HomeMy WebLinkAboutcoa.lu.sp.Youth Center.A390
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED:
DATE COMPLETE:
1f15f90
I/)~ 10
PARCEL ID AND CASE NO.
A3-90
STAFF MEMBER: LL..
PROJECT NAME: Aspen Youth Center Fina1 SPA. Rezoninq and GMOS
Exemption
Project Address:
Legal Address:
APPLICANT: Youth Center Board
Applicant Address:
REPRESENTATIVE: Glenn Horn. Davis Horn Inc.
Representative Address/Phone: 300 East Hvman Avenue
Aspen. CO 81611 5-6587
PAID: YES
NO
AMOUNT: $2575
CC Meeting Date
NO. OF COPIES RECEIVED: 23~
2 STEP: -X-'
VESTED RImws, ~ : fJ!:fP
PUBLIC HEARING: ~ NO f~;A/
YES NO
TYPE OF APPLICATION: 1 STEP:
P&Z Meeting Date ?/ ( 0 jq G PUBLIC HEARING:
Planning Director Approval:
Insubstantial Amendment or Exemption:
I
Paid:
Date:
VESTED RIGHTS:
RE~~~~~ Attorney
city Engineer
Housing Dir.
Aspen Water
city Electric
y Envir~ Hlth.
Aspen Consolo
S.D.
,/
Mtn. Bell
Parks Dept.
Holy Cross
Fire Marshall
Building Inspector
Roaring Fork
Energy Center
School District
Rocky Mtn Nat Gas
State Hwy Dept (GW)
State Hwy Dept(GJ)
Other
DATE REFERRED:
II ();y( rw
.
INITIALS:
ilk
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FINAL ROUTING:
DATE ROUTED:
City Engineer ~Oning
other:
INITIAL:
~v. Health
_ city Atty _
_ Housing
FILE STATUS AND LOCATION:
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MEMORANDUM
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TO:
Mayor and Council
THRU:
Carol 0' Dowd, City Manager ..' ~
Amy Margerum, Planning Directo~v
Leslie Lamont, Planner
THRU:
. FROM:
RE:
Youth Center,
for Essential
Ordinance 27
Final SPA, Rezoning and GMQS Exemption
Publib Services and Second Reading
DATE:
May 14, 199.0
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SUMMARY: The applicants propose to construct a 6,5.0.0 square foot
Youth Center on a portion of the Rio Grande parcel. The
applicants request Final SPA, Rezoning, and a GMQS Exemption for
Essential Public Services. This is the last step of the four
step review process. This is second reading of Ordinance 27,
attachment A.
The Planning and Zoning Commission recommends Final SPA and
Rezoning of the parcel with conditions.
Staff recommends approval of the GMQS Exemption.
Pursuant. to guidance from the Council during first reading, the
applicant has submitted an elevation of the east facade and a
drawing of the trash service area.
Iii addition, the applicant has asked the Council to waive the
employee mitigation fee which ls appq:-oximately $15,.0.0.0.
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COUNCIL GOALS: This proposal is consistent with Council's goals
to support the role of the human services and to work together
with all people and organizations in the Roaring Fork Valley.
PREVIOUS COUNCIL.' ACTION: Council approved the Conceptual SPA
submission at their June 12, 1989 meeting. The Council required
1.0 conditions of approval which the applicant has addressed in
the final submission. Please see attached Planning and Zoning
commission memo for a review of the conditions of approval,
attachment B.
Council adopted Ordinance 27 on First Reading at the April 23,
199.0 meeting. At that meetiI:lg, the applicant committed to an
actual square footage of 65.0.0 square feet and a floor area of
55.0.0 square feet.
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YOUTH CENTER
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FINAL DEVELOPMENT PLAN
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Prepared for
Youth Center Board
Aspen, Colorado
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Prepared by
Glenn Horn
Davis Horn Incorporated
Planning, Appraising, Real Estate Consultants
300 East Hyman Avenue
Aspen, Colorado 81611
(303) 925-6587
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and
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Caudill Gustafson Ross and Associates
234 East Hopkins Avenue
Aspen, Colorado 81611
(3.03) 925-3383
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INTRODUCTION
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During the winter of 1988, the Aspen Adult Advisory Board for a
Youth Center was established. The Board which now refers to itself
as the Aspen Youth Center Board (hereinafter referred to as
"Board" OR "applicant") agreed upon the following mission
statement:
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The mission of this board is to establish and operate a
permanent non-profit, non-alcoholic center for youth
under 21 years of age. The Youth Center will provide
easily accessible, low-cost opportunities for positive
interaction, recreational activities and growth
potential.
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The Board has surveyed youth in the community to determine their
needs and studied other youth centers in Colorado. A critical part
of the planning process for the Youth Center has been the
involvement of local youth. Local youth have shared in the
planning, decision making and land use review process from the
beginning. consequently, Aspen youth will feel a sense of
ownership toward the facility when it is operational.
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The Board has searched the Aspen Area to find an affordable,
centrally located site, in proximity to public transportation,
outdoor recreation areas and local schools. As plans for the Rio
Grande parcel were being formulated and publicized, it became clear
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to the Board that the Rio Grande parcel was an excellent location
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for the non-profit, facility. The site is easily accessible to
Youth by bus, vehicles and the trail system and proximate to the
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places youth frequent in the downtown.
The Town of Vail has
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already developed a successful youth center within the Lionshead
parking structure.
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As the site vicinity map on the following page illustrates, the
project site is located at the northeast corner of the pedestrian
plaza to be located on top of the Rio Grande parking structure. A
map in the conceptual application shows that the site ownership is
split between the city of Aspen and Pitkin county. The city council
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and the Board of County Commissioners have agreed to the use of the
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site for the Youth Center.
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On June 12, 1989 the Aspen city Council granted SPA designation /
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rezoning and conceptual SPA approval subject to conditionS. This
application requests:
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1. Final SPA (Specially Planned Area) rezoning approval
(Sections 7-803 A. and 7-11.02);
2. Final SPA Development Plan Approval (Section 7-8.04 D.);
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3.
~inal Subdivision Approval (Section 7-1.0.04) ;
Growth Management Quota System Exemption (GMQS) for
~onstruction of Essential Public Facilities (Section 8-
1.04);
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VICINITY MAP
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Silwer Qu.." Gond().!.!
Project Site
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5.
Refund the $ 1,98.0..00 land use review fees submitted for
the Conceptual Development application; and
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waiver of the $ 2,575 land use review fee for the final
development application.
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Portions of the conceptual submission application are included
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within this application in order to simplify the land use review
process. The application contains the following seven sections:
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I. site Description;
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II. proposed Development;
III. Final SPA Rezoning Approval;
Final SPA Development Plan Approval;
Final Subdivision Approval;
Growth Management Quota System Exemption for Construction
of Essential Public Facilities; and
VII. Refund of Land Use Review Fees.
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SITE DESCRIPTION
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The subject site whi7h is approximately 7,5.00 square feet in size
is located to the northeast of Galena street extended to the west
of the Pitkin County Jail. As Figure A-l shows, the site slopes
gradually down to the north, toward Spring Street. The northern
portion of the site is owned by the City of Aspen and zoned Public
(PUB) with an SPA overlay, while the southern portion of the site,
which is owned by Pitkin County, is zoned PUB, but lacks the SPA
overlay.
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The existing vegetation on the site is characterized by bluegrass
in front of the jail entrance and native grasses to the northwest
below the jail entrance. The topographic information on Figure A-
1 shows that the site slopes from south to north and in some places
exceeds 20 percent. The historic grade of the site has been
considerably altered.
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Existing utilities including water mains, sanitary and storm
sewers, electric telephone, natural gas and cable television lines
are located in Spring and Galena Streets and/or the alley to the
south of the Rio Grande property.
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PROPOSED DEVELOPHEHT
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The primary entrance to the Youth Center is from the northeast
corner of the Rio Grande Pedestrian Plaza (refer to Figure A-2:
Upper Level Plan and A-3 Lower Level Plan). The building will step
down the slope in two levels to Spring street. The building will
be less than 6,5.0.0 square feet in size with a footprint not to
exceed 4,2.0.0 square feet. The architect, Gary Ross of Caudill
Gustafson Ross & Associates, is familiar with the site and
sensitive to its characteristics. caudill, Gustafson and Ross
designed the Pi~kin county Jail and has been retained to design the
new Pitkin County Library to be located on the west side of the Rio
Grande Pedestrian Plaza.
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The applicant and architect have been particularly sensitive to
locating and designing the Youth Center Building to compliment the
library, the jail and particularly the Rio Grande Pedestrian Plaza.
Gary has met with Bob Braudis, Pitkin county Sheriff, to receive
Bob's comments regarding the relationship of the Youth Center
building to the j ail. Based upon Bob's concerns, the proposed
structure has been located so that the south wall of the building
is located to the north of the jail's entrance. The building
footprint will preserve the lawn in front of the jail and maintain
a direct relationship between the jail'S entrance and the proposed
Rio Grande pedestrian Plaza.
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Figure A-4 and 5 depict elevations of the building from all four
sides. The applicant has prepared and submitted a model of the
building which conceptualizes the relationship of the Youth Center
to the existing and proposed surrounding land uses.
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The Planning Office, Planning and Zoning Commission and City
council have been concerned about the potential for inactivity on
the Rio Grande Pedestrian Plaza. It is anticipated the Youth
Center will utilize the Plaza as a gathering place for passive
recreational activities and organized functions. The Youth Center
in combination with the courthouse, jail and library will encompass
the plaza and create a campus-like setting.
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During the school year, it is anticipated that most activities at
the Youth Center will occur after 3 PM. However, due to the
flexible schedules at the Aspen Schools, there is the potential for
some activi~y during the school year prior to 3 PM. When local
schools are not in session organized use of the Youth Center may
occur on a more frequent basis.
The apPlicant~ proposes construction
by May 15, 199.0.
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---
SCHMUESER GORDON MEYER /HC,
P,O, Box 2155
Aspen, Colorado 81612
(303) 925-6727
'-
CONSUL rING ENGINEERS & SURVEYORS
"-
December 6, 1989
-
?
Mr. John Wheeler
Caudill GUstafson ~ss
P.O. Box FF
Aspen, 00 81612
~.,.,..
RE: Aspen Youth Center - Grading and Drainage
---
Dear John:
-
Per your request, we have rompleted a grading and drainage plan for the
Aspen Youth Center. 'lhis project lies between the new Aspen parking
structure and the Pitkin Cbunty Jail.
There are two drainage influences on site:
..-
(a) Piped drainage, which originates on the site of the parking
structure. 'lhese drainage impacts were dealt with on that pr0-
ject and only pass through this site. '!his project will need to
continue those drainage o:>ncepts by installing a catch basin and
+ 150 feet of 8" CMP.
'"-
!
(b) Surface drainage which is generated by this project is dealt with
in the following manner:
'....~
1. R:lof and patio drainage flows on the south, east and oorth
faces of the building flow around the exterior of the build-
ing to the oorth east corner and are collected in a drainage
detention swale.
-
-
2. R:lof and patio drainage fran the west face of the building
falls into planters. 'lhese planters have a 4" AOO perforated
pipe at their base which carries water around the building to
the detention swale. 'lhe planters should oot have a solid
bottan so as to aid in groundwaer recharge.
'!he drainage swale is designed to detain the hurrlred year event of 0.60
cfs and recharge the ten year event of O. 59 cfs. '!he theoretical out-
flow will be 0.01 cfs, which will combine with the outflow from the 8"
CMP, which has a 100-year event of 6.36 cfs, from the parking structure
site. '!his theroetical minimal release from the Aspen Youth Center is
easily acoomnodated in the parking structure drainage planning which
our firm also designed. 'lherefore, there should be 00 impact from this
project on historical drainage. 'lhe drainage will pass from the deten-
tion swale in a sidewalk trench out to the street curb and gutter.
'-
-
i
/,i
,.,..'/'-~
",,<
.......
,/-
1512 Grand Avenue, Suite 212 . Glenwood Springs, Colorado 816.01 . (3.03) 945-1004
~,
,..
./
,
-
December 6, 1989
Mr. John Wheeler
Page tw:>
r:-
(,
;.
' ':;;
We have included details for (al catch basin, (bl sidewalk trench, and
(cl on-grade curb cut:.
Should you have any questions regarding this plan, please do rot hesi-
tate to call.
-
~'-~
Sincerely,
'7"
SCHMUESER OOROC1N MEYER,
-
-
-
-
-
-
..
!
-
.
INC. :\\\\\\\~:_:iliUHJi:f~';'1
~\~.I GOf''' "/'"
.....~. \~,,\,,~,.,;;}LiD'?<
.~ ~- .... --;'-- '?~"" /v: "
t'iJ:r:~~;f,',SO~:;"<
...
...
-
IU.
FINAL SPA REZONING APPROVAL
....
...
The proposed site is not entirely within the SPA overlay zone.
The south half of the site is zoned PUB, but lacks the SPA
designation. Therefore, the applicant requests the designation of
an SPA overlay over the south half of the site. Section 7-8.03 (A)
....
,...
....
of the Municipal Code establishes standards for designation of a
SPA overlay zone, while Section 7-11.02 establishes standards for
rezoning. The standards are identified and addressed below.
...
...
Section 7-803 A. Standards for Designation:
Any land in the City may be desiqnated SPA by the City council if,
because of its unique locational characteristics, it would be of
great public benefit to the City for that land to be allowed design
flexibility and to be planned and developed comprehensively as a
multiple use development. A parcel of land designated SPA shall
also be designated on the City's Official Zone District Map with
the underlying zone District desiqnation which is determined the
most appropriate. The underlyinq Zone District designation shall
be used as a'quide, but not an absolute limitation, to the uses and
development which may be considered during the development review
process.
...
,...
,...
-
A comparison of the zoning for the Rio Grande parcel with the
property ownership map indicates that the zoning follows property
...
ownerships.
This is why the SPA designation overlays the city
-
portion of the Youth Center site, but not the County half of the
parcel. It would make more sense for the SPA overlay to be applied
based upon the future use of a site rather than ownership
boundaries.
...
...
14
.
...
...
....
As noted in the previous section, the applicant has selected the
subject site for the Youth Center due to its relationship to the
Rio Grande Pedestrian Plaza. The entire area needs to be planned
...
...
,
comprehensively, as one site, to integrate the multiple activities
and bpildings proposed for the site.
-
...
A review of the permitted uses in the PUB (Public) zone district
indicates that a youth center is not listed as a permitted use in
the zone district. The use which most approximates the concept for
...
a youth center is a community recreation facility.
The SPA
..
designation for the subject site would enable the zoning
flexibility for a youth center to be a permitted use.
....
-
overall, the SPA designation of the County portion of the Youth
Center site seems is entirely consistent with the standards for
..
SPA designation.
....
section 7-1101 A.
...
Whether the proposed amendment is in conflict with any applicable
portion of this chapter.
The proPOS~amendment to the official zone district map is not in
conflict with Chapter 7 of the City's Land Use Regulations.
-
..
section 7-1101 B.
-
Whether the proposed amendment is consistent with all elements of
the Aspen Area comprehensive Plan.
.
15
.
-
....
,..
The most current Element of the comprehensive Plan that addresses
the Rio Grande parcel is the Aspen Area comprehensive Plan:
Transportation Element. The Element calls for a parking structure
on the parcel and the development of a ~orlceptU:ll'lSp~Pl<m. fOr the
~p~~~~~. The Rio Grande Conceptual SPA plan calls for ~lic and
qttasi7Plll:>lic lls~s Qnthesi,t:g;;, The use of the subject site as a
non-profit, youth center is consistent with other activities
proposed for the ,site. As mentioned previously, the activities
associated with the Youth Center will bring some needed life to the
proposed Rio Grande Pedestrian Plaza.
....
~
....
...
...
Section 7-1002 C.
"""
....
Whether the proposed amendment is compatible with surrounding Zone
Districts and land uses, considering existing land uses and
neighborhood characteristics.
The proposed amendment to the Official Zoning District Map is
-
consistent with the surrounding zoning.
Failure to rezone the
,...
subject site as reqttested would be inconsistent with the
surrounding zoning.
-
section 7-1102 D.
..
The effect of the proposed amendment on traffic generation and road
safety.
';;t~~:'
It is not'~ticipated that there will be any significant impacts
..
on the road system resulting form the proposed rezoning reqttest.
.
section 7-1102 E.
Whether and the extent to which the proposed amendment would result
16
-
~
....
in demands on puJ:Ilio facilities, and whether and the extent to
which the proposed amenCllllent would exceed the capaoi ty of such
puJ:Ilio facilities, inoluding but not limited to transportation
facilities, sewage faoilities, water supply, parks, drainage,
schools and emergency medical facilities.
It is not anticipated that the proposed rezoning will negatively
impact any of the community's public facilities. It is probable
that the Youth Center will have positive effects on the proposed
Rio Grande Pedestrian Pl;;tlila;'~ Two of < the Yo1.ithCenter re.stroon$
will beavallable to the general public if the" City of Aspen
...
-
-
-
maintains the restrooms..
-
section 7-1102 F.
-
Whether and the extent to which the proposed amenCllllent would result
in significantly adverse impacts on the natural environment.
Adverse impacts on the~~~1.i~~~ environment are not anticipated.
...
section 7-1102 G.
-
-
Whether the proposed amenCllllent is oonsistent and compatible with
the cOJllJllunity character in the city of Aspen.
The rezoning of the subject site and the deve~opment of the Youth
Center will be consistent with the community character of Aspen by
creating a Illewlll.ajorp$des.triancenter,<on the proposed parking
V!i:
-
r-
structure.
....
,:,
Seotion 7-1t02 H.
...
Whether there have been changed conditions affecting the suJ:Iject
parcel or the surrounding neighborhood which support the proposed
amenCllllent.
...
with the approval of the Rio Grande SPA plan and the initiation of
plans for the development of the parking structure, library and
-
17
.
-
-
Pedestrian Plaza major changes are anticipated for the
....
<
neighborhood.
These changes will compliment the proposed Youth
Center and the requested amendment to the Official Zone District
...
Map.
-
section 7-1102 I.
....
Whether the proposed amendment would be in conflict with the public
interest, and is in harmony with the purpose and intent of this
chapter.
-
-
The proposed amendment will be consistent with the public interest
and will provide for the construction of the Youth Center which
will be an '<;asset/ totheJ,oc:aldoInInunity.
,....
-
-
....
....
....
....
....
"...
,....
18
,..
...
..
IV.
...
PINAL SPA DEVELOPMENT PLAN APPROVAL
-
..
section 7-8.04 D. of the Municipal Code establishes the review
standards for final SPA review. The following section demonstrates
the compliance of the proposed Youth Center with the applicable
...
review standards.
....
section 7-804 D.(l)(a)
~
The general application information required in Sec. 6-202.
All of the submission requirements of this section of the Code have
-
been included within the application.
-
section 7-804 D.(l)(~)
-
A precise plan of the proposed development including but not
limited to proposed land uses, densities, landscaping, internal
traffic circulation, and'accessways. The precise plan shall be in
sufficient detail to enable evaluation of the architectural,
landscaping, and design featureS of the proposed development. It
shall show the location a~d floor area of all existing and proposed
buildings and other improvements including heights, dwelling unit
types and non-residential facilities.-
....
....
Refer to Figure A-I for proposed land uses, traffic circulation
....
landscaping accessways and the relationship of the building to the
Rio Grande Plaza.
Refer to Figures A-4 and A-5 for building
r-"
elevations.
....
..
section 7-804 D.(l)(c)
A statement specifying the underlying zone District on the parcel
and, if variations are proposed, a statement of how the variations
comply with the standards of section 7-804 (B).,
19
,...
,'"
-
~.
The underlying zone district for the parcel is PUB (Public).
,...
Within the PUB zone district dimensional requirements are
established pursuant to the conceptual and final development review
-
,...
processes. Th~imensional
A-1. ) m~
requirements are established on Figure
iti-\JL
-
section 7-804 D.(l)(d)
,...
A statement outlining a development schedule specifying the date
construction is proposed to be initiated and completed.
Construction is to be initiated on May 15, 199.0 with completion in
,...
early 1991.
-
-
Section 7-804 D.(l} (e)
A statement specifying the public facilities that will be needed
to accommodate the proposed development, and what specific
assurances will be made to ensure that public facilities will be
available to accommodate the proposed development.
-
The Youth Center has been located adjacent to the Rio Grande Plaza
-
and will be accessible to the parking garage, library and
transportation center.
The accessibility of these public
,....
....
facilities will help make the Youth Center a success. Likewise,
the location of the Youth Center adjacent to the Plaza will attract
people to the plaza and youth to the library. In response to a
request from the City, the applicant will construct tVi'l:lc ;R~,p~:i!:!~,
liiEil;s:tr.ooll(si!!!, on the Plaza l~vea which will be accessible to the
general public (refer to Figure A-2).
-
,...
....
-
2.0
...
...
...
...
7-804 D. (1) (f)
...
A statement of the reasonable conformance of the Final Development
Plan with the approval granted to the conceptual Development Plan
and with the original intent of the city council in designating the
parcel specially Planned Area (SPA).
...
The final development plan reasonably conforms to the conceptual
...
development approval. As part of the conceptual approval the 1.0
conditions of approval were imposed. Each of the conditions and
responses to the conditions are listed below.
...
...
size of the facility to the
eet.
1.
The applicant shall minimize the
greatest extent possi Ie, not to
~
The facility will be less than
e feet in size.
,
...
building footpri:nt shall not ,exceed 4 , 200 sql:1:are 'fe~.
...
2.
The applicant shall demonstrate how the Youth Center will be
a success.
-
...
In the winter of 1988, a survey called "A New Hangout
Development Survey" was distributed to all of the Aspen area
-
schools, grades 5-12.
This survey determined the use and
~
activities students wanted to see in the facility, its
location and design of the structure. In the Spring of 1988,
a Youth Advisory Board was formed to determine the feasibility
.r-'
of establishing a Youth Center with social and recreation
opportunities. The Youth Center would also be an alternative
for youth by creating a substance free environment with
i"""
...
substance free entertainment.
Therefore, a number of
committees were established with each committee comprised of
i"""
21
...
~0
~
.
,..
....
-
an equal number of adults and youth having equal input, which
is and will be essential to the success of the Aspen Youth
Center. A brief description of these ongoing committees is
-
as follows:
-
,
Governinq Body/Operations: The committee met with potential
I'""
Board of Directors to invite them on the Aspen Youth Center
Board. The Board of Directors is made up of 8 adults and 8
,...
youth (all from different grades and schools in the Aspen
area). The students with help from an adult mentor applied
for 501 (c) (3) tax exempt corporate status, drafted the
,....
-
bylaws and articles of incorporation and applied for an
employer I.D. number.
,...
Harketinq Committee:
During the 1988-89 school year, the
-
....
Aspen High School marketing class, with 2 adults assisting,
developed a marketing plan. The purpose of this committee was
to develop a Mission statement, create awareness in the
community, involve youth in alcohol and drug free activities,
create radio advertisements and prepare a brochure.
,.,..
....
-
Desiqn Construction: Caudill, Gustafson & Ross worked with
the Aspen High School drafting class to incorporate the
-
student's design concepts. In addition, the design concepts
were taken from the survey mentioned earlier.
The design
,...
committee has been responsible for presenting the plan and
,....
22
I"'"
"...
"...
-
design concept to the Pitkin County Commissioners and Aspen
City Council for approval and did so in June, 1989 with
unanimous approval. Caudill Gustafson & Ross will continue
,..
to pursue final SPA approval.
....
Program and Activities:
The program and activities
-
committee's responsibilities were to visit other youth centers
,...
over the summer of 1989 to give them a feel for a youth center
atmosphere and their successes and failures. A meeting was
-
scheduled with each Director of the youth center being visited
and a check list of questions as to how well their youth
,..
center worked, what programs and activities were liked and
disliked and how they worked for a wide range of students
,...
,..
grades 5-12. This committee is also responsible for creating
their own programs and activities by incorporating student's
ideas and suggestions from all age levels utilizing the
,....
center.
,...
Although the Youth Center will be used inside for activities
such as dances, ping-pong, pool, fousball, television lounge,
-
....
snack bar, etc.,
clea~n9 house to
the concept is to use the center as a
involve and engage the other outside
community facilities and functions by setting up programs
-
within the community (Le. Tenth Mountain Hut Trips, nordic
skiing outings, camping a~raftin9 and/or mountain climbing
trips, softball and volleyball activities, etc.) .
....
,..
23
r-
r-
....
"'"
Another strong factor which will assure success of the Youth
Center is the majority sentiment of the youth that the
visiting and part-time youth, in addition to downvalley youth
from Basalt, Carbondale and Glenwood, should participate and
utilize the Youth Center. The availbility of the center for
visiting youth will assist the resort and~comfort parents
of visiting youth. !~Aspen Skiing Company and the local
resort associations~ support the center through their
marketing 'ffort'.~~
The youth have been and will continue to be involved in the
decisions and on-going Youth Center programs. The feeling and
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sense of ownership by the youth has been and will be the key
to the on-going success of the You
the Youth Center will ha e a
ditionally,
paid
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Fundraising: The Board of Directors has been selected as a
"fundraising" Board. As mentioned earlier, equal involvement
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of youth and adults is represented on this Board. An
aggr~",va fund rai,ing campaign is underwa~~
.;:>
Location: The Rio Grande location for the Youth Center is
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ideal and has been supported by most in the Aspen community.
~ Mass transit is readily available and the site is in proximity
to the downtown and mall. In addition, the ~w lib~ry has
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direct access across the plaza. The location of the library
~' and youth center will bring needed life and activity to the
~l
adjacent plaza.
3. The applicant shall provide to the satisfaction of the
Engineering Department an SPA plat, a drainage plan a trash
plan and a landscape plan.
/'0 ~ The preparation of a final SPA plat for the Youth Center is
~ "- dependent upon the preparation of the final plat for the
(t)
entire Rio Grande parcel. During the conceptual SPA review
it was agreed that the Youth Center Board would pay a
equitable Share of the cost of preparing a final SPA plat.
The applicant suggests that an equitable share would be equal
to the proportional share of the entire Rio Grande site
utilized by the Youth Center.
Schmueser Gordon Meyer Inc. has prepared a drainage plan for
the site which is depicted in Figure A-7. A letter addressing
the drainage plan appears in the appendix.
Figure A-1 shows the proposed
area to the northeast of the
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location of the enclos~
building accessible to Spring
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Street.
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The landscaping plan is depicted in Figure A~l.
4.
The Youth Center shall be sprinkled and have an adequate fire
alarm system.
The applicant commits to sprinkle the building and to install
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an adequate fire alarm system.
The applicant shall propose an acceptable maintenance
agreement for the site which is acceptable to the Director of
CJ~ Leisure services.
~ The applicant commits to maintain the terrace on the south
!ir.::'\ 'side of the building and the on-site landscaping. During pre-
~, application discussions, this proposal was acceptable to the
.J/J
j; Director of Leisure Services, Bill Efting. Bill also agreed
that the city would maintain the public restrooms on the plaza
6.
7.
level, but would retain the option to transfer the maintenance
of the bathrooms to the Youth Center Board, if the restrooms
are used exclusively by youth visiting the Youth Center and
are not a benefit to the general public.
The applicant will agree to coordinate construction with the
Engineering Department.
The applicant commits to meet with the Engineering Department
prior to construction and coordinate the construction schedule
to avoid potential conflicts with other activities on the Rio
Grande site.
While the building is being constructed the
applicant will coordinate activities with the Building
Department.
The applicant shall provide the Housing Office with adequate
information regarding employee impact mitigation.
It is projected that the Youth Center will operate with one
Full Time Equivalent Employee (FTE).
Local youth will be
26
~~ ~The Housing Office is requesting a one cash-in-lieu payment
j~ of $ 30,.0.00 to mitigate the affordable housing impacts of the
~^ "'1 project. The applicant feels that just as housing is a
i?
~>r('^ center.
v ~ nature
8. The applicant shall work with the county to determine if the
~~ :':::,:::':. ':.:P:::;:: ::r.::::':: ::u:~s.,
q0~y office building in the event the Youth Center fails.
~~ interior space may be partitioned for offices.
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involved in the operations and management of the facility.
The sole employee will be a full-time Director.
It is
anticipated that the Director will earn approximately $ 25, .00.0
to $ 35,.0.0.0 annually.
recognized community problems so is the need for a youth
In recognition of this problem and the non-profit
of the proposed facility,
the Youth Center Board
requests the City Council to waive the affordable housing
mitigation requirement. The cash-in-lieu fee will result in
compromises in the quality of the Youth Center.
as an
The
The applicant shall demonstrate that agreement on conditions
of a lease for the site between the City/county and Youth
center Board are likely.
The applicant has prepared a draft of the referenced lease
which has been submitted to the city and County for approval.
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10. The applicant shall (ftmonstrate that the ~ikeway between the
Youth Center and jail will have adequate grades and curves so
that the future option of the trolley is not compromised.
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During the summer of 1989, Gary Ross of Caudill Gustafson Ross
and Associates held a meeting with Jon Busch and Roger Hunt
to discuss the possibility of a trolley routing between the
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existing Pitkin County jail and the proposed Youth Center.
It was explained that the slope of the bike path (future
trolley route) is actually not a function of the Youth center,
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but is more related to difference between the fixed elevation
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of the jail entry and parking structure roof plaza and the
elevation of the Spring street extension.
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Using the fixed elevations noted above and turning the path
to the east after it passes north of the jail in order to gain
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more length, a slope of approximately 8 per cent is achieved.
A slope of 8 per cent is acceptable for potential trolley use.
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7-804 D. (1) (g)
A plat which depicts the applicable information required ~y Section
7-1004 D. (1) (a) (3) and D. (2) (a).
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The preparation of a final SPA plat for the Youth Center is
dependent upon the preparation of the final plat for the entire Rio
Grande parcel. During the conceptual SPA review it was agreed that
the Youth Center Board would pay a equitable share of the cost of
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preparing a final SPA plat.
The applicant suggests that an
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equitable share would be equal to the proportional share of the
entire Rio Grande SPA utilized by the Youth Center.
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V.
FINAL SUBDIVISION APPROVAL
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Most of the Code subdivision standards are not relevant to the
Youth Center because they are intended to address larger land
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subdivisions.
Nevertheless, this section of the application
addresses all of the Code subdivision standards and notes which
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standards are not applicable to the Youth Center. During the pre-
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application conference Tom Baker indicated that the applicant need
not submit a final plat at this time, but,!;Dll.1st cooperate with&tn~!(j1J
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entities in the pr.eparation of the final Rio Grande SPA plat.
7-1004 c. (1)
General Requirements
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a. The proposed sUbdivision shall be consistent with the Aspen
Area Comprehensive Plan.
As noted within the text the Youth Center is consistent with
the 1973 Land Use Plan and Aspen Area Comprehensive Plan
b. The proposed subdivision shall be consistent with the
character of existing land uses in the area.
As established during the conceptual submission, the proposed
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Youth Center is consistent with the surrounding land uses.
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c. The proposed sUbdivision shall not adversely affect the
future development of surrounding areas.
The proposed development should not adversely affect the
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future development of the surrounding areas.
d. The proposed subdivision shall be in compliance with all
applicable requirements of this chapter.
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This application has demonstrated compliance with applicable
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sections of the Municipal Code.
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7-1004 C. (2)
Suitability of Land for Subdivision
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a. Land suitabilitv. The proposed subdivision shall not be
located on land unsuitable for development because of floodinq,
drainaqe, rock or soil creep, mudflow, rockslide, avalanche or
snowslide, steep topoqraphy or any other natural hazard or other
condition that will be harmful to the health, safety, or welfare
of the residents in the proposed subdivision.
b. spatial pattern efficient. The proposed subdivision shall not:
be desiqned to create spatial patterns that cause inefficiencies,
duplication or premature extension of public facilities and
unnecessary public costs.
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The proposed development is located near the commercial core
of Aspen. Environmental hazards affectinq the suitability of land
for development do not impact the site. The proposed subdivision
is readily accessible to public facilities which are already in
existence. Refer to Figure A-I for a map of utilities.
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section 7-1004 C.(3) Improvements.
a. Required improvements. The followinq improvements shall be
provided for the proposed Subdivision.
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(1) Permanent survey monuments, ranqe points, and lot pins.
Permanent survey monuments will be located when the site is
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surveyed for the final plat.
(2) Paved streets, not exceedinq the requirements for pavinq and
improvements of a collector street.
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There are no streets in the development.
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(3) curbs, gutters, and sidewalks.
Not applicable.
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(4) Paved alleys.
Not applicable.
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(5)
Traffic-control siqns, siqnals or devices.
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Such devices are not necessary.
street liqhts.
There will be no street lights.
street name signs.
There are no new streets.
street trees or landscapinq.
The landscaping plan is depicted in Figure A-I.
Water lines and fire hydrants.
The building will be connected to the existing waterline in
Spring street. There will be no new fire hydrants installed.
(10) Sanitary sewer lines.
The building will be connected to the existing line in Spring
street.
(11) Storm drainaqe improvements and storm sewers.
Historic drainage on the site will be maintained as noted in
the letter in the Appendix from Ron Thompson.
(12) Bridqes or culverts.
Not applicable.
(13) Electrical lines.
All electrical lines will be placed underground.
(14) Telephone lines.
All telephone lines will be placed underground.
(15) Natural gas lines.
Natural gas lines will be placed underground.
(16) Cable television lines.
Cable television lines will be placed underground.
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(7)
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(8)
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(9)
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b. ADDroved Dlans. Construction shall not commence on any of the
improvements required by Sec. 7-1004(C) (3) (a) until a plan,
profile, and specifications have been received and approved by the
city Enqineer and, when appropriate, the relevant utility company.
The required plan, profiles and specifications shall be
submitted with the building permit application.
c. OVersized utilities. In the event oversized utilities are
required as a part of the improvements, arranqements for
reimbursement shall be made whereby the subdivider shall be allowed
to recover the cost of the utilities that have been provided beyond
the needs of the Subdivision. '
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Utilities will not have to be oversized.
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4. Desian standards. The followinq desiqn standards shall be
required for all subdivisions.
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a. Streets and related imDrovements. The followinq standards
shall apply to streets reqardless of type or size, unless the
street has been improved with pavinq, curb, gutter and sidewalk.
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(1) Conform to Dlan for street extension. streets shall conform
to approved plans for street extensions and shall bear a loqical
relationship to the topoqraphy and to the location of existinq or
planned streets on adjacent properties.
Streets shall not be extended to serve the development.
(2) Riaht-of-wav dedication. Riqht-of-way shall be dedicated for
the entire width for all local, collector and arterial streets.
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Not applicable.
(3) Riaht-of-wav width. Street and alley riqht-of-way widths,
curves and qrades shall meet the followinq standards.
MinimWII
Center Line
curve
Radius (ft.!
Street
Classifi-
cation
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1"'"
Riqht-of-
way Width
(ft.!
MaximWII
Per Cent
of Grade(%!
,;;:,
Local
Collector
Arterial
Alley
100
250
625
50
60
80
100
20
10
6
5
5
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Not applicable.
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(4) Half-street dedications. Half-street dedications shall be
prohibited unless they are for the purpose of increasinq the width
of an inadequate existinq riqht-of-way.
Not applicable.
(5) street ends at subdivision. When a street is dedicated which
ends on the subdivision or is on the perimeter of the subdivision,
the last foot of the street on the terminal end or outside
perimeter of the subdivision shall be dedicated to the city of
Aspen in fee simple and shall be desiqnated by usinq outlot(s).
The City shall use the dedicated land for public road and access
purposes.
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Not applicable.
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(6) cul-de-sacs. CUl-de-sacs shall not exceed four hundred (400')
feet in lenqth and shall have a turnaround diameter of one hundred
(100') feet. A CUl-de-sac of less than two hundred (200') feet in
lenqth in a sinqle-family detached residential area does not
require a turnaround if the city Enqineer determines a "T", "Y" or
other desiqn is adequate turnaround for the vehicles expected to
use the CUl-de-sac.
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Not applicable.
(7) Dead end streets. Dead-end streets, except for cUl-de-sacs,
shall be prohi:bited unless they are desiqned to connect with future
streets on adjacent lands that have not :been platted. In cases
where these type of dead end streets are allowed, a temporary
turnaround of one hundred (100') feet shall be constructed.
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Not applicable.
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(8) Centerline offset. streets shall have a centerline offset of
at least one hundred twenty-five (125') feet.
Not applicable.
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(9) Revera. curves. Reverse curves on arterial and collectors
streets ahall be jointed :by a tanqent of at least one hundred
(100') fe.t in lenqth.
Not applicable.
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(10) Chanqes in street qrades. All changes in street grades shall
be connected by vertical curves of a / minimUlll length in feet
equivalent to the following appropriate "K" value multiplied by the
algebraic difference in the street grades.
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street
Classification Collector Local Arterial
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"K" value for:
Crest vertical
curve
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sag vertical
curve
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55
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Not applicable.
(11) Allevs.
where commercial and
when other provisions
Not applicable.
Alleys shall be provided in //subdivisions
industrial development is expected, except
are made and approved for service access.
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(12) Intersections. Intersections shall approximate right
anqles and have a minimUlll tangent of fifty (50') feet on each leg.
The subdivision design shall minimize the number of local streets
that intersect arterial streets.
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There will be no intersections with city streets.
Intersection qrade. Intersection grades shall not exceed
(4%) per cent for a minimUlll distance of one hundred (100')
on each leg. Flatter grades are desirable.
Not applicable.
(14) Curb return radii. Curb return radii for local street
intersections shall be fifteen (15') feet. Curb return radii and
corner setbacks for all other types of intersections shall be based
upon the expected types of vehicle usage, traffic volUllles and
traffic patterns using accepted engineering standards. In case of
streets which intersect at acute angles, appropriate increases in
curb return radii shall be made for the necessary turning move-
ments.
(13)
four
feet
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Not applicable.
(15) Turn bv-oasses and turn lanes. Right-turn by-passes or
left-turn lanes shall be required at the intersection of arterial
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streets or the intersection of an arterial street with a collector
street if traffic conditions indicate they are needed. Sufficient
right-Of-way shall be dedicated to accommodate such lanes when they
are required.
Not applicable.
(16) Street names and numbers. When streets are in alignment
with existing streets, any new streets shall be named according to
the streets with which they correspond. streets which do not fit
into an established street-naming pattern shall be named in a
manner which will not duplicate or be confused with existing street
names within the city or its environs. street numbers shall be
assigned by the city Building Inspector in accordance with the City
numbering system.
~ot applicable.
, ," 7) Installation of curb. ClUtter. sidewalks. or dri vewavs.
ish paving, curb, gutter, sidewalks or driveways shall be
constructed until one (1) year after the installation of all
subsurface utilities and improvements.
The applicant will comply with this standard.
Sidewalks. SidewalkS shall be eight (8') feet wide in
ercialCore (CC), Commercial (Cl), Neighborhood Commercial
(N , and Commercial Lodge (CL) Zone Districts and five (5') teet
wide in all other Zone Districts where sidewalks are required.
Consideration shall be given to existing and proposed landscaping
when establishing sidewalk locations.
The applicant will adhere to these standards.
t s ecitica ions for streets. All streets and related
ents shall be constructed in accordance with city
spe ications which are on file in the office of the City
Engineer.
The applicant will adhere to the standards.
(20) Ranae Doint monuments. Prior to paving any street,
permanent range point monuments meeting the standards of Sec. 7-
1004(C)(4)(d) shall be installed to approximately finished grade.
Permanent range point boxes shall be installed during or as soon
as practicable after paving.
Not applicable.
(21) Street name sians. Street name signs shall conform to
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the type currently in use by the city.
Not applicable.
(22) Traffic control signs. Any required traffic-control
signs, signals or devices shall conform to the "Manual of Uniform
Traffic Control Devices."
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Not applicable.
(23) street liahts.
maximum spacing of three
lights are desirable.
Not applicable.
(24) Street tree. one (1) street tree of three-inch (3")
caliper for deciduous trees measured at the top of the ball or root
system, or a minimum of six-foot (6') height for conifers, shall
be provided in a subdivision in residential Zone Districts for each
lot of seventy foot' (70') frontage or less, and at least two (2)
such trees shall be provided for every lot in excess of seventy
feet (70') frontage. Corner lots shall require at least one (1)
tree for each street. Trees shall be placed so as not to block
sight distances at driveways or corners. The city Parks and
Recreation Department shall furnish a list of acceptable trees.
Trees, fOliage and landscaping shall be provided in subdivisions
in all other Zone Districts in the city in accordance wi th the
adopted street landscaping plan.
street lights shall be placed at a
hundred (300') feet. Ornamental street.
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Not applicable.
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Easements.
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ti t easeme ts. Utility easements of ten (10') feet in
on each side of all rear lot lines and five (5') feet in
width on each side of lot lines shall be provided where necessary.
Where the rear or side lot lines abut property outside of the
subdivision on which there are no rear or side lot line easements
at least five (5') feet in width, the easements on the rear and
side lot lines in the subdivision shall be twenty (20') feet and
ten (10') feet in width, respectively.
In the event the City re~ests a utili~ e~~~~ the'
applicant will dedicate it~G' ~ 511\5) Lt(j^>>1 ~ fJ,1'.:JZ...v0,cL: 'VI'_
(2) "T" intersections and CUl-de-sacs. Easements twenty (2~
feet in width shall be provided in "T" intersections and cul-de-
sacs for the continuation of utilities or drainage improvements
if necessary.
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Not applicable.
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(3) Potable water and sewer easements. Water and sewer easements
shall ~e a minimum of twenty (20') feet in width.
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The Water Department and Sanitation district do not need
easements.
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(4) Planned utility or drainaae system. Whenever a subdivision
embraces any part of a planned utility or drainage system
designated on an adopted plan, an easement shall be provided to
accommodate the plan within the subdivision.
Not applicable.
(5) Irriaation ditch. channel. natural creek. Where an irrigation
ditch or channel, natural creek or stream traverses a subdivision,
an easement sufficient for drainage and to allow for maintenance
of the ditch shall be provided.
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Not applicable.
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(6) Fire lanes and emerqencv access easements.
emergency access easements twenty (20') feet in
provided where required ~y the city Fire Marshal.
Fire lanes and
width shall be
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Fire lanes and emergency access easements are not needed on
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the site.
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(7) Planned street or transit alianment. Whenever a subdivision
embraces any part of an existing or planned street or transit
alignment designated on an adopted plan, an easement shall be
provided to accommodate the plan within the subdivision.
Not applicable.
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Planned trail system. Whenever a subdivision embraces any part
bikeway, bridle path, cross country ski trail or hiking trail
designated on the Aspen Area Comprehensive Plan: Parks/Re-
oreation/Open space/Trails Plan Map, an easement shall be provided
to accommodate the plan within the Subdivision.
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, The trail traversing the site will be reconstructed by the
"" ~~A City of Aspen in c,onjunction with the completion of the
...~\~~J~~~~' ~~
i c.~t-;' -a~d'btocks. 1f*3'-1J'V\
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(1) General. Lots shall meet all applicable regulations of this
ohapter.
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Not applicable.
(2) Side lot lines. Side lot lines shall be sul:lstantially at
riqht anqles or radial to street lines.
Not applicable.
(3) Reversed corner lots and throuqh lots. Reversed corner lots
and throuqh lots shall be prohibited except where essential to
provide separation from arterial streets because of slope, or to
prevent the development of incompatible land uses.
Not applicable.
(4) Front on street. All lots shall front on a public or private
street.
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Not applicable.
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(5) State Hiqhwav 82. No lot shall front on, nor shall any
private driveway access to State Hiqhway 82.
Not applicable.
(6) Block lenqths. Block lenqths shall normally be at least four
hundred (400') feet in lenqth and not more than one thousand four
hundred (1,400') feet in lenqth between street intersections.
Not applicable.
(7) ComDatibilitv. Block lenqths and widths shall be suitable for
the uses contemplated.
Not applicable.
(8) Mid-block Dedestrian walkwavs. In blocks over five hundred
(500') feet lonq, mid-block pedestrian walkways shall be provided.
Not applicable.
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e. Survey monuments.
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(1) Location. The external boundaries of all sul:ldivisions, blocks
and lots shall be monumented on the qround by reasonably permanent
monuments solidly embedded in the qround. These monuments shall
be set not more than fourteen hundred (1,400') feet apart alonq any
straiqht boundary line, at all anqle points, and at the beqinninq,
end and points of chanqe of direction or chanqe of radius of any
curved boundaries.
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The applicant shall comply with this standard.
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(2) C.R.S. 1973 38-51-101. All monWllents shall be set in
accordance with the provisions of C.R.S. 1973 38-51-101, as amended
from time to time, unless otherwise provided for in this chapter.
The applicant shall comply with this standard.
(3) Ranae coints and boxes. Ranqe points and boxes meetinq city
specifications shall be set on the centerline of the street riqht-
of-way unless desiqnated otherwise.
Not applicable.
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f.
utilities.
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(1) Potable waterlines and acourtenances. All potable waterlines,
fire hydrants and appurtenances shall meet the city's standard
specifications on file in the city Enqineer's office.
The applicant shall comply with this standard.
(2) Size of waterlines. All potable water lines shall be at least
eight (8") inches in size unless the length of the line is less
than two hundred (200') feet. Where the potable waterline is less
than two hundred (200') feet in lenqth, its minimWII size shall be
six (6") inches in width.
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The applicant shall comply with this standard.
(3) Fire hvdrants. Fire hydrants shall be spaced no farther apart
than five hundred (500') feet in detached residential and duplex
subdivisions. Fire hydrants shall be no farther than three hundred
fifty (350 I) feet apart in mUlti-family residential, business,
commercial, service and industrial subdivisions.
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Not applicable.
(4) Sanitarv sewer. sanitary sewer facilities shall meet the
reauirements of the Aspen consolidated sanitation District.
The applicant will meet the standards of the District to
connect to the line.
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(5) Underaround utilities. All utilities shall be placed under-
qround, exoept transformers, switchinq boxes, terminal boxes, meter
cabinets, pedestals, and ventilation ducts
The applicant shall comply with this standard.
(6) Other utilities. Other utilities not specifically mentioned
shall be provided in accordance with the standards and requlations
of the applicable utility Department or company.
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Not applicable.
(7) utilities stubbed out. All utilities shall be stubbed out at
the property line of lots.
Not applicable.
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g.
storm drainaqe.
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(1) Drainaqe Dlan. The drainage plan for the proposed subdivision
shall comply with the criteria in the Ci ty I S "Urban Runoff
Management Plan."
The historic drainage pattern on the site shall be maintained.
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(2) Detention storaqe. Sbort-term on-site detention storage shall
be provided to maintain the bistorical rate of runoff for the 100-
year storm from the undeveloped site.
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Refer ,to Appendix.
(3) Maintain historical drainaqe flow. In cases where storm
runoff from an upstream basin passes through the subdivision, the
drainage plan shall provide adequate means for maintaining the
historical drainage system.
The historic drainage pattern shall be maintained.
(4) Calculations and ~antities of flow. The drainage plan shall
include calculations and quantities of flow at the points of
concentration.
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Refer to the Appendix 2 for a copy of Ron Thompson's drainage
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h. Flood hazard areas. The following standards shall apply to
special flood hazard areas as defined in Sec. 7-504 of the
Municipal Code.
-
(1)
need
such
The proposed subdivision design shall be consistent with the
to minimize flood damage to public utilities and facilities
as sewer, gas, electricity, and potable water systems;
-
(2) Base flood elevation data shall be provided for any proposed
subdivision of at least fifty (SO) lots or five (5) acres,
whichever is less.
....
Not applicable.
....
41
....
,...
,...
..--
~~
,..
VI.
-
,...
GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION
FOR
CONSTRUCTION OF ESSENTIAL PUBLIC FACILITIES
-
Pursuant to Section 8-104(C) (1) (b) of the Land Use Regulations, the
,...
construction of "essential public facilities" is exempt from growth
,...
management subj ect to the approval of the city Council.
To be
,...
eligible for such an exemption, the Regulations require that the
Applicant demonstrate that the proposed development is an essential
pUblic facility and that impacts attributable to the development
,...
,...
will be mitigated. The exemption criteria and repsonses to the
crtieria are addressed in this section.
-
All construction of essential pUl:llic facili ties other than housing.
Development shall be considered an essential pUl:llic facility if it
serves aJ),",~I!~~~1;illl pUl:ll!C purpose, provides facilities in response
to the 'S'Iii&s;Q;tf'i'~i;9~j 'i~IJ(~.9t);~~.E!J.;f,;1l>gJJ:O"1;h ,;.gE!~E!:r:Il1;~~' is
available for use by ttrE!g@r.E!J."al publico], and ~.se.lie"neiasOf
th.eci;~. It shall also JJ4I> tak.liIn i~.to .consideration whether the
development is a ~B'I;.:'fQJ."~.proflt,.y,E!nti-gQ,! This exemption shall not
be applied to commercial or lodge development.
The applicant shall demonstrate that the illlli!ac'l;.s.. ()f thelilssential
pUl:llic facilit:y. will be...ttl9:a'l;.E!",~.i,~~;1;lf!ftnq.thoseas8oQ$'at:ed with
titiegeneratioJl of, ;', additional"empl~y._,;':;the demand for parking,
road and transit services, and the need for basic services
including but not limited to water supply, sewage treatment,
drainage control, fire and pOlice protection, and solid waste
disposal. It shall also be demonstrated that the proposed
development has a negligible adverse impact on the city's air,
water, land and energy resources, and is visually compatible with
surrounding areas.
"...
-
-
~
,...
-
42
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,...
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,...
,...
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,...
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,...
,...
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"..
,...
,...
,...
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-
,...
,...
Essential Public Facility
A proposed development "shall be considered an essential public
facility if it serves an essential public purpose, provides
facilities in response to the demands of growth, is available for
use by the general public, and serves the needs of the city."
Consideration is also given to whether the development is a non-
profit venture.
The not-for-profit-venture Youth Center is being constructed in
response to a long-time community need. As demonstrated during the
conceptual review, youth in the community need a place in Aspen for
activities and hanging out. The Youth Center will be open to
resident youth as well as visiting youth.
Impact Mitigation
The facility can be
and other services.
ample parking.
easily served with utilities, public transit
The adjacent parking structure will provide
It is projected that the Youth Center will generate one full time
employee. The Housing Office is requesting <:!-i.<?l':~;>da.s1t-ill...liep.
'i'pa.ynIlilntof..,$".~q,..o(}Oito!!litiga.:t::e'i.theaffo:rda.})re; housing impacts ,of
"".,..,.,..:;...........,.... .:,...."........-'....,."..,..,.. .. .'.... ." ..
'., ,1:l:leprojec1:' The applicant feels that just as housing is a
recognized community problems so is the need for a youth center.
In recognition of this problem and the non-profit nature of the
proposed facility, the Youth Center Board requests the city Council
to waive the affordable housing mitigation requirement. The cash-
in-lieu fee will result in compromises in the quality of the Youth
Center.
43
....
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,...
....
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,...
......
,....
-
,...
....
,...
-
-
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,...
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r
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VIr.
REFUND OF LAND USE REVIEW FEES
During the conceptual review, the Youth Center Board requested the
';"waiver of the $ 1,98.0..00 review fee. The City council never acted
~
upon the refund request. Once, again the Board reque~ts a refund
of the conceptual review fee. Additionally, the Board requests an
waiver of the $ 2,575 final development plan review fee and a
refund of the conceptual fee. The applicant request the Council
to act on these requests prior to consideration of the application.
89002.fin
44
...
...
DRAINAGE PLAN
'i
I
Q = CIA (Rational Method of Runoff Estimation)
...
Where:
,...
Q = Flow Rate (cfs)
C = Coefficient of Runoff
...
I = Rainfall Intensity
A = Area Tributary to R:>int of Cbncentration
,...
Table of Coefficient of Runoff Used
Impervious surface .98
...
Pervious surface .25
...
All roefficients of runoff are adjusted for antecedent precipitation
moisutre conditions.
...
Rainfall Intensity
1. 10-year = 3.00
2. laO-year = 4.38
...
...
Areas
...
Existing
Pervious - . 28 Acre
...
Developed
Impervious = .18 Acre
Pervious = .10 Acre
,...
DeteITllination of CA Values
...
Existing: .18 Ac. x .25 = .07
...
Developed :
Impervious: .18 Ac. x .98 = .18
Pervious: .10 Ac. x .25 = ..025
,...
...
#9279
....
....
....
Proposed Developed Condition
Existing
,...
l.o0-year x 4.38 x .07 = .30
la-year x 3.0.0 x .07 = .02
Developed
,...
Dnpervious:
,...
100-year x 4.38 x .18 = .79
10-year x 3.00 x .18 = .54
Pervious :
,...
100-year x 4.38 x .18 = .79
10-year x 3.00 x .025 = .075
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Flow
....
Existing:
Existing:
Proposed :
100-year = .30 cfs
100-year = .79 + .11 = .90 cfs
10-year = .54 + .075 = .615 cfs
,...
Detention: .60 cfs
Recharge: .59 cfs
,...
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; DEVELOPMENT 11 i 1/8t,:
'"'''' <;>-'9''90
Caudill GustafsonRc
@, ~~~cg[1%u[g~ ~(g[]=(]OU@(g;~9
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234 E. HOPKINS
ASPEN, CCl-ORADO 1MS12
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MESSAGE DISPLAY
TO
Leslie Lamont
CC
AMY MARGERUM
From: Robert Gish
Postmark: Nov 2.0,9.0 4:39 PM
Status: Previously read
Subject: Reply to: Youth Center
Reply text:
From Robert Gish:
MY ANSWER WOULD BE NO FOR SEVERAL REASONS. WE DO NOT HAVE A MECHANISM
UNDER WHICH STAFF CAN APPROVE SUCH A REQUEST. WE SHOULD REMAIN
CONSISTENT WITH OUR PRIOR DENIAL OFHADID AND OTHERS. OUR PROPOSED
ORDINANCE FOR AMENDING LAND USE CODES TO ALLOW FOR OFFSITE STORAGE OF
CONSTRUCTION STORAGE IS IN THE FINAL STAGES OF COUNCIL APPROVAL. I
HAVE DENIED THIS REQUEST IN THE PAST. JEDS LEASE IS VERY RESTRICTIVE
AS TO ACCESS TO THE JOBSITE, INSURANCE, DISTANCE TO JAIL ETC. AS
ALWAYS I AM WILLING TO DISCUSS IF OTHERS HAVE A DIFFERING OPINION.
Preceding message:
From Leslie Lamont:
Rudd construction has requested to use the recycling site as a
stor~ge spot for tools materials and possibly a construction
trailer. Bill Drueding has said that it is up to the city since it
is city property and it is an SPA. Jim Duke has indicated (at least
to Rudd but I would follow up) that their intentions will not
interfere with his operation. We need to be careful that a trailer
(if allowed) will only be used for construction purposes NOT for
youth center office activities!!! As they have requested in the
past. Please rsvp asap as I will call Rudd back and direct them.
-------========x========-------
\
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,-,
August 24, 1990
Pitkin County Planning & Zoning Department
130 South ,Galena
Aspen, CO 81611
Attn: Bill Drueding
RE: Aspen Youth Center Floor Area
BILL, - The following floor areas have been calculated for the As n Youth Center.
FAR.
MAIN LEVEL
-25.00-
LOWER LEVEL
4015 SF
2495*
~ 450 SF .,/
~J1~:R. , 4995" SF
~ALF., ;~, '
---24
* Note floor at 91'-0' level is counted at 5.0% as calculated by Aspen Land UsJaci Section '0' Page
3,8. Floor is 100% below grade at Grid A and at natural grade at GridE. Averag~ is 5.0% below grade.
'1, reA- liL _
L.J~" ere: 'f, Y-:#, ',rr. ~
Sincerely, r l -{ f VCV\l ..
CAUDILL GUSTAFSON ROSS & ASSOCIATES ARCHITECTS, P.C. F' _L;;?
Ti. '[lib S . N'~
: [J^JA
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b?bo ~ <;v;)~A~
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1 0 'J)J-
SUB BASEMENT
Please contact me if I can be of further assistance.
John Wheeler
r"
n~:::et Ice ~ L{
1611 ' ~
) 920-5197
Aspen/Pit
130
As
(303) 9
September 19, 1990
John Wheeler
Caudill Gustafson Ross and
234 East Hopkins Avenue
Aspen, Colorado 81611
Associates
Dear John:
Per our conversation today on the ~hone, I wanted to follow with
a ~etter 'outlining what we had discussed.
I understand that the excess gross floor area (52.0 square feet),
which is represented as a subgrade basement, shall be included in
the development plan through the insubstantial amendment process.
I have attached the review criteria for an insubstantial
amendment' and an application form. Please respond to those
criteria and submit your application for review by the Planning
Director. Because the Council waived your original development
application fee, no fee will be required for this application.
As I related to you on the telephone, we will not process any
other ,building permit a~plications until an insubstantial
amendment has been reviewed and approved by the Planning
Director. But your excavation and fOundation permits are, of
course, still valid.
Please do not hesitate to call, if you have questions regarding
the amendment procedure Or application.
Sin" c, erelY'd/i ' "~.,
.// . ) '-~
c7S ~ (i:!V, " ~
Leslie Lamont, Planner
enc.
cc: Amy Margerum
Bill Drueding
youth.insub
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September 13,199.0
Aspen Planning and Zoning DepMment
130 South Galena Street
Aspen, CO 81611
Ann: Amy Margerum
RE: Aspen Youth Center/Rio Grande SPA
MS MARGERUM - On May 14, 199.0 the Aspen Youth Center was given final SPA approval by resolution
#27;199.0. During the' approval process the floor area of the building was discussed and addressed as
a concern. Resolution 27 Condition #1 states area limits would be 550.0 S.F. with an overall square
footage of 65.00 S.F. The actual floor area calculated is 5.065 S.F. '
During the final construction drawing phase itwas determined that a small area, totally sub-grade, would
be required for purposes of mechanical areas and storage area for the purposed snack bar. This area
accounts for approximately 450 S,F.
We feel this change may be dealt with under the attachme.nt for review standards: Development
application for amendment to approved PUD or SPA plan,
The concern by the City Council basically dealt with the area build out of the building areas above grade,
The area in question is totally below the structure. The gross area of the main levels of the building have
remained at the 65.0.0 S.F, (Except for the additional 7.0 S.F. required for the elevator shaft,) See letter
to Planning Office dated August 24, 1990.
The Aspen Youth Center Board is willing to do whatever is necessary to approve this area. We are aware
that to process an insubstantial amendment will take time. Therefore, we would like to ask that the
foundation excavation permit be processed and we can address this issue before issuance of a final
building permit.
Thank you for your consideration in this matter,
Sincerely,
'-.: :~~S~Z~ & ASSOCIATES ARCHITECTS, P.C.
o n Wheeler
Project Architect
Aspen Youth Center
cc Tom Baker
Bill Drueding
Enclosures:
Letter dated 8/24/9.0
Plan: Sub-grade area
Revised per meeting with Tom Baker, Bill Drueding, and John Wheeler 9/13/9.0.
~AUOtLL GUSTAFSON ROSS ,s. ASSOCIATES ARCHiTECTS, f::>,C
~~'
P.O. BOX'FF ASPEN. CDLOFlAOO 81612 303-825.3383
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MEMORANDUM
TO:
Amy Margerum, Planning Director
FROM:
Leslie Lamont
RE:
Aspen Youth Center/Rio Grande SPA Amendment
DATE:
October 22, 199.0
=================================================================
SUMMARY: The Youth Center seeks to amend
approval to add 52.0 square feet to the
footage approved by the City Council.
PROJECT DESCRIPTION: During the approval process the floor area
of the building was set at 55.0.0 square feet with an overall
square footage of 65.0.0 square feet. According to the application
the actual floor area is calculated as 5.065 square feet.
their Final SPA Plan
overall 65.0.0 square
According to the architects, during the final construction
drawing phase it was determined that a small area, totally sub-
grade, would be required for purposes of mechanical and storage
area for the proposed snack bar, approximately 45.0 square feet.
An additional 7.0 square feet is required for the elevator shaft.
FINDINGS: Pursuant to section 7-8.04 E., an insubstantial
amendment to an approved Final Development Plan may be authorized
by the planning Director. An insubstantial amendment shall be
limited to technical or engineering considerations first
discovered during actual development which could not reasonably
be anticipated during the approval process. The additional
square footage does not:
a. change the use or character of the development
b. increase by greater than three percent the overall coverage of
structures on the land
c. SUbstantially increase trip generation rates
d. reduce by greater than three percent approved open space
e. reduce by greater than one percent off-street parking and
loading space
f. reduce required pavement widths or rights-of-way for streets
and easements
g. increase greater than two percent the approved gross leasable
floor area
h. increase by greater than one percent approved residential
density
i. is inconsistent with a condition or representation of the
proj ect 's original approval or requires granting of a further
variation from the project's approved use or dimensional
requirements.
Therefore the amendment is insubstantial as it does not violate
these review criteria.
,....,
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RECOMMENDATION: Staff recommends approval of this insubstantial
amendment to the Final SPA plan with the condition that the
additional 52.0 square feet is contained within the
mechanical/storage area and elevator shaft and does not increase
the above grade square footage of the Center.
I hereby approve this
insubstantial amendment to the
Final SPA Plan pursuant to
section 7-8.04 E. of the Aspen
;d Use 9,ode.
( I /11/&q;.~
Amy argerum, ~lanning Director
2
~
~
~
August 24, 199.0
Pitkin County Planning & Zoning Department
130 South Galena
Aspen, CO 81611
Attn: Bill Drueding
RE: Aspen Youth Center Floor Area
BILL - The following floor areas have been calculated for the Aspen Youth Center,
GROSS AREA
FAR,
MAIN LEVEL
25.00 SF
-25.0.0-
LOWER LEVEL
4.015 SF
2495*
SUB BASEMENT
450 SF
TOTAL FAR.
4995 SF
* Note floor at 91'-.0' level is counted at 5.0% as calculated by Aspen Land Use Code Section 'D' Page
3,8, Floor is 1.0.0% below grade at Grid A and at natural grade at Grid E. Average is 50% below grade,
Please contact me if I can be of further assistance,
Sincerely,
CAUDILL GUSTAFSON ROSS & ASSOCIATES ARCHiTECTS, P.C,
John Wheeler
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2
September 1.0, 199.0
Aspen Youth Center Board of Directors
P. O. Box 8266
Aspen, Colorado 81612
RE: Construction of Rio Grande Youth Center
To the Members of the Board:
This letter will confirm for you the intent of the Board of
County Commissioners to approve and enter into a long term lease
with your Board for the Commissioners' land which lies in the Rio
Grande SPA between the Pitkin County Jail and the Aspen Municipal
Parking Garage, as is more particularly depicted upon the
attached map. This land will be leased for the purpose of
construction and the ongoing operation of a Youth Center in this
location.
The Commissioners do hereby further consent to the immediate
occupation of the referenced lands by the Youth Center and its
agents and the commencement of construction the~eon in advance of
the formal approval and execution of the referenced lease from
the Commissioners.
It is understood and acknowledged between the parties, in
consideration for the Commissioners consent to the use Of this
land, that, if the contemplated facility is not completed for any
reason whatsoever, or if, at any time during the term of the
lease of the referenced lands, the facility ceases to operate as
a Youth Center, then all rights and interest in these lands by
'the Youth Center Board shall terminate, and possession shall
revert to the Commissioners. In the event of such termination
prior to completion of the facility, the Youth Center Board shall
bear the full cost and responsibility of restoring the referenced
lands to their original and undisturbed condition.
Administration
530 E, Main, 3rd Floor
Aspen, CO 81611
(303) 920-5200
FAX 920-5198
@ printed on recycled paper
County Commissioners
SuiteB
506 e, Main Street
Aspen, Coa1611
(303) 920-5150
County Attomey
Suite'
530 e, Main Street
Aspen, CO a161 1
(303) 920-5190
Personnel and Finance
sune F
530 E, Main Street
Aspen,C081611
(303) 920-5220
Road and Bridge
Fleet Management
20210 W, Highway 82
Aspen, CO 81611
(303) 920-5390
,/
/
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,-,
Aspen Youth Center Board of Directors
September 1.0, 199.0
page 2
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
By:
8/f^ AcJ.~~ff, rLO/1JL
Herschel Ross
Chairman
The above stated terms are acknowledged and agreed to this
day of September, 199.0.
tew.yc.intent
ASPEN YOUTH CENTER BOARD OF
DI~
BY:'/ D~
Title
,...,
~
MEMORANDUM
FROM:
Mayor and Council
Bill Efting, Interim city Manager,~
Amy Margerum, Planning Director~d Leslie Lamont
TO:
THRU:
DATE: '
Youth center, Final SPA, Rezoning
for Essential Public Services
Ordinance ~
April 2:3, 1990
and GMQS Exemption
and First Reading
RE:
=================================================================
SUMMARY: The applicants propose to construct an approximately
6,5.0.0 square foot Youth Center on a portion of the Rio Grande
parcel. The applicants request Final SPA, Rezoning, and a GMQS
Exemption for Essential Public Services. This is the last step
of the four step review process. This is also the first reading
of Ordinance d~, A.
The Planning and zoning Commission recommends Final SPA and
Rezoning of the parcel with conditions.
Staff recommends approval of the GMQS Exemption.
COUNCIL GOALS: This proposal is consistent with Council's goals
to support the role of the human services and to work together
with all people and organizations in the Roaring Fork Valley.
PREVIOUS COUNCIL ACTION: Council approved the conceptual SPA
submission at their June 12, 1989 meeting, The Council
required 1.0 conditions of approval which the applicant has
addressed in the final submission. Please see attached Planning
and Zoning Commission memo for a review of, the conditions of
approval, B.
BACKGROUND: The Council originally gave the Youth Center Board
permission to go through the land use review process with the
Center proposal. The Board engaged in the four step SPA review
process. The Board has also presented the proposal to the Board
of county Commissioners to procure their endorsement and
permission to use County land.
The Board has received both Conceptual SPA approval from the
Planning and zoning commission and Council, and favorable review
regarding rezoning from Public to Public with SPA Overlay.
PROBLEM DISCUSSION: Rezoning is required for the portion of the
site within the county and Final SPA review is required for the
development of the Center. These reviews are outlined in the
Commission memo Part A and Part B, respectively, under Staff
~
~
Comments.
The applicants also request a GMQS Exemption for Essential Public
services:
1. Pursuant to section 8-1.04 C. (b) Council may consider a
development an essential public facility if it serves an
essential pUblic purpose, provides facilities in response to the
demands of growth, is not itself a growth generator, is available
for use by the general public, and serves the needs of the city.
RESPONSE: According to the application, the not-for-profit-
venture Youth Center is being constructed in response to a long
time community need. As was demonstrated during Conceptual
review and by the response to the survey that was conducted,
youth believe strongly that they need their own place in Aspen
for activities and hanging out. The Center will be open to
resident youth as well as visiting youth.
2. The, applicant shall demonstrate 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.
RESPONSE: The facility can be easily served by pUblic utilities
and the adjacent parking structure. The applicants are
requesting a waiver from Council OI the Employee mitigation fee.
The tee would be approximately $15,.0.0.0 for one middle income full
time employee.
3. 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.
RESPONSE: The Center should have negligible impacts upon the
Ci ty 1 S environmental and energy resources. The Planning and
zoning commission, as ,a condition of approval for Final SPA,
asked the applicants to re-study the east facade of the building
attempting to make the Center less imposing and more pedestrian
friendly for users ot the bike path between the Jail and Youth
Center.
The applicants have redesigned the east facade and shitted the
main entrance to focus more on the plaza. They have also
eliminated the public restrooms (as suggested by the Commission,
seconded by the City Manager/Director of Leisure Services), have
added more windows on the east facade and have increased the
width between the Jail and the center at the southeast corner.
Please see attached revised building plan, C. The commission
2
" '
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~
reviewed the changes at their April 17 meeting commenting that
the changes are an improvement but the applicant should have
submitted an elevation for a better review of the east facade.
PLANNING AND ZONING COMMISSION VOTE: 5 FOR 1 AGAINST
KEY ISSUES:
1. The commission wanted a re-study of the east facade and
possible increase in the width between the Jail and Center, as
was discussed previously in this memo.
2. The applicants have agreed to snow-melt the sidewalks in
front of the Youth Center but believe it onerous to provide snow-
melt for the rest of the pedestrian walkways as is mentioned in
Condition II 4c.
3. The applicant has requested a waiver of the employee
mitigation fee. The commissionreco~mends waiving the fee.
4. The Commission agreed with the applicants to amend the
conditions and require the Center to pay only it's proportional
share (the land that is developed for the Center) of the cost for
the final plat.
,
5. Staff has recommended, before final approval by Council, the
applicant establish the floor area. This has not yet been done.
, RECOMMENDATION: The Planning and Zoning commission recommend
Council to approve, with the amended conditions as outlined in
Ordinance ___, of the Youth Center Final SPA, and Rezoning.
The, Planning staff recommends approval, of the GMQS Exemption, for
the construction of Essential Public Services.
ALTERNATIVES: 1) deny Final SPA requiring a new site/building
plan; 2) require payment of the employee mitigation fee.
PROPOSED MOTION: I move to approve the Final SPA, Rezoning, and
GMQS Exemption for the Youth Center with conditions as outlined
in Ordinance .R1.
I move to read Ordinance,;t1 , Series of 1990. I move to approve
Ordinance dJ-, Series of 199.0, on 'first reading.
CITY MANAGER COMMENTS:
ATTACHMENTS:
A. Ordinance
B. Planning and Zoning Commission memo, March 6
C. Revised Building Plan
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ATTACHMENT B
MEMORANDUM
TO:
Aspen Planning And Zoning commission
FROM:
Leslie Lamont, Planner
Youth Center Final SPA Approval/Subdivision, Rezoning
RE:
DATE:
March 6, 199.0
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SUMMARY: The Youth Center Board has submitted an application for
rezoning and final SPA development plan/subdivision for the
development of an approximately 6,5.0.0 square foot Youth Center on
the Rio Grande parcel. A GMQS Exemption for essential services
has also been applied for and requires review by Council. Staff
recommends approval with conditions.
APPLICANT: Youth Center Board as represented by Glenn Horn,
Davis Horn Inc.
LOCATION: Rio Grande Parcel
ZONING: City: Public, Public with SPA overlay
'APPLICANT'S REQUEST: Rezoning of the County's portion of the
site to SPA Overlay and recommendation of final SPA
plan/subdivision approval for the development of the Youth Center
PROJECT HISTORY: In 1988, the Aspen Adult Advisory Board for a
Youth Center was established. The Youth Center Board began
exploring potential sites and programs for a Youth Center.
May of 1989, the P&Z recommended approval of the requested
rezoning from Public to Public with SPA overlay and approval of
Conceptual SPA with conditions.
On June 12, 1989 the City Council granted conceptual rezoning and
conceptual SPA, plan approval sUbject to conditions.
PROJECT DESCRIPTION: The site is approximately 7,5.0.0 square feet
and located between the parking garage and the jail. The
northern portion of the site is owned by the City of Aspen and
zoned Public with an SPA overlay, while the southern portion of
the site, owned by Pitkin County, is zoned pUblic but does not
have an SPA overlay. '
Existing utilities include
sewers, electric, telephone,
lines.
water mains, sanitary and storm
natural gas and cable television
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REFERRAL COMMENTS:
Engineering: The Engineering Department has reviewed the
application and has the following comments:
1. Ventilation - the exhaust vents for the parking Garage are
located on the north-east corner of the Garage. The Youth Center
should be designed so that the intake air does not come from the
garage's exhaust.
2. Transformer - the existing transformer that is on top of the
parking Garage is not large enough to provide the electrical
needs of the Youth Center. Consequently, the Youth Center must
supply its own transformer. It appears that the Youth Center can
assess the primary power either in spring street or in the alley
to the south. The electric connections have to be completed
before the contractors for ,the Parking Garage finish the alley
improvements or reconstruct Spring street. Both will be complete
by mid-summer.
3. Restrooms - the application states that two restrooms will be
available to the general pUblic if the City maintains the
restrooms. I suggest that you check with Bill Efting to see if
he wants to take on this responsibility. Bear in mind that the
Parking Garage will have restrooms available to the general
public.
4. Plat - We had suggested that the Youth Center share the costs
of the Rio Grande final SPA plat equally with the Parking Garage
and Library. In this case, each entity would pay 1/3 of the
cost. The applicants are instead proposing that it would pay a
proportional share equal to its proportional area of the Rio
Grande that is used by the Youth Center. In this scenario, the
Youth Center would pay a much smaller fraction of the cost of the
plat. We think that it is more fair if all three users of the
Rio Grande equally split the cost of the plat.
5. Parking Garage - the Parking Garage will be open until April
15, it will then close for the completion of construction and
landscaping and will reopen in late June or early July. The
'Youth Center should let us know it's construction schedule and
how it will impact these items: waterproof membrane on the
Garage, backfill, footings, landscaping, "new" Spring Street
extension, new bike path, snowmelt system a~d all utilities (the
Youth Center must install all utilities that access from the
alley or Spring Street before they are paved this sUmmer).
Also, the exit of the Parking Garage will be next to the
construction for the Youth Center. The Youth Center must be,
careful not to interrupt the traffic flow of the exiting
vehicles.
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6. Drainage the drainage plan that was submitted is
acceptable. There is an existing, drainage pipe that the Youth
Center proposes to extend, it is very important that this occurs.
7. Trash - the application does not exactly address the trash
provisions, such as the size and accessibility to Spring st,reet.
Will the dumpster have to be pushed up the stairs?
8. Landscaping - the plan that was submitted for landscaping is
very vague. will the Youth Center provide all the landscaping as
shown on Figure A-I, or will they look to the Parking Garage to
supply it? The Youth Center has to have drip irrigation for the
landscaping that they are providing,
9. Snowmelt - the Youth Center should provide a snowmelt system
for all pedestrian walkways. The Library and Parking garage are,
also providing this.
10,. Street Improvements - the application addresses these types
of improvements on page 36 ,and replies "The applicants will
comply with this standard". Does this mean that the applicants
are going to install any of , these improvements?
11. As-built Drawings - the applicants must, supply to the City
one copy of as-built drawings, including all new utilities.
Environmental Health: The Aspen/Pitkin Environmental Health
Department has reviewed the above referenced land use submittal.
SEWAGE TREATMENT AND COLLECTION:
The provision of service to this area by the Aspen Consolidated
sanitation District meets the requirements of this department.
ADEOUATE PROVISIONS FOR WATER NEEDS:
The pro~ision of potable water from the City of Aspen water
system ~s consistent with the area service plan and should
provide a satisfactory quantity of water meeting all standards of
the Colorado Department of Health for drinking water quality.
AIR OUALITY:
No fireplace or woodstove is shown on the plans. The applicants
are to be commended for not installing such devices. It should
be made a condition of approval that no such devices be installed
in the future.
Adequate provision should be made for sufficient bicycle racks to
encourage bicycle transportation to the facility, instead of
having guests arrive by car. This is especially important due to
the location adjacent to a bike path.
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prior to starting construction, a fugitive dust control plan must
be approved by the Colorado Air Pollution Control Division and
the Aspen/pitkin Environmental Health Department. This plan must
contain sufficient measures to prevent windblown dust from
blowing onto such areas as the jail, courthouse, playing field,
and parking garage/transportation facility during' construction
and until revegetation is complete. The fugitive dust control
plan should include sufficient wetting, treatment with dust
suppressant, daily scraping of adjacent streets, fencing, and/or
any other measures which may be necessary to prevent windblown
dust from the site affecting adjacent properties.
OTHER MATTERS OF CONCERN TO ENVIRONMENTAL HEALTH:
The applicants propose to have a snack bar located within the
facility. Prior to construction of this snack bar, the
applicants must have a Food Establishment Plans and
specifications Review done by this department.
CONTAMINATED SOILS:
The applicants are advised to contact this office for comment
should mine waste, waste rock or mine dumps be encountered during
the excavation phase of the project. Disposal of such materials
off-site is discouraged due to the possibility of excessive heavy
metals being present in the soil.
This is not a requirement, but simply a
experience ,in dealing with mine waste
impacts to humans.
In addition, it is the Department's recommendation that the
applicants hire a professional engineer to evaluate the
ventilation system for the Youth Center due to its proximity to
the parking garage. Exhaust from the parking garage ventilation
system will contain significant concentrations of carbon monoxide
and the ventilation system for the Youth Center should take this
into account and ensure that worst-case carbon monoxide levels do
not cause health problems at the Youth Center. Windows that
open, instead of relying on mechanical ventilation should be
strongly considered, in addition to any other measures
recommended by the engineer.
request based on past
and possible negative
STAFF COMMENTS: This section will address the review criteria
for rezoning and final SPA approval/subdivision. A summary of
outstanding issues is at the end of this section.
A. Rezoning
The Youth Center site is not entirely. within the SPA overlay
zone. The south half of the site is zoned PUB without the SPA
designation. The applicants seek to designate the south half of
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the site SPA.
1. Pursuant to section 7-803 A. the standards for designation
are:
standards for Desiqnation. Any land in the City may b
designated Specially Planned Area (SPA) by the city Council
if, because of its unique historic, natural, physical, or
locational characteristics, it would be of great public
benefit to the city for that land to be allowed design
flexibility and to be planned and developed comprehensively
as a multiple use development. A parcel of land designated
Specially Planned Area (SPA) shall also be designated on the
city's Official Zone District Map with the underlying Zone
District designation which is determined the most
appropriate. The underlying Zone District designation shall
be used as a guide, but not an absolute limitation, to the
uses and development which may be considered during the
development review process.
RESPONSE: The SPA designation of the County portion of the Youth
Center site is consistent with the zoning on the rest of the
portion which is owned by the city. The whole Rio Grande parcel
has been apart of a comprehensive multi~use planning effort. The
future use of the site, as approved conceptually, compliments the
uses that exist and are planned for the site. A SPA designation
for the County portion to facilitate the integration of the
planning effort for that site.
2. Pursuant to Section 7-11.02 the following review criteria
shall apply:
A. Whether the proposed amendment is in conflict with any
applicable portions of this chapter.
RESPONSE: There is no Conflict with the Land Use RegUlations.
In fact rezon~ng the rest of the parcel SPA will bring the parcel
in conformity with the rest of the Rio Grande Parcel.
B. Whether the proposed amendment is consistent with all
elements of the Aspen Area Comprehensive Plan.
RESPONSE: The Comprehensive Plan: Transportation Element
identifies a parking structure for the parcel and the development
of a conceptual SPA Plan for the parcel. The SPA plan recommends
public and quasi-public uses for the site. The non-profit Youth
Center is consistent with the other land uses on the site.
C. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering
existing land use and neighborhood characteristics.
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RESPONSE: The proposed amendment to the map will bring, this
small "out parcel" into compliance with the predominant zoning of
the area. Failure to rezone the site would create an
inconsistency with surrounding zoning.
D. The effect of the proposed amendment on traffic generation _
and road safety.
RESPONSE: The road system on the RioGra~de Parcel is being
developed to handle the traffic for the parking garage. It is
not anticipated that the Youth Center will have a significant
impact on this infrastructure.
E. Whether and the extent to which the proposed amendment would
result in demands on public facilities, and whether and the
extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not
limited to transportation facilities, sewage facilities,
water supply, parks, drainage, schools, and emergency
medical facilities.
RESPONSE: The Youth Center restrooms will be available to the
general public. It is not anticipated that the Youth Center will
have an increase demand on the public facilities. staff strongly
recommends that installation of bike racks, as part of ,the Center
as an auto disincentive.
F.
Whether and the extent to
result in significantly
environment.
which the proposed amendment would
adverse impacts on the natural
RESPONSE: The natural grade of the site has been considerably
altered. Adverse impacts on the natural environment are not
anticipated.
G. Whether the proposed amendment is consistent and compatible
with the community character in the City of Aspen.
RESPONSE: The proposed Youth Center is consistent with the
community character of Aspen because of the encouragement to
bring the youth into the downtown life and activity in the center
of the town.
H. Whether there have been changed conditions affecting the
subject parcel or the surrounding neighborhood which support
the proposed amendment. '
RESPONSE: The new parking
pedestrian plaza have created
Youth Center is anticipated to
add yet another element to the
structure, the library and the
a new focus for this area. The
compliment that new focus and will
activities on that site.
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I. Whether the proposed amendment would be in conflict with the
public interest, and is in harmony with the purpose and
intent of this chapter.
RESPONSE: The const,ruction of the Youth Center will be an asset
to the community.
B. Final SPA Development Plan and Subdivision
1. Pursuant to section 7-8.04 D. of the Code the follo~ing are
the review criteria for final SPA review:
A. The general application information required in Sec. 6-2.02.
RESPONSE: All the submission reqUirement of this section have
been included in the application.
B. A precise plan of the proposed development including but not
limited to proposed land uses, densities, landscaping,
internal traffic circulation, and accessways. The precise
plan shall be in sufficient detail to enable evaluation of
the architectural, landscaping, and design features of the
proposed development. It shall show the location and floor
area of all existing and proposed buildings and other
improvements including heights, dwelling unit types and non-
residential facilities.
RESPONSE: Please see attached site plan and building elevations.
C. A statement specifying the underlying Zone District on the
parcel and, if variations are proposed, a statement of how
the variations comply with the standards of Section 7-8.04
(B) .
RESPONSE:
dimensional
review.
The underlying zone district is Public. The
requirements are established by conceptual and final
D. A statement outlining a development schedule specifying the
date construction is proposed to be initiated and completed.
RESPONSE: Construction is to be initiated on May 15, 199.0 with
completion in early 1991.
E. A statement specifying the public facilities that will be
needed to accommodate the proposed development, and what
specific assurances will be made to ensure that public
facilities will be available to accommodate the proposed
development.
RESPONSE: Because of its location the Center will have access to
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the library, transportation center, parking garage and Rio
Grande playing field. The applicants believe strongly that
access to these particular facilities will enhance the successful
of the center and the Center will lend an active feeling to the
plaza. In response toa request from the City, the applicants
will construct two public restrooms on the Plaza which will be
accessible to the general public.
F.
A statement
Development
Development
Council in
(SPA).
of the reasonable conformance of the Final
Plan with the approval granted to the Conceptual
Plan and, with the original intent of the City
designating the parcel Specially Planned Area
RESPONSE: The final application conforms reasonably well with
the conceptual development approval. There were 1.0 conditions of
approval with conceptual approval. The conditions and responses
are listed below.
1. The applicants shall minimize the size of the facility
to the greatest extent possible, not to exceed 6,500 square feet.
The facility will be less than 6,5.0.0 square feet in size. The
building foot print shall not exceed 4,2.0.0 square feet.
2. The applicants shall demonstrate how the Youth Center
will be a success.
In 1988 a survey identified the use and activities that Aspen
youth desire. A Youth Advisory Board was formed to determine the
feasibility of establishing a Youth Center with social and
recreational opportunities. The Youth Center would also be an
alternative for youth by creating a substance free environment
with substance free entertainment. Therefore, a number of
commi ttees were established comprised of an equal number of
adults and youth having equal input. A brief description of the
committees is as follows:
Governing Body/operations: The Board of Directors is made
up of 8 adults and 8 youth (different grades and schools in the
Aspen area). The students, with help from an adult mentor;
applied for 5.01 (c) (3) tax exempt corporate status, drafted the
bylaws and articles of incorporation and applied for an employee
I.D. number.
Marketing Committee: During the 1988-89 school year, the
Aspen High School marketing class, with 2 adults assisting,
developed a marketing plan. The purpose of this committee was to
develop a Mission Statement, create awareness in the community,
involve youth in alcohol and drug free activities, create radio
advertisements and prepare a brochure.
Design Construction: The architects have worked with the
Aspen High School drafting class to' incorporate the student's
design concepts. The design concepts were taken from the 1988
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survey. The Design Committee presented the concept to the BOCC
and Council in June 1989.
Program and Activities: This committee visited other youth
centers. The committee met with the Directors of the centers.
the committee created their own programs and activities by
incorporating student's ideas and suggestions from all age levels
utilizing the center.
The Center will have a full-time paid director.
The Center will be used for activities such as dances, ping-pong,
fousball, television lounge, snack bar, etc. The Center will
also be used as a clearing house to involve and engage the other
outside community facilities and functions by setting up programs
within the community (i.e. Tenth Mountain Hut Trips, nordic
skiing outings, camping' and rafting and/or mountain climbing
trips, softball and volleyball activities, etc.).
The committee strongly believes that visiting and part-time youth
in Aspen as well as downvalley youth should participate and
utilize the Youth Center. '
Fundraising: the Board of Directors as been selected as a
"fundraising" Board. Equal involvement of adults and youth
represent the Board. An aggressive fund raising campaign is
underway.
3 . The applicants shall provide to the satisfaction of the
Engineering Department an SPA plat, a drainage plan, a trash plan
and a landscape plan.
A final plat shall incorporate the entire Rio Grande parcel. The
Center Board agreed, to pay an equitable share of the cost of
preparing a final SPA plat. The applicants suggest that an
equitable share would be equal to the proportional share of the
entire Rio Grande site utilized by the Youth Center.
A drainage plan for the site is attached with a letter addressing
the drainage plan.
4. The Youth Center shall be sprinkled and have an adequate
fire alarm system.
The applicants commit to sprinkle the building and install an
adequate fire alarm system.
5. The applicants shall propose an acceptable maintenance
agreement for the site which is acceptable to the Director of
Leisure Services.
The applicants commit to maintain the terrace on the south side
of the building and the on-site landscaping. During pre-
application discussions, this proposal was acceptable to the
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Director of Leisure Services. The city will maintain the publib
restrooms on the plaza level, but would retain the option to
transfer the maintenance of the bathrooms to the Youth Center
Board, if the restrooms are used exclusively by youth visiting
the Youth Center and are not a benefit to the general public.
6. The applicants will agree to coordinate construction
with the Engineering Department.
The applicants commit to meet with the Engineering Department
prior to construction and coordinate the construction schedule to
avoid potential conflicts with other activities on the Rio Grande
site. While the building is being constructed the applicants
will coordinate activities with the Building Department.
7. The applicants shall provide the Housing Office with
adequate information regarding employee impact mitigation.
It is projected that the Center will operate with one full-time
equivalent employee.
The Housing Office is requesting a one cash-in-lieu payment of
$3.0,0.0.0 to mitigate the affordable housing impacts of the
project. The applicants feel that just as housing is a
recognized community problem so is the need for a Youth Center.
In recognition of this problem and the non-profit nature of the
proposed facility, the Youth Cente,r Board requests the city
Council to waive the affordable housing mitigation requirement.
The cash-in-lieu fee will result in compromises in the quality of
the Youth Center.
8. The applicants shall work with the county to determine
if the building design is appropriate for potential reuse.
The building has been designed so that it may be reused as an
office building in the event the Youth Center fails. The
interior space may be partitioned for offices.
9. The applicants shall demonstrate that agreement on
conditions of a lease for the site between the City/County and
Youth Center Board are likely.
Attorneys, Fred Gannett and Fred pierce are preparing the lease.
10. The applicants shall demonstrate that the bikeway
between the Youth Center and Jail will have adequate grades and
curves so that the future option of the trolley is not
compromised.
The architects met with Jon Busch and Roger Hunt in the summer of
1989 to discuss the possibility of a trolley routing between the
existing Pitkin county jail and the proposed Center. The slope
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of the bike path is actually not a function of the Center, but is
more related to difference between the fixed elevation of the
jail entry and parking structure roof plaza and the elevation of
the spring street extension.
Using the fixed elevations noted above and turning 'the path to
the east after it passes north of the jail in order to gain more
length, a slope of approximately 8 per cent is achieved. A slope
of 8 per cent is acceptable for potential trolley use.
G. A plat which depicts the applicable information required by
Sec. 7-10.04 (D) (1) (a) (3) and (D) (2) (a).
RESPONSE:
occurring
Center.
A final plat will be prepared for all three activities
on the SPA site: Library, parking garage, and Youth
2. Section 7-1.0.04 outlined the review standards for final
subdivision. Many of the review criteria are not applicable for
this type of subdivision. The appropriate following review
criteria are outlined below.
Section 7-1.0.04 C. 1 General Reauirements
A. The proposed subdivision shall be consistent with the Aspen
Area Comprehensive Plan. '
RESPONSE: The Center is consistent with the Land Use Plan.
B. The proposed SUbdivision shall be consistent with the
character of existing land uses in the area.
RESPONSE: As was established during conceptual the center is
consistent with surrounding land uses.
Staff recommends that, the architects continue to work on the
design of the east elevation. The bike path alignment will run
along the east side of the building and the facade is
predominantly blank and the landscape treatment is sparse. All
four sides of this building are highly visible and should be
presented as such.
c. The proposed subdivision shall not adversely affect the
future development of surrounding areas.
RESPONSE: The development should not adversely affect the future
development of the surrounding areas. The applicants believe
that the trolley alignment has not been compromised.
D. The proposed SUbdivision shall be in compliance with all
applicable requirements of this chapter.
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RESPONSE: The application demonstrates that the project is in
compliance with sections of the Municipal Code.
section 7-1.004 C. 2 Suitability of Land for Subdivision
a. & b. Land suitability and spatial pattern efficiency.
RESPONSE: The proposed development is located ne~r the
commercial core of Aspen. Environmental hazards affecting the
suitability of land for redevelopment do not impact the site.
The proposed subdivision is readily accessible to public
facilities which are already in existence.
section 7-10.04 C. 3 Improvements
a. Following is a list of the Improvements provided for the
proposed subdivision:
Permanent survey monuments ; the landscaping plan ,is depicted on
the site plan; the building will be connected to the existing
water and sewer lines in Spring street, there will be no new fire
hydrants installed; all electrical, telephone, natural gas, and
cable television lines will be placed underground.
B. Approved Plans shall be submitted with the building permit
application.
c. utilities will not have to be oversized.
D. Regarding subdivision design standards, the applicants will
not install curb, gutters, sidewalks or driveways until one year
after the installation of all subsurface utilities and
improvements, The applicants will also adhere to the sidewalk
and street specifications that apply.
E. Easements: If the city requests a utility easement it will be
dedicated and shown on the final plat. The trail traversing the
site will be reconstructed by the city of Aspen in conjunction
with the completion of the parking structure. The applicants
should provide more of a vegetative buffer between the building
and the bike path.
F. The applicants will comply with all applicable standards
regarding survey monuments.
G. The applicants agree to comply with city standards regarding
the provision of utilities on site.
H. The historic drainage pattern will be maintained on site.
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SUMMARY:
A summary of staff comments regarding the conceptual conditions
of approval are as follows:
1. Staff recommends that the exact floor area be established
before final approval and that a chart of the dimensional
requirements be included on the site plan for easy reference.
2. Staff recommends that documentation of the non-profit status
be presented to the P&Z and Council and a financial report
specifically identifying available long-term funding.
3. preparation of the final, plat should be split equally by the
three activities occurring on the site.
4. Building and on-site landscaping maintenance language should
be included in the lease,.
5. The location of the trash service area is inappropriate. It
should be located closer to the building and not in such a
visible site near the bike path. The application should address
the size of the trash service area and indicate if an enclosure
is planned.
6. The housing mitigation fee should not be waived.
Comments regarding final SPA and Subdivision:
1. Bike racks should be installed on-site.
2., The east elevation needs more work and should be as well
defined as its visibility dictates using landscaping and more
facade treatment.
3. Although the applicants agree to comply with the City's
standards regarding street improvements, do the applicants commit
to install any of thes,e improvements?
RECOMMENDATION: Staff recommends approval of the rezoning and
final SPA development plan and subdivision with the following
conditions:
1. Staff recommends that a chart of the dimensional requirements
be included on the slte plan for easy reference. The floor area
shall be established before final approval by City Council.
2. The Youth Center must supply its own transformer. The
electric connections have to be completed before', the contractors
for the Parking Garage finish the alley improvements or
reconstruct Spring street.
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3. The location of the ~rash service area is inappropriate and
should be located closer to the building. The size of the trash
service area and an e~closure (if planned) should be identified
on the final site plan.
4. Prior to the issuance of a certificate of Occupancy:
a. the Youth Center shall share the costs of the Rio Grande
final SPA plat proportionally based on the land area with the
other applicants in the SPA.
b. the Youth Center shall provide drip irrigation for the
landscaping that they are providing.
c. the Youth Center shall provide a snowmelt system for all
pedestrian walkways. (only entrances major pedestrian walkways)
d. .the applicants shall have a Food Establishment Plans and
Specifications Review done by this department.
e. a housing mitigation fee shall be exempted.
f. bike racks shall be installed on-site.
5. No fireplace or woodstove shall be installed in the future.
6. Prior to an excavation permit, a fugitive dust control plan
must be approved by the Colorado Air Pollution Control Division
and the Aspen/Pitkin Environmental Health Department.
7. The Youth center shall be designed so that the intake air
does not come from the garage's exhaust. It is the Environmental
Heal th Department's recommendation that the applicants hire a
professional engineer to evaluate ,the ventilation system for the
Youth Center due to its proximity to the parking garage. windows
that open, instead of relying on mechanical ventilation should be
strongly considered, in addition to any other measures
recommended by the engineer.
8. Prior to adoption of the lease, building and on-site
landscaping maintenance language should be included in the lease.
9. Approval is conditioned on further re-study of the placement
of the public bathrooms elsewhere in the building and re-study
the pedestrian/trolley corner between the jail and the Youth
Center. The re-study should attempt to improve the space between
the opening and the pedestrian scale of the east facade.
14
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C/ A.6
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Elyse Elliott, Engineering Department
(i
Date: February 14, 199.0
Re: Aspen Youth Center - Final SPA/SUbdivision, Rezoning and
GMQS Exemption
================================================================
The Engineering Department has reviewed the above application and
has the following comments:
1. Ventilation - the exhaust vents for the Parking Garage are
located on the north-east corner of ,the.,Gara~e.<~h~ Youth Center
should be designed so that the liiri.t~~e'l~i.Jtdg.El$.I.rl\:!j:::.qg.m~~I~:ll",;t;ll.~
".garageJs.....El~'aU;si'!=-itl
2. Transformer - the existing transformer that is on top of the
Parking Garage is not large enough to provide the electrical
needs of the Youth Center. Consequently, the Youth Center must
supply its\!;;Q'Wntransf\:!~. It appears that the Youth Center can
assess the primary power either in Spring street or in the alley
to the south. The electric connections have to be completed
before the contractors for the Parking Gara9'~J~l1is;h t.he alley
improvements or reconstruct Spring Street. BO€h.wil..t.becOmpl.etEiji;
bymi~~s'umm"e"r."",
.. ... /"'f;~:';
3. Restrooms - the application states that two restrooms will be
available to the general public if the City maintains the
restrooms. I suggest that you check with Bill Efting to see if
he wants to take on this responsibility. Bear in mind that the
Parking Garage will have restrooms available to the general
public.
4. Plat - We had suggested that the Youth Center share the costs
of the Rio Grande final SPA plat equally with the Parking Garage
and Library. In this case, each entity would pay 1/3 of the
cost. The applicant is instead proposing that. it would pay a
proportional share equal to its proportional area of the Rio
Grande that is used by the Youth Center. In this scenario, the
Youth Center would pay a much smaller fraction of the cost of the
plat. We think .ti1a.'S it is;Illc:l:r:e fa~:r:..~f ~.~~ .Jhree users of the
'" Rio ~rc'fr~!:'le<equally'sPlitthe'.cos!t',of, ',the' pla.t.::;.)~
5. Parking Garage - the Parking Garage will be open until April
15, it will then close for the completion of construction and
landscaping and will reopen in late June or. E!arly , J1.l~Y' The
Youth Center should let us know ip}li'."cPnstructioJJ.i::i5che(i1Ji:b,e' and
how it will impact these items:waterp/roof membraneOfl'" the
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Garage, backfill, footings, landscaping, "new" spring street
extension, new bike path, snowmelt systel1lfn<:l.all utilities (the
Yo1.1,t.h. '.. ,c~p.t.e'l:.';un.l-~;t'.",...,'it1.st.il.l~~l':r "'l.lt.ill;tiJes.cth.a;t .,.,ac87!i;~....~:t"0l1l.......;t~
'~~ll~y.C>'t"'Sprip.gJSb.rl;i~t:..:before..tl:l.ey .arepaved'thissul1llil~:t;.~~.' , "".
'~lso, the exit of the Parking Garage will be next to the
construction for the Youth Center. The Youth Center must be
careful not to interrupt the traffic flow of the exiting
vehicles.
6. Drainage the drainage plan that was submitted is
acceptable. There is an existing drainage pipe that the Youth
Center proposes to extend, it is very important that this occurs.
7. Trash - the application does not exactly address the trash
provisions, such as the size and aqces!i;ij:)ility toSpring Street.
.':Wi'l'+'t.h.~'4mnpst.er.have to .' be pushed . up . the ,', stair~?'W
8. Landscaping - the plan that was submitted for landscaping is
"v~ry:'j"igU.@;~ will the Youth Center provide all the landscaping as
.; shC>Yi'l1..gn.,}'igure A-l, or will .tl1~.i'...1o.~k to the Parking Garage to
".suppl.y>ittti The Youth CenterlJl1asiiJtQ.havegr*p:i'F:t"';~""j:.*C>I'l/:t;C):J:" .th.~
landscaping that they are providing. ' , ,'.', '. ",.."",.
9 . Snowmelt - the Youth Center should provide a.stiowmeltsysteltt1'
~gra:qP~4es;tr*an wa.1~wa;Ys.~i.; The Library and Parking garage are
also providing this.
1.0. street Improvements - the application addresses these types
of improvements on page 36 and replies "The applicant will comply
wi;th,th,~s.~tfn~fr~'" '. D07s this l1Iean that the applicant is going
trJi.:i!ns.it'alilan;y.... '.C)f.:these,..imP't"ove'lllent.Sl~.
11. As-built Drawings - the applicant must supply to the city
, ,one ,Sc>py.pfas;...:b1.!.i.1tcif'flo/*ngs,,',' in81,Hci*p-!1' aill ,new. ut.*Ji4.t.ies.jii
cc: Chuck Roth
("""', ASPEN/PITKI~
ENVIRONMENTAL HEALTH DEPARTMENT
MEMORANDUM
TO: Leslie Lamont
FROM: Lee Cassin, Environmental Health ~r(
DATE: February 5, 199.0
RE: Youth Center
----------------------------------------------------------------
----------------------------------------------------------------
Please make this an addendum to our department's review comments
on the proposed Youth Center facility located near the parking
garage.
;~gt~e::\:e:::~;:::t:~~ :;:;.i~~~~p~P~~~t;7.f~~~~h: ~~~{~~6~~t:t I
~~i: to its. . p:t:oxlmityto j;he:par.Jti.ng.ga.i:~<J.~i Exhaust from the
parking garage ventilation system wilicontain significant
concentrations of carbon monoxide and the ventilation system for
the youth center sho'uld take this into account and ensure that
'Worst-case carbon mono:x:i~e. ,levels do not cause health problems at
the youth center. Windowsj;ha.t,.(:)~l'l,~ instead of relying on
mechanical ventilation should be strongly considered, in addition
to any other measures recommended by the engineer.
130 South Galena Street
Aspen, Colorado 81611
303/920-5070
t""', ASPEN.PITKIN ()
ENViRONMENTAL HEALTH OEPARTMENT
MEMORANDUM
To: Leslie Lamont
Planning Office
From: Environmental Health Department'/SD
Date: February 1, 199.0
Re: Aspen Youth Center Final SPA/Subdivision, Rezoning and
GMQS Exemption
-------------------------------------------------------------~--
----------------------------------------------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the
above referenced land use submittal in order to determine
compliance with Colorado Department of Health regulations, local
regulations and those requirements of the Pitkin county Land Use
Code that are under our jurisdiction. The authority for this
review is granted to this office by the Aspen/Pitkin Planning
Office as stated in Chapter 24 of the Asoen Municioal Code.
SEWAGE TREATMENT AND COLLECTION:
1;!
The provision of service to this area by the Aspen Consolidated
Sanitation District meets the r~quirements of this department.
This conforms with Section 1-2.3 of the Pitkin Countv Requlations
On Individual Sewaqe Disoosal Systems policy to "require the use
of public sewer systems wherever and whenever feasible, and to
limit the installation of individual sewage disposal systems only
to areas that are not feasible for public sewers".
ADEOUATE PROVISIONS FOR WATER NEEDS:
The provision of potable water from the ,City of Aspen water
system is consistent with the area serv~ce plan and should
provide a satisfactory quantity of water meeting all standards of
the Colorado Department of Health for drinking water quality.
This conforms with section 23-55 of the Asoen Municioal Code
requiring such projects "which use water shall be connected to
the municipal water utility system."
AIR OUALITY:
,.,
No fireplace or woodstove is shown on the plans. The applicant
is to be commended for not installing such devices. It should be
made a condition of i:l;pproval that no suChdevices.';be installed in
the future.
130 South Galena Street
Aspen, Colorado 9"1611
303/920-5070
t""\ ASPEN.PITKIN ()
ENVIRONMENTAL HEALTH OEPARTMENT
Aspen Youth Center
February 1, 199.0
Page 2
Adequate provision should be made for $l.lf'ficientbicycleracks to
~hcouragebicycl.e trans;poJ::'tatio!1tothef?c:ili'i:Y, instead~ of
having guests arrive by car. This is especially important due to
the location adjacent to a bike path.
Prior to starting construction, 'a fugitive dust control plan .ntust
be approved by the Colorado Air Pollution Control Division and
the Aspen/Pitkin Environmental Health Department. This plan must
contain sufficient measures to prevent windblown dust from
blowing onto such areas as the jail, courthouse, playing field,
and parking garage/transportation facility during construction
and until revegetation is complete. The fugitive dust control
plan should include sufficient wetting, treatment with dust
suppressant, daily scraping of adjacent streets, fencing, and/or
any other measures which may be necessary to prevent windblown
dust from the site affecting adjacent properties.
OTHER MATTERS OF CONCERN TO ENVIRONMENTAL HEALTH:
The applicant is proposing to have a snack bar located within the
facili ty . Prior to construcHon of this. snack bar, the applicant
must have a ;~oodEstablis;hment Plans and Specifications;' Revie.w
done bythis,depaJ::'tlllent;:c to ensure that this facility is in
compliance with Title 12;. Article 44, Part 2, C.R.S. 1973 - Food
Service Establishments, and with the Rules and Requlations
Governinq the sanitation of Food Service Establishments in the
State of Colorado, dated July 1, 1978.
CONTAMINATED SOILS:
The applicant is advised to contact this office for comment
should mine waste, waste rock or mine dumps be encountered during
the excavation phase of the project. Disposal of such materials
off-site is discouraged due to the possibility of excessive heavy
metals being present in the soil.
This is not a requirement, but simply a
experience in dealing with mine waste
impacts to humans.
request based on past
and possible negative
",
130 South Galena Street
Aspen, Colorado 81611
303/920-15070
/b
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MEMORANDUM
TO:
city Attorney
city Engineer
Environmental Health
P'E~ ~-;'Jjll:iil-&.Bal
~
Leslie Lamont, Planning Office
RE:
Aspen Youth Center Final SPA/Subdivision, Rezoning and
GMQS Exemption
DATE:
January 22, 199.0
----------------------------------------------------------------
----------------------------------------------------------------
Attached is an application submitted by Glenn Horn on behalf of
the Youth Center Board requesting final approval for the Aspen
Youth Center.
Please review this material and return your comments to me no
later than February 14, 1990. Thank you.
#0 cOA?.d1r'""Frs /?' 7 ~..> /ffi7'sc .,,-r ~[ ;?/!,o;lFC T
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MEMORANDUM
NAn I 3199a
TO: Aspen Planning and Zoning - Ann: Leslie cc. Glen Horn, Skip Berhorst
FROM: Gary Ross
DATE: 3/13/90
RE: Aspen Youth Center
LESLIE - Enclosed is a revised floor plan sketch of the Youth Center which responds to ~veral of the
comments that we heard at the Public Project Review Meeting and the Planning' and Zoning
Commission hearing,
Specifically we have addressed the following:
The exterior access toilets have been deleted allowing us to pull the southeast corner of the
building away from the bike path/trolley route, Previously the roof was within 3 feet of the edge
of the path and we have pulled the roof back to approximately 9 feet at that point with the
revision,
We have relocated the interior storage function from the east wall which will allow us to have
more glazing in the east elevation and should alleviate the concern about that elevation's
appearance,
We have re-designed the entry and focused it directly to the roof plaza of the parking structure,
We have eliminated the second set of steps to the jail entry porch and are proposing to angle
off the slab at that location to improve the perceived distance between the buildings as one
travels down the bike path,
I hope that this is the information you require in order to schedule a council hearing, If not, please give
me a call,
CAUDILL.. GUSTAFSON ROSS & ASSOCIATES ARCHITECTS, P.c. P.O. BOX FF ASPEN, COLORADO 81612 303-S25~3383
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MEMORANDUM
TO:
City Attorney
city Engineer
Environmental Health
Fire Marshal
FROM:
Leslie Lamont, Planning Office
RE:
Aspen Youth Center Final SPA/Subdivision, Rezoning and
GMQS Exemption
DATE:
January 22, 199.0
===============~================================================
Attached is an application submitted by Glenn Horn on behalf of
the Youth Center Board requesting final approval for the Aspen
Youth Center.
Please review this material and return your comments to me no
later than February 14, 199.0. Thank you.
/'
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ASPEN/PITKIN PLANNING OFFICE
13.0 S. Galena street
Aspen, Colorado 81611
(3.03) 92.0-5.09.0
January 22, 199.0
Glenn Horn
Davis Horn, Inc.
3.0.0 East Hyman Avenue
Aspen, COlorado 81611
RE: Aspen Youth Center
Dear Glenn
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that this application is complete with the exception
of 3 sets of full size, scale drawings needed for review
purposes. We also request that a model of the proj ect be
submitted similar to the one done for the new Pitkin county
Library.
We have scheduled this application for review by the Aspen
Planning and zoning Commission at a public hearing on Tuesday,
March 6, 199.0 at a meeting to begin at 4: 3D pm. The Friday
before the meeting date, we will call to inform you that a copy
of the memo pertaining to your application is available at the
Planning Office.
This project is being referred to the Public Projects Review
Group. They will meet sometime in February and we will notify
you of that meeting.
If you have any questions, please call Leslie Lamont, the planner
assigned to your case.
Sincerely,
Debbie Skehan
Administrative Assistant