HomeMy WebLinkAboutLand Use Case.CU.197 Prospector Rd.A067-01
rr'\ ("'0
CASE NUMBER A067-01
PARCEL In # 2735-142-13002
CASE NAME Aspen Children's Garden Conditional Use
PROJECT ADDRESS 197 Prospector Road. Buildina 2
PLANNER James Lindt
CASE TYPE Conditional Use
OWNER/APPLICANT Aspen Children's Garden Inc.
REPRESENT A TIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
1 0/2/01
Reso. 36-2001
Approved
10/12/01
J. Lindt
/
r'\
. ,
f\
J
f)
h
- .;
(C-F' ~~\~e ') a./l-c .l~\...\... \\o\-d.~
(?~ Fo)()
5- 7q~r;
"
^
n
AGENDA
ASPEN PLANNING & ZONING COMMISSION
SPECIAL MEETING
TUESDAY, SEPTEMBER 11, 2001
4:30 PM
PITKIN COUNTY LIBRARY
I. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
II. MINUTES (08/21/01)
III. PLANNING AND ZONING COMMISSION PUBLIC HEARINGS
A.
1210 RED BUTTE STREAM MARGIN REVIEW, continued
from 8/21, continued to 11/6, Sarah Oates
B.
ASPEN HIGHLANDS PUD AMENDMENT TO ESTABLISH
SIGN GUIDELINES, CLOSE PUBLIC HEARING, Joyce Ohlson
C.
ASPEN CHILDREN'S GA1IDEN CONDITIONAL USE, James
Lindt It ppVOI/'td 0<-" 0 oq Dd '2-",,0/
CEMETERY LANE CHARACTER AREA PLAN ADOPTION
RECOMMENDATION, Fred Jarman
D.
IV. ADJOURN
~
n
..TIA-
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Directo~
FROM: James Lindt, Planning Technician :JL
RE: Aspen Children's Garden - Conditional Use Public Hearing
Continued from September 11, 2001
DATE: October 2,2001
APPLICANT:
Aspen Children's Garden Inc.
REPRESENTATIVES:
Patty Fox and CP Kanipe
LoCATION:
0197 Prospector Road, Building 2, Aspen Highlands Base Village
ZONING:
Ski Area Base
A~~~O
PROPOSED LAND USE:
Day Care Center
REVIEW PROCEDURE:
Conditional Use:
The Planning and Zoning Commission shall by resolution approve,
approve with conditions, or deny a development application for a
conditional use, after recommendation by the Community Development
Director.
SUMMARY:
A Day Care Center is a conditional use in the Ski Area Base Zone District.
Aspen Children's Garden is requesting conditional use approval to operate a
Day Care Center in Building 2 of the Aspen Highlands Base Village. The
location for the proposed child care facility would be on the ground level of
the Ritz Carlton Club in the White River Lodge, and it would encompass
between 1,700 and 1,900 square feet.
1""1
n
STAFF COMMENTS:
The Aspen Highlands Village Planned Unit Development does not address
the use of a day care facility, but the underlying Ski Area Base Zone District
in which the base village is located, allows for a Day Care Center as a
conditional use. Hines Highlands Limited Partnership, the owner and
developer of the White River Lodge, has given the applicants written
consent to apply for the conditional use application for a Day Care Center.
The applicant is proposing to cater the day care center to both local families
as well as visitors. The applicant intends to care for about 40 children a day.
They intend to operate five to seven days a week, year round and only care
for children over the age of three (3) during their first year of operation.
Shirley Ritter, Director of Kid's First, encourages the applicants to consider
providing infant care because she feels that there is a need in the valley for
this service. Staff acknowledges the need for infant care services, but feels
that providing care for infants on this site would provide additional strain on
the off-street parking because of the need for more staff members. Staff
feels that when and if the applicant converts to infant care, they must
continue to provide one off-street parking space for each employee pursuant
to Land Use Code Section 26.575.080. As part of the State of Colorado
child care licensing program, the applicant must meet the State's "Rules
Regulating Child Care Centers". The applicant has addressed their
compliance with State regulations in Attachment 3 of their application
(Exhibit C).
;
Section 26.575.080 of the City of Aspen Land Use Code requires that day
care centers meet all ofthe following requirements:
A. The day care center shall provide one off-street parking space
per employee.
B. The day care center shall provide a child loading and unloading
area of adequate dimensions.
C. The day care center shall provide adequately sized indoor and
outdoor play areas.
D. The day care shall maintain minimum hours of operation of
7:30 am to 5:30 pm from Monday through Friday.
f""".
~
',.".';i./'
Staff finds that the application meets the aforementioned requirements to
operate a day care center pursuant to Section 26.575.080 of the City of
Aspen Land Use Code. The applicant is planning on employing four (4)
full-time employees based on the State of Colorado Department of Human
Services Staff Manual requirements for staffing (Exhibit F), and Hines
Highlands has reserved 4 parking spaces within the Highlands Village
parking garage for the sole use of the day care center employees. The
proposed day care.center will be open during the hours of7:30 am to 5:30
pm, five to seven days a week. According to Shirley Ritter, the director of
Kid's First, the proposed application meets the State of Colorado
requirements regarding child care (Comments are attached as Exhibit B).
The applicant is proposing to reserve four parking spaces in the short-term
parking area at the west side of the village for a loading and unloading
zone for children. Staff feels that the loading area is adequate.
Staff finds that the proposed day care center also meets the Conditional
Use criteria set forth in Land Use Code Section 26.425.050. There has
been a great deal of residential development in the surrounding areas and a
child care facility nearby would be a complementary use to the
surrounding land uses, specifically to the new residential units as well as
the Aspen Highlands Ski Area.
Stafffeels that the applicant has adequately addressed the offstreet parking
needs for the use by reserving four spaces in the parking garage for the use
of employees only, as well as, by reserving four parliing spaces for a loading
and unloading area for the sole use of the day care facility. Staff finds that
the facilities are sufficient to support the proposed use.
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve the
Aspen Children's Garden Conditional Use for a day care center, with
conditions.
r'i
n
.,"",,,Y.,
RECOMMENDED MOTION:
"I move to approve Resolution No.~, Series of2001, approving the Aspen
Children's Garden conditional use for a day care center in building 2 of Aspen
Highlands Village with the following conditions."
1. The applicant shall meet the state of Colorado's Rules
Regulating Child Care Centers and obtain any and all licenses
needed to run a day care center within the State of Colorado.
ATTACHMENTS:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
2. The applicant must provide one reserved on-site, off-street
parking space for every employee that they employ for the
duration of the use.
3. The applicant shall maintain minimum hours of operation
of 7:30 am to 5:30 pm, five days a week.
4.
The applicant shall meet the requirements for a
child care center set forth in Section 26.575.080
ofthe City of Aspen Land Use Code for the
duration of the use.
Review Criteria and StaffPindings
Referral Agency Comments
Application (Including Map of loading and
unloading zone)
Letter of Authorization from Hines Highlands
LLC.
Letter From Hines Regarding Parking and Map
of Unloading Zone
Excerpt from State Human Services Manual
---
r'\
r'")
EXHIBIT A
ASPEN SKIING COMPANY CONDITIONAL USE
REVIEW CRITERIA & STAFF FINDINGS
26.425.040 Standards applicable to all conditional uses.
When considering a development application for a conditional use, the
Planning and Zoning Commission shall consider whether all of the
following standards are met, as applicable.
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Community Plan,
with the intent of the zone district in which it is proposed to be
located, and complies with all other applicable requirements of
this Title; and
Staff Finding
Staff believes that the. proposed conditional use is compatible and
complementary to the surrounding uses. A great deal of residential units
have been constructed within both the Aspen Highlands Village and Moore
Subdivisions. A child care facility is needed to meet the child care needs of '
the area and staff feels that the base village is an appropriate area to serve
both the tourist and residential populations of the area.
Staff believes this criterion is met.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development; and
Staff Finding
Staff believes that the proposed use is complimentary to the uses in the
immediate vicinity. The proposed day care facility would serve the
employees of the growing retail uses in the vicinity as well as the tourist
based ski facility of Aspen Highland's Ski Area. Staff finds that the
proposed child care facility will not create a parking problem because Hines
~
n
Highlands LLC. has agreed to reserve parking spots m the Highlands
Parking Garage for the sole use of the child care facility.
Staff believes this criterion is met.
C. The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including
visual impacts, impacts on pedestrian and vehicular circulation,
parking, trash, service delivery, noise, vibrations and odor on
surrounding properties; and
Staff Finding .
Staff believes that the proposed application has adequately addressed the
possible adverse impacts associated with the proposed use. Staff finds that
the parking has been adequately addressed because the applicant has
reserved four (4) off-street parking spaces for four (4) employees that they
are planning on employing based on the State of Colorado's Child Care
Guidelines (Exhibit E). Land Use Code Section 26.575.080 requires that the
applicant must continue to meet the parking requirement of one off-street
parking space per employee for a Child Care Center, therefore a condition of
approval has been proposed that applicant continue to meet the parking
requirement for the perpetuity of the conditional use.
;
Staff believes this criterion is met.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems,
and schools; and
Staff Finding
Staff believes that there are adequate public facilities in the vicinity to serve
the conditional use. The hospital is near the proposed child care facility and
adequate utilities are in place to serve the proposed use. The proposed
facility appears to meet the State's Rules Regulating Child Care Centers
according to Shirley Ritter.
Staff believes this criterion is met.
I"""';
1"""\
;
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Staff Finding
The proposed conditional use does not create any new net leasable
space, so no affordable housing mitigation is required and none is
proposed. Staff believes this criterion is met.
r.\
"'.:','
~
, l
C .It.: J.. 1- \' iJ (/
~XnJl~f' 'P
Shirley Ritter, 03:59 PM 8/28/01 -0500,Aspen ChilclrE!n',sGarden Application
'X-Sender: shirleyr@commons
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58
Date: Tue, 28 Aug 200115:59:58 -0500
To: jamesl@commons.cLaspen.co.us
From: Shirley Ritter <shirleyr@cLaspen.co.us>
Subject: Aspen Children's Garden Application
James,
It looks to me like they have done their homework. The program sounds like it will be a wonderful
addition. I am pleased that they have already begun to talk to the licensing person, they
addressed many basic considerations in their application, and they are correct. I am surprised that
they propose to be open 7 days a week, but I think that is a much needed service. There is more
need for infants and toddlers, even though they do not plan to care for children that age, if there is
a way to "encourage" them to consider that, even if it is after their first year, that would be good
for the community.
If it's all right with you, I would like to talk to Patty and CP; I have visited some programs that are
housed in new buildings designed specifically for childcare, and got lots of great ideas for interior
layout. I don't believe this is public knowledge yet, but correct me if I'm wrong.
Is there a time that I could talk with you about childcare zoning questions that I have received?
Primariiy around home childcare providers. Are you the right person to answer that kind of
questions? I can come by or you can stop out here if that works for you?
Thanks again for asking for input. I think the licensing person has the final say, but their
application looks strong to me.
;
Shirley Ritter
Kids First - Childcare Resource and Referral
x 5363
QUALITY CHILDCARE MATTERS!
Printed for James Lindt <jamesl@ci.aspen.co.us>
1
r'\
I . t-JD USE AppLlCA1'lON -.,
,.",../
PI'<OJECT:
Name:
Location:
ApPLICANT:
Name:
Address:
Phone #:
REPRESENTATIVE:
d41 d {y:/ '11./7/ €..-
1. U!-1 cc t/,k,Z O~.
fl,a 6-- /f'/9
Name: ""
Address:&;( /5 Mo
Phone #: r w.. ;;15.. ..5.37<1
or'
TYPE OF ApPLICA liON: (please check all that apply):
rsr- Conditional Use D Conceptual PUD
o Special Review D Final PUD (& PUD Amendment)
o Design Review Appeal D Conceptual SPA
o GMQSAllotment D Final SPA(& SPA Amendment)
o GMQS Exemption D Subdivision
o ESA - 8040 Greenline, Stream D Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
Lot Split
Lot Line Adjustment '
o
o
D
D
Temporary Use
Text/Map Amendment
Exn,'la,+ "elf
,
".f?/l,c(?i c:f/~/.;;2. /' /
D
D
D
D
D
D
Conceptual Historic Devt.
Final Historic Development
Minor Historic Devt.
Historic Demolition
Historic Designation
Small Lodge Conversion!
E. ,
xpanSlOn
D
Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
I :L/JdpY' {lCi-rlolraeh.on, A?k &u./kJ/7 ~~ij;, kku'( L#,-/;1oZ>,~
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
1-2000 -6/' /1 f!.h/d ~d/e ee:r;!er
Have you attached the following?
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
o Response to Attachment #3, Minimum Submission Contents
o Response to Attachment #4, Specific Submission Contents
o Response to Attachment #5, Review Standards for Your Application
FEES DUE: $
~
.u j
\
A'
, ~~
A~~C~~~Gar~I~
P.O. Box 2947 * 215 North Garmisch
Aspen, CO 81612
970-925-7938
To: Pitkin County Planning and Zoning
Date: June 13,2001
Re: Conditional Use Permit
Attachment 3
#1 This notice authorizes Patricia 1. Fox and/or Patricia Brewster Kanipe, principals in the
above named corporation to act on behalf of the corporation.
Patricia 1. Fox
P.O. Box 187/0088 Grange Way
Woody Creek, CO 81656
9~0-923~~
SIgned ,
.
Patricia Brewster (CP) Kanipe
1015 E. Hyman Ave. #3
Aspen, CO 81611
970-618-1550 (Cell)
Signed PaTh/. (./.'/1 t'SNAAJ\t<r i<4(.,~
#2 Aspen Highlands Village, Bldg #2, Attached
#3 Attached
#4 Attached
#5 Included in Aspen Highlands Village project
#6 Attached
#7 Attached
r"\,
~
Attachment 3, #7
The Aspen Children's Garden, Inc. began operation May 12, 2001, with an enrollment event for
families with young children, ages 2 Yz to 6 years of age. Numerous other events, locally
advertised, will be held this summer and a five to seven day-a-week program will begin in Room
1 of the Yellow Brick School on September 4th. Our families will be prepared to move to the
Highlands with us when our lease is initiated. We anticipate a move date of June 1,2002.
We believe our vision for a child and family care center (described below) is entirely in keeping
with the neighborhood vision of Aspen Highlands Village. In addition to offering child care, the
center will offer parenting classes and workshops, parent and toddler mornings, and seasonal
festivals, all of which will be locally advertised and open to the public. It is our intent to nurture
not only children, but also families, supporting parents in the challenging years of child rearing
with practical suggestions for strengthening and deepening family rhythms and traditions. A
copy of our initial brochure is attached to the original of this permit.
Once at the Highlands, we expect most of our families to be local residents but we will
accommodate drop-in families who are guests at the Highlands, employees of the Highlands, or
visitors to the wilderness area. We will operate seven days a week, year around, serving 40
children per day in two rooms. As our child care license will extend to school-age children, we
will also be able to offer late afternoon and evening child care to local residents and Highlands
guests. We will not extend our program to include an infant nursery (6 weeks to 18 months) or
toddler nursery (12 months to 3 years and walking) during the first year of operation. We may
be able to do so after our first year in the space currently designated as meeting room space,
across the corridor to the south.
Facilities
The State of Colorado, Department of Human Services, Division of Child Care mandates and
publishes Rules Regulating Child Care Centers. We will abide by these rules. Specifics which
may be related to this permit follow:
As described in the business plan above, we will initially be providing care for a mixed age
group of children ages 2 Y2 to 6. The maximum group size for this category of care is 20 children
and each child requires 30 square feet of play area exclusive of kitchens, bathrooms, or storage
areas for children's or adults' personal belongings and supplies. For each 15 children, there must
be one toilet and one sink for handwashing. Kitchen sinks must be separate. Therefore, each
room must have two children's toilets and two children's sinks and be equipped with a simple
kitchen for providing meals and snacks (sink, oven, counter, and cupboards). Each room would
be 700 to 800 square feet. A utility area between the rooms of approximately 100 square feet
would house a refrigerator, washer and dryer, and limited storage. It may also house the office
of approximately 200 square feet which must include an isolation area for ill children. Separate
adult bathrooms (also required) will be available elsewhere in the building. The total area for the
child care facilities will be between 1,700 and 1,900 square feet.
Based on the initial drawings for the White River Lodge, we propose to lease the east-facing
rooms (see floor plan) of the ground floor for the child care facilities. A fenced, outdoor play
r'\
{""'\
area is also required by state regulations and must include 150 square feet of shade. The fence
must be 4 feet high and the minimum area is 75 square feet per child using the playground at one
time. 1f20 children (one class) used the playground at one time, the minimum would be 1,500.
As the natural setting of Highlands Village is a playground in itself, and numerous children's
play areas are already planned, we feel the minimum area would be sufficient to meet state
standards but this opinion would need to be approved by the licensing agent. As the playground
must have two surfaces, by enclosing the patio and a grassy area or gardening area beyond, the
requirement would be met.
Stephanie Hudson, child care licensing coordinator for the Western Slope, will meet with the
owners and planning and construction representatives from Aspen Highlands Village on
Tuesday, July 10, 2001. At that time, specific plans for finishing the interior and playground
space will be discussed and approved.
Patty Fox is licensed as the director of a large child care center and Patricia Kanipe, who is
licensed as a large group leader, will become director qualified this year. Both teachers founded
a private school and preschool ten years ago and both have had a variety of experiences in
marketing, advertising, restaurant management, and public service as well as private and public
school teaching. They are fully qualified to actuate the business plan described.
f"'\
Attachment 5
Review Standards
o
A. Quality child care is in demand in Aspen and surrounding neighborhoods. A care facility
at Highlands would serve the residents on Maroon Creek, Aspen families (who would be
encouraged to use public transportation to reach us) and visitors to the ski slopes or
wilderness area who may not want to take their young children with them. Child care is
consistent with the neighborhood plan for Aspen HigWands Village.
B. Child care enhances the activities in the Village which has been planned to accommodate
families. The numerous play areas located in the immediate area will provide safe and
varied areas ideal for exploration.
C. The child care facility located on the ground floor, slopeside of the Ritz Carlton Club is
protected from vehicular traffic yet easily accessible. Families will be encouraged to take
advantage of the extensive public transportation service planned for the Village when
bringing and picking up their children. There is more than adequate parking for evening
events when the majority of traffic has left the Village. The rooms will be suitably
insulated to reduce any noise impact - except for the joyous sound of children playing on
the playground.
D. Adequate public facilities are available to serve the child care.
E. Affordable housing is part of the Aspen Highlands Village project. We plan to negotiate
with Hines Highlands for employee housing.
F. The child care is in compliance with additional standards.
r-,
r1
LEGAL DESCRIPTION OF PROPERTY
The Day Care facility is contemplated in future Building 2 which will be located on Lot 2
at Aspen Highlands Village. The legal description of Lot 2 is as follows:
Lot 2, Supplemental Plat, Aspen Highlands Village P.U.D., Block D, according to the
plat thereof recorded on September 28, 1999 in Plat Book 51 at Page 41, under Reception
No. 436003 in the real property records of Pitkin County, Colorado.
.~"'<
\,' . ':;:;;:
,...., .' \. -: ;
~~' '...,
ft\ ...~:
," ; I
, ~ !.joo .
. ~
J::.. '~
...., \
,f'
i:I:
'f""
:~
~\
,
,
,
,
"'\
,,-
,
,.,
,
"
: ; ~
;r;
:1
"j
..,';
,
I, t I
, ,
, ,
"
','
.:,
':,
,
,
l':>:l
I ~
1[2
.1-<:..
(
.~~.".;
.
,
I
(s:
~,,' "
\,., , ':
, > , ,
> ":-
i-I !
,,~~
II
,
I
r
/f
-/
~>
/
':'
:"r:.:~.
,~ ..'1 ;;'~
~ 5
.f'
....J
.:...r
,~
1/
,',
"''<(
li.',
~ ~:~'
,j ~'i <..,
,:~ ~~
,-
./
,
:"'1
":,1.,
,
"
"..j'
,
"
"
,
"
.!~
".
\,"
.
",
"
"
"
\)
~~.
'>,
'.
I:;,
..~
"
1l): I
l ffi%/
....l
,J!
,:;~ I.
u..!.-._,
,
,
~,.'
~.'
.,
, ,
,
"
.;~'
,
,.
,
;,
"
I'
I.
"
"
"
,
"
,.
,
,
,
,
,
,
, ,
,\ \
"
f""'l
(}
f
Af.lv
~~'.
~.
.~~.
:'-10
) g
.'.
:I .:2
II I~ +"-~'----{ ;;; I B'L-DG ~'l...
:-La; 1.1 \..::../ ::t.
------, .I / I .I
[ ...'::........_ / / / / .I
................ I I I-~, / /
- - - - "1-;- - ----:i-'-{; ) I
, : i~i / I~/ ~ . /.~
- I.J~ / t -:i--7--{~
/ ,I (j ;' / .;. :: I
..l- ,/~ I
1-'1-~ /111 I/\\~)
In!'1~ !~
~
(,:01
---"~
/
1
i
i
i
i
i
1
I
1
I
fiU !bS/2CJ
DA- '(' f/A/2-.E
I
5t~
I
i
I
".
- \
,-
~
,.
!
,
,
,
,
,
,
,
,
,
,
,
,
.........-..'
"0
:::;
2
=
~~"-
~.
---
/.;,\\
.">)_I,~
---
S0,
r,<) '\
~
<0 Ul 0 - -..j .
Q ~ !':::- f: ~ ~
J
:::1 ~ ~
o ::::.....::1"
o n N ' ~.
.,l'-t -, I 0 ......
>-o5-Qp.1ll
.... '-" ... ClQ :;::l
~ =:;' t'D 1-'-
,... 0 <:
:3 III
....
~
~
()
\f\
~
'l-
"
~
~.
'"
/>.,
~
~
~
~
.
:l>
"0
"0
~
s.
iE.
'\~ ~
~~~i5
q~G:~
,~ ::'
~. ~ 0-
t'\. ~ ~
'''l-""g
. "'-
"
~
s
~
'"
.
~
<
~,
;;;
a
"
;.-
0-
~
/
~
C'~
..,;r
N -
, ..,
n'"
:l> ~
'" -
,.. <
.., m
o '"
Z 1""
nO
,.. "
c Cl
Ol '"
- .
"
Alfeu--k r:: en f c,L
.
t"'\
'~,....o/
=
-=::: c--.
...- = =
...- ...-
= = -=
c--. = ,..,...,
,..,..., = =
~
,
l
~
ii
~
w
Q
~ N
"'..-:::r
~-
'"
., ,
~
0'
jt"
r .
,-
'-H-
o
~~ ~
..,....~t;;.....I-
3'~ N<
<...J>,
"t7
1>
U
\S.
~
')
D
~
'"
iL
n:,
:0>
, ~
"
/
\
"
--------
L?J
=::a:===
17~
n l P f n
HIGHLAnDS
VILLAGf
Ro.Sox5115
Aspen, Colorado
81612
(970) 920-171 0
Fax (970) 920-3955
~
n
fxhikJ/+ '/JII
June 11, 2001
Mr. James Lindt
Acting Zoning Officer
City of Aspen
'130 South Galena Street
Aspen, CO
81611-1975
Re:
Aspen Highlands Village - Conditional Use Approval for Day Care
Dear James:
Hines Highlands Limited Partnership hereby authorizes Aspen Children's Garden (i.e.
Patty Fox and CP Kanipe) to pursue gaining a Conditional Use Approval from the City
of Aspen Planning &, Zoning Committee for providing Day Care Services within some
of the retail space in Building 2 at Aspen Highlands Village. Hines Highlands Limited
Partnership is the developer of Aspen Highlands Village and will be the owner of the
retail space in Building 2 once Condominimization of the building is complete.
Please contact our office if you have questions regarding this matter. Thank you.
Sincerely,
/J"--tr;'/-
, , (.
It, ,K;;.,~ Y ,..l.-J/'-. '
Gregory M. Karczewski
Assistant Project Manager
Aspen Highlands Village
Cc:
David Norden- Hines
Georgia Hanson - Hines
Patty Fox - Aspen Children's Garden
A G. 29. 2001 0:40AM HINES ASPEN HIGHLANDS VILLAGE
f"""
,.
mn
"I NlnnDl
I:;'LLA G{
P. .Box511S
Asp n, Colorado
81612
(! ) 921)..1710
Fax 70) 920-3955
I
i
,-,
NO, 923 p, 2
E-xh;bd- "E If
August 29, 2001
I
I
I'
Mr. James Lindt
l - \cting Zoning Officer
) City of Aspen
130 South Galena Street
Aspen, CO
81611-1975
Re: Aspen Highlands Village - Conditional Use Approval for Day Care
Response to City of Aspen Comments
Dear James:
I am writing in response to the Community Development Department's request for
additional information regllX'ding Conditional Use Approval for the Day Care at Aspen
Highlands. The additional information as requested follows:
Parking Spaces for Day Care Employees
The City of Aspen Code requires that the "day care center provide one off-street parking
space per employee". The proposed day care facility is being designed to support two
separate group rooms that can each support the maximum group size of 20 children ages
2'12 to 6 years old (i.e. 40 children total). The Colorado Department of H= Services
requires a staff to child ratio of one staff member per ten children for the proposed age
group. Consequently, four employees will be required at peak times for the facility. In
order to meet the City of Aspen off-street parking requirement, the lease for the day care
facility will include exclusive rights to four (4) spaces (one per employee) in the
underground resident parking. This parking area is security gate controlled, covered,
and heated.
Child Loading & Unloading Zone
The City of Aspen Code requires that the "day care center provide a child loading I
unloading zone of adequate dimensions, preferably off-street". In discussion the loading
and unloading of children for childcare, it is important to first discuss the overall
transportation plan for Aspen Highlands Village. In the county approvals for the
project, great care was taken to make sure that traffic was mitigated by pro'Viding limited
parking areas, developing public transportation systems, and creating a pedestrian
friendly environment.
Given this approach, it is expected (and will be promoted) for 'Visitors to the childcare
and to Aspen Highlands to travel to Aspen Highlands via the follOwing modes of
transportation (in order of highest preference to least preferred):
1. Walk froDllocal neighborhoods to the facility - childcare expects that :many of
the patrons will be residents of Aspen Highlands.
2. Use the Public Transportation (te. buses) provided by RFTA.
3. Use the Dial-A-Ride services provided by the Aspen Highlands Village
Metropolitan Ilistrlct.
A G.29. 2001 0:40AM HINES ASPEN HIGHLANDS VILLAGE
,...,.,
I)
NO. 923
P. 3
4. Drive to Aspen Highlands Village.
Further, it is anticipated that the majority of clients using this facility will be residing
on-site.
If the fourth option is selected, families can drive up to Village Core via Boomerang
Road and park their cars in the short-term ("drop-off') parking zone on tbe north side of
the street. Children, can tben be escorted through the pedestrian friendly plaza (i.e. no
vehicular traffic) to the childcare facility. 'See the attached sketch plan.
Liquor License Locations
A Site Plan is attached showing the approximate locations of the day care facility and
the liquor license locations on the project The liquor license locations are as follows;
Building 2 _ The Ritz-Carlton Club will be applying for a room service liquor license
for their fractional ownership 1I11.its in this building.
Building 4 _ Commonwealth Public IIouse has a Tavern or 3 way License
Thunderbowl Market has a Beer & Wine License
Thunderbowl Wine Shop has a Package License
The Ritz-Carlton Club is worldng on a license for serving liquor as part
of room service liquor license for their fractional ownership units in this
building.
Building 5 - The Wotldlink Cafe is pursuing a Tavern License (Hearing 9-4-01).
Building 8 _ The Willow Creek Restaurant has a Tavern or 3 way License
The Ritz-Carlton Club is wor1cing on a license for serving liquor as part
of room service liquor license for their fractional ownership units in this
building.
I believe that concludes responses to your department's additional requests. Hines
Highlands Limited Partnership is very excited about adding Childcare as a village
amenity. Please contact our office if you have questions regarding this matter. Thank
yon.
Sincerely,
~14;:~~'
Gregory M. Karczewski
Assistant Project Manager
Aspen Highlands Village
Cc:
David N orden- :ffines
Georgia :Hanson - Hines
Patty Fox - Aspen Children's Garden
.i
r'i
~
'" .~ ,," . il . ",' .. :', ,l.~
. ~". ,. ',j I .. ~
'{.' '.~~F'.:;:~
.,"
,..
Ii
.., : '.
~% I:::
C"" 1t.::
~ "I
. iIft (t: ~
.- ,;.\
~z.1: ":
..1
~I) I
ftl '
"I
- ,.,
~ ,.:
,p'1
it: " :
"1 , I
,
,
\
I
I
I
I
1
I
j.
I
I
,
/
,
,
{
, ~ ..
'1' ~
.....
",'"
'" '
~~
: ~
Itlt
, n
i
~
,
,
I
I
,
1
,
,
I
,
I
I
,
,
\
,
,
\
~
............
"~-
I
I
I
1
I
I
I
I
i J
I ,
,
I /
,
I
I
I
I
I
I
I
I
I'
I
,.,,' -'
_~I .;~ ~:-:.. . ~::-o;'
, ........:)\1
".
I ::-~ ......
".
.--
...... '-.
.~.~ """.
.-
"
I \~; ":/:.{,;~(:;:, ':' '. ' . . '
."
. ,
,:.
6
,
I
I
I
[
I
[
I,
,
, ,
I'"
'.1
,
,(}'
I'
,
'j !./
. I ,\
. "
. ,.
I.,
.f I:.
;:; 1\
,
" I
......
Gl'.o
,:;!E
~
V
'1
I
-A G. 29. 2001 0:40AM ~HINES ASPEN HIGHLANDS VILLAGE
~ NO.9 2 3 P. 4
,
~ OGRAM ll."" A 7-CHII ncll."''' ILE~!'l T\olll.N 24-H011R ~ARi: 7.""'" e. _ Cont.
.. 702.56 Required Staff.,nd SuperviSion (continued) 8xh / 'kJ /f-.
7. In detenninlns staff-<:hilc:l ratios. cl1i1dren who are In attendance for only
part of the day are counted only while at the center.
B. STAFFoCHILD RATIOS
. AGES OF C~ LDREN NUMBER OF STAFF
6 weeks to is ,
montns (infan"') 1 staff member to 5 infants
12 montl1s 1<:1, 6 months 1 staff member to 5 toddlers
- .
24 months \..",,, months 1 staff member to 7 toddlers
2 112 yea~ tl 3 years 1 staff member to 8 chndren
3 years 10 4 ears 1 staff member to 10 children
4 years to 5 ears 1 staff member to 12 chlldren
5 years and bider 1 staff member to 15 children
Mixed age ~ oup 2 112 years to 6 :yeatS 1 staff member to 10 chlldnm
In otl1er age ~mblnations. the staff ratio for the youngest child must be utilized If more than 20% of the
group is com' lased ofyounser children. .
9. MAXIMUM GROUP SIZE FOR CHILD~EN
: AGES OF ~ HILOREN MAXIMUM GROUP SlZE
6 weeks to' S months 10 infan'"
12 months 10 36 months , 1 0 loddlers
24 months in 36 months 14 toddlers
2 1/2 yea", to 3 years 16 children
"0.
3 l 20 children
years \e ", years
4 years to 5 years 24 children
5 years 31 ' d older 30 children
MiXed ag group 2 1/2 to 6 years of age 20 chadren'
In other as combinations. the maximum gr'Oup size for tI1e youngesl child must be utilized if more Ihan 20%
of the grou is composed of younger children.
Preschool- se and school-age groups of children must be separated into age-appropriate activities. GroupS
are not re . ired to be separatsCl from each other by permanent or portable dividers or walls.
TOddl~~ Ie groups of children must be separated from each other by permanent or portable Clividers or
other m pels "l' approveel by the department.
nllS RE\!ISION: VlI-98-Z LAST REVISION: Manual REVISION NUMBER
Adopteel: t 914198 Adopted: i=\evlsed and
Effective ale: 11/1/98 Effective Date: R.eissued
COLORADO DEPARTMENT OF HUMAN SERVICES
STAFF MANUAL VOLUME 7
SOCIAL SERVICES
I
j
I
I.
I
,
I
"FII \
(0
'.'''Uo'
r--.
r'\
County of Pitkin }
}
State of Colorado }
55.
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATIONS
SECTION 26.304.060(E)
I,
/6r/:{~ L. h>c
, being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on theLliaay of ~tL.$l, 200-1 (which is /1 days prior to the public
hearing date of~f. II ).
2. lace on the subject property (as it could be seen from
as posted and visible continuously from the~ day
,200L. (Must be posted for at least
hotograph of the posted sign is attached hereto.
Ai'ID OFFICIAL SEAL
Ai r=tlo3
~~.
,r-.,
<\~/-\
State of Colorado
}
}
}
ss.
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATIONS
SECTION 26.304.060(E)
County of Pitkin
I, ~ 1A....t -0. 'S
-
L( 'LAcl1-
, being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the _ day of ,200_ (which is _ 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 from the _ day
of ,200_, to the -.:- day of ,200_. (Must be posted for at least
ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto.
"3. P ukJ/ ,sVi-ed Noh ~€-
~.w,~"..,~#.' '~
"~'-1lQC1l6TItE"" . ,"'.
"'. l;'UJj ,C GARDEN CONDITIONAL
RE: AsPEN CH%~~~~y CARE CENTER USE IN
USE REVIEW F ASE ZONE DISTRICT.
THE SKI AREAREBB YGlVEN that a pubtic hearing
,NOTl~EISHE" . . se ~mberll,2001,at
will be held on ,1'1}~~d4~O /m' before tile Aspen
a meeting to begi~ at . mis;ioliPitldnCounty
Pla~ring and Zomng (3012(}N' Mill St., ASpen; to
Lil;lrary Mee!lng ROO~,. b~itted by the Aspen
consider an applicatIOn s~'ro~alfor a ton"
Children's G~rlien st9=~B~~on~,[n~fr\~}or
ditional use in the" I" The"subfe"ct:property is
a Day Care Center. ........ Highlands Base Village.
located wlthinfthe ~p~n contact JamesUndfat
Forfurt~.~r'1Pi~kina: ~ommtiri:rty Development
t:Par~J::t" 130 S. Gale~. ~t:; ~.~n":~?,,,(9:~)
920:9104, lames1~1~:~pen;~~ii1eTYgre, Chair
""'~"""'~~~'pia~nrng ii1'~lt?ei1;r~C~~=:I~5.
published In The Aspen ...... ::".:':."c",.,;
2001. (76315) .
Signature
Signed before me this _ day of
ZOO_.by
WITNESS MY HAND AND OFFICIAL SEAL
":.: ::~:;'~~1.: '::': ~:~~~~~:~:;~
My Commission expires:
Notary Public
("',
t'")
PUBLIC NOTICE
RE: ASPEN CHILDREN'S GAlIDEN CONDITIONAL USE REVIEW FOR A DAY
CARE CENTER USE IN THE SKI AREA BASE ZONE DISTRICT
NOTICE IS HEREBY GIVEN, that a public hearing will be held on Tuesday, September 11,
2001, at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Pitkin
County Library Meeting Room, 120 N. Mill St., Aspen, to consider an application submitted by the
Aspen Children's Garden requesting approval for a conditional use in the Ski Area Base Zone
District for a Day Care Center. The subject property is located within the Aspen Highlands Base
Village. For further information contact James Lindt at the Aspen/Pitkin Community Development
Department, 130 S. Galena St., Aspen, CO (970) 920-5l04,jaIIl.esl@cLaspen.co.us.
s/Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
City of Aspen Account
Published in the Aspen Times on August 25, 2001
ASPEN HIGHLANDS CONDO ASSOC INC
6649 WESTWOOD CENTER m.VD STE 500
ORLANDO FL 32821
BUILDING 7 LLC
C/O ASPEN SKIING COMPANY
PO BOX 1248
ASPEN CO 81612
LYONS MICHAEL
1690 HOMESTAKE DR
ASPEN CO 81612
PARKERDAVIDW 1/5
C/O HINES HIGHLANDS LIMITED
PARTNERSHIP ,
PO BOX 5115
ASPEN CO 81612
SEWARD KATHERINE
PO BOX 4842
ASPEN CO 81612
WILTROUT DOROTHY M QUAL PERS RES
TRUST
20 I CYPRESS LN
COLORADO SPRINGS CO 80906
r'\
ASPEN HIGHLANDS MOUNTAIN LLC
PO flOX /248
ASPEN CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN CO 81612
MORSE ROGER
PO BOX 5022
SNOWMASS VILLAGE CO 81615
RITZ-CARL TON DEVELOPMENT
COMPANY INC 90%
6649 WESTWOOD CENTER BLVD STE 500
ORLANDO FL 32821
SPOFFORD FRANK
PO BOX 2535
ASPEN CO 81612
(')
ASPEN THUNDERBOWL LLC
cia HOIJSTON &, OOWSMfTH LLC
1000 S MILL S'J'
ASPEN CO 81611
HIRE CHARLES J PHYLLIS F ET AL
C/O RED DIAMOND L TO
24600 CENTER RIDGE RD #285
WESTLAKE OH 44145
OCONNELL DANIEL S & GLORIA P
16 ROCK RIDGE AVE
GREENWICH CT 06831
SCHAFER ROBERT P
0133 PROSPECTOR RD #4201
ASPEN CO 81611
UBER CHRIS
PO BOX 2342
ASPEN CO 81612
rj
i"""'\
-"-H',';?
",S'
83
OU
,.J5
~~
o~
:r::u
~ N
,..Jf-o
~g
~
'"
~
'"
u
Cf)
o
~
,..J
:r::
l?
:e
.
Cl
z ~
0 I-<
b ~
~ ::J
b
tJl U
, ~
'" "'- U
l?S' '" 0
0:0 ~
0""' u
,.JU z
~z 0
",:;2 ~
>""' II
~'" ~'
~'" :::s I
'", U ~
bN /
~f-o ....:l
:r::-
~~ l!:l
<:
....:l
I-<
<:
>
<:
E ,
L/
~
= '-+-'
= = ...:::>
'-+-' = =
=- --' --'
~ = --'
= ...:::> ==-
=
b
Ii .
0.6
Q) tC
<.J ...
= ~
o .~
uCl
, .E
\J
~
l
LJ
, Gi
, p 1l/~WV?'1I{/ "
,
,
~
r'i
(')
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director~
FROM: James Lindt, Planning Technician rSL
RE: Aspen Children's Garden - Conditional Use Public Hearing
DATE: September 11, 2001 (Opc~ t- COtA-h~I.A<e.. +0 acf; ~ '2..11~
ApPLICANT:
Aspen Children's Garden Inc.
REPRESENTATIVES:
Patty Fox and CP Kanipe
LOCATION:
0197 Prospector Road, Building 2, Aspen Highlands Base Village
ZONING:
Ski Area Base
PROPOSED LAND USE:
Day Care Center
REVIEW PROCEDURE:
Conditional Use:
The Planning and Zoning Commission shall by resolution approve,
approve with conditions, or deny a development application for a
conditional use, after recommendation by the Community Development
Director.
SUMMARY:
A Day Care Center is a conditional use in the Ski Area Base Zone District.
Aspen Children's Garden is requesting conditional use approval to operate a
Day Care Center in Building 2 of the Aspen Highlands Base Village. The
location for the proposed child care facility would be on the ground level of
the Ritz Carlton Club in the White River Lodge, and it would encompass
between 1,700 and 1,900 square feet.
r'\
.11
STAFF COMMENTS:
The Aspen Highlands Village Planned Unit Development does not address
the use of a day care facility, but the underlying Ski Area Base Zone District
in which the base village is located, allows for a Day Care Center as a
conditional use. Hines Highlands Limited Partnership, the owner and
developer of the White River Lodge, has given the applicants written
consent to apply for the conditional use application for a Day Care Center.
The applicant is proposing to cater the day care center to both local families
as well as visitors. The applicant intends to care for about 40 children a day.
They intend to operate five to seven days a week, year round and only care
for children over the age of three (3) during their first year of operation.
Shirley Ritter, Director of Kid's First, encourages the applicants to consider
providing infant care because she feels that there is a need in the valley for
this service. Staff acknowledges the need for infant care services, but feels
that providing care for infants on this site would provide additional strain on
the off-street parking because of the need for more staff members. Staff
feels that when and if the applicant converts to infant care, they must
continue to provide one off-street parking space for each employee pursuant
to Land Use Code Section 26.575.080. As part of the State of Colorado
child care licensing program, the applicant must meet the State's "Rules
Regulating Child Care Centers". The applicant has addressed their
compliance with State regulations in Attachment 3 of their application
(Exhibit C).
Section 26.575.080 of the City of Aspen Land Use Code requires that day
care centers meet all ofthe following requirements:
A. The day care center shall provide one off-street parking space
per employee.
B. The day care center shall provide a child loading and unloading
area of adequate dimensions.
C. The day care center shall provide adequately sized indoor and
outdoor play areas.
D. The day care shall maintain minimum hours of operation of
7:30 am to 5:30 pm from Monday through Friday.
r'i
~
~
Staff finds that the application meets the aforementioned requirements to
operate a day care center pursuant to Section 26.575.080 ofthe City of
Aspen Land Use Code. The applicant is planning on employing four (4)
full-time employees based on the State of Colorado Department of Human
Services Staff Manual requirements for staffing (Exhibit F), and Hines
Highlands has reserved 4 parking spaces within the Highlands Village
parking garage for the sole use of the day care center employees. The
proposed day care center will be open during the hours of7:30 am to 5:30
pm, five to seven days a week. According to Shirley Ritter, the director of
Kid's First, the proposed application meets the State of Colorado
requirements regarding child care (Comments are attached as Exhibit B).
The applicant is proposing to reserve four parking spaces in the short-term
parking area at the west side of the village for a loading and unloading
zone for children. Staff feels that the loading area is adequate.
Staff finds that the proposed day care center also meets the Conditional
Use criteria set forth in Land Use Code Section 26.425.050. There has
been a great deal of residential development in the surrounding areas and a
child care facility nearby would be a complementary use to the
surrounding land uses, specifically to the new residential units as well as
the Aspen Highlands Ski Area.
Stafffeels that the applicant has adequately addressed the offstreet parking
needs for the use by reserving four spaces in the parking garage for the use
of employees only, as well as, by reserving four parliing spaces for a loading
and unloading area for the sole use of the day care facility. Staff finds that
the facilities are sufficient to support the proposed use.
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve the
Aspen Children's Garden Conditional Use for a day care center, with
conditions.
"..".,
.~
RECOMMENDED MOTION:
"I move to approve Resolution No. ~ Series of2001, approving the Aspen
Children's Garden conditional use for a day care center in building 2 of Aspen
Highlands Village with the following conditions."
1. The applicant shall meet the state of Colorado's Rules
Regulating Child Care Centers and obtain any and all licenses
needed to run a day care center within the State of Colorado.
2. The applicant must provide one reserved on-site, off-street
parking space for every employee that they employ for the
duration of the use.
3. The applicant shall maintain minimum hours of operation
of 7:30 am to 5:30 pm, five days a week.
4. The applicant shall meet the requirements for a
child care center set forth in Section 26.575.080
ofthe City of Aspen Land Use Code for the
duration of the use.
ATTACHMENTS:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Review Criteria and Staff Findings
Referral Agency Comments
Application (Including Map of loading and
unloading zone)
Letter of Authorization from Hines Highlands
LLC.
Letter From Hines Regarding Parking and Map
of Unloading Zone
Excerpt from State Human Services Manual
r-
I)
~
EXHffiIT A
ASPEN SKIING COMPANY CONDITIONAL USE
REVIEW CRITERIA & STAFF FINDINGS
26.425.040 Standards applicable to all conditional uses.
When considering a development application for a conditional use, the
Planning and Zoning Commission shall consider whether all of the
following standards are met, as applicable.
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Community Plan,
with the intent of the zone district in which it is proposed to be
located, and complies with all other applicable requirements of
this Title; and
Staff Finding
Staff believes that the proposed conditional use is compatible and
complementary to the surrounding uses. A great deal of residential units
have been constructed within both the Aspen Highlands Village and Moore
Subdivisions. A child care facility is needed to meet the child care needs of
the area and staff feels that the base village is an appropriate area to serve
both the tourist and residential populations of the area.
Staff believes this criterion is met.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development; and
Staff Finding
Staff believes that the proposed use is complimentary to the uses in the
immediate vicinity. The proposed day care facility would serve the
employees of the growing retail uses in the vicinity as well as the tourist
based ski facility of Aspen Highland's Ski Area. Staff finds that the
proposed child care facility will not create a parking problem because Hines
f"".
I"')
Highlands LLC. has agreed to reserve parking spots m the Highlands
Parking Garage for the sole use ofthe child care facility.
Staff believes this criterion is met.
C. The location, size, design and operating characteristics of the
proposed conditional use minimizes adverse effects, including
visual impacts, impacts on pedestrian and vehicular circulation,
parking, trash, service delivery, noise, vibrations and odor on
surrounding properties; and
Staff Finding
Staff believes that the proposed application has adequately addressed the
possible adverse impacts associated with the proposed use. Staff finds that
the parking has been adequately addressed because the applicant has
reserved four (4) off-street parking spaces for four (4) employees that they
are planning on employing based on the State of Colorado's Child Care
Guidelines (Exhibit E). Land Use Code Section 26.575.080 requires that the
applicant must continue to meet the parking requirement of one off-street
parking space per employee for a Child Care Center, therefore a condition of
approval has been proposed that applicant continue to meet the parking
requirement for the perpetuity of the conditional use.
Staff believes this criterion is met.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems,
and schools; and
Staff Finding
Staff believes that there are adequate public facilities in the vicinity to serve
the conditional use. The hospital is near the proposed child care facility and
adequate utilities are in place to serve the proposed use. The proposed
facility appears to meet the State's Rules Regulating Child Care Centers
according to Shirley Ritter.
Staff believes this criterion is met.
n
n
E. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Staff Finding
The proposed conditional use does not create any new net leasable
space, so no affordable housing mitigation is required and none is
proposed. Staff believes this criterion is met.
1....1
n
<ExJJ,~ It 'jj ~
Shirley Ritter, 03:59 PM 8/28/01 -0500; Aspc:mChildren's Garden Application
X-Sender: shirleyr@commons
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58
Date: Tue, 28 Aug 200115:59:58 -0500
To: jamesl@commons.cLaspen.co.us
From: Shirley Ritter <shirleyr@cLaspen.co.us>
Subject: Aspen Children's Garden Application
James,
It looks to me like they have done their homework. The program sounds like it will be a wonderful
addition. I am pleased that they have already begun to talk to the licensing person, they
addressed many basic considerations in their application, and they are correct. I am surprised that
they propose to be open 7 days a week, but I think that is a much needed service. There is more
need for infants and toddlers, even though they do not plan to care for children that age, if there is
a way to "encourage" them to consider that, even if it is after their first year, that would be good
for the community.
If it's all right with you, I would like to talk to Patty and CP; I have visited some programs that are
housed in new buildings designed specifically for childcare, and got lots of great ideas for interior
layout. I don't believe this is public knowledge yet, but correct me if I'm wrong.
Is there a time that I could talk with you about childcare zoning questions that I have received?
Primarily around home childcare providers. Are you the right person to answer that kind of
questions? I can come by or you can stop out here if that works for you?
Thanks again for asking for input. I think the licensing person has the final say, but their
application looks strong to me.
Shirley Ritter
Kids First - Childcare Resource and Referral
x 5363
QUALITY CHILDCARE MATTERS!
Printed for James Lindt <jamesl@ci.aspen.co.us>
1
c;~-
~'"
..lp $ "0
to.. =.......
~ ~O
('~ U~
V) ~ ~~~
U \O'C i:l.
>...d p;.. \i"\
:: .0J)....t::l~
e = CIl.r;
~ e =
f;l;"..cO,S
-=;;.sZ
= - >.<
~N eo:!
= "0 \i"\
:s I:: "<t
:a~.gt-::
U.- ..,.
.~ ~'5
lU ~....
~ .~~
C:-
1"""'.
...~
~
~
~
~
\)
'.
'i,::i~:;,
.Q
'S
<IS
2s
-
~
I""'"
~
.",0
....,..,
::s "
....-
"'-
<n 0
.",....
=0
00
0".,
"'0
oo'~
/
"'"
-
>.
:Q
~~~. r'~ -l>~"'~Y--J' ..D
' J7~'- FI (
-. . I ~ Jr,,~
," " ~ '~.-]~)'.~
~ r I ~ r~ - ~,
0'\ tJJ (f. ' j
- M N X~,J ~
=~ <:l'I'" U.
= = 'J
"5= ~ '\
1J).,~",'..i ~
.:cO-CIO ~
CJ . \0 r<'l "'"
.- ~ - <:l'I ...
'" '" CIO t-- ~'
=..dO.n U
~CJUN '"
=.~ .0\
~ 155 S' t!
>~c.t-- r<'l
~ r~ ~ <:l'I r<'l
-,,",<'-' ~
E.; N
='" <:l'I
= = ~
=::z: =
lI'l
-
N
'0
.9
,N >.
-' '" >.
N 1i cc:r
=.....",
Q.)='o
.... -= "'"
:5!....f;"l
:g ~:E
l--O=.,
cS ~ 'lI"l
"... =:-
--0 ..
E '" '"
"':>0
u.......
~ ~~
6-0<1:
'=''''",
"''''"",
::s ~ "
r.f.l,,-.l"-
'0
N
~
::s
~
....
l"-
-
>.
:Q
~
-0.0
5~
....-
"'-
<no
-0 ....
=0
8s
"'0
00:_
-
-
tA
Sh
~
>.
]
<IS
2s
-
EI'l
1l
-
-
~
a:E ...
Iiol =., ;
'CI 0 ~
=s:::
0: "'" =
1;'-1 o~
-; .... Q,;:E
2:;i;O=.,
O:"c
~~._g
-==="
... '~ = \0
'~-6S.9
0:== S 0
... -= ~ 0
....uu.;r
~
...
...
.Q
S
...
....
Q,
...
fI.l
'"
= *
... *
Q, >.
~ '"
= ~
... ,.,0
"C 0: "'"
..."C~
...~
C&;;:E
...rI'J -= iO.l
= ~'"
Q.l' ='-
t. c ..
"Ct.lI"'I
=-=0
"c"',,-
~~~
~6'"
<~;::
""
...
...
.Q
S
...
....
Q,
...
r.f.l
~
-00
"""-'M
::s "
~,'-
r.f.l-
"Os
1:0
00
g "
enS
00
~
.Q
~
....
0..
'"
<n
iiJ
i
'lj;i,
'Ill
!!l
d
';.'~
!
!
~J{J
Ei
~
"'J
!!J
~
~
~
I
~
:;.\ij
'"
)tij
I
I
~
~
"'
I
&1
~'.J
-~,
'.,.
!Ii
.,
~'i
:1:
~
~
.Q
's
<IS
2s
-
~
....
I: '"
~.",
'" I: ....
"'.-
.Q".{~
';0"""
I: "'.",
o fA ij
'=", '"
cd 'r- =
'" '" '"
.- '" ;;
~:~ Q.
'E..:: ~ =
H:$ocECL)
.... '" ....
ed, _ ~ "0
00===
"'t:S = 'Q...J:l
o <J
(5 '" Q) 01)
<J i:l 0.. I:
Q.)"r.f.:I 0.. :s
r.f.l,,-<::so
*00..>'
,:;;'1
~
I
i;J
fu,:;j
~
~
~
~
~
~ ~
== ,..,
.::S '"
~o 0
'.au = N
"0, c.g 0'1
t:i~.5 t;.;"
,~.-= ...... """
- ~ """-
~l:cSr::
~ ,- C1.) '1j
.rJ -+'::0 .i..~
~ 0'- ~
]~g;s
'" ....0 .Q.) .8
"'''"'
~~..c8
];.::.~s::
-::s '=' '"
CJ 0 5=i to;
~ ~ ::s';;
* Cot-! 0 0':1
* t-I ~ <<I
>>C,
"
'0'.
. .~..~...~~
(",,;1~ .
(~J-
~ \ ~
t~ ~A~
~
Io-.j
1
g
~,
r".
o ~ ~
-~ .... ~ "'t;)..... .... '"0 ...... (1,) '-
-!:: ;: 91l .o Q) Q) Q) ^ ..s 3 Q) .o .o S'o;
~ ~ .;: ~ Q) -5 l:l"^ l:l ~ 0' ... 'C cE '1:l .~ ai. 1S -5 Q) .o ~;g'';:-5
~ ., i 2'E g ~ ~ -5 .o i g g ] e .o ~ Q) ~..c:.~ gp S ;;; -5 Q) ^r:: Q) S 1S gp
;:: ",:;::.0 ~ .. r:: >, ~ '1:l -"'... ^ C,) Q) r:: ...- >,:z: 0 ~ ~._ "'" 1; ..c: > e..c: ~ 15.'-
~~ ';:: - l-; c:: cd ~..'" .~.- = . .> ~ . ".r/J = . 0.... c:: '"0 '" ~ ._ '"0 ....... ....
~~~UHUH t~niHl~t.?ln~~~",!,H~Ht
l~~m.~~l~ ~~~ ~~~'~.~.g ~"Eh,~'~'i.~:~.5:2l:l^.~;e~ &~.g'g~:~ ~
?-. ~ ti' i ~~ '1:l ~.E:> ~ 6..E' ~ 6 ~.,l! a l:l ~ 5 ~ ~ is ~'E': g] cE ~ 1: < :.~ ~.~ ~
~ ~ ~ ~ ~ ~ '5 -5 ~ ~:E ~ i .~ 1t 'W ~ at ~.s == 'c; .s:S i;l.s ~~<o.~ S l! l;; ~ .~~~ I '1:l
~ ~ ~ >, ~ a ~ .s .2 :s g..g ~ ~ ] :;; .2 ~ ~] 01 S c ~":E ~ ~ e 1i .tl .g s l! ~ ai ~ ~
~li!:~!ijlt~lltillJfll!:~li;i;llili.!
~ ;: ~ ! ~ '';: ~ ~ .,g S 5 = l! ~ Q'~.E:> g S ~ ~ r.S ; '1:l ~ .ra ~ ^ E.", g:~ ~ '5 2 l! 'c;..&, it
;: .0 S <E'- ...- Q) ... '1:l <: 0 r:: .... 0 - 00..... - .o Q) Q) r:: .o >, Q) oo.r;._ '1:l Q)o =... '> 0
.~ t; .:: 15 00 .... Q) .. r:: ... .- '-'';::: .. r:: -:.s .....-..c:..;:.,.., "'.- 0 .o r:: ^ 't) r::..c: .o >, '" "0
., .. ~" = - .. ~ > Q).- 00 ^ a. .. 5.", .ow ~ r:: ... .-"'" 0 ?: ;J-' Q)._ ~ .. .",... '" 11 "" ...
~.... , - C,) - 5.... .. - 00 r:: >, - r:: W .. 00 '1:l 0 ^ > Q) ... -. '-'1:l Q) "" >, '1:l '1:l _ .. =
~i~~Q)~_~..c:'1:lr::~Ole~~~r::..c:'1:l~r::o~..c:OO~'1:l'1:l=~i~"Q)..c:' ,:.12~~
., ~ ;: 0 > - Q) .o -.- ... Q) ~ Ol .....- ~ 0 C,) C,)... r:: ... Q) Ol = .... '" .o '1:l 1;J .. r::
...... '" ~ ~ '" 15..c: sg S 5 ~ ...:z: gp ~ Q) g a Q) ... ..'~ Ol 0.6'- 00 5 Q).r; 0 ... Ol..c: 2 i;ll!'- ..
;:: ~ ;S. ~ oS u:l -:. 0 ...... >.- !U a.l ~ .-.5.- r/J ~ ~,= Q.) ~ =: ~.5 "o..c '"0 ~.. ~ (1,) () ..... !J,;l ...... gp 0
~ ..=::: OI~....,....... ~.- Cd~'..c:: -s:::: - r/J c:: ~ ~.= "" ;;:0.'- ........c: ~' 0' C '" """ = '"0 '..c:._ c
~ ~ ~ ~ ~ 'SO.~ !.g .rs ~ ~:s ~~~.~ ~ : '. ~ ~ ~ ~ ;, ~ ~ :; :. ~ ~ ~ ~ ~ ] .~ ~ .~
.,,s: :z: r:: C,) 0" Q) C,) .o.... '1:l '1:l >, : r:: . >, r:: ",.r; .', _ '" Q) ~.r:: Q) r:::; r:: 5 >, ::1 r::
;: ..- = >, 2 '0;" 0 r:: - .'- ~ Ol'- .- 'C - Q) r:: - S ..2 l;; ._ _ Q) . Ol _ ._
~ ~ :'^:5 1S ~ ~ 1;J'5 15 ,~2i ~.<=1 ~ <0 Q., ~ ~ 1;l ~'E l! ~Ol i;l ~ :5 ~ 'u .~ Q., !: ~
".. "'..c: r::..c: 5 r:: '1:l "" Q).- 0 5 0 r:: Q)- Q) S C,) > ,_ ><: 5 Q, ..c: ,,", r:: .. 0 ~ s
~^ ;0,;;;: <<S ~ .-.... .- CdQ.) ~."'O CI:l ......... """._ _ Q. "0._ = ;> rJ'l Q.) Cd ...., 'wi Cd ~ ...., 0._
l> .o
~Ol.;E
o ~.-= ~
E\ :;9.! ~
~ Q)'- -
> .o Q) ....
'" Ol > ::l
(l) ~ = 0
~~..!l'c;
-" .'1:l
i5 r:: r:: 1::
"0 GJ Cd Cd
'""..a Q)Q.
Cd_ .... ....
o :.s'~ E
l'I'J (.) c:: 0
r- 1-00(,)
5 5 .+::~
.f; >. ~--
:E 'c; 50 j
u VJ l:I.l rJ:i
.... 1S:.s Ol
::s CL>"'" Q.)
Or::Q):2
'b!)'CI.) 1),. '"'"
=..c:- ::s
.- ..... 0. 0
..r 5'1:l 5 >-
"5 -a: ~ .5,'
.. r:: '1:l....'
-'= Ooooot CI)......'t:
~ ~ 5=
.. .... 5 5"
i1 = 0
~ ~ 5 S
rn
en
~
....
i3:
....
:::E
6
~...
C,)
'1:l
-
~
'1:l
~
r::
-
~
r::
0
'"
Ol l;; -
Q) r::
'" Q) 0 ~ ~
.... >,
Q)- .o Q)
S 0 e .o e Q)
Ol S
s.,g Ol c; Ol 0
S -
:l '" .o 1: .o >,
'" .o ~ 6
............ .... 01 '1:l
.~ Ol ."<I
.............. 'j , Q) e
~ Q. S
~ Q)
r:: 5 '" 50 5 i3:
'1:l SJ , Ol
r:: .Ff ! ... ~
Ol '" -
= Q) ..c: Q)^
e .o ... ... .!
<C ~ r:: ~ ~ :i
~ -
........ .. '1:l
Ol r:: ..c: Q)
Q).- ~ .5 ~ C,) ..c:
>,~ ~ C,) Q)
.... ~
............ cE 1 ~ .o
.............. >,
.o .o .... S ]
~ ~ e :s 5 l> Ol
Q) '- ~
.~ .5 0 ~ Q)
'" ~ ~
3! .o .o
Q) ... g r::
:.s ..0 '" .o ..c: Z
- Q) ~
C,) .o '1:l ~ ~ .o~.o
''1:l Q) :i .o ::SQ)~(l)~
.r; Ol
Q) Q) ~ Q) Q) ~ 5'1:l 5 =
~ ..c: ~ ..c: ,-~'1:l~..c:
- .... - .... - <: W
s
~
5
&
e
'"
'"
3!
:.s
C,)
'1:l
Q)
..,
r::
-
'-""''',"P';~~=''";{';'~=".";.,,,;;..;'j''~o&;i:il<.~li(<~{@i~~,,,~-ijht.,!, '~
',-., _.'<J.__."".'_'" ',..- .....~~~:t1.L;t,J~~;]:.iMJ.rt;~{.
'.1il!i~W~0P~~ ,._
~::: <u " en "'0 ' ,,~ .'
CI} cdQ)'_ ~,(1) ~rJ'}0 ,.Q.)::~ ""0 ..:=OOt;lj_Or::::
~] i~ ',S-'S.] .~:, ~.,S ~ 5 ~ t?""-d' ~:, ~ tr~: it ~,: (' gp:€] .~~
............ l1> 0 c.o'~..o, 8. g. (I) ~ t::. <u:."t:I:,' t:: ?S ~l) "W. o? cj)'.:.it..~ . ~ ~'8 8"~::::::
~ CI} b()~,..C:: r=:= 0 Q'._ Q CI) ~ 00:' C: ttf >;, fe.:. ~~ ~," OJ) 0 ~ tlL~,..c:",Q)_..c: ::l....s::
- cd .-: CI):.;a (I) (I) 0..:=...... l-I ;....- - cd ,.;. .~ 0::; ~"Q;) '-<, _,'cd,cd a" ,"......./. ... ;.0,'- a-'u
~' CI} =";'" '""" ;.... "'CI ;......... cd'- "t:I sa 'is 00 f'3 .->_ O. ~"'.: :::-"'0 .': rh. -~ '..."~' ,"~
~' '~ "'O"-~' ~::s 0 ~','.s -:5' ~ >\ -=.--s::::. c= ~ .E:::~;>S':g_: gp, rJ?,~""; ~.~ ']::~,B' So~.; 9:,:'
",,'..c 2'I' 0', ...:.8,_ ~ -=" ': ~ CI}..;...t "'E >.,"":"::.or C\'l- ,,~.{~,...... :>';,' 0 cu. cd c..>..s::: cd cd 0,"; e >.
CI}'o ~~":"'" ... c.> P." -.0 i::l:'~~ c: 0-(/')""0 0. '"'O::.~:~~..... ~:".- l-I>-'_<..d cd ().~
~.-;: ~'OIl ~ "OIl a; " a;. <d 'S' ~ ..!{ l!:l " <d.. . OJ' >. >. "a.' a 0" OIl 0 J:l "'" <d c:
0"."1 - =.- ..c:: = ..c:: - a c: >" u ., - E ~,"'" -c <d ..c::... = 0 ...., = c: ::l
=,-:J;l..,..,:J;l"",;.:= "0 ..._,.............;~ "<d,...."'-~.;::....=,.-..c::'o.,,l::a
o ~ .... -'" <d ~ ~ '-' ".;:: - ...., 0 - ...c:: ' o. a- ...... .......,,; gp ~,~. "'- 0 a
~" ij ~;: 0 .Q, ,ol)~' ] bh g; e ~'. ~,c.o': c" ~ __ ~ e' ~," '~,' ; ~..~ ]::~': ~:~ ~ C;'g
:>; ., ..- ~ oil c: .<> <d = a a:f 0 - ._ ,,= . <d 0 ,p "'..:0: .... ~ ..f! <d _ C:"O>> ...
td Q)... c: .- 0- 0'- .,~ ~ td .::: ..c:,. -..c td 0 ; >(,..=:" as td .~' ? ==
~ 5 ~ e.r-;] e bt)~..c: d o..'~iS b,'l,..,,, _ a <<S ...-',"'- Q)U'+oI rI'), c: ~"o-
" t:i 0 <d"E "a .8 8 "0 .-;:.- 6 ::; ,,"O,~ ~ a; ..c:: 1l e: ~= >''' e OIl <d "
.s "0 ',g $l 0 ..... "..,;; ~ e: k o..c:: 8 '-' 5 .a .8 .-;: ~ .: Z eEl <d..c::.<>.:..c:: ..c:: OIl
~C~~U~,~ '..c: ~O~~+oI~~o -_~~~~ ..c:~+oI~~u~.5
o <<s._"tj~ c::,t) .-::: ~_ CL> ~:,cd cd,c!" .-::: U :.s..c: ~ ... _ Q CL>.5 CL> (1.)'~- o.o~'
~,' l'J ~ @ ~~ <d.s ,~. a ~. ~.!; is. 1!l1l, 3 ~ -d '-' g ~ ~ E 8 ~.s !J ~ a " ~ J5
it ~ .5' .::'~' 0' gp a'-g-~; E bO E., k):.s.: Q),' ;:. E 51, c: -5 .a ..9, 3 e.~ E ~.- 5 ~' gf-g.., U)..~
".,-' 0 ~- ;:S'...c._ 'Q) ,'r" ~ 0 cd ';.::::::, (1.)' -5. ~o e ....'"IX,:l, cd <.>.::"'0 c '~ w,:f'. ~ '';:: :._'.".... 0
Q)" .... ._"'-" ",,!>,- t, '041.... +01 - +01 a 0 loW, .......,;.:::::: ., Jo.... ""'--' --.- _, ~"',_ -..c:: loool
..c:: - " ~ . .,.., <d, - "c..:o: = ::l" a - ,..c:: ., '-' - ~ c:s .... OIl "'- E, "'- <d - :>. 0 "0
.... a..c:: '" =", C:'<>.<> '-"- a 0Il'- ,"'-u'... ".'- 0" :" 0 <d' a ,.tl.... ;>~,.. '';:L c:\
~... 5 ~,"'~_"-8r1'),, ~'~ gp p..o ~'';:: .s ;' ~ t:3"~ ~,::: ~ 41"8':6" ~.g: 0 >i:.~.i ~ 1f'~< (oj"
a'"' 0Il..c::;;' OIl ~._::l. _.,,, 0 ,....... OIl" a 0 - - '-' ..c::.t" .... e OIl
.;::: 0 <d ... "".5 .,,~ c: c:"....."O.<> c: -g 0 c: .5..c:: c>;:::, a 8 "'-~, >. .... o~, ~ lJ'''' ':,', .
i>\..... 0.0 rI') v 'c "'0 '"D d'ca"'Cl' c: 0- C'I.:I ...- "'0'- ._' - :::: i>i: :> d)'- .;s QJ, 0..;' ._ C'I.:I "'0 "'0"
.;s"'O 5' ~"...rI'). ~', c: 0 ~ 00 ~ ~.:,':"'" ':t.,.. g:" 5 ~ ~<O"J5 .:s." ~",? 0..' t).. p.~ o..;cb" 1d"" CL>'~' ~',;,'O~;'
~ CL> '.--. C'-,,'d.- U cd '. ~ c::,~ +.r"'~' Q) ""', 0.......' (1.)' 0..'= ~ =""C:,,k.. 1-00-- {'...c::....
oa> ~;~,~'::,"~~'-~ G\ €'g"5~~~,,::' ~ ~,~,.:g..~,~,~:; ~::'~';':<';Sa,'a;'~-] ~a"::':g.~,~::::,~
"0....0-- """"-' >'..c::~' .-" <d-'~ ;.,,-;.<d_::l
:=.- ]",,(1.) QS" ''''0 <<l x Q)' "'0 cd =' 0-,'1-<":'::::0 ":'"-":; o.a o.JCL>'.-;~-1:s
~ -5 -E u ~ ~ ~' 8 ~ ~ ~ ;; is. 'C g <;:Ii -5Hr.l:l ~.-5 0 -s{. "'- '-' :2 .'1:: <d
{.,,,
)
I
~
~
~
~
Q)
~
~
1
%
'~
,
0" .,
..... =:-:Sc--. >< 0 ",-< .811)
~~ cd",-Va 0 "'0 ..... ~~ ~~
(1.)00..0 Uc ~ Q) =' 1-.00 QJU
...I::::.....te- ~(1.)'O"tj>. "'" l..oO""O lr)-II)
,::; OIl <d OIl 5 0 a ..c:: ~ a :t: OIl ~ B ::l >. :E.: c:::.-;: I:>
o~....:o==ola"O~ C:O~~"O ui<S'"
4) 00"::: ca ..c ~ - 0 - ~ -:= Cl)'~ 0 g3 r::: V,l E ~
.00 C';j ctI. QJ - "...:::::, 0 oJ:: :.E rI'J" V,l ~ .... > ..... - Cl.) _>. "0_' R
cd E u 0..;':; .... ....- +01 .... t) ~ ~ ..... ""-""0 .....
Cl) C';j rI') c...... E 5 ~ ctI :> Q) C';j ~ ~ ctI ~:: ~-a- 0 " I/)
..c::"O::l<dOO .<>"...s"... ,"~ -< .,>~
.... r:: ~ l..o"'5 ..r: ~ ctI a <l) 0 >.- "'0 I ~,.J- tEl t:d = ..
~Cl)OVo~,_"", c8000~~V,l= ~ Cl)..o~
..0> >_~IO(1)ct1 V)..r: :::c..c _cd>.>."
-(1.)~~-~<l)~~~ecu4fo~"'" ~.5~~~
"'O~m6~=:8e=:<l)~~V,l~~~~ OCl)..c-~
~ -5 ~..c ~ B] "CL> ~ ~ >. +01 .~ = e ~.52 0;; b.O U'J*' _
~~~~!Q)>.~~~~~~8.~>.~ ~~~~:
~ 1l OIl -g iil ~.s \'J ~ ., 1l a ",-..c::.: ,"::l .... ::::..c:: ;; OIl
V c::cd"'O_::: CI:l...I:::::'=" ~ "'001) EO'" QJ..c:- =
C;2]=>.~~>.e~~a5~>.~ ~U~~=
e:~~"'~~""O.-a"O'-'lJ......~"ll~ ~~~2~
Cl.) 1oooo< .... l7.I ..c:: c ""::: Vol ~: - I E- - ...... "0.- =
> c: a '0 e:... "tS:.c: g' >. 0'0' >. &= e a >.
Cl)ticdocCL>cE U~~~o<l).= oo~-~=
15~~a~~~aj\'Ji""'~-5~i~~0Il....~~1
-g .~.~ ~..~ ~:E ~ ~ ! ~ t 'C e & ;; 1l ~.~ ~ ,e ] ~
e ~ 8 0 "'0 u ~ 4) ""-< u...... __ c.. c.. 0.. -:: ~ CON C Cl)
~ E~ -7 -g -; 5 ~ ~ 1l ~ ; =0 ,," iil 'C 0 <d .~::: ;:;.:: " ;;
;;>l:'::led~l:'::l o==~ed~Cl.)U "~CI'J=r'I"".~N...cu
~O, "C(1) t'd t) ==:t;"'CI=~'""'< e-oo
~t'd~]e.~~u b~~.~.~~.9o 5e~_5
c.. '"5 ~ >."'tj Cl) Q) ~ .- U E Cl.) Q "'0 t} '-< "'0 "'0 -c ~ .
::l<d ",::::,,~o a"Oo",-",="::l ~::::'"~~
rE~a-5~~= ~~~~a~~~ c;,-51l0~
...... "
o :C"
"0 "0 ,,<d OIl
-0 "'0....."'0
.- . CI:l Q)'-
-5'~ E a.s ~
~-<d"O...~c:i.
" t ~; <d ... 2
c 0 ~ ..c.~ 52 >.
Cl)..co tn-V,)
..c:: ., a en""'tj I-r ~
.....ro .,.!::t::;;::=-
c..r:ouroo~
--.~ 8..9 tn 00 ~
">_'<>"0="
c.> ....~... :::,'-_
Crl')O 00= >'o<d
Cl.) s::: ..... C..t:' QJ:"
.- .- c.- .2"' ~
~ oo--:E I-r ,!\..c
"" (I) (l).- ::s .... .....
-.<> a ::l 0 ".-
~>'8'<>..c::8~
"Oro "'O~t;:jrn
_"0 "' = > I ~
.- ~ '" .. - 0
-5::~",,0Il,-,
~ ".... > t::._
:::-;: 0 :::S;;,>.~ C
o..c('"").-::: tr.I=
>.~ciOEc,j~~
= ::l >.eEl s'<> 0
.- 0 ~ 1-"'0
~>< \'J 12<2~
-::: ~"'O(l)O)-
~VC--''--'o~-O
..c1-oo.$o-oEl..o
~ E "'- ~"O tJ.l,b
835 ~=:cd-=
Co) 0 tn ro >. V,)
'-< ~ cd (l)
e"E...9=tnrJ::
~g8..g.8~
1"""1
ri
130 S. Galena SI.
AspenC081611
(970) 920-5090
(970) 920-5439, fax
Aspen/Pitkin
Community
Development
Department
Fax
To: Shirley Ritter From: James Lindt
Fax: 920-5558 Pages:
Phone: Date: 8/28/01
Re: Aspen Children's Garden Application CC:
o Urgent
o For Review
X Please Comment 0 Please Reply
o Please Recycle
. Comments:
HI Shirley,
Please e-mail me any comments that you have regarding this application. My e-mail is
iamesl@ci.aspen.co.us.
Thanks,
James
~
f:1
,
A~~C~~~Gar~I~
P.O. Box 2947 * 215 North Garmisch
Aspen, CO 81612
970-925-7938
RECEIVED
JUN 5 lIJ01
ASPb" Pi r~iN
COMMUNITY DEVELOPMENT
June 14, 2001
Julie Ann Woods
Community Development Director
130 S. Galena Street
Aspen, CO 81612
Dear Julie Ann:
CP Kanipe and I have submitted the paperwork for a Conditional Use Permit to create a child
and family care center in Aspen Highlands Village opening June of2002. I will not repeat the
details of the permit request as it is available to you. We are petitioning you for a fee waiver
based on the center's value as a community asset.
CP and I have been involved in child care and child rearing for 50 years (combined!) and have
studied numerous approaches to child development. We feel we are n()w able not only to care
for children in a wise and loving manner, but al.so to help and advise parents in the arduou~ - if
joyful- task of parenting healthy children in a fast-paced, high-stress world. One part of that
task is developing home rhythms and traditions that support children and family life in general.
Another part is developing a community with which to share new and old traditions and bring a
lively interest to the child's year.
Our methods of supporting family life will include parenting classes in which parents share ideas
on bedtime rituals and mealtime traditions that allow parents and children to relax and enjoy one
another. We will make simple puppets that can be used to tell imaginative stories - a boon when
waiting for dinner in a restaurant! We will talk about the three R's of discipline: rhythm,
repetition, and ritual. These classes will be advertised to the public and repeated throughout the
year.
We will sponsor parent and toddler classes that bring young parents together in an environment
where children can play and parents can talk about their questions - and answers - and learn
skills in handling the challenging situations that confront them daily.
The Second Saturday of each month, we will host a family play morning sharing a craft, a snack,
and a puppet play with all who wish to attend.
We will hold public festivals towhich the whole commu~ity is invited: a !tarvest. Festival where
we will press.apples to make our 0\VIl apple cider, an Advent Garden where children will light
their candles and, figuratively, bring them out to help light the world, a Mayfaire where parents
can make fresh flower cro\VllS and dance the Maypole with their children.
h
n
Child care in Aspen needs new ideas, a fresh approach. We believe Aspen Highlands Village is
a perfect environment for a new center. The natural setting is stunning and will provide endless
areas of wonder and exploration. The neighborhood vision of the development group is in
keeping with our vision of community. Further, the Village is welcoming us and making our
center financially feasible. There is more than adequate parking and easy access by public
transportation, the preferred method of reaching us. The community will find it easy to
participate in the events and services which we hope to provide.
Thank you for considering ourrequest. For management reasons, CP and I are incorporating as a
for-profit organization but it is no secret that there is little profit in child care. Opening a new
center (We will open in the Yellow Brick this falL) and financing a public review process is very
challenging for us at this time. .
With;ym regards,
~ /?~l ~p
Patricia L. Fox and Patricia Brewster Kanipe