN CO 81611
BALAS SHELDON & RUTHANN
1450 SIERRA VISTA#B
ASPEN CO 81611
ASPEN LAKE PROPERTY LLC '
117 MBC STE 208
ASPEN CO 81611
URIS JILL P
1415 SIERRA VISTA DR
ASPEN CO 81611
DUNN JOSEPH P 1/2 INT
PO BOX 9075
ASPEN CO 81612
WALBERT DAVID AND ELLEN
1425 SIERRA VISTA DR
ASPEN CO 81611
GREINER JEAN M TRUST
6153 MURRY RD
WHITEHALL MI 49461
HOPKINS CHARLES FREDERIC &
PAMAL YN
3601 E COVE PT DR
SALT LAKE CITY UT 84109
STOLLER JONATHAN W REVOCABLE
TRUST
1475 SIERRA VISTA DR
ASPEN CO 81611
r'1
HIGHLANDS PARTNERSHIP
C/O MITTON CHARLES
PO BOX 24123
DENVER CO 80224-0123
THURNAU GARY R
350 S JOHN Q HAMMONS PKWY #12A
SPRINGFIELD MO 65809-2501
STAUFFER JOHN Q
STAUFFER LESLIE K AS JOINT TENANTS
4915 NEW PROVIDENCE AVE
TAMPA FL 33629
CONNER CLAUDE M
PO BOX 345
ASPEN CO 81612
SCHWARZ HANS P REVOCABLE TRUST
840 BONITA DR
ASPEN CO 81611
MAROLT MAXWELL S & ELIZABETH A
PO BOX 1013
ASPEN CO 81612
GRYNBERG MIRIAM ZELA TRUST
5000 S QUEBEC STE 500
DENVER CO 80237
FAMILY TRUST 08/20t97
810 BONITA DR
ASPEN CO 81611
EMMER JAMIE L & MAURICE S
660 HANSEN WAY
PALO ALTO CA 94304
n
DICKER IAN
5 HIGHGATE HILL
TOORAK AUSTRALIA 3142
DUBLIN LEONARD & ADELE
3801 NE 207TH ST
N MIAMI BEACH FL 33180
PYRAMID PEAK PROPERTIES
325 E HOPKINS AVE
ASPEN CO 81611
EBAUGH IRVIN A JR
EBAUGH MONI,CA C
1417 SIERRA VISTA DR
ASPEN CO 81611
FURTH MARY P & DANIEL T
PO BOX 8849
ASPEN CO 81612
ODONNELL JOHN & ADRIENNE
1425 B SIERRA VISTA
ASPEN CO 81611
WEBER JENNIFER L
961 WELCH ST
GOLDEN CO 80401
BICKERT CARL VONEISEN & SUSAN E
395 DEXTER
DENVER CO 80202
HELMICH LINDA L
PO BOX 2382
ASPEN CO 81612
PEIRCE THOMAS L
825 BONITA DR
ASPEN CO 81611
KRIEBEL KATHLEEN
PO BOX 910
ASPEN CO 81612
CHERRY ADAM Z & MARY C
139 9TH ST
DEL MAR CA 92014
ROSENSTOCK MAX & COMPANY
C/O GARY WAL TERS-NORWEST TRUST '
DEPT
600 4TH ST
SIOUX CITY IA 51101
RILEY JAMES V REV TRUST
311 S WACKER DR STE 6400
CHICAGO IL 60606-6622
SIWAK ALVIN L TRUST 50%
323 CARLYLE LAKE DR
ST LOUIS MO 63141
DANKS LAURA
845 CEMETERY LN
ASPEN CO 81611
KENDALL PHILLIP A
1915 WOOD AVE
COLORADO SPRINGS CO 80907
ENGLANDER ALAN S TRUST
323 RAILROAD AVE
GREENWICH CT 06836
JEHOVAHS WITNESSES ASPEN
CONGREGATION
CtO ROGER LONG
PO BOX 3849
ASPEN CO 81612
WINCHESTER ROBERT P
PO BOX 5000
SNOWMASS VILLAGE CO 81615
r'\
I
DAVIDSON DONALD
864 CEMETERY LN
ASPEN CO 81611
LARSON REVOCABLE GRANTOR TRUST
LARSON RAYMOND & BETTY TRUSTEES
1711 DRUMMOND ST
EAU CLAIRE WI 54701
CHALOUPKA DONALD & VIRGINIA M
PO BOX 393
FRASER CO 80442-0393
JBL KEYSTONE LLC
830 CEMETERY LN
ASPEN CO 81611
HALL J BENNETT & CASEY CLARK
1225ALTA VISTA LN 1
ASPEN CO 81611
STERTZER ELlANE C
PO BOX 2746
ASPEN CO 81612
BLACK BETSY P
PO BOX 3904
ASPEN CO 81612
SCHWARTZ EDWARD H REV TRUST
135 S LASALLE ST
CHICAGO IL 6060:3
WALL CHARLES R
188 E 70TH ST
NEW YORK NY 10021-5170
WEIMANN JOACHIM J & RENATE F
775 CEMETERY LN
ASPEN CO 81611
()
TACHE YVAN P
TACHE MARIE C
840 CEMETERY LN
ASPEN CO 81611
NELSON GEORGE W
NELSON BARBARA S
4658 E SHADOWROCK RD
PHOENIX AZ 85028
FIRST BAPTIST CHURCH
726 W FRANCIS ST
ASPEN CO 81611
HANRAHAN RUTH L OWENS
805 BONITA DR
ASPEN CO 81611
BEER MARILYN C
1443 DAHLIA ST
DENVER CO 80220
HOMEYER EVE
810 CEMETERY LN
ASPEN CO 81611
ESARY GARYS
PO BOX 8725
ASPEN CO 81612
GOLDSMITH HENRY L
793 CEMETERY LN
ASPEN CO 81611
GLEASON AUSTIN W & GEORGE ANNA
2900 HEARNE AVE
SHREVEPORT LA 71103
STAPLETON GREGORY P & ELAINE
1688 CROMWELL PL
WESTLAKE VILLAGE CA 91361
"
ROWLANDS DONNA K REVOCABLE
TRUST
770 CEMETERY LN
ASPEN CO 81611
HOKANSON JAMES
HOKANSON MARY
745 CEMETARY LN
ASPEN CO 81611
CALLAHAN JOHN E
CALLAHAN CYNTHIA A
750 CEMETERY LN
ASPEN CO 81611
CARRIS SANDRA
PO BOX 966
ASPEN CO 81612
TROTT PATRICIA P & HOUGHTON M
PO BOX 1994
ASPEN CO 81611
JEFFERIES SHARON
JEFFERIES BOYD
PO BOX 8208
ASPEN CO 81611
THOMPSON VYONNE H
710 CEMETERY LN
ASPEN CO 81611-1191
REID JOHN H & DEBORAH J
717 CEMETERY LN
ASPEN CO 81611
WORCESTER JOHN P
707 CEMETERY LN
ASPEN CO 81611
PATTERSON MARK WILLIAM & LAURA J
580 CEMETERY LN UNIT 1
ASPEN CO 81611
t"""I
ZANIN FAMILY INVESTMENTS LLC
00308 MC SKIMMING RD
ASPEN CO 81611
ORE BUCKET ASSOCIATES
CONNERY ROBERT T C/O
PO BOX 8749
DENVER CO 80201
MARKS LARRY J & DIANE NANCY
39500 HWY 82
ASPEN CO 81611
GALARDI JOHN & CYNTHIA L
39590 HWY 82
ASPEN CO 81611
MENSCHER DAVID F & LEL Y A J
PO BOX 3707
ASPEN CO 81612
DELUCA FRANK
PO BOX 296
ASPEN CO 81612
COURSHON JACK R & DOLORES B
700 CASTLE CREEK
ASPEN CO 81611
ZELLER GERD
PO BOX 37 '
ASPEN CO 81612
MACCASKILL PAUL L
644 S FIGUEROA
LOS ANGELES CA 90017
SHARP WILLIAM L & PATRICIA E
PO BOX 8630
ASPEN CO 81612
(')
FARINO CAROL
PO BOX 10421
ASPEN CO 81612
GREENBERG DEBRA S & PETER R
22 PYRAMID RD
ASPEN CO 81611
DRUEDING WILLIAM L & THOMAS W
735 CEMETERY LN #B
ASPEN CO 81611
CONGER JOHN J 1/4 & STEVEN J 3/4
130 S BIRCH ST
DENVER CO 80246
HUTTON ROBERT C
725 CEMETERY LN
ASPEN CO 81611
GREENE ANTHONY F
705 CASTLE CREEK DR
ASPEN CO 81611
CHAPMAN CONDOS
ASPEN SCHOOL DISTRICT
0235 HIGH SCHOOL RD
ASPEN CO 81611
BARWICK STEPHEN H
BARWICK AMY L AS JOINT TENANTS
705 CEMETERY LN
AS,PEN CO 81611
OREN NEDRA 1997 RESIDENCE TRUST
3526 BAYSHORE VILLAS DR
COCONUT GROVE FL 33133
WERNER SARAH R RESIDENCE TRUST
POBOX 503
BELLEVUE WA 98009-3884
APR-04-2000 TUE 08:35 AM
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MOORE ALBERTA L PERS RES TRUST
PO BOX 126
WOODY CREEK CO 81656
FERNANDEZ ERIN L
315 E HYMAN AVE STE 305
ASPEN CO 81611
r)
PATTERSON DANIEL EDWARD & SUSAN
R
580 CEMETERY LN UNIT 2
ASPEN CO 81611
PITKIN COUNTY
530 E MAIN ST STE 302
ASPEN CO 81611
MOSLE PAULA M
6125 WESTWICK
DALLAS TX 75205
HARVEY DR HAROLD K
42D MBC
ASPEN CO 81611-3548
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MEMORANDUM
TO:
Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director ~
Chris Bendon, Senior Planner ~
Truscott Conceptual PUD - Public Hearing
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FROM:
RE:
DATE:
April 4, 2000
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SUMMARY:
During the previous sessions on this project, the main substantive topics identified in
the Overview meeting were presented by the applicant and reviewed by the
Commission. Certain findings were made by the Commission on each issue. Some
of these findings dealt with physical changes to the proposal, such as parking, and
some addressed priorities, such as building the intersection first. The last meeting,
conducted on March 21 'I concluded the applicant's presentation of substantive issues.
Tonight's discussion will concentrate on the Resolution. Staff has prepared the
Resolution in a slightly different manner than for most projects with the inclusion of
"findings." The Commission should review these findings to ensure the comments
for each topic area adequately express the position of the Commission. During the
hearing, the Commission should review the findings with staff and make the
necessary amendments.
Staff believes the finding of the P&Z on each topic will be more beneficial than a set
of conditions with no explanation. For example, the Commission's opinion regarding
the parking garage issue is easier to understand with this style than with a condition
that reads "build the garage." Also, this is a more refined way for City Council to
understand the Commission's review than would be provided in meeting minutes.
Staff will be able to concentrate on these findings when presenting the project to the
City Council.
Staff recommends the Commission:
1) Review the "finding" for each topic.
2) Discuss whether the finding reflects the position of the P &Z for each
particular topic.
3) Accept or amend each finding according to the Commission and considering
public testimony.
4) Conclude the public hearing and contemplate the Resolution as a whole.
S) Vote on the Resolution, as amended during the meeting.
Planning staff will facilitate any changes to the Resolution for final signature by the
Chairman.
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ApPLICANT:
City of Aspen and the AspenlPitkin County Housing Authority.
PREVIOUS ACTION:
An overview of the project was presented to the Commission on February 15,2000.
A substantive review of the intersection, transit, pedestrian facilities, and parking was
held on March 7, 2000. Recreation, housing, the clubhouse facility, and parking
garages were substantively reviewed in March 21,2000, and the hearing was
continued to this date.
REVIEW PROCEDURE:
Conceptual PUD. The Commission shall recommend City Council approve, approve
with conditions, or deny the application during a meeting. No public hearing is
required, but this case is being administered as a public hearing.
RECOMMENDATION:
Staff recommends the Commission review the "findings" for each topic, request and
make amendments where necessary, and consider the overall Resolution.
RECOMMENDED MOTION:
"I move to adopt Resolution OO-J.!i, recommending approval of the Aspen Golf and
Tennis Club/Truscott Housing Conceptual PUD, with the findings and conditions of
approval listed therein, as amended by the Commission during tonight's meeting."
ATTACHMENTS:
Exhibit A - Proposed Resolution.
Exhibit B - Staff Comments for Conceptual PUD
* Referral Agency Comments and the Development Application have been previously
distributed.
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Exhibit 8
Truscott Conceptual PUD
STAFF COMMENTS: Planned Unit Development - Section 26.445
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.
Staff Finding:
Staff believes this development is consistent with the AACP. The housing development
has been identified as a priority site for additional affordable housing and was the topic
of a City-wide vote (for use of the "dirt pile" area). The high level of transit usage in
the current project and the pedestrian amenities that are being proposed for crossing
Highway 82 make this site a logical location for high density transit oriented
development. This project not only represents consistency with the AACP, but a means
of furthering Transportation, Housing, and Growth goals of the Community Plan.
The recreation component of the project was also subject of an approved vote. Staff
believes as high quality golf experience, a high quality Nordic facility, opportunity for
a Jr. Golf Program to continue, and a high quality and centrally located tennis facility
will further Recreation goals of the AACP.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
Staff Finding:
Staff believes the development proposed is consistent with the manner in which the
property has been developed and used to date. The property has historically been used
for recreation related supporting uses and as high density rental housing.
3. The proposed development shall not adversely affect the future development
of the surrounding area.
Staff Finding:
A important aspect of this development plan is a more realistic solution to the Highway
82 intersection than the current, 'possible unsafe, situation. The development potential
Staff Comments Page 1
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of the surrounding area is not expected to be negatively impacted and the new
intersection may actually aid the development potential of surrounding properties.
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 restaurant will be using leasable square footage that already exists on-site and is
intended to be de-com.missioned as part of the development. The residential portion of
the development is intended as 100% affordable housing as is therefore available for an
exemption from GMQS.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properties within the POO 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.
Staff Finding:
The dimensional provisions that are being contemplated are compatible with these
influences on the property. The density, mass, heights, view planes, and parking ratios
being proposed are compatible for the intended uses, the proximity to transit, and are
appropriate for transit oriented development.
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.
StaffPinding:
Staff believes that the open space, scale, massing, and site coverage are appropriate for
the character of this area.
Staff Comments Page 2
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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 ofthe proposed development to the commercial core
and general activity centers in the city.
Staff Finding:
The parking required for the proposed development program is adequate. The high rate
of transit usage, the desire to maintain such a high rate through automobile disincentives,
and the expected parking requirements of the non-residential uses proposed was
contemplated in determining the level of parking to be appropriate. The excess parking
proposed within structured garages is expected to serve off-site development (closer to
the Commercial Core) and is a desirable use of this parcel.
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.
Staff Finding:
No infrastructure constraints have been identified that would require a reduction in the
amount of development that is being proposed.
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.
Staff Comments Page 3
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Staff Finding:
No natural hazards exist on this property that would require a reduction in the density
for the property,
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.
Staff Finding:
The Public Zone District requires the adoption of a PUD to establish the dimensional
requirement and does not provide any dimensions by right. The density being
contemplated is well within the densities provided for multi-family zone districts.
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.
Staff Finding:
Concerns related to visual' impacts on the golf course have been addressed by the
application with provision of landscape buffers and demonstration of the visual impacts
through on-site "story poles" and photo simulations. The residential development has
been designed with the intention of minimizing this impact and staff believes the
resulting designs are sensitive to the concerns that have been raised.
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 Comments Page 4
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Staff Finding:
The application proposes a more formal street aesthetic with trees, street parking, etc.
This approach is certainly welcome as the existing public space is not very pedestrian
friendly or visually interesting.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding:
The plans have been reviewed by the emergency services providers and indications are
that the current plans address their access concerns. A condition of approval requires
the final application to demonstrate emergency access adequacy.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The applicant has indicated that handicapped access will be provided meeting the
standards set forth by the ADA.
6. Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impact surrounding properties.
Staff Finding:
Site drainage is being contemplated via a site storm system that will convey drainage
towards a wetland area adjacent to Maroon Creek. The system has not been designed.
The drainage design will be supplied during the final review and will become part of the
recorded plat.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programatic functions associated with the use.
Staff Finding:
The areas between the clubhouse and the tennis courts are intended to facilitate functions
that may be held in association with the uses. Staff believes these areas are appropriate
for these outdoor functions and encourages these areas to be used in this manner. The
golf practice areas are also designed to associate well with the clubhouse building.
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.
Staff Comments Page 5
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3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
Staff Finding:
The conceptual landscape plan appears to provide a well designated treatment of outdoor
spaces including both the residential development and the recreational portion of the
development. More detail related to species and methods of protecting existing
vegetation should be provided, but staff believes the amount of information provided in
the application is adequate for a conceptual review.
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 character of the architecture does relate to its intended use appropriately. There
have been some concerns about the visual impacts on the golf course and the colors that
have been represented in the application. The applicant has demonstrated the level of
visual impact on the golf course through use of story poles and photo simulations. Staff
believes the proposal represents a minor visual impact on the golf course and no impact
on any protected view planes as none of the golf course views are protected or
guaranteed by right. Staff believes the massing, scale, and overall architecture is
appropriate and compatible with the intended uses.
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.
Staff Finding:
The residences have been clusten:d to maximize efficiencies that may exist in building
and operation. Details related to snow shedding, and efficient mechanical systems have
not been addressed at this point. The architecture of the clubhouse is also indicative of '
Staff Comments Page 6
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its intended use and represents a high quality design. Staff does believe that the
architectural intentions, as proposed, are appropriate for this type of development.
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.
Staff Finding:
The applicant has indicated that the outdoor lighting will be in compliance with the City's
Outdoor Lighting regulations while addressing the safety concerns related to the
intersection.
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 reliefto 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:
The application included an adequate amount of open space for the uses being
contemplated. These include outdoor areas for residents and the recreational uses being
contemplated. The outdoor areas are proposed in a manner which allows for the
Staff Comments Page 7
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character of those specific areas to be appropriate for the associated land use. During
final review, the design of these areas will be addressed in greater detail as well as
provisions preventing additional development of the open space areas.
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 shiilIcomply wIth the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
Staff Finding:
Both the Water Department and ACSD have indicated that they have adequate capacity
to serve the development. The primary issue related to utilities is the timing of
improvements and the necessary connections that need to be made to serve other
developments that rely on infrastructure within this area. Staff recommends the
conceptual approval accommodate the locations of the buildings to allow the
infrastructure system to be designed with the knowledge that building will not be re-
located.
2. Adverse impacts on public infrastructure' by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
Staff Finding:
The applicant has indicated their responsibility to upgrade infrastructure where
necessary. The final improvements and associated costs are not known at this time.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding:
The utility designs and locations have not been finalized and are a significant issue to be
contemplated during this conceptual review. More information will be available when
the range of uses, densities, and locations of buildings, access ways are solidified.
1. 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 Comments Page 8
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Staff Finding:
As currently proposed, each lot, land use, and residence within the project will have
adequate access.
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.
Staff Finding:
Improvements are proposed for the intersection and access ways internal to the
development. The intersection design has not been finally decided upon, as several
methods of addressing this area are being contemplated.
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.
Staff Finding:
Trails recommended in the MCP are being addressed through this application. The
trail system is being proposed as a fully dedicated public trail.
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:
The applicant has indicated that the street may need to be dedicated to the public for
purposes of financing the housing development. This issue needs to be further
discussed with input from the City Streets Department prior to a final application.
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:
No entry way features are proposed that would be overly sized.
J. Phasing of Development Plan. (does not apply to Conceptual PUD
applications)
Staff Comments Page 9
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THE CITY OF Asl'EN
PIAII11111Ie ARID zaRIIIIIe CGMIMlll$$IIGIJ
MEETING DATE: 'April4, 2000
NAME OF PROJECT:
CITY CLERK:
STAFF:
WITNESSES: (1)
(2)
(3)
(4)
(5)
EXIDBITS: 1
2
3
Truscott Conceptual PUD
Jackie Lothian
Chris Bendon
Lee Novak
Michele Powers
Laura Kirk
Jeff Woods
Steve Barwick
(6)
(7)
(8)
(9)
(10)
(11)
Staff Report (X) (Check If Applicable)
Affidavit of Notice (X) (Check If Applicable)
Board Criteria Sheet (X) (Check If Applicable)
Ed Sadler
, Howard DeLuca
John Walla
Chris Barr
Ted Gny
Toni Kronenberg
MOTION: Roger Hunt moved to adopt Resolution #00-15 recommending City
Council approve the Aspen Golf and Tennis Clubrrruscott Housing
Conceptual PUD as amended finding the criteria have been met with
the conditions of approval: Ron Erickson second. APPROVED 6-0
VOTE:
YES_6_ NO_O_
ROBERT BLAICH
ROGER HUNT
YES _x_ NO
YES _x_ NO
TIMOTHY MOONEY YES _x_ NO
RON ERICKSON
ROGERHANEMAN YES_x_ NO
PZVOTE
YES _x_ NO
CHARLES VRESILOVIC YES _x_ NO
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MEMORANDUM
TO:
Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Directo~
Chris Bendon, Senior Planner~
Truscott Conceptual PUD - Public Hearing
FROM:
RE:
DATE:
March 21, 2000
SUMMARY:
During the previous session on this project, the intersection, pedestrian and bicycle
circulation, infrastructure and parking were presented and discussed. Some
conclusions were drawn by the Commission and have been reflected in the attached
Resolution. Staff has prepared a draft resolution with findings that have been made to
date and a list ofthe un-resolved threshold issues. This resolution is proposed as a
working document, and not as a document ready for adoption.
Tonight's discussion will concentrate on the recreational components of the plan.
This includes the tennis facilities, the clubhouse, the restaurant, Jr. Golffacilities,
administrative offices for golf operations, golf practice areas, design of outdoor
spaces between recreational uses, internal circulation and emergency access for the
recreational components, and uses accessory to the recreational uses such as golf cart
storage and locker rooms.
Time permitting, the residential site plan and the structured garages will be discussed.
Considering comments from the Commission regarding parking and some financial
constraints of the structured parking, the applicant is preparing alternatives for the
residential site plan for the meeting on ApriI4tl'. Additional input on these aspects of
the plan will help in the formulation of alternatives.
The story poles that were requested by the Commission will be installed on Monday,
March 20th. In addition, the applicant has prepared computer simulation photos to
represent the visual impacts on the golf course. Staff estimates that the majority of
tonight's discussion will be recreation oriented and that the hearing will be continued
to the April 4, 2000, meeting. The story poles will remain in place through this April
4th meeting.
CURRENT TOPICS:
For tonight's hearing, the substantive discussion will cover (not necessarily in this
order) :
· Tennis facilities,
. The clubhouse building
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. The restaurant use
. Jr. Golffacilities,
· Administrative offices for golf operations,
. Golf practice areas,
· Internal circulation and emergency access for the recreational components
· The design of outdoor spaces between recreational uses, and
· Accessory uses such as golf cart storage and locker rooms.
The remaining topics for this Conceptual review include the residential site plan,
residential architectural character, and emergency and service access for the
residential portion of the development. Considering the comments that have been
made to date about the residential portion of the development, the applicant is
preparing alternative site plans. Time permitting, draft alternatives will be presented
for additional input. Otherwise, the remaining issues will be presented during the
April 4th meeting.
ApPLICANT:
City of Aspen and the Aspen/Pitkin County Housing Authority.
PREVIOUS ACTION:
An overview of the project was presented to the Commission on February 15,2000.
A substantive review of the intersection, transit, pedestrian facilities, and parking was
held on March 7, 2000.
REVIEW PROCEDURE:
Conceptual PUD. The Commission shall recommend City Council approve, approve
with conditions, or deny the application during a meeting. No public hearing is
required, but this case is being administered as a public hearing.
RECOMMENDATION:
Staff recommends the Commission make substantive recommendations for the project
that will result in either approval of the project as presented, changes to the project, or
conditions of the final application. The attached draft resolution reflects the
conclusions that have been made to date. The public hearing should then be
continued to April 4, 2000.
RECOMMENDED MOTION:
"I move to continue this public hearing to April 4, 2000."
ATTACHMENTS:
Exhibit A -- Draft P&Z Resolution.
* Referral Agency Comments and the Development Application have been previously
distributed
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TO:
THRU:
FROM:
RE:
DATE:
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MEMORANDUM
Planning and Zoning Commission
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Directo~
Chris Bendon, Senior Planner ~
Truscott Conceptual PUD Review - Public Hearing
March 7, 2000
SUMMARY:
The overview presentation, held on February 15th, allowed the Commission and
members of the public to identifY the threshold issues to be addressed during this
conceptual review of Truscott. Staff has revised the list of issues to include items
raised during the overview.
This presentation is the first substantive review of the Truscott Conceptual PUD.
During the overview, the intersection was mentioned many times in relation to
pedestrian and vehicular safety. Considering the magnitude of this issue compared
with the remaining issues identified, staff and the applicant have agreed to address
transportation early in the review. The main issues for tonight'shearing will be the
intersection, related transportation issues, and infrastructure constraints. To the extent
possible, the parking garages will be discussed. The applicant team will include
technical consultants for utilities and for transportation.
The purpose of a Conceptual Review is to address threshold issues and come to some
understanding about the appropriate type, character, and intensity of development.
This includes site access, major infrastructure considerations, housing density,
location of program elements and their relationships, and any further studies, reports,
etc. that should be included in the Final application.
Many of the issues that have been identified will result in requirements for the Final
application. For example, a construction management plan was mentioned during the
overview presentation. An understanding of the major concerns that such a plan needs
to address such as timing, location of contractor parking, etc. should be brought forth
such that the applicant can prepare a construction management plan for the Final
application. Important in this example is that the applicant will not be presenting an
actual construction management plan until Final based on the concerns raised during
Conceptual. Conceptual approvals typically list the items that are required for the
Final application. In the above example, there may be a condition that the Final
application include a construction management plan that addresses 1, 2, 3, limits 4,
and prohibits 5.
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THRESHOLD ISSUES:
The following threshold issues were identified during the Overview meeting on
February 15th. The goal of the Conceptual Review is to reach some conclusions on
these issues while more detailed design considerations while be addressed during
Final Review.
Intersection and site access. Includes intersection type, lighting, timing of intersection
construction in relation to overall development.
Transit Opportunities. Ability of program to further the relatively high resident transit
use.
Overall Site Plan. Includes location of all accepted uses, infrastructure constraints.
Internal circulation. ~taging areas, drop-off, parking access, service access.
Servicing. Restaurant delivery area, trash areas. Both visibility and access for service
vehicles.
Emergency access. Internal intersections, tum-around areas.
Pedestrian connections. Across Highway 82, through development, lighting.
Parking. For all uses, overlap between uses, proximity to associated use (housing, golf,
etc.).
Residential. Number, type, parking ratio, site planning goals, architectural style.
. Tennis courts. Number, design and orientation of stadium court, lighting, and noise
impacts from highway.
. Golfpractice area. Location, size requirements, timing.
. Outdoor spaces. Programming of spaces depending upon adjacent uses.
~ . Clubhouse. Size, location, architectural style, employee mitigation.
'l1 · Restaurant. Capacity, orientation to various uses. Hours of operation, service needs.
Z · Accessory uses. Locker rooms, cart storage.
~ . Jr. Golf Facility. Re-use of the existing pro-shop.
.z.. . Administrative Offices. Location, size, employee mitigation.
I'~ · Infrastructure. Capacities, timing, coordination with scheduled upgrades.
. Phasing. Including construction impacts on Golf Course during season, impacts on
leaseholders, phasing of intersection construction. ~/"~ .1 ~ Afr.
;. Aesthetics. Visual impacts of development on Golf Course. "Story poles" were
suggested.
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/. Construction Plan. Areas of disturbance, contractor parking.
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CURRENT TOPIcs:
The range of issues for this project are broad and the applicant is prepared to address
items for substantive review oyer two hearings. For tonight's hearing, the substantive
discussion will cover:
. Infrastructure constraints,
. The intersection,
. Pedestrian and bicycle circulation,
. Transit, and
. Parking garages.
This schedule is slightly different from that contemplated in prior memorandums.
Based on the comments heard during the overview presentation meeting, staff and the
applicant have scheduled the transportation items in this first substantive meeting.
The nature of the comments seem to indicate that site access, the intersection,
pedestrian accommodations, and overall safety as dominant issues needing
substantive discussion prior to less critical items.
PREVIOUS ACTION:
An overview of the project was presented on February 15,2000, as threshold issues
were identified. No substantive discussion was held during this meeting and no
substantive actions were taken.
REVIEW PROCEDURE:
Conceptual PUD. The Commission shall recommend City Council approve, approve
with conditions, or deny the application during a meeting. No public hearing is
required, but this case is being administered as a public hearing.
RECOMMENDATION:
Staff recommends the Commission make substantive recommendations for the project
that will result in either approval of the project as presented, changes in the project, or
conditions for the final application.
RECOMMENDED MOTION:
"I move continue this public hearing to March 21, 2000."
A TT ACHMENTS:
Exhibit A -- Review Criteria and Staff Comments
Exhibit B -- Referral Agency Comments
* The Development Application has been distributed.
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Exhibit A
Truscott Conceptual PUD
STAFF COMMENTS: Planned Unit Development - Section 26.445
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.
I. The proposed development shall be consistent with the Aspen Area Community Plan.
Staff Finding:
Staff believes this development is consistent with the AACP. The housing
development has been identified as a priority site for additional affordable housing and
was the topic of a City-wide vote (for use of the "dirt pile" area). The recreation
component of the project was also subject of an approved vote.
2. The proposed development shall be consistent with the character of existing land uses
in the surrounding area.
Staff Finding:
Staff believes the development proposed is consistent with the manner in which the property has
been developed and used to date. TIle recreational facilities are in need of some rejuvination and
the residential portion of the development represents a significant opportunity for additional
housing on an existing housing site.
3. The proposed development shall not adversely affect the future development of the
surrounding area.
Staff Finding:
A primary requirement of this standard will be addressing the intersection and safety
issues that already exist.
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 restaurant will be using leasable square footage that already exists on-site and is
intended to be de-commissioned as part of the development. The, residential portion of
the development is intended as 100 % affordable housing as is therefore available for an
exemption from GMQS.
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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.
Staff Finding:
The dimensional provisions that are being contemplated are compatible with these
influences on the property
2. The proposed dimensional requirements permit a scale, massing, and quantity of
open space and site coverage appropriate and favorable to the character ofthe
proposed PUD and of the surrounding area.
StaffPinding:
Staff believes that the open space, scale, massing, and site coverage are appropriate for
the character of 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.
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.
Staff Finding:
The parking garages would provide for additional parking beyond what is necessary for
the development. These garages are also being evaluated for their financial impact on the
overall development and may be removed from the application.
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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.
Staff Finding:
No natural hazards exist on this property that would require a reduction in the density
for the property.
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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 adjaGent 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 referenGe 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.
Staff Finding:
Concerns related to visual impacts on the golf course have been addressed by the
application with provision of landscape buffers. The residential development has been
designed with the intention of minimizing this impacts and staff believes this approach
is worthy and that the resulting designs are sensitive to the concerns that have been
raised. This issue is one that will need to be addressed as a balance of competing ideas.
Staff believes the plans to date attempt to address this balance and that the residential
designs are appropriate.
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 application proposes a more formal street aesthetic with trees, street parking, etc.
This approach is certainly welcome as the existing public space is not very pedestrian
friendly or visually interesting.
4. Buildings and aCGess ways are appropriately arranged to allow emergency and service
vehicle access.
Staff Finding:
The plans have been reviewed by the emergency services providers and indications are
that the current plans address their access concerns.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding:
The applicant has indicated that handicapped access will be provided.
6. Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impact surrounding properties.
Staff Finding:
A drainage plan has not been provided with this conceptual application.
7. For non-residential land uses, spaces between buildings are appropriately designed to
accommodate any programatic functions associated with the use.
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Staff Finding:
The areas between the clubhouse and the tennis courts are intended to facilitate functions
that may be held in association with the uses. Staff believes these areas are appropriate
for these outdoor functions and encourages these areas to be used in this manner. The
golf practice areas are also design to associate well with the clubhouse building.
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 I 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.
Staff Finding:
The conceptual landscape plan appears to provide a well designated treatment of outdoor
spaces including both the residential development and the recreational portion of the
development. More detail related to species and methods of protecting existing
vegetation should be provided, but staff believes the amount of information provided in
the applicationis adequate for a conceptual review.
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:
I. 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 character of the architecture does relate to its intended use appropriately. The have
been some concerns about the visual impacts on the golf course and the colors that have
been represented in the application. These issues should be further discussed in the
substantive review.
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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 reguire significant maintenance.
Staff finding:
The residences have been clustered to maximize efficiencies that may exist in building
and operation. Details related to snow shedding, and efficient mechanical systems have
not been addressed at this point. The architecture of the clubhouse is also indicative of
its intended use and represents a high quality design. Staff does believe that the
architectural intentions, as proposed, are appropriate for this type of development,
although more detail responding to these criteria need to be presented.
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.
Staff finding:
The applicant has indicated that the outdoor lighting will be in compliance with the City's
Outdoor Lighting regulations while addressing the safety concerns related to the intersection.
G. Common Park, Open Space, or Recreation Area.
Ifthe 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:
I. 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 ofthe 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 adeguate 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.
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Staff Finding:
The application included an adequate amount of open space for the uses being contemplated.
These include outdoor areas for residents and the recreational uses being contemplated. The
outdoor areas are proposed in a manner which allows for the character ofthose specific areas to
be appropriate for the associated land use. During final review, the design of these areas will be
addressed in greater detail as well as provisions preventing additional development of the open
space areas.
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.
Staff Finding:
Both the Water Department and ACSD have indicated that they have adequate capacity
to serve the development. The primary issue related to utilities are the timing of
improvements and the necessary connections that need to be made to serve other
developments that rely on infrastructure within this area.
2. Adverse impacts on public infrastructure by the development will be mitigated by
the necessary improvements at the sole cost of the developer.
Staff Finding:
The applicant has indicated their responsibility to upgrade infracstructure where
necessary. The final improvements and associated costs. are not known at this time.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff Finding:
The utility designs and locations have not been finalized and are a significant issue to be
contemplated during this conceptual review. More information will be available when
the range of uses, densities, and locations of buildings, access ways are solidified.
L 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:
I. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or tllrough an apProved private road, a pedestrian way,
or other area dedicated to public or private use.
Staff Finding:
As currently proposed, each lot, land use, and residence within the project will have
adequate access.
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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.
Staff Finding:
Improvements are proposed for the intersection and access ways internal to the
development. The intersection design has not been finally decided upon, as several
methods of addressing this area are being contemplated.
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.
Staff Finding:
Trails recommended in the AACP are being addressed through this application. The
trail system is being proposed as a fully dedicated public trail.
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:
The applicant has indicated that the street may need to be dedicated to the public for
purposes of financing the housing development. This issue needs to be further
discussed with input form the City Streets Department prior to a final recommendation.
6. Security gates, guard posts, or other entrywayexpressions for the PUD, or for lots
within the PUD, are minimized to the extent practical.
Staff Finding:
No entry way features are proposed that would be overly sized.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
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MEMORANDUM
To: Chris Bendon
From: Ben Ludlow, Project Engineer 1ZPL
, Reference DRC Case load Coordinator
Date: February 8, 2000
Re: Truscott PUD (Draft Response)
The Development Review Committee has reviewed the Truscott Redevelopment
Conceptual PUD application at their January 19, 2000, and the January 16, 2000
meeting, and has compiled the following comments:
General
1. Sufficiency of Submittal: DRC 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.lmpacts: 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 - The drainage report submitted with the
application is incomplete. Before the final design is approved, the site development
approvals must include the requirement meeting runoff design standards of the Land
Use Code at Sec. 26.88.040.CA.f 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) and a report signed and stamped by an engineer registered in the State of
Colorado, 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. If drywells are an acceptable solution for
site drainage, a soils report must be provided with a percolation test to verify the
feasibility of this type of system. Drywells have depths well below depth of frost (10'
minimum) to function in cold weather. The drainage plan must contain a statement
specifying the routine maintenance required by property owner(s) to ensure continued
and proper performance. Drywells may not be placed within public right of way or utility
easements. 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.
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February 8, 2000
Truscott Redevelopment
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Information - The City drainage criteria needs to 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. Sidewalk, Curb, and Gutter - Requirement- The submitted plat does not show
the installation of curb, gutter, and sidewalk along roadways. As of the request of the
Engineering Department revisions need to be made, if urban design features are
proposed, as follows:
a. All streets and access roads need to have curb and gutter that complies with
City of Aspen standards.
b. All streets and access roads need to have sidewalks that comply with City of
Aspen standards.
c. All streets and access roads need appropriate landscaping.
3. Fire Protection District - Information - As of the request of the Fire Protection
District revisions need to be made as follows:
a. Fire alarms and sprinklers should be placed in all structures within the
premises.
b.' The proposed signalized intersection on SH 82 be equipped with an Opticom
for the emergency vehicles.
c. The road accessing the affordable housing should be designed wide enough
to allow for emergency vehicles. This includes the turn around and / or the
redesigned loop.
d. All road radii should adhere to design standards (50' min) that allow for
proper emergency vehicle access.
e. The new restaurant should be designed according to all regular commercial
restaurant standards for fire protection.
4. Utilities (General) - Information - All use of City utilities must be planned
accordingly. Currently there is no "real" utility plan and the only mention of utilities is
conceptual. The following revisions need to be made:
a. A flow study should be performed to analyze the current and future waste
fiows.
b. Water access and flow analysis needs to be confirmed before approval of the
final design.
c. A full-scale utility plan needs to be performed and will be due prior to final
design approval.
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February 8, 2000
Truscott Redevelopment
d. All Regional Service Utilities need a relocation and timing sChedule well in
advance.
e. The crossing of State Highway 82 with all utilities needs to occur at the same
time and they also need to occur at the time of the installation of the tunnel.
5. Environmental Health Department- Please see attachment 1~~ Sq:o.I'Ik 0JIer-
6. Streets Department - Requirement- As of the request of the Engineering
Department revisions need to be made as follows:
a. The applicant shall not track mud onto City streets during construction. A
washed rock or other style mud rack must be installed during construction.
7. Community Development -Information - The following information has been
provided by the Community Development Office.
a. The planned space for retail is not enough to incorporate a "community" in
the development. Based on the number of people that will be living in the
area, a commercial space within the restaurant should be considered. This
would, in turn, reduce the number of traffic trips by residents.
8. Parks - Requirement- The following comments have been produced by the Parks
Department:
a. The outside areas that will require irrigation need to be determined (i.e. an
approximate square footage calculated) and a decision made as to whether it
will be irrigated with raw water or potable water. If it is determined to be raw
water, the applicant may be required to contribute to the upgrade cost of the
Marolf and Holden ditches to deliver raw water to the site. A collection pond
may be necessary to pump water from the ditch or the applicant will need to
work with the Aspen Golf Course to tap into their system. Any work that
impacts or connects to the raw water system must be done during early
spring or fall when the ditch is not flowing.
b. The open area at the end of the housing project needs to be identified as
public space or private space because of the requirement of maintenance.
c. The road needs to be identified as public or private because there are right of
way criteria that needs to be enforced which includes landscape and
maintenance.
9. Trails - Information";' The following comments have been produced by the Trails
Coordinator of the Parks Department:
a. The trail alignment and pedestrian overpass across Maroon Creek need to be
confirmed with CDOT.
b. All trail alignments in front of the development and along State Highway 82
need to be confirmed with CDOT.
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February 8, 2000
Truscott Redevelopment
Requirement. The following comments have been produced by the Trails
Coordinator of the Parks Department:
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a. The design of the underpasses is a vitai part of the trail system. It is very
important that they are not lost in the desi(;jn phase;
b. The current trail along State Highway 82 must be open at all times.
c. Alternate routes for temporary alignment along State Highway 82 for
pedestrian and traffic control must be designed.
d. If any utility design or construction is to impact existing or proposed trails, the
design and construction must be coordinated with the Trails Coordinator of
the Parks Department.
e. All trail design and construction must meet City of Aspen trail standards and
be coordinated with and approved by the Trails Coordinator at the Parks
Department prior to the final design and start of construction.
f. All trail design and construction should be coordinated with COOT plans for
the Entrance to Aspen (ETA). This should include the proposed Maroon
Creek Pedestrian Bridge planned for the ETA by COOT.
g. Restoration of the trail shoulders and surrounding vegetation and landscape
must be included in the design and construction of any trails.
10. Utilities:
Water:
City Water Department
Requirement - As a request of the City of Aspen Water Departrnent,
revisions need to be made as follows:
a. The water department needs to have capacity estirnates for the residential,
comrnercial, and irrigated areas.
b. Water demand factors rated in ECU's (Equivalent Capacity Units) should be
estirnated for the project at buildout in 2007. This should incorporate a
determination as to whether raw water frorn the Holden and Marolt ditch
systems can be utilized for irrigation, and if not, a specific allowance for the
number of square feet to be irrigated with overhead sprinkler systems versus
drip irrigation systems.
c. A detailed utility plan showing the proposed finished location of all
utilities needs to be prepared for review and approval of all affected
utilities. If construction of utilities are to be phased over a several
month period, a phasing plan showing how service will be maintained to all
existing customers should be provided as part of the utility plan.
d. A final decision needs to be made regarding construction of the second
parking structure since preferred utility alignments would cross between the
two structures and alternate routes would need to be defined. An alignment
needs to be identified for regional serving utilities (water and sewer) that
will need to be relocated as a result of the proposed footprint for the
project. The location and phasing of these utilities need to be shown on
the utility plan. The utility plan should include provision for continuous
operation during construction and should be scheduled to occur concurrently
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February 8, 2000
Truscott Redevelopment
with low demand periods such as the spring or fall of the year. It would
also be desirable if relocation of existing large diameter water and sewer
lines occur simultaneously.
e. It would be further advantageous if required highway crossings for deep
utilities (water and sewer) were made concurrently with construction of the
pedestrian underpass beneath Hwy 82."
f. Define to what extent the project will use raw water from the Holden and
Marolt ditch systems (see item b. above).
g. All uses and construction will comply with the City of Aspen Water System
standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as
they pertain to utilities.
h. Each new residential unit and commercial facility will be required to be
separately metered. In lieu of this requirement, the Water Director may
approve an alternate plan for metering provided it promotes water
conservation and is otherwise consistent with the requirements of the Aspen
Municipal Code.
Wastewater:
Aspen Consolidated Waste District
Information - As a request of the Consolidated Waste District, revisions
need to be made as follows:
a. Phase 3 of the project will cause ACSD to have to upgrade its flow
study. The cost of the upgrade will have to come from the project.
b. If the upgrade of the flow study shows the increase of the flow
capacity above allowable capacity, then there will have to be a
replacement of the sanitary line at the river crossing. This is an
extreme concern due to its financial impact, design, and construction.
c. The crossing of the golf course needs to scheduled in a time that
acceptable to the Parks Department and ACSD.
d. The City of Aspen owns the line that currently serves Truscott.
e. The alignment directions for the main line need to be identified as
soon as possible.
Requirement. As a request of the Consolidated Waste District, revisions
need to be made as follows:
a. The current lease agreements with ACSD need to be revised or
completely renewed.
b. At all underground parking facilities the following items must be
adhered:
· Installation of an oil and sand interceptor
. All surface clear water must be diverted from entering the waste
system
· The design must be sent to Tom Bracewell for approval
c. The restaurant seating estimate needs to be confirmed so that need
for an oil and grease interceptor can be identified.
d. Each building needs to have its own separate sewer lateral to the
main line.
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February 8, 2000
Truscott Redevelopment
e. The ACSD needs an easement that is without a lot intricate
landscaping. This easement needs to be 1 b feet on each side of the
mainline.
f. The existing Junior Golf Facility needs to have new sewer lines
installed.
Electric:
Information - The current lighting design for the area is stated as "well
lit." This definition needs to be more refined and reflect the City of Aspen
Ordinance 47 of 1999. This will keepthe area from being too bright as is the
case of the roundabout due to CDOT's more intense lighting standards.
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
landscaping, within public rights 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, streets, and alley.
4. Permits:
Obtain permits for any work or development, including street cuts,
landscaping, within the public rights of way from the city
community development department.
Page 7 of7
February 8, 2000
Truscott Redevelopment
DRC Attendees
Staff: Tom Bracewell
Claude Morelli
Lee Cassin
Ed Van Walraven
Becca Schickling
Chris Bendon
Phil Overynder
Nick Adeh
Jeff Woods
John Krueger
Julie Ann Woods
Nick Lelack
Ben Ludlow
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Applicant's Representative: Lee Novak
Laura Kirk
Bruce Barth
Jay Leavitt
Yancy Nichol
Ed Sadler
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A
MEMORANDUM
TO:
Chris Bendon, Planner
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FROM:
Claude Morelli, City Transportation Planner
CC:
Randy Ready, Assistant City Manager
DATE:
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RE: Truscott Redevelopment Conceptual PUD Review
Parcel ID #2735-111
In response to your request, staff of the City of Aspen Transportation & Parking Department has
reviewed the Conceptual Submission for the Aspen Golf & Tennis Club/ Truscott Housing project
and offers the following comments:
A. NEED FOR ACTIVE TRAVEL DEMAND MANAGEMENT AT TRUSCOTT
Summary. Aspen has a clear policy of holding traffic at the Entrance to Aspen to current levels.
The purposes of this policy include protecting air and water quality, limiting traffic noise, managing
congestion, minimizing the visual impacts of roadways, minimizing the quantity of land consumed
by roadways, and minimizing the costs of building and maintaining roadway infrastructure. Given
the City's traffic policy, together with recognition that the cumulative long-term impact of many
small or medium-size projects can be substantial, staff considers all projects that generate additional
traffic volume as cause for concern.
The plan for redeveloping Truscott calls for adding 141 units and 176 bedrooms to the existing
housing/golf site. The housing component of the project could add as many as 400 additional
automobile trips per day to the stream of traffic crossing the Castle Creek Bridge. This number
represents an increase in average daily traffic (ADT) of approximately 1.5 to 2.0-percent.
Staff views an increase of this magnitude as representing a substantial impact. For this reason, staff
recommends implementation of an active (and aggressive) travel management program as an
appropriate traffic mitigation strategy. "Active" in this sense means on-going cornmittrnent and
effort by Housing staff to support and encourage use of alternative travel modes. Such support and
encouragement should go above and beyond simple "passive" measures such as incorporation of
supportive physical elements into the project.
A detailed outline of staff s recommended program for Truscott is provided in Section B of this
memo.
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Review Comrr("fl"'I'Truscott ~edevelopment. Conceptual PUD
City 0_ Jeo, Transportation & Parking Department
Background and Context: The Entrance to Aspen Traffic Policy. For almost a decade, a key
component of Aspen! AACP transportation policy has been to hold traffic volumes into and out of
town to the levels of 1993/94. This traffic restraint forms the basis of the Entrance to Aspen (ETA)
Record of Decision, and is one of the primary standards by which staff of the Transportation &
Parking Department evaluates proposed development projects in the Highway 82 corridor. Staff
determines compliance with the standard by considering the potential impact of development
projects on peak-hour and average daily traffic (ADT) crossing the Castle Creek Bridge.
Traffic Volumes at the Entrance to Aspen. Table 1 provides information on policy and realized
Highway 82 ADT for 1998 and 1999. As the data in the table indicate, the ADT cap has generally
been met in recent years; however, very little capacity remains available in the system. During peak
hours, even less capacity is available.
Factors in the Success of the Traffic Policy. Staff attributes the success ofthe Aspen traffic policy
on a combination of factors. These include:
· The availability of excellent public transit service as an alternative to driving in the
Highway 82 corridor.
· Paid parking in the Aspen Core Area.
· Willingness on the part of many Aspen-area employers and others to support and
encourage use of alternative travel modes (i.e., buses, carpools, vanpools, cycling,
walking, telecommuting, etc.).
· Transit and pedestrian-oriented design of many Aspen-area development projects.
Table 1: AVERAGE DAlLYTRAFFIC ON TilE CASTLE CREEK BRIDGE
Traffic Cap 1998 1999
January 23,800 22,500 22.700
February 24,300 23,700 23,700
March 24,800 23,600 25,600
April 18,800 19,800 19,700
May 19,300 18,200 18,500
June 26,200 N/A 25,400
July 28,600 29,000 26.600
August 28,600 27,200 25,100
Septern ber 24,000 23,300 23,300
October 20,500 20.500 N/A
November 20,000 N/A N/A
Decem ber 25,200 24,200 N/A
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A
Review Comn;~lrusc?tt,~e~eyelopment Conceptual PUD
City 0_ ~Jen, Tninsportation & Parking Department
Obstacles to Continued Success of the Traffic Policy. Staffis concerned that land-use and other
changes occurring in the Highway 82 corridor will make continued realization of the traffic-cap
policy increasingly difficult in future years. In particular, staff is concerned by two emerging and
problematic trends:
· Increasing difficulty associated with crossing Highway 82 for non-motorized access to
bus stops. CDOT's plans for Highway 82 call for the transformation of the road into a
controlled access facility. Part of this transformation involves substantially increasing
the pavement width of the highway's cross-section. The increase in width will
exacerbate existing and future scarcities ill traffic gaps to make non-motorized traversal
of the highway considerably more difficult. Both problems are particularly apparent at
Truscott, where a planned widening of the highway to almost 100 feet would exacerbate
the difficulties caused by the existing, near-continuous flow of traffic to and through the
nearby roundabout.
· Rising daily traffic volumes generated by increasing population in and around Aspen. On
average, Aspen-area residents tend to generate substantially more local vehicle trips than
in-comm\!ters. For example, the typical in-commuter to Aspen generates one inbound
and one outbound trip per day, plus occasional mid-day trips. The likelihood of an in-
- commuter traveling into and out of town by bus (and traveling by foot for mid-day
travel) is generally high. I By contrast, the typical resident of a two-person!two-
automobile household in Aspen can be expected to generate at least 4.05 home-based
trips per day, plus several non-home-based mid-day trips.' Absent any significant
disincentives to using automobiles, a resident is likely to make most of these trips by car.
Thus, ifpart of the Aspen work force shifts from "in-commuter" to "resident" stat\!s by
moving to Truscott or other in-town development sites, and if the Housing A\!thority and
other developers do not commit to active (and aggressive) travel-demand management
programs, substantially more traffic on Aspen's local streets will result.
Impacts of the Truscott Redevelopment Project on Traffic at the Entrance to Aspen. The plan for
redeveloping Truscott calls for adding 141 units and 176 bedrooms. Absent an active and
aggressive travel management program, the impact of these additional units and bedrooms on traffic
at the Entrance to Aspen would be significant. .
If, for example, each bedroom were occupied by one person with access to an automobile, and if
each person were, on average, to generate a maximum of2.82 net new automobile trips per day, the
number of new automobile trips generated by the project could total as many as 496 per day (= 176
bedrooms x 1 person per bedroom x 2.82 trips per person).' As many as 80-percent, or about 400,
] For Aspen employee mode split information, see Healthy Mountain Communities, Study of Local and Regional Travel
Patterns. Volume 1. .
2 Martin, William A. and Nancy A. McGuckin. 1998. Travel Estimation Techniques for Urban Planning. NCHRP
Report 365 (Washington, DC: National Academy Press), esp. Table 6.
3 The auto trip generation rate is based on the following assumptions: (1) All future Truscott residents would otherwise
live Downvalley and commute to Aspen; (2) 80-percent of future residents would otherwise commute in personal
vehicles with an average occupancy level of l.3 persons per vehicle (= 0.77 vehicle trips per in-commuter per day); and
(3) the remaining 20-percent of future residents would otherwise commute by bus. Thus, given a "base" residential
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Page 3 of7
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Review ComlT):"'~*"~J'ruscott Redevelopment Conceptual PUD
Cityo. Jen, Transportation & Parking Department
ofthese trips might reasonably be destined for points east of the Castle Creek Bridge. The addition
of these trips to the existing traffic stream would increase the volume of Highway 82 traffic by
approximately 1.5 to 2.0 percent, depending on the season"
Given the strict, policy-driven traffic volume and capacity limits at the Entrance to Aspen, staff
considers that an impact of this magnitude justifies implementation of aggressive travel-
management measures.
B. PROPOSED TRAVEL-DEMAND MANAGEMENT STRATEGY FOR TRUSCOTT
"Passive" Traffic-Management Elements of the Current Proposal. The current Truscott proposal
incorporates several "passive" traffic-mitigation features. Staff strongly recommends retaining
these in the final plan. They include:
· High/Wide Pedestrian Underpass. The current proposal calis for constructing a high and
wide underpass of Highway 82 to provide a direct, safe and comfortable counection to
the eastbound RFT A bus stop for non-motorized travelers. Construction of such an
underpass is essential to overcoming the difficulties and dangers associated with crossing
the highway by foot and bike (see discussion in Section A).
· Remote Parking for Truscott Residents. The current proposal would locate much
(though, unfortunately, not all) of the parking for the project some distance away from
the residential units. Locating parking in this manner tends to increase the relative
attractiveness of using the bus instead of driving. The means by which this is achieved
is through a narrowing of the difference between auto and transit "out of vehicle" time at
the start and end of trips.
· Good System of Walkways. The current proposal (at least as staff interprets the
conceptual site plan) appears to call for the construction of a network of wide (ideally, :2:
5 feet), detached sidewalks and clearly visible crosswalks throughout the site. WeII-
designed, pedestrian-exclusive pathways are essential for enabling and encouraging non-
motorized internal circulation and access to the Highway 82 bus stops during both
summer and winter. 5 .
person_trip generation rate of 4.05 trips per day, the following relationship holds: (Net maximum auto-trip generation
rate) = (4.05 total trips per day) - [(2.00 work trips per day) x (0.80) x (0.77)] = (4.05 total trips per day) _ (1.232
"credit" work trips per day) = 2.818 " 2.82 net total trips per day.
4 Percentages are based on the "Traffic Cap" volumes shown in Table I.
S At least one of the architects working on the Truscott project suggested that streets on the site could be designed for
shared vehicle/pedestrian nse in the "Woonerf' style. In staffs opinion, Woonerf-style walkways may be inferior to
sidewalks during winter unless it can be proven that snow and ice can be removed from walking surfaces at least as
effectively in the case ofWoonerfs as in the case of sidewalks.
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Page 4 of7
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Review Comm.~rusc?tt Re~e~elopment Conceptual pun
City o. jen, Transportation & Parking Department
Recommended "Active" Traffic-Management Elements. In addition to the passive traffic-
mitigation features already incorporated into the proposed conceptual plan for Truscott, staff
recommends incorporating the following "active" traffic-management elements:
· Limited Residential Parking Supply. The supply of parking available to residents of
Truscott should be limited to encourage economization and sharing ofvehicIe ownership
and use. The ratio of resident-accessible parking spaces to units (not bedrooms) should be
held to a maximum of 1.0 (and ideally much less). On-site provision of additional parking
should be considered, but these spaces should be reserved for long-term, remote car storage
(a subject that staffwiIl discuss in more detail in a future memo). Parking spaces reserved
for golf in summer should be available only for remote car storage during other seasons.
· Parking Fees. The Housing Office should require Truscott residents to pay for the privilege
of parking on-site. Under no circumstances should parking be included in the rent for
housing. Instead, the Housing Office should charge a separate fee or set of fees.
.
The purpose of a system of this sort is twofold. First, it provides a stream of revenue to
reimburse the public for its investment of scarce capital resources in the parking facility and
for the administrative and other costs associated with parking operations. Second, it enables
the projeCt residents to choose for themselves how often or even whether to pay for parking.
This gives the residents opportunities to trade the purchase of "more" parking for the
purchase of goods and services they might value more highly (e.g., new furniture, movie
tickets, a better pair of skis, etc.).
Ideally, to encourage economy ofvehicIe use by project residents, the Housing Office
should establish a variable parking-fee structure. Such a structure would provide a powerful
tool for managing and moderating the volume and time of "departures" from the parking
facility. Application of smart-card technology can minimize the administrative burden of
the system. The technology permits easy tracking ofvehicIe movements and accounting of
accumulated fees. An example of variable fee schedule might look something like the
following:
Fee Component
Fee
Monthly base fee (payed by all users of the parking facility,
regardless of the frequency of departure)
$100.00
First 15 departures
16'h through 25'" departure
26'h through 35'" departure
36'" through 45'h departure
46'" through 60'" departure
;, 61" departure
Free
$1.00 per departure
$2.00 per departure
$3.00 per departure
$4.00 per departure
$6.00 per departure
Surcharge for each departure made during peak travel periods
(e.g.; weekdays from 7:30 a.m. to 10:00 a.m.)
$1.00
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Review Comm~ruscot! itedevelopment Con~eptua] PUD
City Q. /en, Transportation & Parking Department
Example: A resident makes 50 departures from the Truscott parking facility in a month.
Ten of these departures are during peak travel periods. The resident pays a total of $190
in parking charges.
Explanation:
Base Fee $ 100.00
First 15 departures (@ $0.00) $ 0.00
16" through 25ili departure (@$1.00) $ 10.00
26ili through 35ili departure (@ $2.00) $ 20.00
36ili through 45ili departure (@ $3.00) $ 30.00
46ili through 50ili departure (@ $4.00) $ 20.00
Ten (10) peak-period departures (@$1.00) $ 10.00
TOTAL monthly parking bill $ 190.00
· Formal Transportation-Management Program. A formal transportation-management
program should be instituted at Truscott. This program should include, but not be limited to:
. Periodic distribution of information to residents on alternative travel modes.
. Regular participation of the Truscott housing manager in the City's Transportation
Options Program (TOP).
. Sale ofRFTA passes on-site.
. Periodic administration of resident travel surveys (to be provided by the City
Transportation & Parking Department).
· Taxi Voucher Program. The Housing Office should provide two non-transferable taxi
vouchers per month to each Truscott resident. Additional vouchers should be provided to
residents on a "co-pay" basis (e.g., $3.00 per trip). The vouchers should be valid only for
one-way travel between Aspen and Truscott. The purpose of the voucher program would be
to enable Truscott residents to travel into town by bus for shopping, but travel back (with
heavy items such as grocery bags, etc.) by car.
Other Recommended Improvements. In addition to the active travel-demand management
elements listed above, staff recommends incorporating the following "passive" elements into the
Truscott plan:
· "Loop" Termination of the Access Road. To leave open the possibility of operating "small"
transit vehicles (including the elderIy/handicapped dial-a-ride vehicles) directly nto and out
the Truscott site, the terminus for the project's access road should be designed as a cul-de-
sac or loop rather than a "hammer-head". Project designers might consider the loop that
terminates Ute Avenue as an appropriate model.
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Review Comm~ruscottlt~deVelopmer1t Conceptual PUD
City 01 .~tn, Transportation & Parking Department
· Bicycle Parking. At least two ground-level, easily accessible and secure bicycle parking
spaces should be provided in close proximity to the front door of all housing units in the
project.
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MEMORANDUM
To:
Chris Bendon, Planner
From:
Lee Cassin, City Environmental Health Director
Date:
January 26, 2000
Re:
Truscott Redevelopment Conceptual PUD Review
Parcel ID # 2735-111-
-----------------------------------------------
-----------------------------------------------
The City of Aspen Environmental Health Department has reviewed the Truscott Redevelopment Conceptual PUD land use
submittal under authority of the Municipal Code of the City of Aspen, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall he unlawful for the owner or occupant of any huilding used for
residence or business purposes withinthe city to construct or reconstruct an on~site sewage disposal device."
The plans to provide wastewater disposal for this project through the central collection lines of the Aspen Consolidated Sanitation
District (ACSD) meet the requirements of this department.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings. structures, facilities, parks, or the like within the city
limits which use water shall be connected to the municipal water utility system."
The provision of potable water from the City of Aspen system is consistent with Environmental Health policies ensuring the
supply of safe water. The City of Aspen water supply meets all standards of the Colorado Department of Ftealth for drinking water
quality. .
WATER QUALITY I:rvtP ACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal water supply from injury and
pollution, the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources
contributing to municipal water supplies for a distance of five (5) miles above the points from which municipal water supplies are diverted."
A drainage plan to mitigate the water quality impacts from drive, roof and parking areas will be evaluated by the City Engineer.
The applicant needs to make sure that no federal permits are required.
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve the maximum practical degree of air
purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city..." The
Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by protecting the
natural air sheds and reducing pollutan'ffi".
The major air quality impact of a development is the emissions resulting from the traffic generated by the project. PM-1O (83% of
which comes from traffic driving on paved roads) is a significant health concern in Aspen. Traffic also produces carbon monoxide
and other emissions that are health concerns. The municipal code requires developments to achieve the maximum practical degree
of air purity by using all available practical methods to reduce pollution. The applicant needs to implement measures that will
minimize traffic increases, or offset the emissions from the project with PMl 0 reduction measures elsewhere. In order to do this,
the applicant determines traffic increases generated by the project (using standard ITE trip generation rates), commits to a set of
control measures, and shows that the control measures offset the traffic or PMI 0 produced by the project.
The housing units and other uses will generate a significant number of vehicle trips/day unless stringent mitigation measures are
used. The restaurant's trip generation rate is difficult to determine, since its use is uncertain. If it is a "high end" restaurant, it will
generate more trips than if it is just a golf burger establishment. In any case, there will be trips from deliveries and restaurant
employees.
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A traffic light at the intersection would be a likely benefit, because, even with an underpass, people will walk and bike across the
intersection. Without a light, this would be a very unsafe area for children to be anywhere near, and would be likely to result in
more trips of parents driving children to activities, as well as more driving trips by adults.
Several aspects of the proposed development will be crucial to offsetting pollution impacts from the project. Providing
underground remote parking for housing sites in town is essential to reducing vehicle trips and the associated pollution. Most
people need to own a car, but many do not need to drive every day. Remote parking is a severe need for present and future
affordable housing projects 'in town, especially as the goal of increasing in-fill projects moves forward. In downtown areas, there is
no way to provide large amounts of parking associated with housing projects. Only if there is remote parking available will these
projects be possible. By providing it at the only, or one of the only, possible sites, future housing can be provided in a way that
minimizes traffic and air pollution.
The possibility of gated access for residents, using a 25 cent or 50-cent fee each time, is an ideal way to reduce vehicle trips at a
site close to transit and employment sites. It allows residents to have a car close-by, but creates an incentive to think about each trip
and decide whether a trip to town could be made by bus or bike. An alternative way to provide the same incentive would be paying
a lower fee to park if the user goes in and out only a few times a month, and a higher fee for more frequent use. These methods are
much more effective than a monthly flat parking rate, in which case once a user has paid to park, they have an incentive to drive
and park more, since "they've already paid for it".
Ability to provide a loop for buses to access the south end of the site would be a great benefit in reducing trips if it is feasible given
other constraints. People are much more likely to use transit ifit is close and convenient, and it has been shown that even a short
walking distance to a transit stop is a disincentive to transit use.
Providing parking for some of the units in the underground garage will act as an incentive for transit and bike use, since in some
cases it will be just as easy to hop on the bus as to walk to the parking garage and then drive. In fact, having all of the parking for
the project in the garages instead of by the unit would be preferable from the point of view of air quality and an incentive to use
transit.
The two pedestrian underpasses are essential for trip reductions. Without them, the risk of trying to cross the road would make
walking or biking unrealistic for children and perhaps most adults.
If it were possible to provide covered, convenient bike storage near units, bicycle use would be encouraged.
A condition of approval should be that the applicaut provide a PMIO mitigation plan for approval from
the City of Aspen Environmental Health Department, which docnments that measnres aresnfficient to
offset increases in PM" caused by the project. If the remote parking is approved .with II fee structure that
rewards reduced use, and the project does not change significantly in nUlnber of units, there will be
adequate mitigation and the details of this plan can be approved before detailed submission.
FIREPLACEIWOODSTOVE PERMITS Given the density of units, certified woodstoves would be likely to present nuisance
issues. If any devices are contemplated, they should be restricted to gas fireplace appliances. The applicant will need to file a
fireplace/woodstove registration form with the Building Department before the building permit will be issued, if any devices are
installed.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing, watering of haul roads
and disturbed areas, daily or more frequent cleaning of adjacent paved roads to remove mud that has been carried out, speed limits,
,or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. Dust control will be
crucial due to the closeness of existing homes and the highway to the site. The applicant will need to clean highway 82 more than
on a daily basis, to ensure that no dust blows onto the roadway.
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ASBESTOS Prior to remodel, expansion or demolition of any building, including removal of drywall, carpet, tile, etc., a
person licensed by the state to do asbestos inspections must do an inspection. This is a requirement for building permits. The
applicant has indicated that asbestos tests have already been performed, so the Building Department will need this test results
prior to issuance of a permit.
UNDERGROUND PARKING The applicant should consult with an engineering fIrm about the design of the underground
parking structure ventilation system to ensure that ventilation is adequate to prevent carbon monoxide from reaching high levels
inside the facility or in the nearby areas outside it. An engineer who specializes in design of heating and ventilation systems should
certify that the proposed design will prevent excessive levels of carbon monoxide from concentrating inside the structure and in
nearby areas and buildings. This may be fairly simple if the underground area is open to the air so well ventilated.
The maintenance shop will need the same evaluation of its ventilation system, especially since it is close to housing.
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents
a present and increasing threat t6 the public peace and to the health, safety andwelfare of the residents of the City of Aspen and it its visitors. .....Accordingly,
it is the policy of council to provide standards for permissible noise levels invarious areas and mariners and at'various times and to prohibit noise in excess of
those levels."
During construction, noise can not exceed maximum permissible sound level standards, and construction cannot be done except
between the hours of7 a.m. and 7 p.m., Monday through Saturday.
It is very likely that noise generated during the construction phase of this project will have some negative impact on the
neighborhood. The applicant should be aware of this and take measures to minimize the predicted high noise levels.
FOOD SERVICE FACILITIES
A review of plans and specifications by this department is required by Section 10-401 of the Rules and Regulations Governing the
Sanitation of Food Service Establishments in the State of Colorado. The Department should be consulted well before preparation
of plans and specifications. The Aspen Consolidated Sanitation District must be contacted for their recommendation on the proper
size of the grease trap. The City of Aspen regulates restaurant grills and the applicant should contact this Department to be sure
that if a grill is planned that it is in compliance with City code. .
A condition should be approval of both plans and specifications before the building permit is approved. A minimum of two weeks
shall be necessary for the Department to review and approve plans. Also, final approval from this Department is necessary before
opening for business and prior to issuance of a Colorado Food Service License.
,-,.
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ROARING FORK TRANSIT AGENCY
ASPEN,COI.ORADO
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Memo
To: Chris Bendon
From: Mike Davis
Date: 1/25/2000
Re: Truscott Redevelopment Conceptual PUD Review
The Roaring Fork Transit Agency (RFTA) appreciates the opportunity to
assess the impacts of Truscott Redevelopment Conceptual PUD on the public transit
system. Truscott Redevelopment is located on Highway 82 and would utilize RFTA's
valley service. It is proposed to have 141 additional units with a total of 176
bedrooms. RFTA first estimated the ridership of the development and then
compared this with existing capacity. Second, RFTA estimated the transit costs
associated with this development. Finally, RFTA briefly analyzed the site design and
congruence with RFTA's draft "Strategic Plan."
Ridership
RFTA has estimated that the proposed development will create about 49,000
annual one-way transit trips and 134 daily one-way transit trips. Twenty two of these
daily trips will be made during the peak period in the peak direction. These numbers
were estimated using RFTA's "Transit Mitigation Assessment Form." (See
Attachment I Part B & C) In the assessment form, the land use quantities of the
existing Truscott housing were compared with the land use quantities of the
proposed redevelopment.
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Capacity Constraints
As a second step, RFTA compared the estimated ridership with existing
capacity. Under current conditions, existing capacity is adequate. In fact, total
ridership on valley services is 12 percent less at the Aspen city limit than it is just to
the south of the Brush CreeklSH 82 intersection. (LSC, Inc. memo dated May 14,
1999)
Costs
Even though RFTA has the existing capacity to accommodate the proposed
development, future developments in the area may create capacity constraints such
as the North 40, Buttermilk, and Burlingame. RFTA, therefore, poses the following
policy question: Should mitigation be required only when new transit capacity is
needed? If so, by luck of the draw, new developments could be required to pay very
high costs for transit. Or, from this point forward, should each development be
required to make an incremental contribution for the capacity it uses, thereby helping
to ensure that adequate resources will be available to add capacity when the time
comes that it is needed. RFTA has discovered that it is the cumulative effect of
several developments that causes the need for more employees and more buses.
Generally, developments have not been adequately mitigating fortransit over the last
twenty years. This has contributed to current personnel shortages and financial
shortages. RFTA has an estimated budget shortfall of close to half a million dollars in
the year 2000.
Assuming an incremental cost sharing approach may be more appropriate,
RFTA has estimated the cost of using 48,774 seats out of the 2,134,944 seats
available on valley service. The operating and maintenance costs for valley service
for 1999 were about $2,764,286. Truscott Redevelopments share of this cost is
about $63,152 annually. Annualized capital costs for valley service are $1,011,593.
Truscott Redevelopments share of this cost is about $23,110. In summary, Truscott
Redevelopments incremental cost of valley service is approximately $86,263.
Site Design
The site design of this development is very transit oriented. The development
is located just a short distance from a bus stop on Highway 82. The interconnected
trails in the development allow pedestrians good access to this bus stop.
A pedestrian underpass is currently planned for this location allowing safe
pedestrian movement across Highway 82. Unfortunately, this improvement may not
happen for quite some time. RFTA would like to see a safer pedestrian crossing
provided temporarily by the development until a pedestrian underpass can be
. Page 2
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constructed. The best option for providing a safe crossing is a temporary signal. The
proposed development suggests that a permanent signal may be warranted. Other
options include crossing guards, taxi service to town, and providing a dedicated
shuttle that could serve several developments on Highway 82.
Congruence with RFTA's Draft Strategic Plan
This development is consistent with RFTA's draft "Strategic Plan" that states
that RFTA "supports responsible land use." Responsible land use is further defined
as growth that is concentric to existing urban areas and growth that encourages in-fill
development. This development meets both of these criteria.
Conclusions
RFTA has the existing capacity to accommodate the proposed development.
However, the question was posed to policy makers as to whether each new
development should pay an incremental cost or whether the development faced with
the need to add capacity should pay a larger cost to increase transit service.
Assuming each development should pay an incremental cost, RFTA has estimated
the cost of transit service for Truscott Redevelopment passengers to be around
$86,263 annually. In addition, RFTA is interested in receiving this mitigation in the
form of housing.
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Attachment I
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Transit Mitigation Assessment Form
B. Ridership
Residential Land Use
Truscott
Oaily Transit Trip Generation Rate
(One-way Psgr-Trips per Capita)
Truscott Redevelopment
Residential Population
Estimated
Pooulation
149 (1)
176
Commercial
Sauare Footaae
311,234
Commercial Land Use
Roaring Fork Market Place
Daily Transit Trip Generation Rate
(One-way Psgr-Trips per 1000 SF)
Truscott Redeveiopment
Truscott RedevEDne-Way Daily Trips By Season
Average Vehicle Occupancy
Required Number of One-Way Trips
Service Days Per Season
One-Way Ridership by Season
One-Way Annual Ridership
4.071
Average Daily RFTA Ridership
Summer Off-Season
112 (2) 112 (2)
0.75 0.75
Winter
112 (2)
0.75
132 132 132
102 (2) 102 (2) 102 (2)
0.33 0.33 0.33
1 1 1
134 134 134
42 42 42
3 3 3
99 114 152
13,229 15.234 20.312
48,7741
C. Peak Direction/Peak Period Ridership
Truscott Redevelopment
Proportion of Transit Demand in Peak Direction
Oaily Passenger Round-Trips in Peak Direction
Proportion of Transit Demand in Peak 4-Hour Period
Daily Passenger Trips in Peak Direction in Peak Period
Average Vehicie Occupancy
Required Number of Round-Trips
Summer
70%
Off-Season
Winter
47
47
47
48%
22
42
0.5
22
42
0.5
22
42
0.5
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D. Operating and Maintenance Costs
Truscott Redevelopment
Annual Net Operating Cost of Valley Service (6)
Total Annual Seats on the Valley Service
o & M Cost per Seat
o & M Cost of Seats used by Truscott Redevelopment
$2.764,286 (4)
2,134,944 (3)
$1.29
1$63,152.161
E. Capital Costs
Total RFTA Annual Average Capital Costs
Estimated Annual Federal Capital Funding
Required Local Capital Funding
Proportion of Total Vehicle-Hours That Are Downvalley
Estimated Annual Valley Capital Costs
Total # of Annual Seats On Valley Service
Annual Capital Cost Per Seat
Capital Cost of Seats used by Truscott Redevelopment
Truscott Redevelopment
$2.514.000 (5)
$650,000
$1,864,000
54.27%
$1,011,593
2.134,944 (3)
$0.47
1$23,110.591
F. Summary Sheet
Annual Ridership
Capital Cost
Total Operating and Maintenance Costs
Total Costs
48,774
Truscott Redevelopment
+
$23,111
$63,152
$86.2631
G. References Truscott Redevelopment
Note 1: Pitkin County Housing Department
Note 2: RFTA Ridership
Note 3: 1999 RFTA Ridership Surveys
Note 4: 1999 RFT A Budget
Note 5: Transit Needs and Benefits Survey
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1"'"\, PHONE NO.
~ Mar. 07 2000 02:30PM Pi
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Memorandum
T<Y. Members of the J>lannillg and ZOlIiug Committee
From: Howard DeLuca
Date: 03/07100
Re: TtUSCOIt Place AfTonlalile Houstng
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I would like to illtroduce myself. lam " ,full lillle r<:si<l<lotlbOJI!l:O~ living on C=ctety l.am; in
Aspen. I own a business in town t'hat cri.ploysupiOl2 pe.,pk. aI anygivcn tilDe. I am also a golfe<
who bas the plea."!Jfe of playing ~olf;it the ~I\;furric:ipa! Go.lfCourse. That pleasure will soon
change dl1lmalically if the size and _ "fthis pr9.:~ is not <:!>nlr'!>1l~,
Try to remember how bi8the RJI% ('''''''tcro'''''''''~ it ~ '1<'il! in CCtUPari50n fO ..... eot1Cep<ual
drawings presented befure your boOlld.p '.. ,
Being" member oflhe tit)' of Aspen Board of ;\di~ent~ ll!.lIJIY years,] ha..... become.ery
fammarwlth the Land UseCodeS for the City of AspCn.n;ecOdes~ and..., esl>Iblishcd to
prQtec;l~ ~ the big ~. a:;.....ell as the i!,~ividual ~. frQlTl <lestrQying qur"1\)' of tif<;,
our beaUtiful town with its beautiliii viStas.
Thevistal;from evety area oftbe ~blf couBCshould def'lJ1iteJrbe incliuJedin Ihlsidea of what this
town has to offer the tourist. lfthis projeQwas propoSed at ~.ot'tbe 8l'eas S\-.i.tdountains, t do
belielJe it would be turned down as it is pre:seote<l Tourist 1I'ade is, ~ <)~t"" lrigbesl priorities in this
tJ.>wn. that should also include the MWlicipal ('mlf Co..."", Since i{isand has been a self sustaining,
money making entity in this town far many years.
[ have been following the proposed inaease in housiug at ~ Aspen Municipal Golf Course Ibr some
time now and have some serious ~ti{)ns COnc:enWtglhe proposed plaD. GnInted' We have a need
for ~affo~dable - housing in the Aspen area, bowever, i1lake sure )'OW'decW",n iSIl()\: 9~ by a
rosh to judgement due to all agenda furcal on u.. by our City CouDcil and Mayodiemember, once
this is built, we willl10t be able Ul tear it down.
Atfon:lable housing is exempt from manY of the land U~~.t.\tt .~.~.~ special J'e\liew
if many areas. However. this dOes ,1lOl include ''Park'' and a.., ~QOlfCoUrse ~~y (OCS) areas,
which, __ding to .the CODCqIlUal Sub1nisoion by the p.,velOjiCi: is'wberelhe'~ is proposed.
("Tbe property iDctudes tIoiO zone districts: the portion of the property" incl,,!diJli the affordable
housing "is zonc:d "Parl:" (P) ...n:h a Golf CoW'lle Support Overlay (GCS). 'FoIlCNl:ing conc:eptuaI
approval of the affordable housing component building envelopes, the applicant will propose a re-
zoning oftbe housing !X>ltqlOnent of tile site to "Pubtic-. which allows aftbrdablehousiug a
Conditional Use".
f If a private developer were to propose this project, he would have to follow aU the exi.";"3l..a!1d Use
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Mar. 07 2000 02:31PM P2
March 7. 2f)()()
1 would like to qUote some of'the Land Use Cod=- that would nOrmally be en/breed lor a project of
this magrutude.
Under SectiOll 26.104 020 Purpose. i1 is 'Ialedtbal "the purpose of this T'nle~ is 10 establish and
enforce a ~comprehensive. efficient. clear and 0011<1.'- standan:l<~, and that!:!!!. development and
,I. t uses of!be land shall be anaJy:oed wilhiJlthecontextofits~OJl!behisrnriC. aJ"S!Iti_roJ
;\!\.u't1'GI-- <:r --i1' t:!!Whetic 0IId _oJ envi,_'1kll ~ oft&e city".
. ~lec.l-\c.vv::q ..{.. Unde.- Section 26.104.040 App.licafn1. iry and pena.lly (A). "tbis Tille shall apply 10 lhe a!:li~tics l>f {III
Uwt IV\VI\ ~ ~(.... public and governmental entities, agencies and dislricts".
, Under Section 26.104.1 OOtlciinitions, a D.e.""lr>~' is "A I'CS9I1 or entity undertaking ~
develGpment as authorized by Ibis Tide".
Und... SectioJl26.212 Plarming aDd Zoning COnm1ission:.. .
Section 26.212.010 Powcrand duties (Lj" "To hear and approve, approve with conditions, or
disapprow development subject to special review, PUrsuant to Chapter 26.430, aDd (M). To hear and
approve. ~rove WithCOl1d.itions. (II' disapprove development in en~ly sensitive_
(ESA), pursuant to ('.bapler 26.435".
This developrnent comes under both of these chapters due to the f.u:t that the area to be dev-eloped
does not allow for affonlabJehousinge.:cept ""der speciaJreview. and t&e at... Sl.lI'muJlding ir is a
environmentaJI.y sensitive area due to the fact that the Golf ~ has just been designated a
"Certified Audubon. C~..ti\'eSlUletuary"
Under Section 26,47.090 Growth managetnenr scoring criteria (C 3) ~17te l1f1l11ra1 en.,;m""""'1 is 01'"
1'.!f1he C011!""ffli.'Y)'grnde$t4SSefS'.''1'his 5!l~on seeks to fOSflOr uhigh JevelofconsclO\JS1leSS
relative 10 resource collSelV:ltion.' wildlife protection and Cllvironmental SUSfainability. A variety of
ways to address this includes ~~en],t&_"'i1I(! e:nstinv'lfJ..i.W!ile huhiJut ".
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Consider the imp~of~vy ~ tbrough the year 2006 on tbc SaIKltuaty, please. Also,
please read the Chapter on ESA pertaining to view pion.\'. There was a reason these rules wece ~
aDd they should seriously be considered wilen looking at this project.
Phase I involVl'S ~ SlOty blrildings on top ofanetev~on that ~dy is "'<l\.UlIi IS'-W ~<; the
p3lt oftbe golf COtJtse adjacent I? it. TItat ~ .~!' ~~ building appear to be 50'-60' high from
those wnt.agepoints. (Remember the Ritz)!
My suggestion would be tltis; bethn. the next meeting. ~ PO~ showiDg the apprO>limate ltcigh!
and mass of the project should be installed on the site. At that time a. visit to the site should be
8IlnOUIIced to the public <UICl olfiCials involved or affected by the project. .BeiDg in the constructiOll
industry for 30 }'e8I'S, r have mund that _ individuals can not pic;tun;; the size aDd mass of a
building jllS\ &<>m. the ~ cjr3.wing~. This "",I'l'cise WOt,dcl shQw all of"" "'~ view pi.....
would be affected and how much the project would eacroach on the Golf Cour..e.
An0ther thing to be seriously considered ;s the fiBanei.aJ impact of this project on the GoJfCourse
""'etIUe, tbe Pro Shop (~ und the Restaurant rev....... . Last ~ during !be ltoundaboul
construction titer!' WlIS a ~eclineiJl revenue due to the noise. ~lt'i. a quite sport fOr tDOst who play
it. It is hard enough to a>namtrate when there noise, It wiU be much more SO with the amount and
Jon~ of this projl:Cl~
T~W
.Howard DeLuca
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MEMORANDUM
TO:
Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director~A-c7
Chris Bendon, Senior Planner ~Vv\
Truscott Conceptual PUD Review - Public Hearing
Applicant Overview of Project
FROM:
RE:
DATE:
February 15,2000
SUMMARY:
The Conceptual PUD application for Truscott Place has many components and staff
has requested the applicant present an overview to the Commission. This is being
done for two reasons:
I) The project has many components that are intended to complement a "larger
picture." Understanding that larger picture initially will make the topic
reviews more efficient and less confusing.
2) Major threshold issues that need to be addressed during the conceptual review
can be identified up-front and either requested of the applicant to further
address or staff to further research/analyze.
Staff intends this session as primarily an informative meeting with more in-depth
substantive review sessions occurring on March 7 and March 2 I. Staff has requested
the applicant presentation be approximately 20-30 minutes to allow sufficient time for
Commission questions. This initial meeting, and in fact the entire conceptual process
with the Commission, will be administered as a public hearing. The public should be
given an opportunity to ask clarification questions and/or request further exploration
into certain issues.
Staff is suggesting that there are a number of threshold questions to be answered
during this conceptual review. These are summarized below. As part of this
overview, the Commission should determine if these are indeed the threshold issues
or if the list needs to be amended to add or delete issues.
Staff recommends the Commission ask the applicant team clarification questions
about the application, establish the threshold issues to be addressed during this
Conceptual Review, and continue the public hearing to March 7, 2000.
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THRESHOLD ISSUES:
The Planning staff is suggesting the following threshold issues be addressed during this
Conceptual Review. Staff has limited the issues to the categories ofIand use, intensity,
and spatial relationships. This being an initial review, more detailed issues may be more
appropriate for final review.
During the applicant's initial overview presentation, the Commission should review this
list of topics and determine if additional items need to be addressed during this
Conceptual Review.
'2.
Intersection and site access. Includes intersection type, lighting.
-hm......
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/ · Overall Site plan. Includes location of all accepted uses.
e. · Internal circulation. Staging areas, drop-off, parking access, service access.
Z · Emergency access. Internal intersections, turn-around areas.
e. · Pedestrian connections. Across Highway 82, through development, lighting.
I . Parking. For all uses, overlap between uses. ~~
I . Residential. Number, type, parking ratio, site planning goals, architectural style.
( · Tennis courts. Number, design and orientation of stadium court, lighting. ~~
/ · Golf practice area. Location, size requirements, timing.
/ · Outdoor spaces. Programming of spaces depending upon adjacent uses.
I · Clubhouse. Size, location, architectural style, employee mitigation.
I · Restaurant. Capacity, orientation to various uses, hours of operation, service needs.
I · Accessory uses. Locker rooms, cart storage.
I · Jr. Golf Facility. Re-use of the existing pro-shop. ~~~/ l"'f~') ~I.e..
I . Administrative Offices. Location, size, employee mitigation.
/ · Infrastructure. Capacities, timing, coordination with scheduled upgrades.
REMINDERS:
I. The Site Visit will be at noon on the 15th. A shuttle van will be available from the
alley behind City Hall at noon or meet us on-site.
2. The application has already been distributed and Commission member should bring
their copy to the overview presentation.
2
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FROM:
RE:
DATE:
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MEMORANDUM
TO:
Planning and Zoning Commission
THRU:
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director
Chris Bendon, Senior Planner ~
Schedule for P&Z Truscott Conceptual PUD Review - Information Item
February I, 2000
The Conceptual PUD application for Truscott Place is currently being reviewed by
the Community Development Department and has been scheduled for the Planning
and Zoning Commission review.
As the Commission is aware, this project has a wide range of components and staff is
distributing the application to the Commissioners prior to the first meeting to allow
greater time for review. A summary of the current program for the project is attached.
The schedule has been composed according to the availability of technical consultants
and the natural relationships between components of the plan. It is expected that most
general transportation questions can be handled by the applicant and/or City staff
while more technical questions may need to be deferred to the March 21" meeting
when the transportation consultant will be present.
Lastly, Conceptual PUD Review is not required to be administered as a public
hearing but Staff and the applicant will be noticing the meeting as a public hearing to
ensure the public has an opportunity to participate in the review. A public hearing for
the project will be opened on February 15th and continued accordingly.
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Truscott Review Schedule
Planning and Zoning Commission Conceptual PUD Review
Feb. 15
Noon Site Visit 12-1 p.m.
A shuttle van will be available leaving from City Hall at 12. Otherwise
Commissioners may meet on site.
Feb. 15
Planning and Zoning Commission #1 - Meeting starts at 4:30 p.m.
Informational presentation of overall plan.
This is intended to be an informational presentation with only clarification
questions, and not a substantive review of the project. Staff envisions this
presentation to be approximately 20 minutes with 20 minutes for Commission
clarification questions.
March 7
Planning and Zoning Commission #2 - Meeting starts at 4:30 p.m.
Substantive Presentation and Review of:
· Site and Infrastructure Constraints/Opportunities
,,",__' I
· Recreational Facilities - Tennis, Pro-shop, and Restaurant -=,wa.''''J
· Affordable Housing
· Golf Course Amendments
Notes:
I. This agenda has been closed to other business to allow for adequate review
time.
2. These items may not be presented in this exact order
March 21
Planning and Zoning Commission #3 - Meeting starts at 4:30 p.m.
Substantive Presentation and Review of: 4' /
· Transportation infrastructure including intersection, trail /A,I.;;>v'~ /~
connections, underpasses, and parking structures. ka.f.;;.o~e.r--,
· Remaining substantive issues from previous meeting. .
Overall Conceptual PUD consideration and P&Z recommendation.
Notes:
I. This agenda has been closed to other business to allow for adequate review
time.
2. Jim Charlier, Transportation Consultant, will be in attendance
All Planning and Zoning Commission meetings are held in the Sister Cities Room, City Hall,
and begin at 4:30 p.m.
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Truscott Development Program
January, 2000.
· Six tennis courts, including one stadium court, located at grade.
· A pavilion located between the courts and a new clubhouse.
· An expanded practice green when future recreational funding is available.
· An improved streetscape that increases safety for pedestrians.
· Landscaping improvements to the golf course, but no changes to playable in-bounds
aspects of the course.
· A new golf/nordic/tennis clubhouse facility which includes a restaurant, clubhouse, cart
storage, Golf Department Offices and locker rooms.
· 140 surface level parking spaces for golf and tennis. An additional 279 remote parking
spaces for housing located below the golf and tennis parking in partially submerged
structures. Depending on the parking ratio desired for Truscott residents a significant
number of these spaces can be used as a reservoir of remote parking for other projects.
· A new intersection which increases safety for automobile and pedestrian movements.
· Reuse of the Pro Shop building as a Junior Golf facility.
· A new community center for residents of the existing and proposed housing on the site.
· A three phase housing development with a total net gain of 14 I units and 176 bedrooms.
(The 46 units in Truscott 2 and 3 remain while the 50 units in the Truscott 100 building
are demolished for phase 3.) The layouts of Phases 1 and 2 include more useable open
space for the Truscott residents. The proposed phasing is as follows:
Phase 1. (the "Dirt Storage Area") proposes 58 units and 68 bedrooms. The
eleven structures are situated around a courtyard. The structures are proposed as a
mix of I, 2 and 3 story buildings with tuck under parking in the building along the
street. One structure would include a new maintenance shop. Carports with shed
roofs are located to the north of Phase 1. This space also includes a potential play
area for children.
Phase 2. (the existing tennis courts and cart barn area) is proposed for 43 units
and 48 bedrooms. The six buildings are laid out in a U-shaped configuration with
a common courtyard. These are proposed as a mix of one, two and three story
structures.
Phase 3. (Truscott 100 building) would have a total of90 one bedroom units and
a fully underground parking structure following demolition. The overall height of
the structure would be two stories. Due to existing financial obligations this phase
is not planned until 2006.
Total housing parking before the Phase 3 redevelopment would be 344 spaces. After the
phase 3 redevelopment, total parking for housing will be 4 I 6 spaces. If all of this parking
were used for Truscott housing and not as a remote reservoir, the parking ratio would be
approximately 1.7 spaces per unit before and after the phase 3 development.
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County of Pitkin }
} 55.
State of Colorado }
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATION
SECTION 26.304.060 (E)
I, L.e~ \.:)00"'- \... , 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 maruler:
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 li~t, on the 31 day of 1..", , f99:(which is Ji
-"
16 f-~ ts
days prior to the public hearing date of
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
r- ' .;:40=
from the '3 day of k0 , ~ (Must be posted for at least ten (10) full
days before the hearing date). A photograph of the posted sign is attached hereto.
/7~.
Signature
. J-#--
Signed before me this ry day
1~-cJr&44"'J .2lJOGl~_by
k MOIlCA./L
WITNESS MY HAND AND OFFICIAL SEAL
My c mmission expires:
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PUBLIC NOTICE
RE: ASPEN GOLF AND TENNIS CLUBrrRUSCOTT HOUSING CONCEPTUAL
PLANNED UNIT DEVELOPMENT.
NOTICE IS HEREBY GIVEN that a public hearing will be held on February 15,2000,
at a meeting to begin at 4:30 P.M. before the Aspen Planning and Zoning Commission;
Sister Cities Room, City Hall 130 South Galena, Aspen, to consider a Conceptual
Planned Unit Development application submitted by the City of Aspen for the Aspen
Golf and Tennis Club and Truscott Affordable Housing redevelopment. The plan
contemplates a new golf clubhouse and restaurant, tennis facilities, additional affordable
housing, and additional parking. This area is currently developed with affordable housing
and the principal staging area and clubhouse facility for the municipal golf course located
on the north side of Highway 82 just east of the Maroon Creek bridge. The land is legally
described as lands within Section I I, T.S. 10 S. R 85 W of the 6th P.M. and also know as
the Aspen Golf Course Subdivision. For further information contact Chris Bendon at the
Aspen /Pitkin Community Development Department, 130 South Galena St., Aspen, CO.
(970) 920-5072.
S/Bob Blaich, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on February 5, 2000.
City of Aspen Account
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LYONS CHARLES P & EDEL TRAUD
1690 HOMESTAKE DR
ASPEN CO 81611
COOPER JOHN
C/O H COOPER SUPPLY
536 N SHERMAN
SPRINGFIELD MO 65802
TAYLOR J DAVID
1570 HOMESTAKE DR
ASPEN CO 81611
PHILLIPS SUSAN Z & STEVEN J
4323 GRAND AVE APT 105
DES MOINES IA 50312-2439
GILE ROBERT B JR
PO BOX 25
ASPEN CO 81612
BRIEN ALICE M
PO BOX 11915
ASPEN CO 81612
SILVER QUEEN LLLP
1452 SILVER KING DR
ASPEN CO 81611
RED BUTTE CEMETERY
STAPLETON JANE - C/O
67 LEMOND PL
SNOWMASS VILLAGE CO 81615
GOLDEN SALLIE ANN
999 CEMETARY LANE
ASPEN CO 81611
LANG JENNIFER
PO BOX 5001
ASPEN CO 81612
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BRESNITZ KURT G & LOTTE S
1650 HOMESTAKE DR
ASPEN CO 81611
DALY THOMAS J
520 W HALLAM ST
ASPEN CO 81611
MANN FLOYD C TRUST & JOSEPHINE S
TRUST
1550 HOMESTAKE DR
ASPEN CO 81611
SMITH JOAN FRENSLEY & STEPHEN B
4033 GRASSMERE
DALLAS TX 75205
P&S DATA LC PROFITSHARING PLAN
FBO PHILLIPS STEVEN J
4323 GRAND AVE APT 105
DES MIONES IA 50312-2439
HOMESTAKE TRUST
C/O COMMONWEALTH GUARANTY
62 READS WAY
NEWCASTLE DE 19720
WIRTH PAUL H
PO BOX 59
ASPEN CO 81612
DUCHESS CORPORATION
2820 E VIKING RD
LAS VEGAS NV 89121
SIMPSON ELEANOR 25% SIMPSON R
25%
MACKEY EILEEN 25% BORDEN NANCY
25%
PO BOX 25425
DALLAS TX 75225-1425
MODELL HARRY J TRUST
1350 SIERRA VISTA
ASPEN CO 81611
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KAUFMAN CURTIS & JILL
601 UNIVERSITY AVE STE 288
SACRAMENTO CA 95825-6745
NIVEN MICHAEL C
875 CHATFIELD RD
ASPEN CO 81611
MILLER JOHN L & KATHERINE L
PO BOX 267
CAMBRIDGE CITY IN 47327-0267
BLUEPOINT PROPERTIES LLLP
1450 SILVER KING DR
ASPEN CO 81611
JACOBS MARVIN L DOROTHY S
234 LOYOLA BLDG STE 909
NEW ORLEANS LA 70112
STITT HAROLD L & AUSTINE N
1450 SILVER KING DR #1
ASPEN CO 81611
ORION FAMILY L TD LLLP 60%
1450 SILVER KING DR
ASPEN CO 81611
BROWN DONNA L
1425 SILVERKING DR
ASPEN CO 81611
MCDONALD STEPHEN
PO BOX 3751
ASPEN CO 81612
SEVERY CHARLES L
1390 SIERRA VISTA DR
ASPEN CO 81611
ANDERSON PARKER T & CYNTHIA
CIO WING MERRILL
1345 SIERRA VISTA DR
ASPEN CO 81611
ROTH ALLAN G & PATRICIA T
1395 SIERRA VISTA DR
ASPEN CO 81611
BALAS SHELDON & RUTHANN
1450 SIERRA VISTA #B
ASPEN CO 81611
ASPEN LAKE PROPERTY LLC
117MBC STE208
ASPEN CO 81611
URIS JILL P
1415 SIERRA VISTA DR
ASPEN CO 81611
DUNN JOSEPH P 1/2 INT
PO BOX 9075
ASPEN CO 81612
WALBERT DAVID AND ELLEN
1425 SIERRA VISTA DR
ASPEN CO 81611
GREINER JEAN M TRUST
6153 MURRY RD
WHITEHALL MI 49461
HOPKINS CHARLES FREDERIC &
PAMALYN
3601 E COVE PT DR
SALT LAKE CITY UT 84109
STOLLER JONATHAN W REVOCABLE
TRUST
1475 SIERRA VISTA DR
ASPEN CO 81611
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HIGHLANDS PARTNERSHIP
CIO MITTON CHARLES
PO BOX 24123
DENVER CO 80224-0123
THURNAU GARY R
350 S JOHN Q HAMMONS PKWY #12A
SPRINGFIELD MO 65809-2501
STAUFFER JOHN Q
STAUFFER LESLIE K AS JOINT TENANTS
4915 NEW PROVIDENCE AVE
TAMPA FL 33629
CONNER CLAUDE M
PO BOX 345
ASPEN CO 81612
SCHWARZ HANS P REVOCABLE TRUST
840 BONITA DR
ASPEN CO 81611
MAROLT MAXWELL S & ELIZABETH A
PO BOX 1013
ASPEN CO 81612
GRYNBERG MIRIAM ZELA TRUST
5000 S QUEBEC STE 500
DENVER CO 80237
FAMILY TRUST 08/20/97
810 BONITA DR
ASPEN CO 81611
EMMER JAMIE L & MAURICE S
660 HANSEN WAY
PALO ALTO CA 94304
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DICKER IAN
5 HIGHGATE HILL
TOORAK AUSTRALIA 3142
DUBLIN LEONARD & ADELE
3801 NE 207TH ST
N MIAMI BEACH FL 33180
PYRAMID PEAK PROPERTIES
325 E HOPKINS AVE
ASPEN CO 81611
EBAUGH IRVIN A JR
EBAUGH MONICA C
1417 SIERRA VISTA DR
ASPEN CO 81611
FURTH MARY P & DANIEL T
PO BOX 8849
ASPEN CO 81612
ODONNELL JOHN & ADRIENNE
1425 B SIERRA VISTA
ASPEN CO 81611
WEBER JENNIFER L
961 WELCH ST
GOLDEN CO 80401
BICKERT CARL VONEISEN & SUSAN E
395 DEXTER
DENVER CO 80202
HELMICH LINDA L
PO BOX 2382
ASPEN CO 81612
PEIRCE THOMAS L
825 BONITA DR
ASPEN CO 81611
KRIEBEL KATHLEEN
PO BOX 910
ASPEN CO 81612
CHERRY ADAM Z & MARY C
139 9TH ST
DEL MAR CA 92014
ROSENSTOCK MAX & COMPANY
CIO GARY WAL TERS-NORWEST TRUST
DEPT
600 4TH ST
SIOUX CITY IA 51101
RILEY JAMES V REV TRUST
311 S WACKER DR STE 6400
CHICAGO IL 60606-6622
SIWAK ALVIN L TRUST 50%
323 CARLYLE LAKE DR
ST LOUIS MO 63141
DANKS LAURA
845 CEMETERY LN
ASPEN CO 81611
KENDALL PHILLIP A
1915WOODAVE
COLORADO SPRINGS CO 80907
ENGLANDER ALAN S TRUST
323 RAILROAD AVE
GREENWICH CT 06836
JEHOVAHS WITNESSES ASPEN
CONGREGATION
CIO ROGER LONG
PO BOX 3849
ASPEN CO 81612
WINCHESTER ROBERT P
PO BOX 5000
SNOWMASS VILLAGE CO 81615
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DAVIDSON DONALD
864 CEMETERY LN
ASPEN CO 81611
LARSON REVOCABLE GRANTOR TRUST
LARSON RAYMOND & BETTY TRUSTEES
1711 DRUMMOND ST
EAU CLAIRE WI 54701
CHALOUPKA DONALD & VIRGINIA M
PO BOX 393
FRASER CO 80442-0393
JBL KEYSTONE LLC
830 CEMETERY LN
ASPEN CO 81611
HALL J BENNETT & CASEY CLARK
1225 ALTA VISTA LN 1
ASPEN CO 81611
STERTZER ELlANE C
PO BOX 2746
ASPEN CO 81612
BLACK BETSY P
PO BOX 3904
ASPEN CO 81612
SCHWARTZ EDWARD H REV TRUST
135 S LASALLE ST
CHICAGO IL 60603
WALL CHARLES R
188 E 70TH ST
NEW YORK NY 10021-5170
WEIMANN JOACHIM J & RENATE F
775 CEMETERY LN
ASPEN CO 81611
TACHE YVAN P
TACHE MARIE C
840 CEMETERY LN
ASPEN CO 81611
NELSON GEORGE W
NELSON BARBARA S
4658 E SHADOWROCK RD
PHOENIX AZ. 85028
FIRST BAPTIST CHURCH
726 W FRANCIS ST
ASPEN CO 81611
HANRAHAN RUTH L OWENS
805 BONITA DR
ASPEN CO 81611
BEER MARILYN C
1443 DAHLIA ST
DENVER CO 80220
HOMEYER EVE
810 CEMETERY LN
ASPEN CO 81611
ESARY GARY S
PO BOX 8725
ASPEN CO 81612
GOLDSMITH HENRY L
793 CEMETERY LN
ASPEN CO 81611
GLEASON AUSTIN W & GEORGE ANNA
2900 HEARNE AVE
SHREVEPORT LA 71103
STAPLETON GREGORY P & ELAINE
1688 CROMWELL PL
WESTLAKE VILLAGE CA 91361
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ROWLANDS DONNA K REVOCABLE
TRUST
770 CEMETERY LN
ASPEN CO 81611
HOKANSON JAMES
HOKANSON MARY
745 CEMETARY LN
ASPEN CO 81611
CALLAHAN JOHN E
CALLAHAN CYNTHIA A
750 CEMETERY LN
ASPEN CO 81611
CARRIS SANDRA
PO BOX 966
ASPEN CO 81612
TROTT PATRICIA P & HOUGHTON M
PO BOX 1994
ASPEN CO 81611
JEFFERIES SHARON
JEFFERIES BOYD
PO BOX 8208
ASPEN CO 81611
THOMPSON VYONNE H
710 CEMETERY LN
ASPEN CO 81611-1191
REID JOHN H & DEBORAH J
717 CEMETERY LN
ASPEN CO 81611
WORCESTER JOHN P
707 CEMETERY LN
ASPEN CO 81611
PATTERSON MARK WILLIAM & LAURA J
580 CEMETERY LN UNIT 1
ASPEN CO 81611
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ZANIN FAMILY INVESTMENTS LLC
00308 MC SKIMMING RD
ASPEN CO 81611
ORE BUCKET ASSOCIATES
CONNERY ROBERT T C/O
PO BOX 8749
DENVER CO 80201
MARKS LARRY J & DIANE NANCY
39500 HWY 82
ASPEN CO 81611
GALARDI JOHN & CYNTHIA L
39590 HWY 82
ASPEN CO 81611
MENSCHER DAVID F & LELYA J
PO BOX 3707
ASPEN CO 81612
DELUCA FRANK
PO BOX 296
ASPEN CO 81612
COURSHON JACK R & DOLORES B
700 CASTLE CREEK
ASPEN CO 81611
ZELLER GERD
PO BOX 37
ASPEN CO 81612
MACCASKILL PAUL L
644 S FIGUEROA
LOS ANGELES CA 90017
SHARP WILLIAM L & PATRICIA E
PO BOX 8630
ASPEN CO 81612
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FARINO CAROL
PO BOX 10421
ASPEN CO 81612
GREENBERG DEBRA S & PETER R
22 PYRAMID RD
ASPEN CO 81611
DRUEDING WILLIAM L & THOMAS W
735 CEMETERY LN #B
ASPEN CO 81611
CONGER JOHN J 1/4 & STEVEN J 3/4
130 S BIRCH ST
DENVER CO 80246
HUTTON ROBERT C
725 CEMETERY LN
ASPEN CO 81611
GREENE ANTHONY F
705 CASTLE CREEK DR
ASPEN CO 81611
CHAPMAN CONDOS
ASPEN SCHOOL DISTRICT
0235 HIGH SCHOOL RD
ASPEN CO 81611
BARWICK STEPHEN H
BARWICK AMY L AS JOINT TENANTS
705 CEMETERY LN
ASPEN CO 81611
OREN NEDRA 1997 RESIDENCE TRUST
3526 BAYSHORE VILLAS DR
COCONUT GROVE FL 33133
WERNER SARAH R RESIDENCE TRUST
POBOX 503
BELLEVUE WA 98009-3884
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MOORE ALBERTA L PERS RES TRUST
PO BOX 126
WOODY CREEK CO 81656
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580 CEMETE
ASPEN CO i
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Phone #
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FERNANDEZ ERIN L
315 E HYMAN AVE STE 305
ASPEN CO 81611
PITKIN COU~__ .
530 E MAIN ST STE 302
ASPEN CO 81611
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CITY OF ASPEN
PRE.APPLlCA TION CONFERENCE SUMMARY
PLANNER:
Chris Bendon, 920.5072
DATE: 8.3.99
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
Truscott Affordable Housing Conceptual POO and Initial GMQS
Lee Novak - APCHA
City of Aspen
2 step -- Conceptual Planned Unit Development, GMQS (initial review, subject to final)
New building to house a restaurant and supporting uses for the golf course. Redevelopment
of soccer field as tennis courts. Reorganized access and parking. New affordable housing
units (some as mitigation for restaurant) at existing Truscott housing.
Final POO will include subdivision, rezoning, parking review, residential design, phasing,
and a final review for GMQS.
Land Use Code Section(s)
26.710.250 Public Zone District (Truscott)
26.710.240 Park Zone
26.710.300 Golf Course Support Overlay
26.445 Planned Unit Development (conceptual)
26.470 Growth Management
26.302 Common Development Review Procedures
26.208 Request to waive land use fees
Review by:
Staff for Completeness, Development Review Committee (DRC) for technical considerations,
Planning and Zoning Commission, Growth 'Management Commission, City Council
Yes, GMC and City Council. Applicant needs to post the property and mail notice within 10
days of the public hearing Applicant will need to provide proof of posting and mailing with a
affidavit at the public hearing.
Engineering, Parks, (Housing), Fire Marshall, Water, ACSD, Env. Health, Building, County
Planning
$2,220 (deposit)
Engineering Major ($320), Environmental Health Major ($320)
$2,860 (additional hours are billed at a rate of $1 85/hour) fees may be waived by City Council.
//
Public Hearing:
Referral Agencies:
Planning Fees:
Referral Agency Fees:
Total Deposit:
To apply, submit the following information:
I. Proof of ownership.
2. Signed fee agreement or request to waive fees.
3. Applicant's name, address and telephone number in a letter signed by the applicant, which also states the name,
address and telephone number of the representative. Include street address and legal description of the property.
4. ~ Copies of the complete application packet and maps. Submit One to Planner first.
5. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = I/ea.; Planning Staff = 2
6. Summary letter explaining the request, a written response to the criteria for the land use review listed above, and
sufficient drawings, models, etc. to describe the proposal.
7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
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8. Site improvement survey by registered surveyor, including all existing site conditions, vegetation & easements .
9. List of adjacent property owners within 300' for the public hearings.
Notes:
· Replacement of the existing amount of commercial square footage may be exempted from GMQS by the Planning
Director, as long as full mitigation for housing and parking are provided in the redevelopment. An application
including an essential public facility may be exempted by the City Council and is not subject to scoring and
competition. Examples of essential public facilities include public meeting spaces, a public day care center, and
offices serving public operations. Also included are any not-for-profit facilities deemed an essential public facility by
the City Council. Staff does not consider a for-profit restaurant facility, even if retained in City ownership,
constituting an essential public facility.
. An application exceeding the existing amount of commercial square footage will need to proceed through the full
GMQS review for scoring and possible competition. In this scenario, the application must be received on or before
September 15th and must respond to all of the procedures (application contents) and scoring criteria for non-exempt
commercial development. The application for GMQS scoring may be amended after submission only ifthere exist
sufficient allotments to accommodate all applications. In other words, if there will be no competition for the year.
· Planning fees can be waived for 100% Affordable Housing and for City projects.
· The conceptual review must provide either a final solution or clear, and buildable, options for the Highway
intersection. This should include the expected schedule for improvements.
. The subdivision boundaries and zoning (or districts to be rezoned to) should be considered during the conceptual
review to estimate setbacks, property size, etc., to be set by the final PUD.
. The initial review for growth management should determine the mitigation requirements for the restaurant and the
proposed location, or cost sharing, for the affordable housing requirement. The initial GMQS review will be subject
to final review during the final review for PUD and will consider any changes to the program.
· The entire project should proceed together through Conceptual PUD. The Final review should also consider the
entire project with Subdivision review, rezoning, and associated reviews for parking, residential design. Projects may
then proceed individually for construction.
· The expected phasing of construction may be proposed during conceptual but is more appropriate for the final review.
Mitigation of impacts, payment of mitigation fees, and provision of utilities should be concurrent or in advance of the
actual impact.
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Aspen Golf & To . Table of C
enms Club/T ontents
ruscott H .
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Exhzbits #1-19-
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Appendices A-D -
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List of Exhibits
Aspen Golf & Tennis Club/Truscott Housing
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Exhibit Number
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Vicinity Map - ........................................ 1
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Existing Conditions - .................................. 2
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Existing Zoning - ..................................... 3
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Pitkin County Zoning - ................................ 4
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Land Use Map- ....................................... 5
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Conceptual Landscape Design/Site Plan - ............... 6
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Elevation Sets for Affordable Housing Units - .......... 7-10
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Facility Elevations - ................................ 11-12
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Future Land Use Map/Affordable Housing Locations-
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Slope Analysis - ...................................... 17
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Floor Plans - Facilities - ............................ 18-19
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Aspen Golf & Tennis Club/Truscott Housing
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Zone District Text: Park, Public & Golf Course Overlay-
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Letter of Authorization - ............................... D
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INTRODUCTION
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The Truscott affordable housing site is
located adjacent to the City of Aspen Golf
Course north of State Highway 82 (see
Vicinity Map on Exhibit 1). The property
is currently used for municipal recreation
facilities, and includes the existing
Truscott housing units. This application
proposes the development of an additional
141 affordable housing units and a range of improvements to the golf facilities, a new
tennis facility, vehicular and pedestrian access and parking associated with both the
housing project and the existing recreational uses on the site.
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EXISTING CONDITIONS
....
The existing conditions on the site are shown in Exhibit 2. The site includes the existing
pro shop, the Truscott 100 with 50 studio units, a golf cart storage facility, a basketball
court, two tennis courts, the existing Truscott 200 and 300 buildings with 43 units in two
separate structures and a surface parking facility with approximately 144 spaces.
....
EXISTING ZONING AND ADJACENT LAND USES
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The property includes two (2) zone districts: the portion of the property that includes the
existing golf and tennis support facilities, including the site for all the proposed affordable
housing units, is zoned "Park" (P) with a Golf Course Support Overlay (GCS). Following
conceptual approval of the proposed affordable housing building envelopes, the applicant
will propose are-zoning of the housing component of the site to "Public", which allows
affordable housing as a Conditional Use. At the time of Final PUD submittal, the
applicant will formally define the boundaries of the rezoning request, as well as addressing
in full the Conditional Use criteria. Zone district text for all three zone districts are
included within Appendix B.
...
....
...
Adjacent zoning includes "Open Space" to the north, east and west. All directly adjacent
uses surrounding the development parcel are recreational in nature. Uses to the
southwest, across from State Highway 82, are residential in nature. Existing City zoning
is shown on Exhibit 3, and adjacent Pitkin County zoning is shown in Exhibit 4. An
adjacent land use map is shown in Exhibit 5.
...
PROPOSED PROJECT
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A conceptual site and landscaping plan is shown in Exhibit 6. The proposed project
includes the following specific improvements to the site:
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Six tennis courts, including one stadium court, located at-grade;
A pavilion located between the courts and a new clubhouse;
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An expanded golf practice green when future recreational funding is available;
Landscaping improvements to the golf course, but no changes to playable in-bounds
aspects of the course:
A new golf/nordic/tennis clubhouse facility which includes a restaurant, clubhouse,
cart storage, Golf Department Offices and locker rooms;
140 surface-level parking spaces for golf and tennis. An additional parking spaces
located below the golf and tennis parking in partially submerged structures;
Reuse of the Pro shop as a Junior Golf facility;
A new community center for residents of the existing and proposed housing on the
site;
A three-phase housing development plan with a total net gain of 141 units and 176
bedrooms (the 46 units in Truscott 2 and 3 remain the 50 units in the Truscott are
proposed for redevelopment). The proposed phasing components are planned as
follows:
.
Phase 1 (the "Dirt Storage Area") proposes 58 units and 68 bedrooms. The
eleven structures are situated in a "horse shoe" configuration with a
courtyard in the middle. The structures are proposed as thre", stories with
tuck-under parking below. One structure would include a new maintenance
shop. Carports with shed roofs are located to the north of the Phase 1.
.
Phase 2 (the existing tennis courts) is proposed for 43 units and 48
bedrooms. The six buildings are laid out in a "u-shaped" configuration with
a common courtyard between the structures. These structures are proposed
as two-story structures.
.
Phase 3 (Truscott 100) would have 90 total units and a full underground
parking structure. The overall height of the structure would be two stories.
This phase would not occur until after 2006 due to existing financing
requirements on the building.
. Total housing parking before the Phase 3 redevelopment would be 344
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spaces, or approximately 1. 7 spaces per dwelling unit1
PLANNING PROCESS
In the fall of 1998, City staff from the Parks, Recreation and Asset Management divisions
along with Housing Authority staff began a planning process for a major redevelopment of
Truscott Place and the Plum Tree Fields. The preliminary plan is to consolidate plans for a
new clubhouse, a new tennis facility (as approved under the Iselin Bonding measure) and a
new housing development into a single project. A team was assembled that included
representatives of the Parks and Golf Departments and the Housing Office.
On December 8, 1998, City Council held a work session to establish a series of goals to
guide the planning process for the project. These goals which have guided the proposed
project were as follows:
1. Maximize housing density;
2.
Create an improved goIfltennis/nordic clubhouse experience;
3. Improve safety at the already dangerous Highway 82 Intersection;
4.
Segregate golf and housing uses to prevent conflicts between recreation and housing
users such as the current use of golf parking facilities by housing residents;
Improve livability for housing residents;
Improve recreation opportunities with the replacement of the Plum Tree Fields by a
tennis facility; and
Achieve all of the above with limited financial resources.
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As part of the planning process, the design team identified the following opportunities and
constraints that further refined the design of the site, and these are summarized below:
....
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Opportunities
Undeveloped city-owned land dedicated for housing and recreational uses;
...
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'These calculations assume the 46 existing units in Tmscott 1 and 2 and the 50 existing units within the
Truscott 100 projects.
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City and Housing Office staff and the consultant team met regularly to develop a site plan
which would achieve Council's stated goals, take advantage of the opportunities available
on the site and address the constraints to the maximum extent possible. Staff worked with
DHM Design to develop six alternatives that explored a range of alternatives for housing
development and parking. In order to achieve the highest densities, these earlier
approaches suggested that significant surface parking or either a remote or underground
parking would be necessary. The proposed design incorporates a parking plan that places
significant underground parking underneath the at-grade parking facility as well as the
proposed tennis courts.
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Proximity to downtown Aspen and to existing transit and trail systems;
Chance to improve the livability of existing housing units while increasing the
density on the site;
Opportunity to create a high quality tennis facility;
Opportunity to improve the golf experience with a better facility and improved
landscaping throughout the course;
Constraints
Multiple program requirements on a limited parcel of land;
Existing and potential conflicts between housing and recreational users, especially
with parking;
New housing cannot significantly alter golf experience;
Golf and Parks department's limited ability to contribute financially for common
area improvements;
Existing financial obligations require maintaining Truscott 100 until at least 2004
and Truscott I and II indefinitely;
Multiple recreation uses and increased density heighten pedestrian safety issues;
No perfect solution for the Highway 82 intersection.
ARCHITECTURAL INTENTIONS
....
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Conceptual Idea. To establish a cohesive sense of place and a highly livable neighborhood
within the existing context while maintaining cost effectiveness. Strong focus will be
placed on establishing usable open space through landscaped courtyard configurations
similar to those in the existing Truscott One and Two. The structural design will be a
cascading arrangement of rooftops of varying scale and height.
....
....
".
Buildinll Specifications. There is a mix of studio, one, two and three bedroom units
configured in several buildings of varying size and mass. Construction will be as modular
and/or panelized as project/site restrictions and cost allows. The exterior materials of the
proposed structures will consist of vertical and horizontal wood siding, stucco and plywood
panel shingling; color will be used to further highlight differing forms and masses and give
a sense of depth. Roofing materials will be asphalt shingle and asphalt roll roofing in two
different colors. All windows and patio doors will be a clad wood product in a single
standard color. The overall project colors will be primary and complementary; wood will be
stained with a semi-transparent product.
....
~""'.'
...
""
Affordable Housinll Component. A full set of elevations for all three phases of the
affordable housing project are shown on Exhibits 7, 8, 9, and 10. As shown on the
exhibits, the architectural style attempts to mimic the existing Truscott structures.
-
Clubhouse Component. The proposed Clubhouse is approximately The proposed
elevations for the Aspen Golf, Tennis and Nordic facility are shown on Exhibits 11 and 12.
The Clubhouse, as proposed, includes approximately 14,726 gross square footage, with a
net square footage of 13,124 square feet.
,..
~
Floor Plans. Floor plans for the affordable units are shown on Exhibits 13, 14 and 15. The
typical studio unit will be approximately 420 square feet, typical one bedroom units are
approximately 616 square feet and the typical two bedroom units are approximately 812
square feet.
""
STATE HIGHWAY 82 INTERSECTION ALTERNATIVES
....
The success of the project is dependent on a practical solution to the project's connection
with State Highway 82. Three conceptual alternatives have been developed as the
planning process has progressed. These alternatives are briefly presented below, and
poster boards depicting these each option will be presented at the hearing before the
Planning and Zoning Commission.
,..
....
Alternative 1 - Sillnalized Intersection. This alternative would include the installation of
a signal at the intersection, and the addition of a westbound right-hand deceleration land
entering the project. Left and right hand turn pockets would be provided on State
Highway 82, and bus stops would be relocated to provide direct transit service to the site.
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TYPICAL STUDIO UNIT
@ 1/4" = 1'-0 (420 SF)
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Studio Floor Plan
Exhibit 13
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Exhibit 14
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Two Bedroom Floor Plan
Exhibit 15
~
...
A Traffic Analysis performed prior to submittal of a final PUD would ultimately determine
if the project will meet CDOT signal warrants.
...
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Alternative 2 - Left Hand Merge. This alternative would not signalize the intersection, but
rather utilize channelization improvements to mitigate impacts associated with the project.
Specific improvements would include a westbound right-hand deceleration land entering
the project, a left-hand eastbound turn pocket, and relocated bus stops.
...
Alternative 3 - Grade Separation. This alternative would include an overpass for State
Highway 82 lanes, with the entrance to the project passing underneath the eastbound and
westbound lanes of State Highway 82. Slip lanes would be used to provide a deceleration
lane from westbound State Highway 82, as well as the eastbound highway traffic accessing
the site.
...
<<.-,.,"
...
REQUIRED APPROVALS
...
A pre-application conference was held with Planning Staff on August 3"d, 1998 and a copy
is included within the application as Appendix A. The approval process is a two-step
process, including Conceptual and Final PUD approval. Specific approvals required
include the following:
...
,
1.
Conceptual Planned Unit Development;
2. Growth Management;
~
3. Common Development Review Procedures;
...
4.
Request to Waive Land Use Fees.
...
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The following section of the application
provides responses to all applicable
Planned Unit Developrnent code
requirements, based on the City of
Aspen Municipal Code. Direct cites from the code are in italics, and responses on
behalf of the applicant are shown in bold. A general compliance staternent is
followed, where appropriate, by a separate discussion based on the affordable
housing and recreational components of the project.
....
....
PLANNED UNIT
DEVELOPMENT
REQUIREMENTS
"".....
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26.84.010 Purpose.
The purpose of planned unit development (PUD) designation is to encourage
flexibility and innovation in the development of land which:
"""
A. Promotes greater variety in the type, design, and layout of buildings.
B. Improves the design, character and quality of development.
...
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RESPONSE: The project has been based on a rigorous design process that
included a series of alternatives for combining the housing and recreational
components as well as providing adequate circulation and parking for the entire
site. A short description of the planning process was included with the
introduction. The ultimate location of all buildings have been based on the
direction and participation of appropriate Parks and Recreation staff, Housing
Office staff, the Housing Board, and City Council. The layout required a
sensitivity to the existing recreational uses on the site, while at the same time
ensuring a livable environment for the proposed affordable housing units.
...
""'"
....
Affordable Housing Component
Each proposed structure is uniquely designed to fit within each building
envelope. Phase 1, located at the east of the project site, are in a relatively tight
configuration to avoid impacts on the existing golf course alignment, while
maximizing the number of affordable units. Phase 2 is situated in a more linear
alignment parallel to the proposed access road to also avoid impacts to the 9th
ASFE!': GOLF AI'<;) Tr>NNlS
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fairway.
~
Recreational Component
The proposed clubhouse is located in the area adjacent to the 18th Green, to the.
north of the proposed parking lot. This location is in close proximity to the
proposed golf parking, as well as providing close pedestrian access to the future
tennis facility. In addition, this location is ideally suited to provided access to
an expanded practice green and the existing practice tee. The location of the
proposed clubhouse also provides a well-defined edge between the affordable
housing component and the enhanced recreational facilities. The proposed
tennis facility is located in the general area of the existing soccer fields. This
location provides a measure of buffering from the clubhouse and housing
components.
....
....
....
...
C. Promotes more efficient use of land, public facilities, and governmental services.
...
RESPONSE: The site includes a range of recreational and affordable housing
uses integrated into a single site. Consistent with the adopted 1993 and 1999
AACP update, the site is located in close proximity to the existing urban core as
well as existing and proposed transit opportunities. The provision of additional
affordable housing units on a site already in public ownership is an efficient use
of scarce public funds.
....
!!IIIIlI
~
Affordable Housing Component
The affordable housing units are proposed to be clustered at the western end of
the site, reducing utility extension costs. The plan also includes improvements
to the existing bike trail, as well as two Roaring Fork Transit Agency (RFTA)
stops within easy walking distance of the dwelling units.
....
~
Recreational Component
Similar to the intent of the affordable housing units, all recreational
improvements are clustered at the northwestern edge of the property. This
minimized encroachment on the existing golf course, as well as providing
efficient vehicular and pedestrian circulation patterns for recreation users.
~
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D. Preserves open space to the greatest extent practicable.
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RESPONSE: Due to the integration of the project within the existing golf course,
....
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the project will include significant buffering from adjacent residential and
recreational uses (see Site Plan on Exhibit 6). The 12th fairway will be left in its
existing location to provide sufficient buffering from State Highway 82. The 9th
fairway, located to the north of the proposed housing project, will be slightly
reconfigured and the existing landscape buffer located behind the existing
Truscott Housing will be retained. An expanded landscaping buffer will be
constructed and planted behind Phase 1 of the proposed affordable housing
project. The expanded landscape buffer will included narrow leaf cottonwood
and aspen trees. The existing cottonwood grove located between the proposed
Phase 1 units and the 10th fairway will be left undisturbed. Exhibit 6 includes a
conceptual landscaping plan which depicts existing and proposed landscaping
buffering between the golf course and the proposed housing units. The zoned
open space being proposed for development fulfilled no open space goals, and
was authorized by an election in 1998.
~
...
...
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E. Achieves a compatibility of land uses.
....
RESPONSE: The adjacent golf course uses will be improved with the addition of
an improved clubhouse and parking plan layout. The applicant has worked
closely with Recreation Department staff to address compatibility issues early in
the process. Circulation associated with the entire site will be improved with
the associated intersection enhancements.
....
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Affordable Housing Component
The proposed affordable housing units are located in a relatively tight cluster
between State Highway 82 and the existing golf course. The units are adjacent to
the existing Truscott 100 and 200 units.
....
F. Provides procedures so that the type, design, and layout of development encourages the
preservation of natural and scenic features. (Code 1971, 9 7-901)
...
r-
RESPONSE: All significant vegetation on the site has been retained to the
maximum extent possible. These areas include the existing cottonwood grove
between the 10th fairway and Phase III of the affordable housing project and the
existing landscape buffer between the existing Truscott Housing and the 9th
fairway.
...
26.84.030 Planned unit development approval.
A. Overview of development review. A development application requesting approval as a
....
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planned unit development (PUD) shall be reviewed pursuant to the procedures and
standards in this section and Common Procedures, Chapter 26.52. The procedures require
review and approval of a conceptual development plan and final development plan by the
commission and the city council, with public hearings occurring at the time of conceptual
development plan review by city council and final development plan review by the
commwswn.
"'"
...
B. Review standards. A development application for PUD shall comply with the following
standards and requirements.
1. General requirements.
...
a. The proposed development shall be consistent with the Aspen Area Comprehensive Plan.
r-
RESPONSE: The updated Aspen Area Community Plan (AACP) will most likely be
approved while this project is in the review process. The draft AACP specifically
defines this property as suitable for affordable housing. A reduced version of
the "Future Land Use Map" (FLUM) showing conformity to the AACP (via specific
identification of the site as affordable housing) is shown on Exhibit 16.
b. The proposed development shall be consistent with the character of existing land uses in
the surrounding area.
...
...
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RESPONSE: Immediately adjacent to the proposed affordable housing project is
the existing Truscott Housing Project, and the new structures are consistent
with the proposed project in terms of density, massing and scale. As presented
earlier, the applicant has taken particular care, in coordination with staff from
the Recreation Department, to ensure that the proposed landscaping and re-
contouring will not compromise the adjacent recreational uses.
...
~
c. The proposed development shall not adversely affect the future development of the
surrounding area.
""""
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RESPONSE: The proposed housing project and associated recreational
improvements represent the full build out of the site.
d. Pinal approval shall only be granted to the development to the extent to which GMQS
allotments are obtained by the applicant.
,..
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RESPONSE: Compliance with applicable portions of the Growth Management
Quota System is demonstrated later in the application.
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Affordable Housing Locations
in the Aspen Area
Exhibit 16
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Affordable Housing I
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2. Density.
a. General. The maximum density shall be no greater than that permitted in the underlying
zone district.
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RESPONSE: The proposed affordable housing component is proposed to be
rezoned "Public" (P) to accommodate the proposed residential units. All
dimensional requirements and density calculations are not set by this zone
district specifically, but rather are addressed through the Special Use Process.
Compliance with applicable Special Use criteria are addressed later in the
application.
~
Furthermore, densities may be reduced if'
....
(1) There is not sufficient water pressure and other utilities to service the proposed
development;
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RESPONSE: All required utilities are located in close proximity to the proposed
development sites. A final utility plan will be submitted at the next stage of the
review process.
....
(2) There are not adequate roads to ensure fire protection, snow removal and road
maintenance to the proposed development;
tJllII!
RESPONSE: The project has direct access to State Highway 82 from the existing
intersection into the Golf Course and Plum Tree field. The applicant has
retained Charlier and Associates to assist the applicant in defining ultimate
improvements to the intersection. The roadway design is conceptual in nature,
and detailed cross sections to ensure adequate snow removal will be provided
following approval of the conceptual PUD. In addition, a detailed traffic analysis
will be submitted at F'inal PUp whi<:lJ.YY'i~l~e~.e~~ine .ifthe project will require a
traffic signal at the intersection with State Highway 82, based on the signal
warrant methodology used by the Colorado Department of Transportation.
---.
....
...
Associated improvements include a pedestrian underpass to provide safe access
to a relocated bus stop, as well as the relocation and improvements to the
existing bike path on the north side of State Highway 82.
....
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(3) The land is not suitable for the proposed development because of its slope, ground
instability, and the possibility of mud flow, rock falls and avalanche dangers;
....
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RESPONSE: The project is located in the valley floor, in an area that has been
urbanized over the last 30 years. The site is not located in an area with excess
slope or other natural hazards that would preclude the proposed development
plan. A Slope Analysis is included as Exhibit 17.
(4) The effects of the proposed development are detrimental to the natural watershed, due to
runoff, drainage, soil erosion and consequent water pollution;
...
....
!-'
RESPONSE:
development.
application.
No significant watersheds are located in the area proposed for
A Final Drainage Plan will be submitted with the Final PUD
....
(5) The proposed development will have a deleterious effect on air quality in the
surrounding area and the city; or
....
RESPONSE: The provision for additional affol'c;lable ho~sing in close proximity
to the Town Core will reduce th.e COnnnuthlg di~tance to employment
opportunities located in and near the dovvntowIl.pore.
(6) The design and location of any proposed structure. road, driveway, or trail in the
proposed development is not compatible with the terrain or causes harmful disturbance to
critical natural features of the site.
....
....
....
RESPONSE: All development areas are located in relatively flat terrain, and no
significant cut and fill will be necessary. All cut and fill will be contained on-site.
k;"."
b. Reduction in density for slope consideration.
....
(1) In order to reduce wildfire, mudslide, and avalanche hazards; enhance soil stability;
and guarantee adequate fire protection access, the density of a PUD shall also be reduced in
areas with slopes in excess of twenty (20) percent in the following manner.
~
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(a) For lands between zero (0) and twenty (2(}) percent slope, the maximum density allowed
shall be that permitted in the underlying zone district;
""
...
(b) For lands between twelity.one (21) and thirty (30) percent slope, the maximum density
allowed shall be reduced to fifty (50) percent of that permitted in the underlying zone
district;
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Slope Hazard
Exlubit 17
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(c) For lands between thirty-one (31) and forty (40) percent slope, the density shall be
reduced to twenty-five (25) percent of that allowed in the underlying zone district; and
(d) For lands in excess of forty (40) percent slope, no density credit shall be allowed.
(2) Maximum density for the entire parcel on which the development is proposed shall be
calculated by each slope classification, and then by dividing the square footage necessary in
the underlying zone district per dwelling unit.
(3) For parcels resting in more than one (1) underlying zone district, the density reduction
calculation shall be performed separately on the lands within each zone district.
...
...
...
(4) Density shall be further reduced as specified in Chapter 26.04, Definition of Lot Area.
3. Land uses. The land uses permitted shall be those of the underlying zone district.
Detached residential units may be authorized to be clustered in a zero lot line or row house
configuration, but multi-family dwelling units shall only be allowed when permitted by the
underlying zone district.
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RESPONSE: Based on Section 26.710.250 of the Aspen Municipal Code (Public
Zone District), the dimensional requirements which are applied to all permitted
and conditional uses in the Public ("P") zone district shall be set by the adoption
of a Conceptual Development Plan and Final Development Plan, pursuant to
Chapter 26.445, Planned Unit Development. Following Conceptual Approval, the
applicant shall submit a Subdivision Plan that will depict all dimensional and
density calculations with the final PUD application.
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...
...
4. Dimensional requirements. The dimensional requirements shall be those of the
Underlying zone district; provided, that variations may be permitted in the following:
a. Minimum distance between buildings;
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b. Maximum height (including viewplanes);
...
c. Minimum front yard;
,.,
d. Minimum rear yard;
e. Minimum side yard;
...
f Minimum lot width;
g. Minimum lot area;
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ASPEN GOLF AND TENNIS CLunlTIWSCOTT
HOUSING
ASPEN, COLORADO
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i. Internal floor area ratio; and
~
j. Minimum percent open space.
...
If a variation is permitted in minimum lot area, the area of any lot may be greater or less
than the minimum requirement of the underlying zone district, provided the total area of all
lots, when averaged, at least equals the permitted minimum for the zone district. Any
variation permitted shall be clearly indicated on the final development plan.
!"IIIIIi
5. Off-street parking. The number of off-street parking spaces may be varied from that
required in the underlying zone district based on the following considerations.
...
a. The probable number of cars used by those using the proposed development.
b. The parking needs of any nonresidential uses.
"""
c. The varying time periods of use, whenever joint use of common parking is proposed.
....
d. The availability of public transit and other transportation facilities, including those for
pedestrian access and/or the commitment to.l),tiliz;eautolnobile dis.il~cel,:tivetechniques in
the proposed development. ..
...
e. The proximity of the proposed development to the commercial core or public recreational
facilities in the city.
...
Whenever the number of off-street parking spaces is reduced, the city shall obtain assurance
that the nature of the occupancy will not change.
~
RESPONSE: The proposed parking plan calls for 140 spaces dedicated for golf
uses. Parking for the proposed housing units are shown on Table 1.
?-\
....,
6. Open space. The open space requirement shall be that of the underlying zone district.
However, a variation in minimum open space may be permitted if such variation would not
be detrimental to the character of the proposed planned unit development (PUD), and if the
proposed development shall include open space for the mutual benefit of all development in
the proposed planned unit development (PUD) through a common park or recreation area.
An area may be approved as a common park or recreation area if it:
~
a. Is to be used and is suitable for scenic, landscaping, or recreation purposes; and
~
b. Is land which is accessible and available to all dUJelling units or lots for whom the
common area is intended.
...
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Under Golf Parking 174
Under Tennis Courts 105
Phase 1 Housing 38
Phase II Housing 7
Drop-Off (between Truscott 100 20
and Truscott 1 and 2)
Truscott 100 Buildout (2006) 72
TOTAL 416
TABLE 1
PROPOSED PARKING PLAN
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Source: DHM Design, 2000.
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A proportionate, undivided interest in all common park and recreation areas shall be
deeded in perpetuity to each lot or dwelling unit owner within the planned unit development
(PUD), together with a deed restriction against future residential, commercial, or industrial
development. Any plan for open space shall also be accompanied by a legal instrument
which ensures the permanent care and maintenance of open spaces, recreation areas, and
communally owned facilities.
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RESPONSE: Both the public and park zone districts do not include an open,
which is proposed for the housing component, does not include an open space
requirement.
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;
7. Landscape plan. There shall be approved as part of the final development plan a
landscape plan, which exhibits a well designated treatment of exterior spaces. It shall
provide an ample quantity and variety of ornamental plant species that are regarded as
suitable for the Aspen area climate.
....
RESPONSE: A conceptual landscape plan is shown on Exhibit 6. Specific tree
species include narrowleaf cottonwood, aspen, native chokecherry, maple, alder,
....
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gamble oak, engleman spruce and ponderosa pine. Shrubs include willows,
alders.
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8. Architectural site plan. There shall be approved as part of the final development plan an
architectural site plan, which ensures architectural consistency in the proposed
development, architectural character, building design, and the preservation of the visual
character of the city. It is not the purpose of this review that control of architectural
character be so rigidly enforced that individual initiative is stifled in the design of a
particular building, or substantial additional expense is required. Architectural character is
based upon the suitability of a building for its purposes, upon the appropriate use of
materials, and upon the principles of harmony and proportion of the buildings with each
other and surrounding land uses. Building design should minimize disturbances to the
natural terrain and maximize the preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
...
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RESPONSE: A conceptual Site Plan is shown on Exhibit 6. A detailed
description of the architectural intent was presented earlier in the application.
....
9. Lighting. All lighting shall be arranged so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands.
...
,..,
RESPONSE: A final lighting plan will be submitted with the Final PUD
application. All lighting shall be designed to minimize glare and impacts on all
adjacent uses.
10. Clustering. Clustering of dwelling units is encouraged.
...
,.,.
RESPONSE: As shown on the Site Plan (Exhibit 6) the propose units have been
clustered to the maximum extent possible
....
11. Public facilities. The proposed development shall be designed so that adequate public
facilities will be available to accommodate the proposed development at the time
development is constructed, and that there will be no net public cost for the provision of
these public facilities. Further, buildings shall not be arranged such that any structure is
inaccessible to emergency vehicles.
....
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RESPONSE: All necessary public facilities are located in close proximity to the
site. No significant utility extensions are necessary for the project. Emergency
access to the site is provided via a "stubout" for emergency turnaround at the far
eastern portion of the site, adjacent to the Phase 1 affordable housing units.
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12. Traffic and pedestrian circulation.
....
a. Every dwelling unit, or other land use permitted in the planned unit development (PUD)
shall have access to a public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or private use.
b. Principal vehicular access points shall be designed to permit smooth traffic flow with
controlled turning movement and minimum hazards to vehicular or pedestrian traffic.
Minor streets within the planned unit development (PUD) shall not be connected to streets
outside the development so as to encourage their use by through traffic.
...
...
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c. The proposed development shall be designed so that it will not create traffic congestion on
the arterial and collector roads surrounding the proposed development, or such surrounding
collector or arterial roads shall be improved so that they will not be adversely affected.
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RESPONSE: All proposed units have access to a public right-of-way. In addition,
The project is proposing significant improvements to the existing access point
with State Highway 82. Preliminary analysis of the potential impacts are
included within Appendix C. A complete Traffic Study will be provided with the
Final PUD to determine if the project will need a CDOT signal warrant.
...
,..
,
The road alignment is curvilinear in nature to encourage traffic to slow down as
vehicles enter the site. A pedestrian underpass is proposed to provide access to
the south side of State Highway 82. In addition, the existing bike path will be
realigned to ensure that bicycles have smooth and safe access to the site. The
bike/pedestrian path will cross the entrance point into the site via a tunnel to
further enhance pedestrian and bicycle safety. The pedestrian underpass, the
proposed tunnel and the proposed bike path realignment are shown on Exhibit 6.
d. Every residential building shall not be farther than sixty (60) feet from an access roadway
or drive providing vehicular access to a public street.
....
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RESPONSE: All residential units are within sixty (60') feet of the proposed
access roadway.
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e. All nonresidential land uses within the planned unit development (PUD) shall have direct
access to a collector or arterial street without creating traffic hazards or congestion on any
street.
~
RESPONSE: The proposed golf clubhouse has direct access to the proposed
...
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roadway alignments. The traffic associated with the affordable housing units is
channeled away from the entrance to the club clubhouse.
/. Streets in the planned unit development (PUD) may be dedicated to public use or retained
under private ownership. Said streets and associated improvements shall comply with all
pertinent city regulations and ordinances.
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RESPONSE: All streets within the PUD shall be dedicated to the public.
-
C. Procedure for review. Prior to development as a planned unit development (PUD), an
applicant shall receive approval for a conceptual development plan and then a final
development plan pursuant to the procedures of this section and Common Procedures,
Chapter 26.52.
...
1. Conceptual development plan.
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a. Contents of application. The contents of a development application for a conceptual
development plan shall include the following.
(1) The general application information required in Common Procedures, Section 26.52.030;
...
,..
RESPONSE: All application requirements have been met by the applicant.
(2) A conceptual description of the proposed planned unit development (PUD). This shall
include but not be limited to a statement of the objectives to be achieved by the planned unit
development and a conceptual description of proposed land uses, building heights and
locations, landscaping, open space, natural features, and accessways;
...
,..,
(3) A statement conceptually outlining how the proposed PUD development will be served
with the appropriate public facilities, and how assurance will be made that those public
facilities are available to serve the proposed development; and
....
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RESPONSE: A conceptual description of the PUD is contained within the
introduction as well as the responses to applicable PUD criteria. A Conceptual
Site Plan (including landscaping and accessways) is shown on Exhibit 6.
~
(4) A conceptual site plan, illustrating:
(a) Existing natural and man made features.
...
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(b) General configuration of proposed land uses, access ways, and existing and proposed
utilities.
...
....
(c) A general landscaping plan and elevations or other architectural renderings of the
proposed improvements, which at a conceptual level, depict general site design features,
building mass and height, and relation to natural features of the site.
....
RESPONSE: A Conceptual Site Plan and general Landscaping Plan is shown on
Exhibit 6. Building mass and height are shown on Exhibits 7 through 10. A
detailed discussion of the architectural intent can be found in the Introduction
section of this application.
....
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b. Effect of approval of conceptual development plan. Approval of a conceptual development
plan shall not constitute final approval for a planned unit development (PUD), or
permission to proceed with development. Such approval shall constitute only authorization
to proceed with a development application for a final development plan.
c. Limitation on approval of conceptual development plan. A development application for a
final development plan shall be submitted within one (1) year of the date of approval of a
conceptual development plan. Unless an extension is granted by the city council, failure to
file such an application within this time period shall render null and void the approval of a
conceptual development plan.
...
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Response: The applicant intends on submitting an application for a final
development plan in as soon as practical after Conceptual Approval, well within
the limitation imposed by this code section.
....
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....
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This section of the land use application
addresses the Growth Management Quota
System (GMQS). For the purposes of
clarity, the project has three (3)
components that fall under the review of
the GMQS. These three components are new affordable housing units, the renovation of
the existing Truscott units, the golf clubhouse and the new restaurant. Each of these
components are addressed separately in the following discussion.
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GROWTH
MANAGEMENT QUOTA
SYSTEM
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New Affordable Housing Units
...
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All of the additional affordable housing proposed as part of the overall project is
exempt from Growth Management competition and scoring based on the
following Code Section:
...
"b. Affordable housing. All affordable housing deed restricted in accordance with the
housing guidelines of the City Council and its housing designee, shall be exempt from the
growth management competition and scoring procedures by the City Council. "
...
"",..,
....
Remodeling of the Existing Truscott 1 and 2 Structures
The proposed remodeling of the existing Truscott 1 and 2 units is also exempt
from Growth Management Competition based on the following Code section. No
additional units are proposed, and the units will remain deed restricted as
affordable housing. .
...
...
"(1) Remodeling, restoration or reconstruction of existing lodge or multi-family buildings.
The remodeling, restoration or reconstruction of an existing lodge or multi-family building
shall be exempt from the growth management competition and scoring procedures, provided
that it does not create additional dwelling, hotel or lodge units or involve a change of use.
No bandit unit shall be remodeled, restored or reconstructed unless it has first been
...
...
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legalized pursuant to section 26.40.090. u
....
Golf Clubhouse and Tennis Facilitv (not including Restaurant)
,..,
The Golf Clubhouse is also exempt from Growth Management by virtue of the
following definition of "essential public facilities." Compliance with the
definition contained within the Code follows the pertinent code sections.
....
!:-:~
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2. City Council exemptions that are not deducted from the pool of annual development
allotments or from the metro area development ceilings. The following exemptions shall not
be deducted from the respective annual development allotment established pursuant to
Section 26.100.040 or from the metro area development ceilings established pursuant to
Section 26.100.030.
!""
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a. Construction of essential public facilities. The City Council shall exempt the construction
of essential public facilities from the growth management competition and scoring
procedures if the following standards are met.
....
(1) Except for housing, development shall be considered an essential public facility if it
serves an essential public purpose, provides facilities in response to the demands of growth,
is not itself a significant growth generator, is available for use by the general public, and
serves the needs of the city.
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RESPONSE: Recreational opportunities in the upper valley region directly
provide an essential public purpose. Furthermore, the need for improved public
golf and tennis facilities are directly related to the demands placed on other
similar public facilities (libraries, parks, trails, etc.) by growth in the Aspen area.
The provision of is improved facilities are not considered a growth generator, but
rather a reflection of additional demand due to population increases. The golf
clubhouse and tennis courts will be available to the public.
....
....
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(2) An applicant for an exemption pursuant to this section shall be required to demonstrate
to the satisfaction of the City Council that the impacts of the essential public facility will be
mitigated, including those associated with the generation of additional employees, the
demand for parking, road and transit services, and the need for basic services including but
not limited to water supply, sewage treatment, drainage control, fire and police protection,
and solid waste disposal. It shall also be demonstrated that the proposed development has a
negligible adverse impact on the city's air, water, land and energy resources, and is visually
compatible with surrounding areas.
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....
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RESPONSE: The Clubhouse component of the project will mitigate for all
impacts associated with the improved recreational facilities. Additional
employees associated with the project are more than mitigated by the provision
of additional 141 affordable housing units on the site. The existing restaurant
facilities, which staff has found do not fall within the definition of "an essential
public facility", will be relocated within the proposed clubhouse. The existing
restaurant is approximately 7,000 square feet. Floor plans for the new
clubhouse are shown on Exhibits 18 and 19.
,
...
'""
...
Based on the previous interpretation that a "for profit" restaurant does not meet
the "essential public facility definition" (see Pre-Application Form), Table 2
summarizes the total square footage within the new structure that also follows
staff's interpretation.
...
Table 2
CommercialJRetail Square Footage within New Clubhouse
...
1,237 s.f.
1,833 s.f.
318 s.f.
562 s.f.
121 s.f.
...
Pro Shop
Dining/Lounge
Bar
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Kitchen Preperation Area
Kitchen Storage
TOTAL (CommercialJRetail Space)
4,071 s.f.
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Source: Charles Cuniffe Architects, 2000.
...
~
The current GMQS methodology uses a employee generation factor of 3.5
employees per 1,000 square feet for retaillcommercial uses with the Park zone
district. Based on this approach, the retaillcommercial aspects of the project are
likely to generate approximately fourteen (14) employees. The applicant,
following approval of the Conceptual PUD, will propose at the time of Final PUD
submittal that the City of Aspen contribute funds directly to the Housing Office
to facilitate the construction of units to house these fO. urteen (14) emplfyeles .^. \ ,\
when a unit and category mix is approved. ~ (j!J ~ *~t\ '{WW\'
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(3) Notwithstanding the criteria as set forth in sections 26.100.050(C)(2)(a)(1) and
26.100.050(C)(2)(a)(2) the City Council may determine upon application that development
associated with a nonprofit entity qualifies as an essential public facility and may exempt
such development from the growth management competition and scoring procedures and
such mitigation requirements as it deems appropriate and warranted.
RESPONSE: See prior discussion.
~
26.100.070 Minimum development standards.
fi""'l
The following minimum development criteria shall apply to all exempt and non-exempt
development within the city of Aspen.
....
A. Consistency with Community Plan. The proposed development shall be consistent with
the Aspen Area Community Plan and other adopted plans.
....
"..
RESPONSE: The applicant has demonstrated compliance with the Aspen Area
Community Plan as it relates to affordable house.
B. Compliance with Code requirements. The proposed development shall comply with all
applicable requirements of the City Code. (Ord. No. 54-1994: Code S 8-107)
....
.~
RESPONSE: The applicant has shown compliance with all applicable criteria for
A Conceptual Planned Unit Development Application.
-
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COMMON
DEVELOPMENT
PROCEDURES
....
....
This section addresses the Common
Development Procedures that are
included within the Aspen Municipal Code
as well as those requested by the Planning
Department during the Pre-Application
Conference held on August 3'd, 1999. The Pre-Application Form is included in the
application as Appendix A.
,...
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-
1. Proof of Ownership
-
RESPONSE: A letter from the applicant stating ownership is included as
Appendix D.
...
2. Signed Fee Agreement or request to waive fees;
r-
RESPONSE: Consistent with past decisions on the part of the City Council and
the Pre-Application form, the applicant respectfully requests that all fees be
waived due to the affordable housing component of the project.
~
3.
Applicants name, address, and telephone number in a letter signed by the applicant,
which also states the name, address and legal description of the property.
-
...
RESPONSE: A letter from the applicant stating name and address of the City of
Aspen is included as Appendix D. A legal description is included with the
application as the subdivision plat for the Aspen Golf Course Subdivision.
4. 30 copies of the complete application packet and maps.
,...
[)
,
RESPONSE: 30 copies of the application have been submitted to the Community
Development Department.
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AND
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24.
...
-
...
...
5.
Summary letter explaining the request, a written response to the criteria for the land
use review listed above, and sufficient dmwings, models, etc. to describe the
proposal.
,-.
...
RESPONSE: The complete application represents the applicant's response to all
applicable criteria contained within the City of Aspen Municipal Code.
...
6.
A 8 y:, " by 11" vicinity map locating the property within the City of Aspen
....
RESPONSE: A vicinity map is shown on Exhibit 1.
...
7.
Site Improvement Survey by registered surveyor, including all existing conditions,
vegetation and easements.
...
RESPONSE: A Site Improvement Survey is included with the application.
...
8.
List of Adjacent Property Owners within 300 feet for the public hearings.
...
RESPONSE: A list of adjacent property owners is submitted under a separate
cover.
...
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...
...
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AUG 04 '99 04:21PM ASPEN HOUSINGOFC
P.2
CITY OF ASPEN
PRE~APPL.ICAnON CONFI:RENCE SUMMARY
PLANNER:
Chris Bendon, 920.5072
DATE: 8.3.99
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRlPTION:
Truscott AffordaPleHousing Conceptual PUD and Initial'GMQS
Lee Novak - APCHA .
City of Aspen
2 step .. Conceptuall>1anned Unit Development, GMQS (initial review, subject to fmal)
New building to house a restaurant and supporting uses for the golf course. kedevelopment
of socger field ~tennis courts. Reorganized access and parking. New affordable housing
units (some as mitigation forrestaurarit) at.existing Truscott housing.
Final PUD will include subdivision, rezoning, parking review, residential design, phasing,
and a final review for GMQS.
"'" Land Use Code Section(s)
~' ~ ~ ~0.250 Public Zone District (Truscott)
~j.2i" 2P.R 0.240 Park Zone
G-lfl 26.710.300 Golf Course Support Overlay
{ I( ~6.445 Planned Unit De.velopment (conceptual)
,'i60 "'26.470 Growth Management
:"':l. \26.302 Common Development Review Procedures
26.208 Request to waive land use fees
...
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1'-....,.., 1.
2.
... 3,
f: 4.
,. 5.
6.
7.
,.... 8.
....
Review by:
Staff for Completeness, Development Review Committee (ORC) for lechl1icaI considerations,
Planning and Zoning Commission, Growth Management Commission, City Council
Yes, GMC and City Council. ApplicllJlt needs to post the property and mail notice within 10
days of the public hearing Applicant will need to provide proof of posting and mailing with a
affidavit at the public hearingc
Engineering, Parks, (Housing), Fire Marshall, Water, ACSO, Env. Health, Building, County
Planning
$2,220 (deposit)
Engineering Major ($320), Environmental Health Major ($320)
$2,860 (additional hours are billed at a rate of $185/hour) fees may be waived by City Council.
Public Hearing:
Referral Agencies:
Planning Fees:
Referral Agency Fees:
Total Deposit:
To apply, submit the following information:
Proof of ownership.
Signed fee agreement or request to waive fees.
Applicant's name, address and telephone number in a letter signed by the applicant, which also states the name,
address and telephone number of the representative. Include street address and legal description of the property.
~Copies of the complete application packet and maps. Submit One to Planner first.
HPC = 12; PZ ~ 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; PlanningStaff = 2
Summary letter explaining the request, a written response to the criteria for the land use review listed above, and
sufficient drawings, models, etc. to describe the proposal.
An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
Site improvement survey by registered surveyor, including all existing site conditions, vegetation & easements
II
I""
Pan: 700 - Zoning Dis[ricrs
Section 16.7lO.230 (A)
~..."
...
,
2.
Auditorium and other facilities for performances and lectures;
~
3. Gallery;
4. Museum;
~
5.
Library; and
~.,..
~
6.
Administrative offices.
",.,
C. Conditional uses. The following uses are permitted as conditional uses in the Academic (A)
zone district, subject to the standards and procedures established in Chapter 26.425.
...
bo...;'
,.,
1. Boardinghouse and dormitory for housing students and faculty of schools and other
academic institutions;
~
....."
2. Student health care facility;
3. Student and faculty dining hall; and
I""
D. Dimensional requirements. The dimensional requirements which shall apply to all
permitted and conditional uses in the Academic (A) zone district shall be set by the adoption of a
conceptual development plan and final development plan, pursuant to Chapter 26.440, specially
planned area.
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....
26.710.240 Park (P).
....
A. Purpose. The purpose of the Park (P) zone district is to ensure that land intended for
recreation use is' developed so as to serve its intended use, while not exerting a disruptive influence
on surrounding land uses.
t..."
....
....
1. When a Park (P) zone district is designated with a Transportation Overlay (T) zone
district designation, its purpose is to provide for the use of for both parks and public
transportation facilities in the most compatible manner practicable, but with the park
character remaining dominant.
....
,
2. When a Park (P) zone district is designated with a Drainage Overlay (D) zone
district designation, its purpose is to provide for the use of both park and drainage system
facilities in the most compatible mamter practicable, with the park character remaining
dominant.
....
....
3. When the Park (P) zone district is designated both with the Transportation Overlay
(T) zone district and the Drainage Overlay (D) zone district, its purpose is to provide for the
use of parks, public transportation facilities, and drainage system facilities in the most
compatible manner practicable, with the park character remaining dominant.
!IN
~;., ,;
Cicy of Aspen Land Use Code
Page - 346
Revised 07l{)li99
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Pall 700 - Zoning Districts
Sel;tion 26. 7 I().2~O I p)
4. When the Park (P) zone district is designated Golf Course Support (GCS) Overlay
zone district, its purpose is to provide for the use of public golf courses and adjacent
support facilities in the most compatible manner practicable, with the park character
remaining dominant.
B.
Permitted uses. The following uses are permitted as of right in the Park (P) zone district:
1. Open-use recreational facility, park, playfield, playground, swimming pool, golf
course, riding stable, nursery, botanical garden; and
2. Accessory buildings and uses.
C. Conditional uses. The following uses are permitted as conditional uses in the Park (P) zone
district, subject to the standards and procedures established in Chapter 26.425:
1.
Recreation building;
2.
Sport shop;
3.
Restaurant facility; and
4.
Park maintenance building.
D. Dimensional requirements. The dimensional requirements which shall apply to all
permitted and conditional uses 'in. the Park (P) zone district shall be set by the adoption of a
conceptual development plan and final development plan, pursuant to Chapter 26.445; Planned Unit
Development. .
~6. 710.250 Public (PUB). t
A. Purpose. The purpose of the Public (PUB) zone district is to provide for the development of
go'Vernriiellial and quasi-governmental facilities for cultural, educational, civic and other
governmental purposes.
B. Permitted uses. The following uses are permitted as of right in the Public (PUB) zone
district:
1. Library;
2. Museum;
3. Post office;
4. Hospital;
City of Aspen Land Ust:: Code
Page - .147
R~viSl.:J 07101/99
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Pan 700 - Zoning Disrrkrs
Sectiun 26.710.250 (PUB)
5. Essential governmental and public utility uses, facilities, services and buildings
(excluding maintenance shops);
6.
Public transportation stop;
7.
Terminal building, and transportation related facilities;
8. Public surface and underground parking areas;
9. Fire station;
10.
Public school;
11. Public park;
12. Arts, cultural and recreational activities, buildings and uses; and
13.
Accessory buildings and uses.
C. Conditional uses. The following uses are permitted as conditional uses in the Public (PUB)
ZOne district, subject to the standards and procedures established in Chapter 26.425.
1.
Maintenance shop; and
2. Affordable housing.
D. Dimensional requirements. The dimensional requirements which shall apply to all
. permitted and conditional uses- in the Public (PUB) zone district shall be set by the adoption of a
conceptual development plan and final development plan, pursuant to Chapter 26.445, Planned Unit
Development. · .
26.710.260 Open Space (OS).
A. Purpose. The purpose of the Open Space (OS) zone district is to preserve, protect and
enhance lesser developed or undeveloped areas within the City containing unique naturally
occurring or manmade landscape features which provide visual relief and enjoyment while
reflecting or presenting community artistic or architectural statements. Development in the Open
Space (OS) zone district should emphasize and be consistent with the natural dynamic state of the
land and minimize disruption of existing natural conditions.
B. Permitted uses. The following uses are permitted as of right in the Open Space (OS) zone
district:
1. Paved and unpaved walkways;
City of Aspen Land Use Code
Page - J4K
Rc:vi.'icd 07/01.:94
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Part 700 - Zoning Disrricts
Secrion 26.710.290 ,DJ
D. Dimensional requirements. The dimensional requirements for all uses in the Drainage
Overlay (0) zone district, shall be the dimensional requirements established for those uses in the
underlying zone district.
26.710.300 Golf Course Support Overlay (GCS) zone district
A. Purpose. The purpose of the Golf Course Support Overlay (GCS) zone district is to provide
for the uses necessary to support the City of Aspen Golf Course, and to permit such other uses as
may be required for the facility on a year round basis.
B. Permitted uses. The fOllowing uses are permitted as of right in the Golf Course Support
Overlay (GCS) zone district:
1. Lodge;
2.
Conference facilities;
3.
Restaurant and bar;
4. Sport shop;
5. Golf and maintenance facilities;
6.
Active recreational facilities such as tennis courts and swimming pools;
7.
Housing for lodge employees;
8. Parking lot; and
9.
The permitted uses of the underlying zone district.
C. Conditional uses. There are no uses permitted as conditional uses in the Golf Course
Support Overlay (GCS) zone district, except the conditional uses of the underlying zone district.
D. Dimensional requirements. The dimensional requirements forall uses in the Golf Course
Support Overlay (GCS) zone district shall be the dimensional requirements established for those
uses in the underlying zone district.
26.710.310 Lodge Overlay (L) zone district.
A. Purpose. The purpose of the Lodge Overlay (L) zone district is to provide for lodge uses in
areas of the City suitable for lodge accommodations where there are limitations on development
that necessitate the permitted density to be significantly less than that in the City's other lodge zone
districts.
City M Aspen Land Use Coue
Page - .151
Revised 07/01/99
AUG 04 '99 04:21PM ASPEN HOUSING ore
P.3
9. List of adjacent property owners within 300' for the public lIearings.
NoteB.'
· Replacement of the existing amount of comme,rcial square footage may be elCempted from GMQS by th.e Planning
Director, as long as full mitigation for housing and parking are provided in th.e redevelopment. An application
including an essential public facility may be exempted by the City Council and is not subject to scoring and
competition. Examples of essential public facilities include public meeting spaces, a public day C&nl center, and
offices serving public operations. Also included are any not-far-profit facilities deemed an essential public facility
by the City Council. Staff does not consider a for-profit restaurant facility, even if retained in City ownership,
constituting an essential public facility.
, ,
· An application exceeding the eldsting amount of commercial square footage will need to proceed tlIrough the full
GMQS review for scoring and possible competition. In this scenario, the application must be received on or before ~
September lSlh and must respond to all of tile procedures (application contents) and scoring criteria for non-exempt
commercial development. The application for GMQS scoring may be amended after submission only if there exist;
sufficient allotments to accoIUIllOdate all applications. In other words, if there will be no competition for the year.
· Planning fees can be waived for 100% Affordable Housing and for City projects.
· The conceptual review must provide either a final solution or clear, and buildable, options for tile Highway
intersection. This should include the expected schedule for improvements.
· The subdivision boundaries and zoning (or districts to be rezoned to) should be considered during the conceptual
review to estimate setbacks, property size, etc., to be set by th.e final PUn.
· The initial review for growth. management should determine tile mitigation requirements for tile restaurant and the
proposed location, or cost sharing, for.the affordable 1I0using requirement. The initial GMQS review will be subject
to final review during tile final review for PUn and will consider any changes to the program.
· The entire project sllouldproceed together througll Conceptual PUP. The FinaJ. review should also consider th.e
entire project with. Subdivision review. rezoning, and associated reviews for parking, residential design. Projects may
tIIen proceed individually for construction.
· The expected phasing of construction may be proposed during conceptUal but is more appropriate for the final
review. Mitigation of impacts, payment of mitiga.tion fees, and provision of utilities should be COncuttent or in
advance of the actual impact.
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Truscott Site Planning -- Phase II: Technical Analysis
last updated: 11/19/99
....
Coordination with CDOT for Traffic Signal Installation
""'"
1. What is the process for applying for a traffic signal from CDOT?
""'"
. In order to approve a signal, there must be a traffic impact stUdy for the project.
. The warrants for a signal need to be emphasized in the traffic impact stUdy.
. The details of the build out geometry (site plan) are to be a part of the submittal.
. There must be a model of the projected turning movements for ten to twenty years.
. There must be an access approval for the development already in place.
. It is notrequired to provide a preliminary intersection design but it is not discouraged either.
~
2. When should the permit be applied for?
,...
. This process is not actually a permit process, CDOT typically just gives an approval to proceed
based on their review of the traffic impact statement and warrants.
-
3. How long does the permit process take?
...
. COOT can conduct their review of the traffic impact statement within two weeks of the
submittal.
....
To meet traffic signal warrants, there must be any four hours to exceed 60 vehicles per hour (vph) if
total traffic on SH-82 for those hours exceeds 800 vph. Charlier Associates, Inc. calculations show 5
hours on Sunday (8/8/99) and 6 hours on Tuesday (8/10/99) meeting traffic signal warrants (over 60
vph). The following two pages illustrate the breakdown of the existing traffic counts and the
projected traffic counts.
....
...
The housing data CAI used for this traffic analysis was provided by gpb architects. This includes
93 additional units to the existing number of units, with 107 additional bedrooms. The break down
of units and the average number of people per unit are: 72 I-bedroom units with 1.5 people per unit,
142:-bedroom units with 2.0 persons per bedroom, and 7 studios with 1.0 person per studio unit for a
total of 143 occupants.
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Existin~ Units No. of Units No. of Occunants
Studios 52 52
I-Bedroom 23 35
2-Bedroom 23 46
TOTAL 98 133
Additional Units No. of Units No. of Occuuants
Studios 7 7
I-Bedroom 72 108
2-Bedroom 14 28
TOTAL 93 143
....
....
...
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Increase in Number of Units = 98/93 = 95%
Increase in Number of Occupants = 133/143 = 108%
....
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r~
Charlier Associates, Inc.
....
Truscott Site Planning -- Phase II: Technical Analysis
TRUSCOIT TRAFFIC ANALYSIS
S d I I
un lav. 8179199
Exit from Housing
Exit Exit Increased to reflect Total Traffic toSH 82
Time to SH 82 from housin2 addt') housinll: occupants...... With Site Buildout Comments
12:00 a.m. 1 2 2 3
1:00 2 2 2 4
2:00 0 0 0 0
3:00 1 1 1 2
4:00 2 1 1 3
5:00 2 4 4 6
6:00 5 7 8 13
7:00 10 7 8 18
8:00 17 9 10 '0
9:00 22 14 15 ;;
10:00 17 22 24 41 Peak Hour HousioJ?; Traffic
11:00 17 11 12 29
12:00 p.m. 21 13 14 35
1:00 17 11 12 29
2:00 32 14 15 47
3:00 51 17 18 69 Peak Hour Total Traffic
4:00 46 13 14 60
5:00 29 11 12 41
6;00 35 9 10 45
7:00 36 15 16 52
8:00 23 15 16 39
9:00 4 5 5 9
10:00 7 7 8 15
11:00 5 5 5 10
TOTAL 402 215 232 634
Sund.v. S/s/99
Exit Exit from housing Exit from Housing
Exit from housing increased to reflect Increased to reflect Total Traffic to SH 82
Time To 8M 82 (8129199 data) 8/8/99 traffic levels" addt'l housing occupants*'- With Site Buildout Comments
12:00 a.m. 5 2 3 3 8
1:00 3 2 3 3 6
2:00 4 0 0 0 4
3:00 3 1 1 1 4
4:00 0 1 1 1 1
5:00 6 4 5 6 12
6:00 6 7 9 10 16
7:00 12 7 9 10 22
8:00 18 9 12 12 30
9:00 26 14 18 19 45
10:00 18 22 28 30 48 Peak Hour Housioj?; Traffic
11:00 17 11 14 15 32
12:00 p.m. 53 13 17 18 71
1:00 54 11 14 15 69
2:00 61 14 18 19 8() Peak Hour Total Traffic
3:00 37 17 22 24 61
4:00 38 13 17 18 56
5:00 52 11 14 15 67
6;00 29 9 12 12 41
7:00 17 IS 19 21 38
8:00 11 15 19 21 32
9:00 12 5 6 7 19
10:00 20 7 9 10 30
11:00 13 5 6 7 20
TOTAL 515 215 275 297 822
"Traffic in early August was 28% higher than the late August traffic count
**Housing occupants are expected to increase by 108%.
Prepared by Charlier Associates, Inc.ll/19/99
i ii
...
Truscott Site Planning -- Phase II: Technical Analysis
...
TRUSCOTI TRAFFIC ANALYSIS
"'"
Mond.v. "'0/00
Exit from Housing
Exit Exit Increased to refl~t Total Traffic to SH 82
Time toSH82 from housinll: addt'l housinll: occupants..... With Site Buildout Comments
12:00 a.m. 2 2 2 4
1:00 0 1 1 1
~oo 0 0 0 0
3:00 1 1 1 2
4:00 2 3 3 5
5:00 2 3 3 5
6,00 7 10 11 18
7:00 17 17 18 35
8:00 20 21 23 43 Peak Hour HollS' Traffic
9:00 18 19 21 39
10:00 21 17 18 39
11:00 21 9 10 31
12:00---;;:m. 33 14 15 48
1:00 41 14 15 56
2:00 33 9 10 43
3:00 48 19 21 69 Peak Hour Total Traffic
4:00 32 12 13 45
5,00 30 15 16 46
6:00 18 10 11 29
7:00 26 12 13 39
8:00 23 13 14 37
9:00 5 8 . 9 14
10:00 1 0 0 1
11:00 2 2 2 4
TOTAL 403 231 249 6.2
~
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8110100
Exit Exit from housing Exit from Housing
Exit from Housing increased to reflect Increased to reflect Total Traffic to SH 82
Time toSH82 (Mon. 8/30/99 data) 8/30/99 traffic levels addt" housiml: occunants..... With Site Buildout Comments
12:00 a.m. 2 2 3 3 5
1:00 0 1 1 2 2
2:00 0 0 0 0 0
3:00 2 1 1 2 4
4:00 1 3 4 5 6
5:00 5 3 4 5 10
6:00 12 10 14 15 27
7:00 19 17 24 26 45
8,00 22 21 29 32 54 Peak Hour Housin Traffic
9"'" 32 19 27 29 61
10:00 28 17 24 26 54
11,00 28 9 13 14 42
12:00D.m. 43 14 20 21 64
1:00 49 14 20 21 70
2,00 54 9 13 14 68
3,00 49 19 27 29 78 Peak Hour Total Traffic
4:00 45 12 17 18 63
5:00 52 15 21 23 75
6:00 41 10 14 15 56
7:00 27 12 17 18 45
8:00 14 13 18 20 34
9:00 15 8 11 12 V
10:00 17 0 0 0 17
11:00 6 2 3 3 9
TOTAL '63 231 323 349 912
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...
fIIIIII!
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"Traffic on Tuesday in early August was 40% higher than the late August Monday traffic count.
....Housing occupants are expected to increase by 108%.
".
-
Prepared by Charlier ASsociates, Inc.1l/19/99
-
Truscott Site Planning -- Phase II: Technical Analysis
TRUSCOTT COST ESTIMATE
Stop Light Alternative
(Intersection Only - Does not include pedestrian/bicycle trails on the Truscott Property)
Quanti Unit Unit Costs Total Cost
1 LS $2,000 $2,000
1 LS $5,000 $5,000
3,452 SY $25 $86,300
2,600 Ton $20 $52,000
251 LF $15 $3,765
1 LS $2,000 $2,000
1 LS $5,000 $5,000
1 LS $5,000 $5,000
1 LS $140,000 $140,000
7,200 SF $4 $28,800
400 Ton $20 $8,000
187 SY $30 $5,610
2 Each $5,800 $11,600
$355,075
$88,769
$443,844
$66,577
$510,420
$860,000
$310,000
$1,680,420
Prepared by Charlier Associates, Inc. 11/19/99
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Truscott Site Planning -- Phase II: Technical Analysis
last updated: 11/19/99
Comments and Questions about the Plumtree - Truscott Conceptual
Site Plan:
1.
The site plan must show both sides of highway 82 at the intersection and include the rail
corridor envelope. The center line of highway 82 (both existing and future) must be shown.
Does the bike path on the west end of the site connect to the Maroon Creek bridge?
Is the underground parking in the garage for remote downtown parking as well as Truscott
residential parking?
There is a large amount of hardscape and paths West of the new clubhouse, could this be
r~duced into (me path and more landscaping?
There should be stairs up to the bus stop on the North side of SH 82 as well as direct access to
the underground parking in that location.
There should be crosswalks on all four sides of the intersection of the four way stop.
There is too much pavement behind the existing clubhouse, can this be reduced and used for
landscaping?
The double path for bikes and golf carts is not necessary, could a cart pull-out be provided
instead of parallel paths?
For the phase two area, can there be a loading zone or a few drop off spaces closer to the units
for people dropping off groceries and other goods?
The walkway on the North side of the driveway should continue from the phase two area to
phase one area.
A crosswalk should be provide from the community space in phase one to the far eastern units.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
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Charlier Associates, Inc.
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THE CITY OF ASPEN
OFFICE ,OF THE CITY MANAGER
~
December 6, 1999
,..
I
Ms. Julie Ann Woods, Director
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
-
,
....
-
RE: Aspen Golf and Tennis Club/ Truscott Housing Conceptual Application
Dear Julie Ann:
...
....
The City of Aspen is the oWner of the Aspen Golf and Tennis Club and Truscott Housing
site. At its October 18"1 meeting, the Aspen City Council gave city staff authority to .
proceed with a devel.opment application
-
Should you have any, questions or need any additional information during the period of
staff review of this application, please feel free to contact Lee Novak at 920-5137. Thank
you for your department's assistance while this application was being prepared and for
your continuing attention to this project.
.-
...
Very truly yours,
o ;:r--// /' /
/1-<y-~ /'7" ~- . .
Steve Barwick, City Manager
City of Aspen
,.
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130 SOUTl:f GALENA STREET. ASPEN, COLORADO 81611 . PHONE 303.920'.5212 . FAX 303.920.5119
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